Archive for Friday, August 10, 2007
Wakarusa upgrade to wait for Wal-Mart
August 10, 2007
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Wakarusa improvements needed
New developments headed in northwest Lawrence have nearby residents calling for major improvements to Wakarusa. Enlarge video
Now it's time to think about the roads.
After a five-year odyssey ended Tuesday night with Lawrence City Commission's approval of a new Wal-Mart at Sixth Street and Wakarusa Drive - and the upcoming Bauer Farms project on the northeast corner of the intersection - northwest Lawrence residents say their streets will need attention.
Wakarusa Drive, built 20 years ago, already handles between 14,000 and 20,000 vehicles a day - a number that's expected to rise with the new developments.
"It's a major thoroughfare, and just by the way the streets are laid out in west Lawrence, it's going to have a lot more traffic," said Paula Pepin, who lives in the area.
Dena Mezger, the city's assistant public works director, agreed.
The new developments are "going to add a lot of additional traffic to that, and that pavement just really was never built to handle that kind of traffic load," she said.
The need for complete reconstruction, she said, is inevitable. But there's no timetable for rebuilding Wakarusa, and officials say it definitely won't happen until Wal-Mart and its neighbors start bringing more traffic to the intersection.
"Those are pretty fast-track developments," Mezger said.
There are other traffic concerns in the area.
Officials have been considering proposals to add traffic signals on Wakarusa at its intersections with Harvard Road and Inverness and Legends drives.
Neighbors are also concerned about the safety of access points to existing shopping centers at Sixth and Wakarusa.
Pepin thinks action on such questions is needed quickly.
"We'd like to see it sooner rather than later," she said, "for the safety of the people who live around this area."
More like this
- Wal-Mart wins city approval 106 comments / August 8, 2007
- Store wins final OK 177 comments / January 9, 2008
- Wal-Mart proposal up for city approval 86 comments / August 7, 2007
- Stoplight at Wal-Mart entrance approved May 14, 2008
- Mayor invites Wal-Mart to submit new plan 183 comments / May 2, 2007
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10 August 2007
at 6:50 a.m.
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NotASquishHead (Anonymous) says…
This is what frustrates me about the city of lawrence…. absolutely NO foresight or planning. Hello, major four lane road 3 miles from Iowa Street… might get used by a couple of cars. Why wasn't it built with the proper pavement, medians, and turn lanes to begin with?
10 August 2007
at 7:12 a.m.
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nell (Anonymous) says…
“Now it's time to think about the roads.” NOW?! I am so confused…
7/24/07 LJW:
Traffic issues had been a major concern of many residents who live near the proposed site. But engineers for the city presented the Planning Commission with a new traffic model that they developed in conjunction with the Kansas Department of Transportation.
The new model, the engineers said, uses more accurate projections for the amount of retail space that will be developed along the Sixth Street corridor. The new model shows far less congestion than a previous draft model from KDOT had shown.
“We feel pretty confident that the Sixth Street corridor can handle the committed projects,” Chuck Soules, the city's director of public works, said in reference to the Wal-Mart store and other already-approved development.”
I see…. the comment above is about 6th St., not the other component of the intersection, Wakarusa. Again, LJW does its readers no favors with its uninquisitive, lazy, simply unthinking reporting. Not that the developers, Wal-Mart and the city leaders aren't culpable.
10 August 2007
at 7:26 a.m.
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nell (Anonymous) says…
The Wakarusa upgrades should wait until all that luscious revenue from this big box is realized, like the sales taxes from all that previously unavailable merchandise.
Again, we'll see neighborhood streets suffer because our property taxes are going to fund development infrastructure.
10 August 2007
at 7:53 a.m.
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coneflower (Anonymous) says…
Congratulations, neighbors to the new Wal-Mart! Your streets will be torn up and under construction for years. Remember last year, when 6th/Wak was torn up for months and you couldn't get your kids to the high school? Get ready for that again!
And we know Wal-Mart isn't going to pay for it.
10 August 2007
at 8:03 a.m.
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cheeseburger (Anonymous) says…
“Officials have been considering proposals to add traffic signals on Wakarusa at its intersections with Harvard Road and Inverness and Legends drives.”
Just the excuse our 'officials' needed to further their apparent goal of erecting traffic signals at EVERY intersection in town to further stifle the flow of traffic through town.
10 August 2007
at 8:38 a.m.
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SettingTheRecordStraight (Anonymous) says…
I have friends that live very near 6th and Wakarusa. They're looking forward to road improvements and to the new Wal Mart.
10 August 2007
at 8:49 a.m.
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just_another_bozo_on_this_bus (Anonymous) says…
I bet they really like their trips to the dentist, too, eh STRS?
10 August 2007
at 9:10 a.m.
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SettingTheRecordStraight (Anonymous) says…
I have no idea what that means, bozo. Are you a dentist?
10 August 2007
at 9:27 a.m.
