16
Friday, April 20, 1979
University Daily Kansan
Residents uncertain about development
BY MARTIN ZIMMERMAN
Staff Renorter
While an out-of-state development firm is launching its lavish public relations campaign in Lawrence for a regional shopping mall, the city's residents are saying they are unsure the proposed mall is either wanted or needed.
And a recent survey conducted this week by students in two reporting classes at KU indicates that Lawrence residents will be built, whether they like it or not.
The informal poll, which questioned nearly 400 randomly selected Lawrence residents, found that of those questioned, 48 percent favored the mail.
In response to another question, 53 percent were said certain the mall eventually would be built. Sixteen percent the mall development could be stopped.
"I gave up fighting city hall 10 years ago," Johnson said.
Among the skeptics of the mail was Mrs. F.A. Johnson, 638 Louisiana St., who said she saw little hope for herself among other opponents of the proposed mail.
Mrs. Paul B. Lawson, 2125 Vermont St., who has lived in Lawrence for 55 years, said she feared the possible loss of her beloved wife, live on the recently renovated downtown.
The economic effect of a large regional shopping center on the downtown business area also weighed heavily on others who responded to the survey.
"I'm afraid the mail will be built," she said. "The developer always gets his way."
Pat Atree, a resident of rural Lawrence who has shopping in the city for eight years, said she thought she could predict what would happen if the mail were built.
"The downtown would just die and shrivel up," she said. "I've seen it honeen before (in other towns)."
Soaring energy costs also were mentioned as one argument against the mall.
But energy prices, particularly the prospect of dollar-a-gallon gasoline by midsummer, were also given as reasons why people felt the mail should be built.
The problem, said several who favored the mail, is what they consider an advantage of the bookstore. Lawrence stores. The lack of variety has forced them to drive to Toppea or Kansas City to shop, they said, and with gas prices rising, the trips are setting prohibitively expensive.
But a majority of those who favored the mail said they were satisfied with the current merchandise selection downtown. Their hope, they said, was that a mall would help to drive down prices and increase foot traffic, including feeding parking meters.
"I like to shop where it's comfy," said George Hayes, a retired insurance man who lives in rural Lawrence, "and without parking tickets."
Other benefits of a mail that were mentioned included increased accessibility of stores for senior citizens, one of whom said she had lived in Lawrence for 68 years and thought streets are streets. Street had its hedday."
But a larger question looms over all: Will the construction of a regional shopping mail south of Lawrence be a wise move for a growing city that has already invested more than $1 million in its downtown?
The poll indicated that most who opposed the mail answered "no" to that question. The majority of the population was growing "too big, too fast" and that development of a mall would throw open the doors to business. It is likely that possibly hurting downtown businesses.
Others, however, expressed a hope that building the mail mould would Lawrence become exactly what the anti-expansionists are denouncing—a policy that only its own residents but also those from surrounding towns and counties.
Study cites benefits for Lawrence
Staff Reporter
Lawrence Square, a proposed regional shopping mall to be built in Lawrence, would generate a sales potential of nearly $39 million in its first year of operation, 1983, and eventually would provide 700 to 850 jobs a year.
By LORILINENBERGER
In a three-inch-thick volume presented to the Lawrence-Douglas County Planning Commission this week, the Cleveland development firm of Jacobs, Viscous and Jacobs Co. presented these and other materials in the mail it hopes to build south of the city.
In addition, the volume provided a description of the mall development, an assessment of the market area, a study of the floodplain effects and a cost-benefit analysis.
Encompassing about 470,000 square feet, the proposed mall would contain about 60 floors.
stores at each corner of the triangular- shaded one-level structure.
Although the names of the mall stores have not been disclosed, the developers speculated that J. C. Penney, Sears Roebuck and Co. or Gayle would suit the company in large, well of one of those department stores should be equipped with an auto center, the study said.
THE OUTSIDE APPEARANCE of the moll promises beauty and grace, the plan said. Several color pictures of other Jacobs, Viscous and Jacobs mails were included in the report.
The exterior design of the structure will be carefully controlled so as to be harmonious not only with the various buildings but also with the overall surrounding areas," it said.
Live plants, foliage, dramatic sculptures,
tunnels, carpeted carpets, mosaic tile and
decorative stonework.
The development firm said in the study it thought Lawrence was an ideal spot for a feature film.
"a center of beauty as well as a center of commerce," the study said.
First, it suggested that Lawrence did not offer adequate shopping facilities for the kitchen.
"Our evaluation of the various retail stores which operate in the downtown indicate a considerable orientation to the student market," the study said. "No department store within the Lawrence market can be characterized as a full-line retail outlet with the normal range of merchandise items associated with a store of this type.
"THE VIOID IN THE retail inventory is of particular significance since it necessitates frequent out-of-area trips on the part of area residents."
Lawrence also is well located on Interstate-70 the study said, and is in close proximity to Interstate-I35, thus making it a small easy and convenient for most shopper.
