Thursday, April 28, 1977
University Daily Kansan
7
ENTIAL
By LIZ LEECH
to agree
ding that
sonnel to
Reporter
agued the several about 85 sale of and the federal receives no
John Boyd
Water to turn woods into residential neighborhoods
dentities le budget.
~We need
the lack of getting
budget.
acres of probles
a similar
mission will one that seas, is the ing peak
instry, Fish 11,000-acre Reservoir during the when about
f a major is, you're many hun-
west of we're and the
more than about
ue will "The
the way
e town.
that a abilities
ffect,
It is mostly pastures and woods now. But as soon as Clinton Reservoir starts to fill, and its roads are completed, land developers will begin to turn the area into one of Douglas County's more expensive neighborhoods.
Clinton ind the
overed
y," she looding
and that half its
of those right and but we
bout ar
County officials and real estate agents say that about three years away.
They expect developments to entail large lots and fairly expensive homes, due in part to rising rents.
DEVELOPERS PLANNING to subdivide land around the reservoir must have their plans approved by the Lawrence-Douglas County Planning Commission.
"The policy in Douglas County for the past 10 years," Jim Hewitt, assistant Planning Commission, said, "has been to control development to the extent that you don't have subdivisions with streets that are private and not public sewage管道 that don't meet regulations."
"These regulations are to insure that the development will have some quality to it."
ONLY ONE RESIDENTIAL subdivision, Yankee Tank, owned by McGrew Real Estate, has been presented to the planning team and is still in preliminary planning stages.
"I imagine there are other people out there who would like to develop subdivisions but not many have come in here yet," Hewitt said. He added, however, that there had been several requests for information about the street and sewer regulations and lot sizes.
Although he said it was hard to predict when development would pick up. Hewitt said he thought two or three years was a reasonable guess.
"I don't expect many to come in and initiate planning of subdivisions until they can show buyers that there is at least some water impounded in the lake," he said. "Purchasers of the individual lots will wait until things are very visible."
RON JONES, planning consultant for the 1974 Clinton Reservoir Area Mini-Comprehensive Plan, also said he didn't急需 development until there was water in Clinton.
"People are going to ask what they can see from their eyes and there's not much more we can tell."
But, he said, once development began the most common housing would be permanent homes that would attract buyers from Topeka, Kansas City and Lawrence.
Eugene Haley, president of Holmes, Peck and Brown Real Estate, Inc., and his firm A. D. Snyder, LLP.
Corps wanted to buy; farmers had to sell
Bv JOHN BOYD
Reporter
"It’s called just compensation or fair market value," Arletta Flory, Route 5, said. "But how can it be either when the owner doesn’t want to sell?"
Her words echo the feelings of many homestead farmers around the town of Clinton who had to deal with the U.S. Army Engineers concerning Clinton Reservoir.
At a meeting called by the Corpse in 1971, the property owners and farmers were told they would have to yield an land within 300 feet of the lake's shoreline.
This meant ten or fifteen acres to Ben and Arletta Flory. The property was hidden from the house by hilly woods and they said they would go out to see the lake which was so badly needed for flood control also had to have parks and campgrounds. When a corps representative came to make an offer for their land in 1927, he found the house, stakes and barn—the entire farm.
Today they run a horse stable.
ARLETTA FLORY, 50, has lived her entire life in the woods and pastures along the Wakaurka River. Ben, 60, lived on his 80-year ago when he married Arletta.
Arletta trains horses and gives riding lessons. She helped cut the horse traints that run along the shoreline of the new lake and has maintained them for the past 30 years. The Corps has agreed to let her continue training horses although they are now on Corps land.
After submitting a letter of request to the Corps, the Florys were spared their house, stables and barn. The public use area for the lake steps 135 feet from their front door. In 1973, there was a problem of just where to put the yellow pottery stakes.
"AFTER THE trial was settled and the line had been drawn on the map, they still couldn't get it right," Arleta said. "I came home several times to find them trying to put the stakes on the wrong side of the house."