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JackRipper (Anonymous) says…
Ok, help me here, it sounds like things that will increases taxes, where are the people upset with taxes going up? And new stop lights, have you ever priced how much the traffic light systems cost and how much it costs for the to run them? Where are the people who complain about the cost of roundabouts? Wakarusa IMHO was a disaster when it was built in the first place because it encourage the oversize lots which of course drive up infrastructure costs because it takes more roads, sewer and water lines that we all get to pitch in and pay for. Now because a JOCO enviroment was created which naturally is creating JOCO problems and even though we found there isn't enough money to take care of what we have, now we will have to upgrade what was the problem in the first place?!
10 August 2007
at 9:45 a.m.
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scott3460 (Anonymous) says…
I've said it before & I'll say it again. The idiots that vote these morons in as our civic leaders deserve every bit of the havoc that is imposed by the efforts of these crooks to line the pockets of themselves, and their politician and “developer” friends. The masses of yupple that have invaded in the last 20 years are too stupid to vote for the progressive and thoughtful leadership that served Lawrence so well for much of the last 50 years & deserve every bit if idiocy and graft that will rain down upon them in the next several years. Lawrence was once a fine place. Witness now as it is dumped upon in the name of “progress,” “development” and the naked self interests of the well-connected few.
10 August 2007
at 9:49 a.m.
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toefungus (Anonymous) says…
These road should be build with specials placed on the owners of property near the road.
10 August 2007
at 9:50 a.m.
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toefungus (Anonymous) says…
This road…
10 August 2007
at 9:52 a.m.
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abbynormal (Anonymous) says…
This is ridiculous!. The high school traffic, combined with the traffic from the turnpike, AND now the Wal-mart traffic (which i will have no part of) is going to make it impossible to get around. Especially since they will probably build the Wal-Mart, then add back roads get get business as soon as humanly possible. The torn up streets with excessively heavy traffic flow is going to make it WORSE than it was a couple summers ago and MORE unbearable than when kasold was torn up.
Oh! And I'll say that about half of the local buisnesses nearby are going to suffer. At least all the really strong and nostalgic shops are downtown and its too crowded to cram in a mega corporation. Thats probably the only great piece of planning (which I would actually only credit to chance) that this city has done.
10 August 2007
at 10:05 a.m.
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kshiker (Anonymous) says…
Wakarusa needed to be upgraded long before the new Wal-Mart was approved. As someone who has actually lived at near 6th and Wakarusa for the last six years, the lack of traffic lights on Wakarusa between Bob Billings and 6th Street really slows down the flow of traffic and is a major pain. When the new traffic light was installed at Billings and Wakarusa two years ago, there was an immediate reduction in wait time at the intersection and I'm presuming a reduction in the number of accidents.
From the perspective of someone who actually lives in the neighborhood (rather than a majority of you negative posters who do not) and passes through the 6th and Wakarusa intersection at least twice a day on the way to work, I can definitely say that I am not overly concerned about the increased traffic and I can't wait to save 30% on my groceries and necessities when the new Wal-Mart opens in a few years. Maybe then I can afford to pay the increased property taxes to subsidize the inefficient T.
10 August 2007
at 10:14 a.m.
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JackRipper (Anonymous) says…
LOL, it amazes me that people can't see that the T would help to eliminate some of the traffic that is the problem. They built Wakarusa so far out there before there was even anything in that area which created the carcentric enviroment. Don't whine about your ability to get around out there when the enviroment created out there forces you to use a car. You wanted JOCO you've got it and if you love it so much go ahead and have it come out of your taxes instead of from the parts of town that grew in a natural way. I wonder if subsidizing the T is such a burden and you sound like a bright person, why don't you use it to get the most out of your tax dollars? Is driving your car efficient?
10 August 2007
at 10:19 a.m.
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monkeyhawk (Anonymous) says…
Those who oppose WalMart should be grateful for the long needed upgrade to Wakarusa.
“The masses of yupple that have invaded in the last 20 years are too stupid to vote for the progressive and thoughtful leadership that served Lawrence so well for much of the last 50 years & deserve every bit if idiocy and graft that will rain down upon them in the next several years.”
Not sure what “yupple” is, but this post provided the chuckle of the day. Sounds like the words of one of the entitled, not to mention the obvious class envy.
The voters spoke, and most all of them realized exactly what we would be getting. I'm glad they are not prolonging the agony.
10 August 2007
at 10:21 a.m.
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kshiker (Anonymous) says…
JackRipper —
Due to the infinite wisdom of the previous City Commission in actively running businesses out of town, I am forced to drive to another city each day to find a decent-paying job. Even though I'm more than happy to pay property taxes to support essential city services (public schools, fire and police protection, street maintenance, etc.), I think it is ridiculous to raise the mill levy for the T rather than pursuing a small reducation in operating hours when only a very small portion of the city's population actually uses that service.
The fact is that new residential and commercial construction in the Wakarusa area contributes a great deal of property tax revenue to the city and county each year. While you are allowed to harbor this unhealthy resentment towards residents of West Lawrence, you might want to acknowledge that even though you hate me and all those who live near me, our property taxes probably pay for more services in your area of the city than yours do. When you bash new residents in Lawrence, just remember that we are paying for your public services.
10 August 2007
at 10:27 a.m.
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JackRipper (Anonymous) says…
I could care less one way or an other about the Walmart, Walmart should fit in nicely out there but Wakarusa and 6th out that way are already larger roads then anything else in town. The budget is busted. Wakarusa looks like plenty of road for some time to come. Why do we need to put more money out there?
