Planners approve retail-residential building
By Gwendolynne Larson (Contact), Russ Morgan (Contact)
Wednesday, August 27, 2008
This rendering from Devore + Associates Architects shows the north side of the building, which will face Eighth Avenue.
A new apartment building and additional retail space in downtown Emporia is a step closer to fruition after decisions Tuesday night by the Metropolitan Area Planning Commission.
Cory Haag, who owns 726 Commercial St., filed two requests. The first was a request to modify zoning regulations to allow a residential apartment on the ground floor in a C-4, central business district, and the second was a conditional use permit to allow such living space.
The property, which sits at the corner of Eighth Avenue and Commercial Street, is the home of the 1920s rail car that was occupied by a number of restaurants over the years and was recently auctioned off. The rail car most recently housed Pupusa El Mexicano, which is moving to 315 Commercial St., where El Palenque Cafe used to be.
Haag filed the applications to build a three-story building, Granada Plaza & Lofts, on the spot. In keeping with zoning, the building will have three to four retail spaces on the ground floor with a total of 12 apartments on the two upper stories.
The building includes a 13th apartment in the southeast corner of the ground floor.
This rendering from Devore + Associates Architects shows the west side of the proposed building.
“Zoning regulations for C-4 do allow living units upstairs, but not downstairs,” explained Kevin Hanlin, planning and zoning coordinator. “So for someone who wants to put an apartment on the ground level in the downtown business district, they have to request a conditional use permit.”
Haag said the ground-floor apartment was necessary to comply with the Americans with Disabilities Act. Another option — to install an elevator to the upper floors — was too costly and didn’t work with the plans that have the 12 upstairs apartments stretching from north to south with entrances on the the south and balconies on the north.
The exterior of the building was planned to tie in with nearby buildings.
“The use of traditional brick and old fashioned canvas canopies will be used to accent the north and west elevations,” Haag said, “to complement the Granada Theatre and proposed arts center.”
Those buildings are in the next block of Commercial Street on the opposite side and will be part of the view of downtown from the apartment balconies.
Haag described the apartments as “residential lofts.” Although only one-bedroom units, they have 775 square feet. Each unit will come with all kitchen appliances as well as washer and dryer.
One potential audience, Haag said, is students and professionals coming to Emporia State University.
“We’re unique in that we have a university at the end of Main Street,” he said. “To recruit the best and brightest of tomorrow, there needs to be this type of housing.”
One aspect of the building planned specifically for those foreign to Kansas and perhaps fearful of severe weather is a safe room on the ground floor that will be used as a storm shelter for residents.
Haag said lots of planning went into the proposed development, including seeking input from those interested in downtown revitalization and city officials. At Tuesday’s meeting, the proposal drew plenty of questions from board members, as well as suggestions.
Said Hanlin, “The planning commission was concerned about how close this living space would be to other businesses. Eventually they decided that with a conditional use permit they could have the opportunity to give conditions that will tie him to the site plan he provided.”
Haag hopes the new building can be completed by June 2009. The railroad car on the lot is set to be moved between Oct. 2 and 10. Once he has approval from the city commission and the railroad car is gone, he’ll get started.
According to Hanlin, the text of the zoning modifications must be in place before the permit is any good. The modifications are to go before the city commission on Sept. 17.
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Posted by madpoet (anonymous) on August 27, 2008 at 1:59 p.m. (Suggest removal)
There's apartments above other businesses downtown. I don't see an issue with that. There's apartment buildings just off Commercial, too. It sounds like a great idea. If we could just convince them to rip out the stupid right turn only corners downtown it would be perfect. It's so frustrating to only be able to go one way when you just want to park across the street. Plus with the new corners you have to swing into the oncoming traffic lane as you turn.
Posted by concerned_about_emporia (anonymous) on August 27, 2008 at 2:12 p.m. (Suggest removal)
The only question I have is, where is parking going to be for residents? That space seems tight as it is. There is going to need to be a parking lot to allow for the residents to have parking as well as customers of the businesses. I think the idea is great. Emporia needs some better apartments near campus. They just better make sure the rent price is going to be near the range around town. The apartments look nice though.
Posted by msw2003 (anonymous) on August 27, 2008 at 2:15 p.m. (Suggest removal)
will the lofts be for rent or purchase? How much per month if for rent or purchase price?
