Questions
Russ Schoenberger, Emporia
Monday, September 22, 2008
You ask comments on the proposed development by D.J. Christie Inc. for the Peak property on 24th Avenue. I do have a number of questions.
Is the application even legal?
The development plan submitted with the application shows land outside of the area of the application not owned by the applicant and now a part of the legal notice published for the hearing. The plan shows a 70-feet-wide strip of land, which they do not own being used for an extension of Industrial Road onto their property.
Who pays for this extension of Industrial Road to the developer’s property? Has the city agreed to this use of Dryer Park land? Is the City selling the land to the developer? Is the city giving the land to the developer?
Power lines will have to be relocated at this location. Who is going to pay for this? Who is going to pay for all the trees that will have to be removed?
It would appear that traffic signals would be needed at the intersection of Industrial and 24th Avenue. Has the developer agreed to pay for traffic lights? The zoning regulations say they will be provded at the developer’s expense if they cause the need.
Both streets are collector streets and normally paid for to a large extent by the city. Who is going to pay for the needed improvements. Are water and sewer mains available at no additional cost?
Why isn’t recently rezoned land (over 70 acres) at the new Turnpike exchange being considered? This would be in accord with the comprehensive plan and the streets are all in. Why is the developer’s site so important and not existing locations?
Has any thought been given to how many existing businesses might have to close and add to our vacancy rate? There are at least 17 vacant commercial properties on Sixth Avenue from Graphic Arts Road to Commercial Street. This doesn’t count the vacant buildings downtown or at the malls.
The developer has stated they have asked the city to amend the comprehensive plan so their development will comply. Shouldn’t they have to comply with the plan?
This land has been shown as residential or agricultural on every comprehensive plan adopted since 1964. How will changing the plan at this location be an improvement all of a sudden?
I think the public has a right to know the answers to these and other costly issues before the planning commission and governing body approval is given or even considered.
Why are we moving so fast?
madpoet (anonymous) says...
I agree totally. There are so many other sites in Emporia. Many already developed with power and sewer lines and access roads. The Big Lots building comes to mind. I think they should stick with the plan not toss it at the first chance. Lots of time and money went into the comprehensive plan and we should follow it.
September 23, 2008 at 7:32 a.m. ( permalink | suggest removal )
create (anonymous) says...
One more question. Originally, did Peak go to Lowe's or did Lowe's approach Peak? The answer to this may answer some of the other questions raised in the article.
I agree that we should follow the comprehensive plan.
September 23, 2008 at 8:09 a.m. ( permalink | suggest removal )
bdprotheroe (anonymous) says...
It has been my opinion for some time that Industrial Road needs to be extended beyond 24th Avenue to 30th Avenue. As it is now, that's a bottleneck that needs to be corrected. There is such a disconnect with these neighborhoods, specifically motorists veer off to the west and use Graphic Arts Road, or they veer off to the east to use Prairie Street, just to access the blossoming communites in northwest Emporia.
Obviously, Industrial Road could not continue on as as straight pathway through property due to the water treatment plant and homes at Crestview, but certainly a new road could curve through the hillside and leave these buildings and homes untouched.
Then, a park and/or residential development could be placed on the land currently owned by the Peaks... as it should be.
As for future retail development, I agree with other bloggers; the city needs to reuse spaced vacated by previous tenants (i.e. K-Mart) or focus upon areas of town more accessible via Interstate 35 and/or the Kansas Turnpike (the east side of town, or near the former drive-in theater at Highway 50 and Americus Road.
Brian Protheroe
San Francisco, CA
September 23, 2008 at 3:44 p.m. ( permalink | suggest removal )
bdprotheroe (anonymous) says...
Coldsmith Park?
September 23, 2008 at 3:46 p.m. ( permalink | suggest removal )