West Lawrence wonders why they are wearing on people's nerves, maybe they should look at their spoiled brat image that not only do they want the biggest but they even want more! Guess that is represented in the mega size of the houses and vehicles. My gosh, that Hilton bimbo could be the model girl for you all! Take a look at parts of east and north Lawrence where there aren't even curbs!
10 August 2007
at 10:36 a.m.
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JackRipper (Anonymous) says…
Oh you mean things like the $85 million dollar sewer that we were getting along with just fine before? I'm still trying to remember all the businesses that were ran out of Lawrence by the previous commissioners because I know of two that moved since the new group has been put in. Please inform us of all the businesses that were ran off that would have benefited Lawrence in the long run.
To assume you are “hated” is like a kid that thinks his parents don't love them when they are disciplined. Unfortunately there is no desire to consider points made by people like Merrill and instead it seems more of a fear that the world in Lawrence is crumbling when really it is coming from the nationwide housing game as it falls apart. A lot of the problems in Lawrence are coming from the way it grew in the last 20 years, that is the point that is trying to be made.
10 August 2007
at 10:47 a.m.
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kshiker (Anonymous) says…
JackRipper —
I think you failed to note the increased property tax revenue associated with new residential and commercial development. The last time I checked every new home I have purchased in Lawrence has been subject to special assessments and impact fees to pay for aterial street improvements and water and sewage hookup.
If I choose to live in a large house and drive a supposedly large vehicle, then how is this any of your business? Since I have chosen to provide an adequate residence where my children can grow up comfortably and I have also chosen to live in West Lawrence, how does this make me a prima donna like Paris Hilton? The fact is that I am still contributing a much larger share of property tax revenue to the city than you are, which means that since it doesn't cost any more to deliver fire and police protection to me than it does to you, I am paying for a portion of your services. A thank you would be nice at any time!
10 August 2007
at 10:50 a.m.
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tony88 (Anonymous) says…
Here it comes folks… we warned you. The developers, their network of well-funded commissioners, the suspiciously less than critical and investigative local media outlet are all working to make the people pay for their quest for profit.
Why doesn't this article have an author?
10 August 2007
at 10:55 a.m.
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kshiker (Anonymous) says…
Tony88 —
More of the same useless whispered accusations and hysterics. Go sell crazy somewhere else, this forum is stocked up on it. Just because you may not agree with the policies of the current City Commission, does not mean there is some dark and shadowy conspiracy behind all the recent actions. The fact is that your preferred candidates had their butts handed to them during the last election and the majority of the voters in Lawrence voiced their preference for a change in how local government was conducted in this city.
If you are not happy with it, then exercise your constitutional right by voting for someone else in two years when Amyx, Hack and Boog will be up for re-election. But don't make me listen to these ridiculous conspirary theories for the next year and a half. Shouldn't you be protesting a Wal-Mart or burning an SUV somewhere anyway?
10 August 2007
at 11:04 a.m.
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JackRipper (Anonymous) says…
Ok kshiker, I guess I do have it all wrong. My taxes going up for “nothing much happening in my neighborhood” came about why? The cost of services are going up why? Help me here because it isn't adding up. Same streets, not much maintenance on my roads, haven't seen any work on the water or sewer lines. Nope can't think of much that has changed in my neighborhood that would require higher costs. I'm just so confused. Hey, how come the people in east and north Lawrence aren't on here complaining at all about not having curbs and poorly maintained streets but the people out west are complaining that their brand new four lane roads just aren't cutting it? How can it be that when KU lets out through all the neighborhoods through small streets and there are backups at the stop lights, maybe have to wait three cycles it isn't a crises but when you live out west and have to sit through one cycle or have to take your turn in your little three or four car backup at a stop sign it is a crises? Just don't understand Paris.
10 August 2007
at 11:09 a.m.
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JackRipper (Anonymous) says…
LOL that's interesting kshiker because it was ok for you all to come up with conspiracies and all that crock that the previous commission running business away? Unfortunately in the last election we didn't hear the voice of Lawrence because they didn't vote! You are correct, we'll see what happens at the next election but so far there haven't been all the promises or signs of the promises from this commission. Oh forgot, the new Walmart.
10 August 2007
at 11:14 a.m.
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kshiker (Anonymous) says…
JackRipper —
The candidates for the City Commission said before the eleciton that they would be willing to take another look at a re-submitted Wal-Mart application. If the citizens of Lawrence who disagree with the policies of the current City Commission didn't vote in the last election, then that is their problem. Even though you have the constitutional right to vote, I guess I need to remind you that you can't be too LAZY to exercise that vote if you wan't to complain about how government is functioning.
10 August 2007
at 11:18 a.m.
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JackRipper (Anonymous) says…
I agree with you there. I did my part. I don't care about the Walmart issue, it should be perfect out there.
10 August 2007
at 11:20 a.m.
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Wilbur_Nether (Anonymous) says…
Look, folks, the piper has been paid and the tune has been called. First, let's make the best of this situation. Second, let's be better prepared to have thoughtful, rational conversation next time so we can provide better input to the process.