Posted by emporialifer (anonymous) on August 27, 2008 at 2:46 p.m. (Suggest removal)
Wow, what a great idea for that space and that will really add a nice looking building to our main street! I like the fact that they are trying to keep the appearance of the outside of the building in line with already existing buildings. Those will be great spots for new businesses as well as a great location for anyone wanting to live near campus. I can't think of any reason why this would not pass. We keep trying to do things to make Downtown better and this would be a great and welcomed addition.
I agree with mad about the right turn only on those streets! Then again, if they took those away they would probably install street lights at every corner (not weighted) which would make traffic horrible. It would be like 7th & Merchant - going down Merchant, but hit a red light when no one is coming from the other way because it is not weighted.
Posted by glarson (Gwen Larson) on August 27, 2008 at 3:02 p.m. (Suggest removal)
My apologies, because not everything could fit into today's story, but Cory and I did talk about parking.
If you think about the lot at 8th and Commercial, you'll recall that there is angled parking along 8th Avenue. The cars pull in facing the train that's there now. I can't right now recall how many spaces. I'm thinking maybe 8-10???
Also, there is a lot in the 700 block of Merchant behind this block of businesses (Burnap Bros., the beauty school, The Shopper, Town Crier, CableOne, and the dentist). That lot is rarely full, even during the day when those businesses are open.
I honestly don't know what the city requirements for parking are. There are 13 one-bedroom units in the building. I would assume residents would need a minimum of 13 spots (1 per apartment) and a maximum of 26 (I wouldn't want more than 2 adults living in a one-bedroom apartment.)
I believe Cory intends to rent the units, not sell them like condos. We didn't discuss rental rates. I suspect that will wait until the final cost for the project is in.
Hope this additional info helps,
Gwen Larson
Posted by esuhornets (anonymous) on August 27, 2008 at 3:09 p.m. (Suggest removal)
I think Gwen was meaning to say the 700 block of Mechanic. The parking lot is just to the East of the property they are going to build on. It sounds like a great idea to me. Nice job of helping to make our downtown look better. Good luck
Posted by anonomom (anonymous) on August 27, 2008 at 3:55 p.m. (Suggest removal)
Gorgeous! I can't wait to see it completed. I would have loved a loft in that location when I was a student.
Posted by LifeGoesOn (anonymous) on August 27, 2008 at 4:02 p.m. (Suggest removal)
I think this is a super idea, I hope it goes up soon!
Posted by create (anonymous) on August 27, 2008 at 4:08 p.m. (Suggest removal)
Wow! What a great addition to the downtown and so near ESU -- perfect! Sounds like parking will turn out just fine. Just whatever you do, Cory, no bars please, too noisy.
Posted by Bjnemp (anonymous) on August 27, 2008 at 4:12 p.m. (Suggest removal)
Looks to me like an attractive, positive addition to the downtown area of Emporia. More of this caliber planning and construction is exactly what our city needs.
Posted by mactlyon (anonymous) on August 27, 2008 at 5:12 p.m. (Suggest removal)
I think this sounds like a wonderful plan. However, the majority of those needing housing are students and I know the other apartments that Mr. Haag owns are nice as well, however, the only students that can afford them are those whose parents help them pay for things. Are these apartments going to be cheaper than the other apartments rented by Mr. Haag?
Posted by netloafer (anonymous) on August 27, 2008 at 5:44 p.m. (Suggest removal)
I think this is good. My wife and I have talked a lot to city leaders about the potential for lofts downtown which could be a magnet for E.S.U students or professionals.
I'm not sure if they will be rentals, purchase, or long terms lease. Lofts typically are sold by the developer. The owner/purchaser is usually responsible for certain utlities (ours is for electricity, a loft maintenance fee, security). The developer or building owner is responsible for major plumbing (other than the plumbing within an individual unit), trash removal, etc.
I don't know how the developer is going to approach these units. They appear from the drawing to be at the high end of cost for Emporia, but we'll see.
But it is a good idea. It gets rid of a downtown eyesore and replaces with something practical and aesthetically pleasing.
Posted by LifeGoesOn (anonymous) on August 27, 2008 at 7:33 p.m.
(This comment was removed by the site staff.)
Posted by netloafer (anonymous) on August 27, 2008 at 9:22 p.m.
(This comment was removed by the site staff.)
Posted by JohnDoe (anonymous) on August 28, 2008 at 12:26 a.m. (Suggest removal)
Looks like a great idea! Glad to see some new and innovative plans to revitalize downtown!
Posted by birch (anonymous) on August 28, 2008 at 1:09 a.m. (Suggest removal)
Why? Why in "heaven" are those Stupid Right Turn Only places still "in place" in downtown Emporia! It makes it difficult getting around town. There's gotta be Outright Stupid Idiots that keep that in place!