"They wanted to take the road and half the farm yard. I told them they weren't going."
At a meeting with the Corps representatives in the fall of 1971, the property managers offered their comments on the project, and were given preliminary warning of the purchase of the land. They were the Corps members three offers before endangering the land.
They found out later that the Corps had marked the line on one place on the Flory's road.
The first offer to the Florys was about 800 ance. The Florys thought their land was valuable enough to make them richer.
Mrs. Flory angrily told the Corps
to not come back until he be-
bled to offer him a job.
The corps representative didn't return with another offer, but a month later he called to say the land had been turned over to the courts for condemnation.
"WE HAD planned to build our dream house on that land." she said.
"We bought the estate farm after the court gave us what we wanted. But it took a year for the Corps to send us a check, what we had to pay interest on the loan."
"The Corps tries to have a good relationship with you—but when it comes down to their dealing, they're no good," Arletta said.
They said the question left unanswered in their minds was why the land bordering the River Forth is $100 an acre more than thirts. The land west of the Florys was owned by Arenaflory Flors's father. The land to the cast was owned by Ben Florg's brother, Virgil Florg. Both
"We had to borrow the money because the Corps check hadn't come yet," Mrs. Flory said. "Because of the lake, land around here is high (in price) and scarce."
They asked him if they should get a lawyer and he said they shouldn't.
The Flovys got a lawyer and received more than $900 an acre for their land.
North of the Flory's house the Corps field markers trace a crooked line, which the Florys say has robbed them of several feet of land. Beyond the line, the fields the Corps now owns have been allowed to grow wild since February 1973. The Flories have been mowing it twice a year to keep the weeds from spreading into their yard and pasture.
Before the deal was closed, the Floris bought another property they call their
"THE GOVERNMENT takes most of the money back in taxes if you don't invest it in government."
They found their new property a half-mile south of their home. But the price was about twice as much an acre as they had been paid and not them between $800 and $1,000 an acre.
"MOST OF THE PEOPLE we have dealt with want privacy and some acreage." Haley said. "More want from five to 20 acres for their individual use, and I think we'll see the development come when the market is set."
thought Clinton development would pick up in about five years.
"The Corps has agreed to let us be in charge of the horse trails and camps," Mrs. Flory said. "This is the only good thing left. We don't want to lose that."
IS THERE any way they can be reimbursed for their efforts?
He said there were too many uncertainties about when the lake and roads would be finished, and about what building costs would be five years from now.
"In the beginning it was worth the fight, but anymore the trouble of fighting the red tape isn't worth it. The Corps knows they're going to get what they want sooner or later—that they're going to wear you down. We're tired of fighting them."
"And there will be an increase in price probably when there's more of a demand—"
"but not in supply."
Bil Rutherford, Holmes, Peck and Brown agent, said that small parcels of land, from 10 to 14 acres, cost $2,000 or $8,000 an acre and that the cost per acre for both acres, cost between $600 and $900 an acre.
HE ESTIMATED THAT land prices would double within three years.
"It's worth primarily what someone is willing to now." Rutherford said.
Haley said anyone buying real estate knew that it could be valuable later.
Darwin Rogers, Douglas County assessor,
said be thought some land around Clinton
Reservoir could cost as much as $20,000 an
acre in three years.
Several realtors and county officials indicated that county planning had prevented some development problems other reservoirs have had. They cited Perry Bros., which has a large number of developments that have never been completed and violate sewage restrictions.
LARRY JONES, McGrew agent, said, "I seems there has been ten times more planning on a joint city, county and even federal basis over Clinton."
The Mini-Comprehensive Plan, prepared for the Planning Division, Kansas Department of Economic Development, indicates where potential development areas are.
Hewitt said subdivision regulations included street width, onioning regulations and
WAYNE KELLUM, DOUGLAS County zoning administrator, said most lots would have to be three acres to comply with sewage system restrictions.