Oh, what am I saying? That wouldn't be nearly as much fun as belly-aching and name-calling. Never mind.
10 August 2007
at 11:25 a.m.
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JackRipper (Anonymous) says…
LOL, you are on record as trying Wilbur.
10 August 2007
at 11:44 a.m.
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monkeyhawk (Anonymous) says…
“West Lawrence wonders why they are wearing on people's nerves,”
Second biggest chuckle of the day. Have any of those fortunate to live on the west side ever wondered that? And, if they have, do they even care if some of the merrill/boozo/mcclure/smith/burress types are annoyed by our voting habits? What bothers them most is that we do not kowtow to their opinions or their form of socialism. Maybe we have been on earth long enough to get over childhood fantasies of the world should be like. We have started paying taxes, and most of us have the insight to see what our money is buying.
It is refreshing to not to have our city lead by some on the hill using its citizenry as a social experiment for their next publication.
10 August 2007
at 11:47 a.m.
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kshiker (Anonymous) says…
Logicsound —
I believe I go through his company to buy my property insurance, that does that mean I am part of the pro-growth cabal? Never mind that they were able to quote me a very good rate and saved me a considerable amount of money over my old property insurance policy.
In the last few elections, Governor Sebelius and State Senator Marci Francisco have received large amounts of campaign contribution from public schools teacher unions, does that mean they should not be allowed to take action on issues affecting public education or teacher salaries??? The next time you want to restrict or inhibit free political speech (which includes contributions), you may want to reference the First Amendment to the Constitution.
10 August 2007
at 11:58 a.m.
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Lonestar1 (Anonymous) says…
People in India are protesting in large numbers to keep Wal Mart out of their communities…. they all fear it will destroy the local traditional Mom & Pop shops:. but they will fall prey to Wal Mart just like Lawrence did. You will be assimilated!
10 August 2007
at 11:59 a.m.
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JackRipper (Anonymous) says…
Bow, in my opinion I don't think people are against growth because growth is a given, it is how it grows so it isn't so expensive and we aren't stuck paying more taxes to subsidize something that too big for us to afford. That's the point in my opinion. The town grew for years obviously but it grew in right next to what was already there in nice size neighborhoods that included a retail area and school that kids could walk to. What has happened in the last 20 some years is a massive road being built, totally unlike anything anything that is what Lawrence is and instead looked like what they were doing in west JOCO. Then because it was so far out there our schools and firestations were closed and rebuilt out there. Massive road systems, out there. It is referred to west Lawrence because it doesn't look or feel like anything that was Lawrence. You guys keep talking like what we have to do is build retail so people from out of town will come and buy stuff that they can already get in KC and Topeka and cover all our debt. I think that is pretty weak.
10 August 2007
at 12:01 p.m.
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monkeyhawk (Anonymous) says…
kshiker,
It occurs to me that I also have most of my insurance with this company for the same reason, not to mention that I have an excellent agent. I have happily given them 3 autos, five properties, corporate insurance, personal liability and my umbrella.
So, for all of you with great disdain for WalMart, and this particular insurance company, you are probably spending a lot more for the same, just to be trendy or idealistic.
10 August 2007
at 12:10 p.m.
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kshiker (Anonymous) says…
JackRipper —
Lawrence is clearly not Johnson County and it will never be. However, it might be somewhat nice to become a little bit more like them since they are one of the country's fastest growing areas in terms of economic and wage growth.
If wages and employment were growing in the City of Lawrence at a leven even remotely close to how they are growing in Johnson County, then we might not have so many people complaining about not being able to afford to live in Lawrence.
10 August 2007
at 12:15 p.m.
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storm (Anonymous) says…
Here come the plastic bags!! On your lawns, in your bushes, way up high in the tree, over there by the play-house, mashed against the fence at Lawrence Free-State High School, over in the fields, under the wheel of your car as you drive by. One item per bag. We can pretend they're actually tumbleweeds.
10 August 2007
at 12:17 p.m.
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kshiker (Anonymous) says…
Storm —
Thank you Chicken Little.
10 August 2007
at 12:24 p.m.
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gccs14r (Anonymous) says…
If you want the JoCo lifestyle, that county is just a few miles down K-10 and you're welcome to move there. Please quit trying to bring their McCulture here.
10 August 2007
at 12:33 p.m.
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kshiker (Anonymous) says…
gccs14r —
I don't want to move to Johnson County. I think I will stay in West Lawrence. If you like socialism and hate growth so much, why don't you move to Cuba??? It is just a short 5 hour flight to the southeast!
10 August 2007
at 12:39 p.m.
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Mkh (Anonymous) says…
“In the last few elections, Governor Sebelius and State Senator Marci Francisco have received large amounts of campaign contribution from public schools teacher unions, does that mean they should not be allowed to take action on issues affecting public education or teacher salaries??? The next time you want to restrict or inhibit free political speech (which includes contributions), you may want to reference the First Amendment to the Constitution.”
––––––––––––
KShiker,
Do you really not understand the difference between campaign contributions and business deals? If you think extremely hard, I bet you could figure out the difference…give it a try.
10 August 2007
at 1 p.m.
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gccs14r (Anonymous) says…
“If you like socialism and hate growth so much, why don't you move to Cuba???”