Two additional factors making Lawrence especially suitable for a regional mall are the projected increases in the trade area population and the level of the average household income within the trade area, the plan said.
The trade area represents the region from which the shopping mall can expect to derive the bulk of its total sales volume. it extends 12 to 13 miles west of Lawrence, eight miles east of Lawrence and 25 miles center of the city to points north and south.
The mall site, if approved by the Lawrence City Commission, is 61 acres of land on the western side of Road. Last month, city commissioners annexed the land, saying anxionation would give them control over the zoning of the land, and it is zoned RS-1, or single family residential.
LAWRENCE IS EXPECTED to increase its trade area population from 102,036 in 1979 to 109,508 in 1983 to 117,000 in 1987. Average annual increase in the trade area currently is $17,657.
If the land is reoned for commercial development, one obstacle to the mall would
be lifted. If the mail is built, taxes generated by it will go to the city.
Annual property taxes generated by the mall were estimated at $286,000 to $331,000. Annual sales-tax revenues to the city were estimated between $182,000 and $223,000.
THE PROPOSED MALL plan included suggestions for roads and entrances leading to the mall. It proposed to make Armstrong Road a two or three lane thoroughfare and to instill traffic signals at the mall site intersection.
One area of concern to several planning commissioners, however, has been the potential danger of establishing commercial development on land designated as flood-
Sewage and water facilities for the mall already exist at the mall site, the study reported. A 24-meter sewer line and a 6-inch man worm could sufficiently serve the mall site.
But Jacobs, Viscasoni and Jacobs explained that the proposed mail would not be endangered by the Wakuraa foodplain that covers part of the 61 acres.
The company proposed that a 12.2 acre-foot retention basin be constructed to contain water runoff from the nearby waters of the Wakara River.
"In sum," the study said, "the proposed building improvements are planned to be elevated to an adequate height above the sea floor in order to eliminate the possibility of flood hawaii."
THE PLAN ALSO said that while portions of the parking lots and the roadways were within the fringes of the floodplain, they would be elevated to avoid being flooded.
The Cleveland development firm said in its study that additional money would be routed to Lawrence through the em-ployees construction workers and store employees.
The labor used to build the mall would represent 40 to 60 percent of the total construction cost of the mall. The average cost per square foot was $2,000 before the mall was completed.
His average salary would be $8.95 an hour in 1980.
Planner says mall could be detrimental to city
Building construction costs would be $84.04 a square foot. The mall is expected to cost $50.00 a square foot.
By JAKE THOMPSON
Staff Reporter
A regional shopping mail might feed public ekg more than satisfy community needs.
"I have been aware for several years that there is a strong element in the community who are planning consultants, said recently. "I don't know if it's an ego thing or what. Perhaps people feel Lawrence is not a big city without one. I am just practically opposed to it."
Jones, who masterminded development of Plan '95, the city's comprehensive planning effort, has called for greater transparency.
proposed mail in south Lawrence partially conflicted with the plan.
The mall, proposed by Jacobs, Viscioni and Jacobs, a Cleveland development firm, would be built on 61 acres at Highway 90 and the West Side Boulevard. The three large department stores and 60 shops.
"It is not in total conflict with Plan 95. It was agreed there would be some kind of development in that area," Jones said. "The plan did not anticipate such an intense concentration as a mail. It wasn't even considered."
Jones said the mall would hurt the Lawrence downtown.
"A MALL WILL have a negative effect on
Chamber of Commerce split over development
Staff Reporter
BY JAKE THOMPSON
The Lawrence Chamber of Commerce is a divided house—half its members support the development of a regional shopping mall and half of its stores. Road—the other half yelheymen oppose it.
The Chamber's solution for now is to pull its 1,150 members about the mall and wait for city recommendations before taking a stand.
"It is the kind of issue that could divide the community," John M. McGrew, Chamber Commission chair, said. "Our commission decides we need more and better shopping in that form, that may change things. It will be up to the city government where Lawrence needs a coming man."
The mail, proposed by Jacobs, Visconi and Jacobs Co., a Cleveland development firm, would contain three large department stores and about 60 smaller shops.
"WE'RE IN FAVOR of improved shopping for Lawrence residents and for strong downtown shopping simultaneously," McGrew said.
Formal support for the mall by the Chamber would be difficult because, although the Chamber supports economic development, it is a mall on downtown Lawrence. McGrew said.
The combination of the poll, to be tailed by May 1, and the commission's standpoint is that the poll will not be made.
McGrew said. But McGrew said the Chamber might not ever make a public announcement.
the central business district," he said. "How long it will last, I don't know.
McGrew's feelings were echeoked by Glenn West, executive secretary of the Chamber, who said Chamber officers were caught between opposition by downtown members and support from members working near the proposed site.
"The Chamber exists to encourage economic development in the community and to help the community live the good life." "We just don't know yet what this will do."
