HRC approves demolition and design exceptions for Oread student-housing project, citing safety and design revisions

The Lawrence Historic Resources Commission voted to approve HRCDash26Dash0038, a proposal to demolish five buildings in the Oread design overlay and replace them with a multi-level student housing complex, noting the project meets the intent of the neighborhood design guidelines but requires exceptions for facade setbacks, first-floor heights, porches and window types.

Staff historic resources administrator Lynn Breeding Zollner told the commission the highest concern was an Art Deco apartment that retained original doors and moldings but showed structural failure: "I was ready to lay in front of the bulldozer for this building," she said, describing parapet deflection and a bulging foundation that staff and the deputy state preservation officer judged difficult to rehabilitate. Lynn recommended approval with conditions including documentation and salvage where feasible and a complete KHRI entry for the site.

Applicant design leads described multiple revisions following review by the Architectural Review Committee: removal of angled Ohio Street parking, relocation and concealment of the garage entrance to Alumni Place, wider sidewalks and brick paving that align with Chapter 4 public-realm guidance, additional limestone retaining walls and rooftop terraces to break down massing. The applicant stated the existing site contains between 43 and 49 usable units and the proposed development would total 82 units.

Dennis Bridal of the Lawrence Preservation Alliance told the commission the Alliance's initial "heartburn" about demolition subsided after the revisions and that the cumulative design changes meaningfully improved compatibility. Commissioners pressed the applicant and staff about salvage plans and documentation; staff confirmed the applicant will attempt to salvage architectural materials and will prepare a Kansas Historic Resources Inventory (KHRI) entry including photographs and plans.

A motion to find the project meets the intent of the development and design standards and to approve it while noting exceptions was made, seconded, and approved by the commission. The vote outcome was recorded by the HRC as passing 4 to 1 with 1 abstention. Commissioners who opposed or abstained expressed continuing concern about the project's mass and scale driven by newly approved high-density zoning.

The commission recorded conditions including documentation/recordation of the sites to KHRI standards and review of specific facade and material details before final permit approvals. The developer may still be subject to additional review and appeals before the city commission or other bodies.