I'd rather move to Germany where they have figured out how to have healthy, balanced communities with a proper mix of capitalism and government services, but I don't qualify.
BTW, the proper mantra isn't “grow or die”, it's “sustainability.” Unchecked growth is the life cycle of the tumor; eventually the host dies because it can no longer support both itself and the tumor.
If you guys want your own city run your way, I'd vote to cleave Lawrence at Kasold and let you guys do what you want on your side; you could start by paying for your own water, sewer, and streets. We could go back to a more reasonable sales tax rate and mill levy and wouldn't be stuck subsidizing you guys.
10 August 2007
at 1:02 p.m.
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knownasb (Anonymous) says…
JackRipper-
“You guys keep talking like what we have to do is build retail so people from out of town will come and buy stuff that they can already get in KC and Topeka and cover all our debt.”
There is no reason for Topeka or KC residents to come to Lawrence and shop, regardless of what retail establishments are erected here. The problem is that Topeka and KC have so many more retail choices that Lawrence residents travel there to shop. This means a loss of revenue opportunity for the city of Lawrence.
10 August 2007
at 1:20 p.m.
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scott3460 (Anonymous) says…
Yupple: a made up (and deragatory) term meant to denote the plural of “yuppie.” A group of largely self-centered, materialistic, trend worshipping humans given to living in large concentrations of bland suburban blight. Generally devoid of any degree of “soul” or descernible sense of humor. See also, “sheeple.”
“The voters spoke, and most all of them realized exactly what we would be getting.”
That, I believe, is exactly my point. The mass of yupple that have invaded in the last twenty years are getting exactly what they want. Your heaven, however, looks just like my hell.
10 August 2007
at 1:41 p.m.
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kshiker (Anonymous) says…
GCCS —
I think you would be unpleasantly surprised at the amount of property tax revenue generated by new residential and commercial development west of Kasold. In fact, I would counter that growth in this area of the city unfairly subsidizes your streets, sewers and infrastructure. Frankly, some of the neighborhoods in the older parts of the city barely raise enough property tax revenue to pay for their own maintenance, let alone other parts of the city. You can send me a check at any time to reimburse me for your city services.
10 August 2007
at 1:47 p.m.
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kshiker (Anonymous) says…
Logicsound —
That is the most ridiculous argument I have ever heard. There is absolutely nothing illegal or unethical about a pre-existing business relationship that allegedly exists (didn't see any evidence offered to prove the truth of the matter asserted) between a private citizen and the spouse of a public official.
If this ridiculous argument were to be followed to its fullest extent, then Mike Rundle would have been unable to vote on the Wal-Mart application since it could potentially affect his employment at the Merc. Mike Amyx could not vote on any pending rezoning permits for a GreatClips or SportClips because this could potentially affect his business. Schauner would have needed to recuse himself from all items relating to public education as he is an employee of the KNEA.
On the alleged Wal-Mart contributions, there is a contribution limit of $500 in place for the City Commission elections. Even if the Wal-Mart corporation decided to make a financial contribution to one of the candidates, the maximum amount they could have given would be $500 in each election. More hysterics and unsubstantiated innuendo; can't say that I am surprised!
10 August 2007
at 1:47 p.m.
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JackRipper (Anonymous) says…
knownasb that is true but it always has been true so why not are we in such a bind now?
10 August 2007
at 2:09 p.m.
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JackRipper (Anonymous) says…
kshiker maybe you should get the numbers and figure them for us and post it. All those new streets out there and the $85 million dollar sewer is some how costing less than our streets which get a little asphalt in the potholes occasionally. I know there is more to it then that you are picking up the tab for us is ridiculous. Some how before the west was developed we had plenty of money to maintain our streets, it's only now after all your generous property taxes that there are problems. Like someone said, this is a sleepy little college town, why would you want to reinvent over here what you can already have in JOCO? If JOCO is so highly regarded what keeps you here? We're just a bunch of backwoods hicks.
10 August 2007
at 2:19 p.m.
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kshiker (Anonymous) says…
JackRipper —
I don't claim to like East Lawrence. In fact, unless I am going up to campus, attending the occassional event on Mass. Street or eating at the Jade Mongolian BBQ Buffett (love it), I rarely cross Iowa Street. On the other hand, I am a huge fan of everything in West Lawrence and would not choose to live anywhere else.
10 August 2007
at 2:26 p.m.
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JackRipper (Anonymous) says…
Well it is nice we can subsidize your JOCO county existence on your small town budget.
10 August 2007
at 2:48 p.m.
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scott3460 (Anonymous) says…
“I don't claim to like East Lawrence. In fact, unless I am going up to campus, attending the occassional event on Mass. Street or eating at the Jade Mongolian BBQ Buffett (love it), I rarely cross Iowa Street. On the other hand, I am a huge fan of everything in West Lawrence and would not choose to live anywhere else.”
Thanks for coming to town and ruining Lawrence so that you can live in an exact duplicate of 90% of the rest of American suburbia. Probably a good thing you don't often venture in to that foreign weirdness east of Iowa. There are probably quite a few folks there who despise all the corporate materialism and consumerism you so foolishly embrace.