"The mail is a very difficult issue for us," West said. "As best as we can tell, our membership is split on it. We have not taken a position on it and it may well be that we won't be taking a stand because our membership is divided on what they want."
"I'll tell you this, any statement by the developer that says a mail won't have some effect or impact on the central business district is pure ponycock."
"I'll be real honest, I have done many studies and have criticized shopping malls before," Jones said. "From a gut feeling, it is not a logical site for a mail."
Some Chamber members have said that the mail is not consistent with Plan 96, the goal of the Nuclear Security Agency McGrew and West said that would not be the final determinant in the Chamber's
BOTH SAID they thought there was too little information from the developer about the benefits and impact of the mall to state the Chamber's position.
Jones said he based his charges on about 30 studies he had done on other cities with shopping malls. In every case, a mail had a negative effect on the downtown business
West said, "we are going to wait for more information from the developer, but we may need a bit of time."
So, for now, the Chamber apparently will sit back and wait.
Jones said he opposed a regional shopping mall because of his faith in the viability of
Before or after the KU Relays
Plan 95 provides guidelines, policies and goals for a controlled growth in commercial and industrial development, throughfare systems, transportation, public buildings and services, utilities, schools, parks and housing and neighborhood development.
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1 I THINK PLAN '36 is a good working tool for the city. It says we are going to have to keep the central business district economically viable and accessible."
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"We worked hard at getting formal adoption of city and county goals in developing Plan '65," he said. "So far it's working better than what they had before. The hard graphic plan they had before was not being followed at all."
As chief consultant and organizer of Plan
Jones said that he could not predict the outcome of the mail issue—whether rezoning for the mail would be approved—or whether he would watch the commission's actions closely.
"I keep a close eye on things in Lawrence," Jones said. "At times it looks like you are dealing with personalities that change and you can't always be sure what they will do."
"Plan 95 does force the community to be involved and keep its goals in the commission's mind," he said. "That doesn't mean in the next few months all sorts of political chicacency couldn't go on with the use of the plan."
THE FINAL DECISIONS in economic growth for Lawrence rest with the community and the Lawrence City Commission, Jones said.
'95, Jones said, he was paid $55,000 for work he did from 1747 to 1976. Then, the Lawrence-Douglas County Planning Board and public hearings and revised the plan.
Jones estimated the total project took four years and cost about $80,000.
"The commission would be well within its jurisdiction to use Plan '95 to deny the mail."
"I'm more than satisfied," he said. "If I had to do it again, I would go about it in the same way."
He said that although much money and time was poured into careful development of Plan '96 it was designed to be a guide and not the role.
15th and Iowa
FOOD DAY FORUMS Sunday, April 22 7 to 9 p.m. at University Lutheran Church
Soap Boxes on:
Nestle Boycott Telling Children about Hunger Enuf Is Enuf Farm Issues and Poverty
Featured Speaker: Mary Berg of Des Moines
The respondents were asked three questions: "Are you in favor of the proposed shopping mall south of Lawrence?" "Do you think the mail will bulk?"; and "Are opportunities for shopping in Lawrence adequate at this time?"
Office of American Friends Field Service
The survey of Lawrence residents' opinions on the regional shopping mall was conducted by members of a workshop entitled II class in the School of Journalism.
BREAK?
NEEEDA
Names were randomly selected from the Lawrence phone directory, and the nearly 460 responses were tabulated in 13 categories covering four variables: sex, age, length of residence in Lawrence (0-4 years, 5-9 years and more than 10 years) classification (KU student, KU faculty white-collar, blue-collar, clerical and other).
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City residents surveyed about shopping center
Some of the findings drawn from the survey are:
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ST. LOUIS, MS 802 PROOF
Although men and women were almost equally in favor of the mail—about 50 percent of each group—more women bought items satisfied with current Lawrence shopping.
- People under 30 years of age tended to favor the mail more than those over 30, and the younger group also tended to be located in the current retail situation in the city.
- About 50 percent of those Lawrence residents of 10 years or more who were surveyed supported the mail. And that group was more satisfied with the current Lawrence shopping area than other residency groups.
- About 63 percent of blue-collar workers favored the mail—the highest of all occupations. The majority of blue-collar workers surveyed said they satisfied with the current shopping situation. KU students also heavily favor the mail. The average blue-collar were low in their support of a mail.
- All groups except white-collar workers approved of the mall, but only two-blue-collar workers and clinical workers—had a majority in favor of it.
- Of the 13 groups, only two showed a majority who was dissatisfied with current retail opportunities in their faculty and staff and clerical workers.
APPLICATIONS
are now being taken for: The
KU REPRESENTATIVE on the ASK BOARD of DIRECTORS.
Applications are available in the student senate offices and are due by April 31.
This person will be responsible for heading K.U. lobbying efforts in ASK and campus lobbying groups. This person will also represent K.U. on ASK corporation.
Paid for by Student Senate