While the table above is a general idea, there is a lot more nuance to the many steps. While this information isn't necessary to understand the project, it might be interesting. 

Almost all of the steps are independent yet can be factors into another step. For example, while a Comprehensive Plan denial from any Commission cannot stop the project, approval of a comprehensive plan amendment is a component of the rezoning process. 

Rezoning: Arguably the most important part of this process. Securing zoning gives the developer certain land right entitlements. These entitlements mean that the developer can generally use the property to his or her best interest granted they get all permits required approved by the municipality. Securing the right type of land zoning allows the developer to alter their preliminary plat within reason, as zoning dictates the plat. A plat cannot dictate the zoning. Zoning does not expire. Zoning hearings require a review of conformance with the Golden Factors below, but Kansas law doesn't not require the Golden Factors to be the exclusive reason a commission may approve or disapprove a rezoning request. 

If the Planning Commission recommends the rezoning, the City Commission can approve it by simple majority (3-2) or deny it by super-majority (4-1). If the Planning Commission recommends no action or a denial of the rezoning, the City can approve the rezoning by a super-majority or can deny the rezoning by a simple majority. 

Preliminary Plat: Must conform with zoning, as this is a legal agreement between the City and the developer for what the site will look like with minor alternations. If the developer fails to get the rezoning required, the current plat submitted will be useless until they get the rezoning approved. This does not stop the developer from submitted another plat or re-submitting another rezoning request. This kills this specific project but not a project overall. The Planning Commission can put reasonable restrictions on the plat.  Once the preliminary plat is approved it goes to the City Commission as a final plat. The City Commission is responsible for dedicating right of ways, so once the preliminary plat gets approved by the Planning Commission, it cannot be drastically altered by the City Commission. Preliminary Plats expire after 2 years.

Comprehensive Plan Amendment: A Comprehensive Plan is arguably not a binding legal action and is more a philosophical understanding of how and where the City wants to grow. It's not a question of "can we" but a question of "should we". Plan 2040 states "[t]he comprehensive plan is a binding land use document that outlines the general principles, goals, and policies the community of unincorporated Douglas County and the City of Lawrence value and expect within the community." and "All development proposals must comply with the Comprehensive Plan. If a proposal does not comply with Comprehensive Plan requirements, then the applicant must pursue a plan amendment. In pursuing an amendment, the applicant must show that the proposal is reasonable within the context of the entire Comprehensive Plan." While an approval or denial of this Comprehensive Plan amendment does not have a direct kill switch effect on the project, a project's conformance with the Comprehensive Plan is one of the Golden Factors considered for rezoning. This is also the only item that will come up before the Planning, City, and County Commission. The amendment requires unanimous voting amongst all Commissions, one Commission can kill the amendment. This happened in 2024 when the County Commission voted against the Comprehensive Plan put forth by the developer of New Boston Crossing. Unfortunately, this did not stop the City Commission from rezoning the property a day later. 

THE PAST PRELIMINARY PLATS

CURRENT FLOODPLAIN BOUNDARIES