10 August 2007
at 3:12 p.m.
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kshiker (Anonymous) says…
Scott —
I'm glad you love your nice little faux-utopian, hippie existence where you live. Please feel free to not come over and visit where I live. You don't have to like me. I don't have to like you. Enough said. Have a good life.
10 August 2007
at 3:20 p.m.
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JackRipper (Anonymous) says…
Scott it is nice that your little “faux-utopian, hippie existence” paid it's own way and didn't, like a corporated raider, come into town and try suck every penny they can for their own personal desires and profit. Remember when citizens were civil minded and not out screw everybody else. Again kshiker it is nice that us little people can subsidize your style of living. Many out west have more than those on the east yet keep cooking up ways to have more money spent out there. I'm still finding it hard not to laugh at their traffic concerns on the huge four lane roads!
10 August 2007
at 3:32 p.m.
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JackRipper (Anonymous) says…
hawk it is horrible out there. Did you know sometimes they have to stop at a stop sign and wait their turn. Waiting their turn, of all the nerve! I'm sure the Hilton bimbo lives out there somewhere because the whining sounds like something I've heard from her on the news.
10 August 2007
at 3:36 p.m.
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kshiker (Anonymous) says…
JackRipper —
Lets compare property tax bills and see who pays more for infrastructure in this city. I would beg to differ with your characterization that just because your neighborhood is older it deserves more government spending. Again, it might be nice to show some form of proof that new development does not pay for itself. You hippies are all the same. Don't come to West Lawrence if you don't want to; the truth is that we don't want you. If you plan on coming over here, at least plan on taking a shower first! The stench in your neighborhood is probably unbearable.
10 August 2007
at 3:40 p.m.
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kshiker (Anonymous) says…
Hawk —
I really don't think Wakarusa is that bad right now either. In fact, the West Lawrence Neighborhood Association was the major group claiming that 6th and Wakarusa will not be able to handle the increased traffic due to the new Wal-Mart. Since I definitely don't agree with anything that group believes anyway, I would highly doubt that Wakarusa needs to be upgraded to support traffic from Wal-Mart. If the city does not want to upgrade Wakarusa, I really don't care. Its a great deal better than Louisiana or Kentucky already.
10 August 2007
at 3:43 p.m.
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JackRipper (Anonymous) says…
It must be too complicated kshiker because before the west existed we had enough money from our misely property taxes to cover what we had. No problemo, it was okey dokey, swell, the flowers smelled sweeter back then, even over my stench but now with all the prosperity you have brought to town all my flowers wilted and my taxes increased much more then inflation so I'm trying to figure out why. It could be a coincidence I'm sure, they developed the west and the taxes went up for some other reason, just not sure if I can understand it. Maybe my head is too foggy from all the funny smoking, sure that must be it. Must be why I keep thinking you are Paris Hilton.
10 August 2007
at 3:54 p.m.
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JackRipper (Anonymous) says…
Yes, Wakarusa has a great deal more character and charm and certainly is the place people from out of town come to visit rather than a street in old west Lawrence. Hmm, come to think of it it was old west Lawrence and other family friendly neighborhoods, that pay their own way, that drew a lot of people here since there aren't any jobs here, not more roads like JOCO. The roads exist to help you all get to work faster. If you lived where you worked there wouldn't be such a need for urgency getting out of town. And you'd be living closer to all your favorite big box stores. Some would say it is the only intelligent conclusion to draw from this. Let's hope the bypass is never finished!
10 August 2007
at 3:59 p.m.
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kshiker (Anonymous) says…
JackRipper —
It sounds like you might need a basic Semase Street lession in real property taxation (as well as personal hygiene). Property taxes are based on two factors. One is the fair market value of the property and the other is the mill levy rate. An increase in the amount of property taxes paid can result from either an increase in the mill levy rate or an increase in the fair market value of the property.
Since real estate is an asset that is known to appreciate, it is fairly reasonable (and typically desirable) to anticipate that one's property will appreciate in value over the course of ownership. If the value of your home has risen more than the cost of inflation, then surprisingly, your property taxes will increase more than the cost of inflation (shocker). Therefore, even though the city may not have increased the mill levy rate, your property taxes may increase due to an increase in fair market value.
The reason that homes increase in fair market value is that the demand of homes outstrip the supply. Where demand for housing is greater than the supply of housing, housing will become more expensive. How can you reduce the price of housing? By increasing not restricting the supply of housing.
Since our previous City Commission was more interested in preventing rather than encouraging the construction of new housing by passing new and burdensome regulations on development, housing supply has not kept up with housing demand in Lawrence. Thus, the price of housing has increased. Ergo, the value of your home has increased. Ergo, your property taxes on said home have increased!
10 August 2007
at 4:03 p.m.
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kshiker (Anonymous) says…
JackRipper —
Thank heavens Lawrence has KU and Clinton Lake. Outside of those two prime assets (and of course the entirety of West Lawrence), the old neighborhoods downtown have basically little charm and are about as aesthetically pleasing as a tour through Borat's Khazakstan.
10 August 2007
at 4:11 p.m.
