Planners discuss city's long-term development
Wednesday, October 24, 2007
The city’s comprehensive plan dominated a meeting of the Emporia/Lyon County Metropolitan Planning and Zoning Committee on Tuesday.
The plan will be discussed again with city commissioners on Oct. 31, with a goal of having it finished by the end of the year.
The discussion Tuesday night included possibilities east of the city, around Industrial Park 3, and in the northwestern sector and undeveloped areas west of town.
The east industrial park lies close to a suburban residential area and is bordered on the north and east by a flood plain. Traffic would be an issue if industry in the area expanded or a new industry opened.
“One of the issues that I have with that in reviewing this is you’re going to continue to flood Weaver with traffic,” said City Engineer Keith Beatty. “You not only have to make sense of zoning, you also have to make sense of traffic.”
Traffic sometimes backs up for about two blocks when trains block the crossing at Weaver Street.
“Somehow or another you may need to get people back over in that area,” he said, referring to an area east of Weaver. “At some time or another when may that become a necessity? ... When does it become that we have a south bypass?”
The commission discussed the changes that have occurred in Emporia since the first Industrial Park was platted from 12th to 18th avenues between Industrial and Graphic Arts roads.
Some remarked that the burgeoning commercial development in the northwest had come quickly and no longer fits in with the industrial zoning.
Former city commissioner and Emporia Enterprises member Dale Davis cautioned commissioners to keep options open, saying that no one had envisioned the changes that have occurred. He mentioned that the original industrial park industries — Broadmoor Mobile Homes, Crawford Manufacturing, Didde Web Press, and Modine Manufacturing — all have closed or moved operations.
“The only original one left there is Dolly Madison,” Davis said. “There has to be some flexibility” in zoning.
“I don’t believe in my heart that there’s going to be some industrial user that’s going to want to go into that part and develop it,” member Pete Euler said. “It’s just too landlocked and has got too much everyday traffic around it.”
Commission member Marjorie Werly talked about first impressions that would be made of the city if the area remained industrial.
“That’s going to be our main front door,” Werly said. “Do we want that to be main industrial?”
Davis interjected, “In defense of industry, it’s some of the prettiest property we’ve got in town right now.”
Beatty talked about a writer who had come to Emporia for an article and had mentioned some aesthetic issues.
“It’s a typical billboard town,” Beatty recounted hearing. “... You’ve got to get past that to see what the city’s like.”
Attractive signage and landscaping could make industrial areas attractive, they agreed.
The commission discussed transportation, infrastructure and other issues that are part of the comprehensive plan.
Some said they had been told by Newman Regional Health officials that the hospital may need to expand in the future as far south as Ninth Avenue.
The commission will ask to meet with Newman officials and Emporia State University leaders as well to discuss those entities’ comprehensive plans as the planning and zoning members help develop a city-wide comprehensive plan.
Early in the meeting, the commission approved a request from William E. and Jeanne Hatcher to annex about 1.55 acres of property into the city limits. The land, identified as 1900 Road J, lies at the north end of Prairie Street at approximately 30th Avenue.
Thomas E. Lippert, an agent for Ek Real Estate who represented the Hatchers, then requested approval to change the property’s zoning from AL, agricultural district, to R-1, low density residential district.
He provided maps that showed the property to be out of the flood plain and easy access to water and sewer for a building site.
“I think it makes sense,” said Pete Euler, who moved to approve the request.
Both requests were approved 8-0.
The annexation request will be considered by the city commission at its meeting at 1:30 p.m. Nov. 7. The zoning change will be considered the commission meeting at 7 p.m. Nov. 21.