THE GHOST OF PAST, PRESENT, AND FUTURE
THE GHOST OF PAST, PRESENT, AND FUTURE
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THE PAST
THE PAST
PRELIMINARY PLATS
PRELIMINARY PLATS
The original concept that was approved in NOV 2023. The Planning Commission approved a Preliminary Plat, which later expired in NOV 2025. The developer let the mixed use concept die and went to exclusively a commercial concept.
In mid 2024, the developer submitted a new preliminary plat that added subsidized affordable housing south of the stream that bisects the property. We believe this plat was introduced because the United States Army Corp of Engineers (USACE) did not want the street crossing the stream in the middle of the property. We also believe that the developers of New Boston Crossing poached the affordable housing developer who was trying to build on Baker's wetland property. This plat and concept was redacted by the developer.
REZONING
REZONING
The lot on the northwest corner was annexed into the City limits in the late 1970's and remained in RS10 holding zoning. It was never used for anything but agriculture until this development.
Approved by City Commission on 03/05/2024. Not included in the legend, the green space is designated open space.
COMPREHENSIVE PLAN AMENDMENT
COMPREHENSIVE PLAN AMENDMENT
While there isn't a overt legal requirement for the developer to align with the Comprehensive Plan and it's associated land uses, 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." Read more about Comprehensive Plan Amendments and their process here.
Since a Comprehensive Plan Amendment requires an unanimous approval from all three local governing bodies (Planning, City and County Commissions), this amendment failed. On 03/04/2024 the Douglas County Commission denied the comprehensive plan amendment due to expansion in the floodplain and it's conflict with County values of preservation of open space and floodplain conservation.
CURRENT CONDITIONS
CURRENT CONDITIONS
ZONING
ZONING
Not included in the legend, the green space is designated open space.
STEPS TO DEVELOPMENT
STEPS TO DEVELOPMENT
Annexation ✔
Preliminary Plat [SUBMITTED]
Permits
Local floodplain permit [PENDING]
FEMA permit to fill floodplain [PENDING]
Ground disturbance permit
Comprehensive Plan Amendment [1/3 VOTES]
Rezoning
Initial zoning effective 03/04/2024 ✔
Rezoning request for new plat [SUBMITTED]
Breaking Ground
COMPREHENSIVE PLAN AMENDMENT
COMPREHENSIVE PLAN AMENDMENT
For a Comprehensive Plan Amendment to be enshrined in Plan 2040, all 3 Commissions must approve the amendment. So far, this amendment was approved by the Planning Commission. The reasoning given by the Planning Commissioners include: the property is already annexed and zoned so it has to be developed, we should trust the system. To watch the meeting and read more about this meeting click here. The City and County Commissions must still review and approve this amendment before it becomes solidified in our Plan 2040.
FLOODPLAIN
FLOODPLAIN
While we can't be certain the exact amount of floodplain the developer intends to remove, we can assume any of the 100 year floodplain within the areas zoned for the development will be permanently altered. The total estimated removal of the 100 year floodplain is ~70 acres (the areas highlighted above, ~52 acres + 18 acre pond). If you account for the 500 year floodplain the total floodplain removal increases to ~82 acres. Of course, this only counts what is considered regulatory floodplain, and not what is functionally floodplain.
FUTURE STEPS
FUTURE STEPS
PRELIMINARY PLAT
PRELIMINARY PLAT
The preliminary plat submitted to the City for review on 11/24/2025.
A concept provided by the developer. This concept is different from the proposed plat but is generally accurate.
Sporting Kaw Valley Soccer (Indoor/outdoor sports facility (+/-38 acres)
3 field turf playing areas to accommodate 6 full size soccer fields, A +/- 200,000 s.f. building for indoor sports
Entertainment District (+/-14 acres)
Indoor/outdoor golf themed entertainment, indoor bowling/arcade themed entertainment
General Commercial District (+/- 34 acres)
Fuel service, Extended Stay Hotel, Economy Hotel, Quick Service Restaurants, Tire center, Medical/Dental offices
Lacrosse/Championship Soccer stadium (+/-13 acres) [POTENTIALLY CHANGED]
REZONING
REZONING
Current Zoning
Current Zoning
Zoning Request Submitted 11/24/2025
Zoning Request Submitted 11/24/2025
The zoning request submitted to the City of Lawrence, item Z-25-0019 is changing the zoning from low density residential to community commercial. In this new commercial lot, the developer hopes to secure a commercial sports complex for Sporting Kaw Valley.
The following was also submitted:
Golden Factor 1: Request fits development tiers of commercial as well as recreation. Comprehensive Plan Amendment is also submitted.
Golden Factor 2: Land is bordered by the South Lawrence Trafficway to the north, the Baker Wetlands to the east, the Wakarusa to the south, and Highway 59 to the west.
Golden Factor 3: Comprehensive Plan Amendment has been submitted.
Golden Factor 4: The annexed land requires rezoning to develop the new Sporting Kaw Valley Facility
Golden Factor 5: Property has remained vacant since its rezoning in 2023
Golden Factor 6: There will be no detrimental effects to nearby properties. Design includes heavy consideration to downstream wetlands and neighboring flood way.
Golden Factor 7: Development offers a unique opportunity to Lawrence master planned development with a much-needed mix of uses, walkability, and recreation space. Landowner has exhausted many resources in design.
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