A five-mile wide area on the northeast side of the lake probably will be used for urban development. The proposed Clinton Parkway will run through it and existing roads in the area include Dragstrip Road and Highway 40, which borders the north side. The Mini-Comprehensive Plan says this area probably will be the first to develop utilities and roads. It is an area the plan said would develop regardless of whether Clinton was there because of Lawrence's westward suburbanization.
potential urban area and south of the possible parkway scenic drive. Further west is an approximately two-mile wide State Park and the Woodridge Area. Two other possible development sites lie northerly of the park, another north of it, both east of Township 105.
THE ARMY CORPS of Engineers controls all land within about 300 feet of the lake's edge, so no developments can offer lake-front lots. But the plan indicated six potential residential development areas near the lake;
The largest potential development area is a circle of about one and a half miles. It includes proposed Township Road 460. East of it is the sixth section, just west of the Rockcliffe
The following are planned developments or areas that might be developed;
On the northwest side of the lake is a one-half mile wide area, just west of the
Yankeetank, McGrew Real Estate's 420-creen development, lies on the northeast side of the lake. But Larry Smith and Steve Jones, McGrew agents, said the suburban development is still in only its preliminary stages.
Plans for Yankee Tank began in 1973, but Jones said the firm probably wouldn't start selling lots for two or three years. They are waiting for the construction of Clinton Parkway, which will lead to the development.
A 50-ACRE LAKE has already been constructed at Tanker Lake and Jones said many lot owners would be able to see Clinton Reservoir from their homes.
"Two years ago we were talking about Clinton Parkway being here within a year. It was a big challenge."
Jones said although plans for the development weren't yet definite, Yankee Tank would probably be similar to McGrew's Alvamar Estates.
Dwight Sickles, McGrew agent, said the lots probably would be larger than Alvamar's one-quarter acre lots, possibly from one-third acre to one acre. He said that he didn't know how much the lots would cost. The mall's average lottery lots cost between $11,000 and $20,000.
YANKEE TANK'S housing restrictions probably will be similar to Alvarmar's, too. Sickles said, but he wasn't sure what he would be by the time construction begins.
Alamzar restrictions require that homes have a two-car garage and a minimum of 400 square feet on one floor. Stickles estimated the cost to build within the $500,000 to $800,000 range.
"But that's an individual's choice," he said. "McGrew generally won't be doing the task."
Smith said, "It just hasn't been pinpointed yet, but as far as living in Yankee Tank goes, it's a very spacious place, with a room that allows you to build right on Yankee Tank Lake."
BLACKHAT RANCH
Another area with development possibilities is Blackhat Ranch, owned by Banco Mortgage Co. in Kansas City. The land contains about 2,600 acres and is divided into three areas on the southwest side of the lake.
The land was formerly owned by Viking
Investment, Inc., which had operated a cattle ranch on the land.
Art Havigiorst, Banc spokesman, said that eventually his company would move to New York.
THE RANCH now includes a large house,
tennis courts, swimming pool, barns and
guest house constructed on the largest,
center section of land.
"We would love to see some development out there," Havighorst said. "It's not our intention to develop it but I am not saying we won't."
"As we see it right now, we aren't going to be the ones to develop it," he said.
Havighurst said he couldn't comment on whether anyone was buying segments of the property or whether there was anyone interested in developing some or all of the
HE SAID THE northwest portion of Blackhat, the McNabb area on County Road 460, offered a view of the lake and would be good for development.
The Roberts area, east across an arm of the lake, might also be good for development.
Portions of the land might remain cattle ranching pasture instead of being grazed.
ROSEMONT ESTATES
Rosemont Estates, owned by The Rosem
Inc., contains about 138 acres.
Jim Hewitt, Lawrence-Douglas County Planning Commission, said that five lots had been finally platted there and that 42 had just gone through preliminary platting.