Get rid of 'em!
Posted by citizen (anonymous) on August 28, 2008 at 10:46 a.m. (Suggest removal)
What a beautiful building! I think it is a great idea. It is good to see that someone wants to have an appealing building. Too many store fronts look run down. It is nice to see someone taking pride in their building.
Posted by emporialifer (anonymous) on August 28, 2008 at 10:58 a.m. (Suggest removal)
If there is one thing I've learned over the years, it is that you get what you pay for. A great cheap "deal" sometimes ended up costing more than what I would have paid for the better quality item.
Even if these units are a little higher priced than most of the student housing around town, be sure to consider everything involved. From what I've seen, the Haag properties are well managed and cared for and not built cheap. If you want cheap, you might get a landlord that doesn't answer your calls, doesn't fix anything, mow the lawn, lets the building get run down, etc.
Can't wait to see this added to our Downtown area!
Posted by mactlyon (anonymous) on August 28, 2008 at 11:48 a.m. (Suggest removal)
I do believe his properties are very nice and up kept but if they are truly place for students to live then students could not afford the prices. he needs to gear it towards students who go to work and shool and not just school and let mommy and daddy pay their rent
Posted by bdprotheroe (anonymous) on August 28, 2008 at 12:17 p.m. (Suggest removal)
Not only do I whole-heartedly approve, I'd very much to see more of these redevelopment projects in Downtown Emporia! This is a nice balance to the suburban sprawl the city has seen for years, bringing back to the City's core both residential and commerical opportunities. This is the ingenuity that Emporia needs.
On a sidenote, I have to commend the design of the proposed building. As it appears, the two-story building will blend well with the magnificent older buildings that have been lined up and down Commercial Street for the past century. And, it doesn't have cheap, plastic siding. Hooray!
Gwen, Russ and Cory are right, not only will the residences attract college students, but young professionals as well.
Upon a smaller, yet just as important scale, this spark of development is exactly what has been occurring in Downtown Kansas City for the past several years and what a positive difference that has made!
Brian Protheroe
San Francisco, CA
PS: As for parking, well... with the way gas prices are going, the residents of this new building will be benefited with the ability walk to work and the store. Perhaps instead of parking spaces for gas-guzzlers, perhaps Cory should consider a secure place for the residents to store their bicycles. :)
Posted by TacoBellB (anonymous) on August 28, 2008 at 1:47 p.m. (Suggest removal)
sounds like someone is bitter that mommy and daddy didn't help pay for his/her school or rent. who cares who lives there and how they afford it? it will be a great place for new professors to live. I would think most landlords with nice new properties would not want to rent to college kids anyway since most (not all) don't take care of things.
Posted by slipandslide (anonymous) on August 28, 2008 at 2:20 p.m. (Suggest removal)
if i remember right the prarie sage and loft apartments are new, owned by cory and rent to alot of students and the kids arent tearing them up. in fact they are nice apts that are being kept up
Posted by orlando (anonymous) on August 28, 2008 at 5:07 p.m. (Suggest removal)
It looks like it will be a really nice addition.
I do have a question---how on earth do you move a train car like that to Okla? Will it fit on a truck?
Posted by mactlyon (anonymous) on August 28, 2008 at 9:12 p.m. (Suggest removal)
tacobell: i am not bitter i am actually a graduate student myself but speaking from experience for those of us who once were responsible college students who needed nice places to stay its hard to come by because the nice ones are too expensive and we were stuck with not so nice places and you should feel the pain of some students since you obviously work at taco bell you know that sometimes you can't control your work situations
Posted by TacoBellB (anonymous) on August 29, 2008 at 8:16 a.m. (Suggest removal)
whatever you say mactlyon. you keep telling yourself that but your above snide comments show your bitterness.
ESU is obviously doing you a disservice because as a graduate student I would have expected a more intelligent answer than an assumption of where I work based on my user name. I guess if I made the same mistake you did, I would assume you work at the Mac counter at a mall or something, but I won't because I'm smarter than that.
so tell me what you think "affordable" housing is - what kind of rent do you expect to pay each month for something nice and affordable?
Posted by bdprotheroe (anonymous) on September 15, 2008 at 7:18 p.m. (Suggest removal)
I was just thinking about these lofts. The exterior design has an interesting resemblance to the stately Broadview Tower at 6th and Merchant Street. :) Again, I think such a development would be an asset to downtown Emporia's revitalization.
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