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JackRipper (Anonymous) says…
Ok you will have to spoon feed it to me because I still don't understand. I've heard that the housing market is crumbling right now because many of the houses being built were using cheap loans that aren't as cheap anymore and people who were trying to get rich quick are now suffering because they refused to accept basic fact about investing, it isn't always going to go up so I don't think now since housing prices have stagnated and actually are dropping in town that there is a shortage. The old build a house as crappily as you can because you aren't going to live in it long and hope for the big profit in a few years is coming to an end but we still have to pay for maintaining all that infrastructure.
My other question is why were so many people moving here in the first place. As you have said there are no jobs here. I would have thought it was because they liked the character of Lawrence but since what is being built is not like Lawrence but OP I'm confused why they moved here and then get upset because we don't have all their favorite big box stores they had over there.
Taxes also go up when you have to build roads, new sewers, new fire houses, new schools. Besides property taxes sales tax has gone up and there is talk about it going up even more. How come?
Ok type real slowly Paris because I'm a little slow.
10 August 2007
at 4:23 p.m.
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JackRipper (Anonymous) says…
Guess that's why there are so many people hanging out downtown. Guess they could go to the playground at McDonald's for an experience you can't get anywhere else.
10 August 2007
at 4:26 p.m.
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kshiker (Anonymous) says…
JackRipper —
Do you have any FACTS to prove that new residential and commercial development does not pay for itself with increased property and sales tax revenues? The simple fact is that a $250,000 pays a lot more in property taxes than a $100,000 home. When you add 1,000 new $250,000 homes into a city, you see a marked increase in property tax revenue.
As far as this lovely myth perpetuated by the McClure/PLC half-wits that new homeowners do not pay the cost of adding new infrastructure, then I guess I should disregard the special assessments that I have to pay each month for streets, sewer hook and water hookup. I guess that enormously large monthly expense that is added on to my property tax bills is just a figment of my imagination.
Has your house increased in price at a pace quicker than inflation in the past ten years or not? If it hasn't, then you are clearly living in a dismal part of town because everything else in Lawrence has. While it may be slightly down over the next few years, you can bet that it will start increasing again soon. We wouldn't want to make it easier for someone to build new homes in Lawrence. Then we would degrade your little utopian existence.
10 August 2007
at 4:27 p.m.
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kshiker (Anonymous) says…
JackRipper —
Most of the people hanging out downtown are vagrants and panhandlers. Perhaps they should go to McDonalds to find employment. Maybe they could stay with you?
10 August 2007
at 4:36 p.m.
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JackRipper (Anonymous) says…
Ok, I could ask you if you have facts showing that it does but instead I'll go back to what I said and should be helped by your argument. In the past the city had the funds to maintain our dismal little neighborhoods. Now they aren't being well maintained and the city is having money problems. Yes, the property values went up in my dismal neighborhood there should have been additional funds to fix my dismal little streets and all. But the city is hurting financially. Now you are here paying your fair share and apparently a lot more then is required to fix your nice new streets but even with all the cash rolling in from you all the city is hurting financially. Where is all that money going? Surely the evil round abouts and a portion of the bus system couldn't wipe out all that revenue coming in from your generous contributions. And again, and again, and again, why do your torture yourself living here when JOCO has everything you want for the same price? Is it easier being a big fish in a small pond?
10 August 2007
at 4:38 p.m.
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JackRipper (Anonymous) says…
Dang those vagrants and panhandlers can make a lot of money! I wouldn't think they could afford all those new Range Rovers, Mercedes, and BMW's but guess I'm wrong. Why would I want to work at McDonald's when I could be making that kind of money panhandling!
10 August 2007
at 4:46 p.m.
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kshiker (Anonymous) says…
JackRipper —
Isn't that what you do anyway?
10 August 2007
at 4:49 p.m.
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JackRipper (Anonymous) says…
I'd probably get farther making a fortune panhandling then getting you to explain how the kind of growth we have endured for the last 20 years hasn't ended up raising our cost of living and breaking the bank. Please, tell us more stories about how the previous commissioners actually were the cause of all this in their short time in power. I always like a good story.
10 August 2007
at 4:50 p.m.
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kshiker (Anonymous) says…
JackRipper —
Hippies like you are an annoying yet necessary side effect of living in West Lawrence. All I have to do is belittle and put up with you on this forum, but thankfully I don't have to interact with you for the majority of my life here in Lawrence.
I can hear a constant whining noise from East Lawrence which I believe is the usual hysterics emerging from you PLCers, but it really doesn't make much of a difference to me. As long as I can sneak across Iowa to attend KU football and basketball games, then I can always come back to where I would rather be.
If you would just let the state construct the remaining portion of the K-10 bypass, you would never need to see me in East Lawrence! Good riddance for you and me.
10 August 2007
at 4:57 p.m.
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JackRipper (Anonymous) says…
But if you just moved to paradise you would never have to worry about running into me. Hmmm, I'm trying to remember where the whining started. While some people in east and north Lawrence don't even have curbs the people out west who have generously blessed us a major cash flow of revenue which some how is leaving us cash strapped, we are now learning that the streets aren't big enough and that they have to stop at the stop signs and wait their turn. When I realize the troubles you go through a tear wells up in my eye. Paris head back to LA. Your spoiled child routine is becoming tiresome.
