[Electronic-lan] meeting with 23rd St. developer

Mon Feb 25 09:53:27 CST 2019

Good morning, Kirk,

Not that I distrust your stats used, but can you link to some sources? I'd
be interested to do some light reading on the topic more myself.

-Ken Easthouse

On Mon, Feb 25, 2019 at 8:52 AM Kirk and Jeannie McClure via Electronic-lan
<electronic-lan at lists.ku.edu> wrote:

> Gary and the LAN group -
>
> I am sorry that I am too busy with University budget problems to be as
> involved with LAN issues as I would like to be.
>
> Let me suggest a very important issue that needs to be addressed with this
> redevelopment.
>
> KU's population is not growing.  It is flat, and an increasing number of
> our students are commuting from the Kansas City area.  Thus, the resident
> student rental population is growing smaller, not larger.  Given the
> demographics of the State of Kansas, it is very likely that the total
> enrollment at KU will go down marginally in the future.  If the student
> rental population is flat or growing smaller and if Foxtail builds for 300
> students, then it is likely that the new space will be filled, not with new
> growth in demand, but by taking students away from existing rental
> properties in the community.  The planning question for the community is,
> which properties will lose the 300 students and will those losses cause a
> loss in value, a loss in maintenance and a deterioration in condition?
>
> In general, Lawrence should seek to have its housing stock grow in close
> correspondence with the the growth of its households.  If the stock grows
> too fast, older properties suffer, lose value, and neighborhoods
> deteriorate.  If the stock grows too slowly, households cannot find the
> housing that they need when the need to move and prices are pushed up.
>
> Right now, the housing market in Lawrence is pretty well balanced.  The
> vacancy rate among owner-occupied homes if 1.9% with is very close to the
> ideal of 2.0%.  The vacancy rate among renter-occupied units is 6.5% with
> is within the desired range of 5% to 7%.
>
> So we have a problem.  We would like to see new growth that expands the
> stock by replacing older properties with new properties, but the pace of
> growth is critical.  The City stumbled a few years ago by subsidizing the
> HERE project when the project was not needed and the subsidy was not
> necessary.  We have a proposal for a similar project at 11th and
> Massachusetts.  It is doubtful that the market can absorb both projects.
> It is doubtful that subsidy will be sought for the project on 23rd Street,
> but it is being sought for the downtown project.  Will the City be smart
> enough to pace the growth in units to match the growth in rental
> households?  The City has not shown this discipline in the past.  Will the
> City be smart enough to only provide subsidy where it is critically
> needed?  The City has not shown this discipline in the past.
>
> Foxtail will tell us that their project is critically needed.  It is not.
> The downtown project will tell us that their project is critical to
> restoring the downtown.  It could be helpful, but it is not critical.  The
> scale suggested for the downtown project is too large and the subsidy costs
> to the taxpayers are too great.
>
> It will take skillful planning to figure out how to deal with both of
> these projects (and any others that show up within the next few years), to
> keep the pace of growth within a supportable range, and protect the
> long-term interests of the taxpayers.
>
> I hope that this helps.
>
> All the best,
> Kirk
>
>
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>
> Kirk and Jeannie McClure
> 707 Tennessee Street
> Lawrence, Kansas 66044.2369
> 785.842.8968
> mcclurefamily at sbcglobal.net
>
>
>
>
> On Sunday, February 24, 2019, 7:18:31 PM CST, Gary Webber via
> Electronic-lan <electronic-lan at lists.ku.edu> wrote:
>
>
> Dear LAN listserve members,
> The group behind a  mixed-use apartment/retail development on 23rd Street
> just west of Natural Grocers has reached out to us and would like to help
> us understand their project and give us a chance to comment. Patrick
> Watkins with Foxtail Real Estate
> <https://livewelllawrence.us4.list-manage.com/track/click?u=d8f1d62c09b5db34590f34b0a&id=edbfbe29f1&e=2b79d39a08>
> is representing The OPUS Group
> <https://livewelllawrence.us4.list-manage.com/track/click?u=d8f1d62c09b5db34590f34b0a&id=8334a0e2a2&e=2b79d39a08>,
> a Minneapolis development group..  He is hopeful that one or two of the
> project managers will attend, but if not he will lead the meeting.  The
> OPUS Group is headquartered in Minneapolis, but also has an office in
> Kansas City.  Here is a Town Talk article about the project.
> <https://na01.safelinks.protection.outlook.com/?url=http%3A%2F%2Fwww2.ljworld.com%2Fweblogs%2Ftown_talk%2F2019%2Fjan%2F25%2Fmultistory-apartment-and-retail-building-planned-for-23rd-street-shopping-center-to-be-razed%2F&data=02%7C01%7Celectronic-lan%40lists.ku.edu%7C3b7d4cf56d0f4558663308d69b39671d%7C3c176536afe643f5b96636feabbe3c1a%7C0%7C0%7C636867068182281827&sdata=uX8n0kQyzIRLZlaEMdvQCftOf%2B4dya3V6hFitNqSG3g%3D&reserved=0>
> Here is Patrick's introduction of the project:
>
> *We have introduced a mixed-use student housing project just to the west
> of Natural Grocers near the 23rd and Naismith intersection.  The building
> will have around 300 beds and over 8,000 square feet of new retail space,
> along with a range of amenities for the residents and patrons.  It's the
> first development project to utilize the City's Smart Code, which
> emphasizes mixed uses, integration with multi-modal transportation, and a
> more traditional neighborhood design.  With the bus stop, trail system, and
> evolving 23rd Street Corridor, we think this alternate code makes for a
> nice fit on this property.  We think this project will make a meaningful
> contribution to having a physically active demographic along this corridor
> - and would certainly appreciate your support.*
>
> This is the first time that the City has used its SMART code for a
> development project.* We will meet with Patrick at 4:00 p.m. on
> Wednesday, February 27, in Meeting Room A of the Public Library.* I hope
> you will be able to attend!
> Best,
> Gary Webber
> LAN Secretary
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