Planners OK zoning on U.S. 50
Thomas Transfer land would go commercial
By Scott Rochat
Wednesday, November 29, 2006
A 35-acre tract of land near the turnpike is one step closer to going commercial.
The Emporia-Lyon County Metropolitan Area Planning Commission voted 6-1 on Tuesday night to rezone the land for commercial use. The property is owned by Thomas Transfer & Storage and located at the southwest corner of Graphic Arts Road and West U.S. Highway 50.
The land has been zoned light industrial for several years but has never been developed. But the area is rapidly becoming ideal commercial property, Thomas Transfer attorney Brad Stout of Wichita argued. A roundabout planned by the Kansas Turnpike Authority, he said, is tying the property closer to the U.S. 50 corridor.
“And what is the character of the Highway 50 corridor?” Stout asked, pointing to a zoning map in the room. “As I run along Highway 50, my finger does not leave commercial property. We have not been a part of this neighborhood for 20 years, but as a result of these changes, we’re in it.”
The roundabout is part of a series of improvements planned by the Kansas Turnpike Authority for the Emporia entrance. Because of right-of-way negotiations, one of the roundabouts — a circular intersection — will connect to the Thomas tract.
“What do you gain by denying it?” Stout asked the planners. “Not much. It’s a wheat field. A very attractive wheat field, but what does it do for the city?
We have the opportunity to make it an attractive magnet for the community.”
Dial Realty of Kansas City has agreed to buy the land from Thomas Transfer and develop it. The company has also been involved in the $160 million redevelopment of Manhattan’s downtown and several sites in Independence, Mo., including the Hilton Hotel.
“We think this is a great retail site and a great opportunity to bring additional retail to Emporia,” said Jim Harpool, Dial’s president. “We think we can do a quality project and we’ll be good neighbors to the surrounding properties.”
Some of those neighbors also spoke in favor of the rezoning, such as Ron Wright, owner of the nearby Best Western and Roadway Inn motels.
“I’ve looked at that piece of empty land for over 30 years,” Wright said. “There’s never been anything developed, there’s never been anything done with the land. ... I think it’s an excellent idea.”
Some of the property’s industrial neighbors weren’t quite so enthusiastic. Chuck Emley of Detroit Diesel said he could foresee the complaints that might eventually come from the new arrivals.
“We run 24 hours a day,” Emley said. “We test engines, we make noise, we’ve got emissions — we’re careful, but we still have emissions from diesel testing. ... If we get some restaurants in here or high-end commercial, they will consider our works an annoyance.”
He and others also pointed out that the turnpike improvements have also increased the land’s industrial value.
“The question is, what’s better for Emporia?” asked D.J. Glaser of Glendo. “My instinct is, you have the opportunity to attract businesses like never before with that access. ... And the kind of jobs that come with an industrial development pay the highest possible wages in the community, well beyond the average wage paid in commercial.”
Glaser said the question needed more study. Stout argued that delay was equivalent to denial for his clients.
“We have some opportunities,” Stout said.
Planning Commissioner Raymond Rogers, one of the six who voted for the project, said the rezoning made sense.
“How would you do this if it were brand new — no industrial zoning, no anything?” Rogers asked. “One thing is, where you put a commercial node is at a major intersection. From that standpoint, this tract fits for commercial use. It’s sitting at a major intersection and would actually act as a buffer for the industrial uses to the south and west.”
The one vote against the project came from Planning Commissioner Gilbert Stefan, who said he thought the nearby industries had some valid concerns.
“You’ve got people who have been out there for years and years,” he said. “I’m not against this, but to be comfortable about it, I would have liked to be able to study it a bit more before giving it a definite ‘yes.’”
The rezoning has to be approved by the Emporia City Commission before it can take effect. The city commission will consider it on Dec. 20.