West Lawrence Neighborhood Association: The Research Industrial Park
Background
A largely-undeveloped area south of Harvard Road, east of Stonecreek Drive, north of Legends Drive and west of Wakarusa Drive borders our neighborhood. Because developments in this area are going to affect our neighborhood for a very long time, many people feel that it is in our interest to understand the current situation and to be alert to any proposed developments. Those who live close to the undeveloped area should be the most concerned.
The area is owned by Alvamar Realty, Inc. Until recently it was zoned in two portions: The larger portion was zoned M-1 (research industrial district) and the smaller portion was zoned PCD-2 (planned commercial development). Because the PCD-2 area could have allowed the development of a hotel, motel, restaurant or night club next to the neighborhood, the Neighborhood Association applied for and obtained a rezoning to M-1. Additional details are noted below.
The Neighborhood Association believes that those who live near the area should take the lead in influencing development, with the Neighborhood Association providing assistance. If you are one of those who live close to the area and are concerned, we recommend that you study the following sections and offer your support.
The M-1 Research Industrial Park
Several businesses already have been located in this area. These include medical offices, a computer company, a dance studio, banks and others. Zoning ordinances for the City of Lawrence define the permitted uses for the undeveloped portion. The only permitted use which does not require specific approval by the City Commission is the planting and harvesting of agricultural field crops. Other permitted uses, which do require prior approval, include animal husbandry, community facilities and utilities, professional offices, off-street parking, research and testing laboratories and various temporary uses. Research and testing laboratories include various laboratories, radio, television and motion picture studios, light manufacturing, administrative offices, computer services, professional societies, mapping and surveying offices, state and federal government offices, and professional engineering offices.
Although most of the M-1 permitted uses are not particularly incompatible with our neighborhood, compatibility is not guaranteed. All residents whose homes border the area, or are near the area, should be concerned about the permitted uses of the undeveloped M-1 area. Those whose homes would be affected by noise and by night-time light may want to make sure that there are effective limitations or barriers to these. The West Lawrence Neighborhood Association feels that it is very important to know about proposed developments. Because the developer proposing to build in the M-1 district need only notify adjacent land owners, persons receiving such notices should notify the Neighborhood Association as soon as possible. If you should receive a notice relating to a proposed development, please notify Gwen Klingenberg (glklingenberg@sunflower.com, 838-9197) as soon as possible so that an appropriate response can be made when application for the development is considered by the City Commission.
The former PCD-2 (planned commercial development) Portion
This 12-acre piece of land is located west of Research Park Drive and north of Legends Drive, and adjoins certain residential properties on Morgan Court, Stonecreek Drive and Thorn Tree Court. At one time it was planned to serve several surrounding businesses and corporate headquarters. A resolution, passed unanimously by the Planning and Zoning Commission on September 27, 1989, stated,
The preliminary and final development plans, when approved, [will] be limited to the following uses: (a) hotel; (b) eating establishment, enclosed, with dancing or entertainment; and (c) similar uses to a hotel in function, traffic-generating capacity, effects upon other land uses, and are not included in any other use group.
Clearly the resolution would have allowed the construction of a hotel, a restaurant, a night club and/or another lodging or dining facility adjacent to homes on the edge of our neighborhood. Although we were not aware of any actual plans for the construction of a hotel, motel, night club or similar establishment, the Neighborhood Association felt that we should not ignore the matter.
On October 14, 2003 representatives of the Neighborhood Association requested that the City Commission change the zoning of the PCD-2 area to a more appropriate category. The Planning Department staff studied the issue and recommended a change from PCD-2 to M-1 (research industrial park), which would make the zoning the same as that for the undeveloped surrounding area. At the time, this was not opposed by the owner, Alvamar Realty, Inc. The recommendation was passed by the City Commission on November 4, 2003. Although the zoning change was scheduled to be considered by the Planning Commission on December 17th, Alvamar Realty requested and obtained a deferral "in order to facilitate discussions involving the owner, Alvamar, Inc.; the neighbors; and City representatives." On February 19, 2004 representatives of Alvamar made a presentation to neighbors, at which time they suggested a combination of a higher-density residential area bordering the neighborhood and a research industrial park area farther away. The neighbors clearly preferred rezoning to research industrial park only.
Despite a further attempt by Alvamar Realty to delay, the proposed rezoning to research industrial park (M-1) was approved by the Planning Commission on February 25 and by the City Commission on March 16, 2004. Although it is unlikely that the owner will take any additional action, residents who live nearby should monitor the area and notify the Neighborhood Association of any concerns.
Biltmore Drive
Currently the south end of Biltmore Drive appears to be designed to connect to another segment, also labeled Biltmore Drive, to the south. Some residents would like the south end of Biltmore to become a cul-de-sac. Because we have recently received information which indicates that this is still a possibility, and because, without action, it is likely to become a through street, we recommend that those who are concerned about this matter contact Gwen Klingenberg (glklingenberg@sunflower.com, 838-9197) and offer their support.
Luxury Condominium Project
In 2003, Oread West Development, LLC (the developer of the Clock Tower office park and much of the 15th and Wakarusa area) developed a plan to build luxury condominiums on an 8-acre parcel which is located about a quarter mile northwest of the intersection of 15th and Wakarusa. The project would have included five buildings in a highly-landscaped area with a central club house, a pool/spa, walking trails, a putting green, interior drives and underground parking. The development was planned to be "upscale" in nature, maintenance free for the residents, and to be marketed to "empty nester" couples and young professionals. Construction was initially expected to begin in the summer of 2004.
The Steering Committee of the Neighborhood Association reviewed the plans for this project and believed that it would be an appropriate and welcome addition to the Oread West Office Park, the Research Park, and to the area as a whole. At the December 17, 2003 Planning Commission meeting, Oread West Development requested rezoning. The Planning Commission approved the request at it's January 21, 2004 meeting, and the City Commission soon thereafter.
On February 24, 2005, the Lawrence Journal World reported that the project had been called off and the project office closed. In an email message, developer W. David Kimbrell stated that "construction costs simply climbed to such levels that it made the project unfeasible." With Neighborhood Association encouragement, the area was returned to its original zoning on January 24, 2006.
Last updated on 2/2/06.