10 August 2007
at 5:02 p.m.
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kshiker (Anonymous) says…
JackRipper —
I'm not whining about anything. In fact, I am quite pleased with life in West Lawrence. It seems to be the PLC crowd who is more concerned with West Lawrence than their own backyard. What do you care if another Wal-Mart opens up in West Lawrence? Don't shop at it and don't come over here! I'm already in paradise; just stay where you are.
10 August 2007
at 5:03 p.m.
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kshiker (Anonymous) says…
I'm going home. Keep whining. Knock yourself out! Have a nice, pathetic life.
10 August 2007
at 5:09 p.m.
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JackRipper (Anonymous) says…
Again, I could care less about the Wal-mart, it's perfect over there. But you guys are costing us a lot of money. Live with the streets, the stop signs, lets fix the infrastructure that is falling apart before you come whining about having stop signs. You're sucking the city dry. And you were whining about the supposed restrictions on growth out there during the evil empire yet that growth cost all of us so it is our concern. It's funny because I sure saw a lot of beautiful land torn up to put in the future slums of Lawrence during the time of the evil empire.
We'd leave you alone if you would keep your hand out of our pockets. At least a panhandler asks.
10 August 2007
at 5:12 p.m.
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JackRipper (Anonymous) says…
Spend some time this weekend working up the figures on how smart growth is going to cost us more money in the long run than what we have had. I take it you have those figures already so waiting to see them. Have a nice weekend as I try to endure in my dismal neighborhood living my pathetic life. Cheerio.
10 August 2007
at 6:08 p.m.
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soonerborn (Anonymous) says…
I will see all of you at Wal-Mart!! YEAH
10 August 2007
at 8:43 p.m.
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justsaying (Anonymous) says…
Whatever your opinion, for or against Walmart, there are always positives and negatives that come with growth/change. Walmart takes a lot of heat, but I hear very little about Target…. can't really tell much difference other than Target prices the exact same item a few cents to a dollar more than Walmart. Downtown Lawrence has its nitch and hopefully always will, but Lawrence needs jobs, ANY jobs at this point. We have lost out on major businesses coming here because the tug of war over smart growth is so controversial that we either give companies excessive tax breaks (call it whatever you wish) or we keep potential companies at bay for long periods of time (such as 5 years for Walmart). I realize that Lawrence doesn't want to be like every other town, but I don't really think Lawrence ever will lose its charm. What does concern me is that more and more people are living here and working and shopping in other towns/cities.
10 August 2007
at 11:22 p.m.
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janeyb (Anonymous) says…
Any street improvement on Wakarusa should be funded by a combination of the whole city and a benefit district—with taxes heavy on the benefit district. People living along Wakarusa and west will use the streets daily, and be able to stop daily at Walmart or the other businesses. People throughout the rest of Lawrence might use it once a week. Wakarusa really isn't used as a quick way across town like Kasold—or Naismith!!! As for the high school, that is a dangerous five minutes twice a day. Those kids can clear a parking lot fast!
I drive Wakarusa often and prefer the 4 way stops. Most of the time you can stop and go. There are certain times of the day it is busier, but once they put stop lights in, it will always be hurry up and wait—especially the way Lawrence synchronizes stop lights. I also drive Harvard often—it is like a carnival ride with the speed bumps and roundabouts. They should do a study on how many older people don't yield at roundabouts—or better yet—go the wrong way when entering them! Anyway I find Harvard and Kasold a much scarier intersection than Harvard and Wakarusa.
One last thing. Can anyone explain the speed bumps on W Harvard to me. Why do they have channels so you can just straddle them and not slow down?
10 August 2007
at 11:34 p.m.
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jonas (Anonymous) says…
Janeyb: I think you're assuming that any of the traffic things in the W Harvard area are the product of sense. And I think that assumption is mistaken
11 August 2007
at 12:03 a.m.
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Godot (Anonymous) says…
“Mkh (Anonymous) says:
“In the last few elections, Governor Sebelius and State Senator Marci Francisco have received large amounts of campaign contribution from public schools teacher unions, does that mean they should not be allowed to take action on issues affecting public education or teacher salaries??? The next time you want to restrict or inhibit free political speech (which includes contributions), you may want to reference the First Amendment to the Constitution.”
KShiker,
Do you really not understand the difference between campaign contributions and business deals? If you think extremely hard, I bet you could figure out the difference:give it a try.”
MKH, in a state where government IS the biggest business, there is absolutely no difference.
12 August 2007
at 12:53 p.m.
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HMcMellon (Anonymous) says…
What's wrong with a world that evolves to where one mega-corporation owns every business in the United States, China and elsewhere. What's wrong with a gigantic conglomerate controlling all the governments of the world and everything we do or think?
A system like that worked very well in the Soviet Union for 75 years. What's wrong with returning to that kind of system but on a worldwide basis? Already, the cooperative relationship between the totalitarians in China and the major corporations is working very well. The resulting trade deficit is leading to China owning America's debt. Everyone has to be beholden to someone. What's wrong with America being beholden to China? Let's face it, the sooner that everyone is under the control of International Monopolies, the sooner we will have peace on earth.