Phil Bay, secretary-treasurer for The Four Inc. said the corporation hadn't
decided whether the land was going to be a housing development. He said more information was needed on the total cost of the land, which he would lay out before any decision was made.
"It's just a piece of land laying there," Bay said. "There is nothing that's con-
sidered."
at a Douglas County surrender's sale.
BANCHOVERDE ESTATES
The lots are from three to 15 acres and Staff said prices probably start at $4.99.
The Four Inc. bought the land for $70,000 at a Douglas County sheriff's sale.
He said the development already had a water and septic tanks, and four oac-
RANCHO VERDE ESTATES
Ran Stunifer, owner of Rancho Verde Estates, said he eventually planned to sell estates for houses on the already platted land. The property is the southeast corner of the lake and is accessible by the Clinton blacktop road.
Staifer said he thought lot owners would build permanent houses, not weekend homes, at Rancho Verde Estates. All homes must have at least three bedrooms.
QUINN-T'S INVESTMENT
INTEGRITY
Chuck Shelley, a Treasurer's Investment spokesman, said that seven of the eight three-acre lots have been sold for about $7,000 per lot.
Shelley said the development already had water, and septic tanks have been approved for sewage. There will be no minimum cost restriction on houses.
The 40-acre tract (about six acres are roads) is on the north side of the lake near
EG
Every Even at 17:30 & 1:25
Hillcrest
George Segal & Jane Fonda
Every Eve: a17:30 & 1:2
Sat, Sun, Mat: 2:00
"FUN WITH DICK AND JANE"
Glenda Jackson, Sandy
Dennis, Geraldine Page
10 Academy Award Nominations
Eve: 1:40 & 9:40
Sat-Sun: Mat: 1:35 PG
"NASTY HABITS"
"ROCKY"
PG
Robert Shaw — Bruce Cern "The ultimate act of terrorism"
Hillcrest E
"BLACK SUNDAY" PG
Eve. 7:15 & 9:45
Sat.-Sun. at 2:30
WOODY & DIANE
ALLEN KEATON
A NEW COMEDY
Starring
SYLVESTER STALLONLE
Eve 7:20 & 9:35
Sat-Sun 1:45
Hillcrest
Varsity
DEC 17TH - September 21, 1996
"ANNIE HALL"
NOW SHOWING
"THE BAD NEWS BEARS"
—Plus—
THE NATIONIST
A ner vrous romance
Eve. 7:30 & 9:40
Sat. Sun. 2:30 PG
-Plus-
THE SHOOTIST
Granada
TEL/FAX: (02) 365-7900
Po
Box opens 8:15
Showtime 8:30
Sunset
VIEW IN 3D HERE WE are brightening
sister kettlecafe
Vegetarian Delights 14th & Mass
Collectively owned & operated
Breakfast & lunch, 9:00-2:00
Dinner, 5:30-9:00
Coffee House Fri. & Sat.
with live entertainment
9 pm-Midnight
--partially funded thru KU Student Senate
Watson's
Tonight Men's Night—Disco 8 to 12:15 "DAY OF THE JACKEL" 7:00 p.m. HILLCREST SHOPPING CENTER 841-BEER
--partially funded thru KU Student Senate
KU Commission on the Status of Women Self-Awareness Workshop
Saturday, April 30 Kansas Union
12-5 p.m.
12:00 Opening—Big 8 Room
1:30 "Death and Dying" - Big B Room
"How to Help Your Birth Control Alternatives" - Jayhawk Room
3. 15 "How to Talk with your Doctor"—Jayhawk
3:00 Break—Regionalists Room
4:30 "Rape Prevention: No Pat Answer"—Big 8 Room
Closing—Big 8 Room
EVERYONE IS WELCOME
Partially funded by Student Activity Fee
SECOND ANNUAL OPEN HOUSE at the KJHK Studio 1120 W.11th
Friday, April 29 Noon to 5pm
Live Entertainment Refreshments and Free Albums KJHK Bumper Stickers and T-Shirts from The Sound Alternative