Westside Development
Zoning change for possible retail shopping complex gains first approval
By Bobbi Mlynar
Tuesday, October 24, 2006
A zoning change that would allow a major shopping center project in northwest Emporia received approval Tuesday evening from the Emporia Lyon County Metropolitan Area Planning Commission. Approval came on a vote of 7-0.
The project is planned on a tract of land, approximately 71 acres, located on the southwest corner of 18th Avenue and Graphic Arts Road. The property is owned by Emporia DeBauge Family Investments, LP and CSJD, LLC. DeBauge and CSJD had requested that zoning of the property be changed from A-L Agricultural District, to C-3, General Commercial District.
The City Commission will consider the zoning change at its meeting on Nov. 15.
Attorney Tom Krueger, representing CSJD, told the planning commission that Block and Company, a Kansas City development company, would develop the property as a shopping center. He said that Block is involved in developments across the country, including a $144 million shopping center near the race track in Kansas City. Block was represented by Chris Hitchcock and Demetrios Dellaportas, consultants with Block.
The property is bordered on the east by Graphic Arts road and the Flint Hills Technical College, on the north by West 18th Avenue, on the west by the Kansas Turnpike, and on the south by Interstate 35. The Deerbrook housing development is across 18th Avenue, north of the property. The Chapel Ridge apartment complex, on the south side of 18th Avenue, sits within the north side of the property.
“Once (drivers) get off the turnpike, there will be a roundabout that will funnel them right off to this piece of property,” Krueger said. “In terms of a prime commercial site, we believe this is (it). That’s why we got the developers who know how to develop this piece of property. With their expertise, this can be a real showplace.”
An estimated 70,000 vehicles per day pass the Emporia interchange, he said.
The roundabout will be located below an overpass that will provide a partial buffer for nearby property.
“All of the ground (for roadways) is going to come off our property ... and the idea is that’s going to create a real buffer for Deerbrook,” Krueger said.
Jim Resch and Michele Rodriguez, representing Deerbrook Association homeowners, both questioned the shopping center’s effect on Deerbrook.
“I really don’t want a beer joint there,” Resch said, expressing concern that zoning could be changed. “That is one of our main concerns and the traffic flow through that area across 18th over to Deerbrook. ... We need work in this town. But I think it’s a good idea, I just would like to see a buffer across there to retain any chance that anything could get in there that shouldn’t be.”
Rodriguez said that homeowners wanted to ensure that the development would not compromise their homes and families.
“We as homeowners just want to make sure that what is south of us is like they’re saying, a quality retail,” she said. “You can put anything in a C-3. If it’s going to be quality buildings that’s not going to affect our property values, we’re not against that.”
Laurent DeBauge said the group has been working about six years to get turnpike officials to consider the number of accidents at the KTA interchange and take remedial action to make the confluence of highways and on and off ramps safer.
The reconfiguration of the new exits and entrances, including the roundabout to ease traffic flow, will provide an opportunity for Emporia to bring in businesses to attract travelers; it also would help ease the burden of property tax by increased sales revenue, he said.
“For this city to have that opportunity ... to be like flypaper to get people to stop in Emporia, spend the money, whether it’s on clothes or cars or lumber or gas... This town has a wonderful opportunity here,” DeBauge said. “I think we’ve got a once-in-a-lifetime opportunity. We can double our retail sales if we do a good enough job and plan it right.”
Zoning commissioners discussed concerns that included location of new roadways, screening the shopping center from homes in the area, and whether or not taverns might pose a problem.
The school and a nearby church would prevent a tavern from locating within 200 feet of those buildings; however, the property boundary is much longer than 200 feet. Commissioners discussed whether a stipulation needed to be inserted to prohibit taverns.
Planning for traffic and streets would be the responsibility of the City of Emporia, if the city commission upholds the zoning commission’s decision.
“When you’ve got 70,000 cars from the south, anything coming to it from 18th Street would be minor in comparison to what’s happening in the south,” said Pete Euler, commission member. “You don’t develop two frontages, you develop a frontage. ... I think that anybody that develops on the north end of it is going to develop with the frontage to the south, trying to pull the traffic from the south.”
Euler made a motion to approve the application.
“It’s well thought-out.” Euler said. “And I believe a developer of this caliber is not going to come and invest the time and assets to develop a cheap property.”
Zoning Commission Vice Chairman Kenton Thomas seconded the motion.
After the meeting, consultant Demetrius Dellaportus said it was too early to say what businesses would be located in the shopping center because work on the interchange and related paving is not expected to be completed until 2008. He said that the center will provide significant employment during the construction phase, as well as after the stores are opened.
“It will be a first-first class development and the city will be very proud of it,” Dellaportus said.
In other action, the planning and zoning commission unanimously approved an application from Ralph Schellhamer of Schellhamer Builders to consider a preliminary plat at Cedar Bend Second Addition and an application from Holiday Health Care, LLC, for property at 2700 W. 30th Ave. to be annexed to the city.
On the Net:
Block and Company: www.blockandco.com
bdprotheroe (anonymous) says...
It's always a welcome sound to hear about economic development in Emporia! This news does bring about a few questions to my mind.
1.) What will become of the Flinthills Mall? Obviously, the shopping complex is not as appealing as it was in its "hay day," but will new development take away business? Will it be left to stand as a 1970's eyesore?
2.) How will this suburban development impact downtown? In recent years, money has been poured into the enhancement of the Commercial Street business district, much thanks to the Emporia Mainstreet Program and the Emporia Chamber of Commerce. I wouldn't want to see new development take away from an urban redevelopment program in its infancy.
3.) Finally, traffic is an issue. Sure, new development always spurs more traffic, but is that area of the city truthfully prepared and capable of handling an influx of motorists?
Thanks,
Brian Protheroe
San Francisco, CA
October 25, 2006 at 3:23 p.m. ( permalink | suggest removal )