Archive for Sunday, July 27, 2008

Preserve parkway

Allowing a new retail store at Clinton Parkway and Crossgate Drive could launch a march of new development that would change the nature of Clinton Parkway.

July 27, 2008


Clinton Parkway, by its very name, was envisioned as a break from the commercial clutter on 23rd Street east of Iowa.

The limited commercial development that has taken place on the parkway has been carefully scrutinized to avoid disrupting either the traffic flow or the intended ambiance of the drive from Iowa Street to Clinton Lake.

All of that effort is in danger of being undone by a proposal that gained the endorsement of the Lawrence-Douglas County Planning Commission this week.

Against the recommendation of the planning staff, planning commissioners gave their backing to rezoning that would allow construction of a new Walgreens store at the southwest corner of Clinton Parkway and Crossgate Drive. Commercial rezoning for that area, as the staff pointed out, goes against the city's comprehensive plan and would attract additional traffic that the nearby network of streets was not designed to handle.

Planning commissioners weren't swayed by the staff's recommendation, choosing instead to side with developers and some neighbors who made the nonsensical argument that having a drug store within walking distance might decrease the need for area residents to make frequent trips on Clinton Parkway. Nothing against Walgreens, but it's highly unlikely that any great number of people are going to walk to this store. This is an especially silly argument when one considers that any product or service, including the pharmacy, that would be offered at Walgreens already is available at an equally walkable location about three blocks away at the Hy-Vee shopping center at Clinton Parkway and Kasold Drive.

The bigger issue, however, is that it only takes one piece of commercial zoning at that location to start the march of development that could turn Clinton Parkway into 23rd Street West. If zoning is approved for Walgreens, there will be little basis to deny similar zoning for another business next door or across the street and another business next to that, and so on.

Approving this zoning request as a supposed matter of convenience for a few neighborhood residents ignores the planning commission's responsibility to act on behalf of the public good. Lawrence city commissioners should accept that responsibility and reject the planning commission's recommendation and the rezoning request.


Keith 9 years, 7 months ago

"Lawrence city commissioners should accept that responsibility and reject the planning commission's recommendation and the rezoning request."Say it ain't so Joe, the editorial board is against growth? I thought all growth was good.

gr 9 years, 7 months ago

"Allowing a new retail store at Clinton Parkway and Crossgate Drive could launch a march of new development that would change the nature of Clinton Parkway."Thlippery thlope. Thlippery thlope.

BigPrune 9 years, 7 months ago

Lawrence HATES retail dollars, period. I'm surprised this editorial is against it. Lawrence HATES retail dollars, period. Why are our taxes so freaking high? Lawrence HATES retail dollars, period.

SettingTheRecordStraight 9 years, 7 months ago

"Against the recommendation of the planning staff..."Yes, but planning staff are notoriously liberal and anti-growth. Why do we even listen to them?

OnlyTheOne 9 years, 7 months ago

Can no one see why this is proposed? Walgreen's needs to divert the southwest population business from the Dillon & CVS. "Why should I drive over to Kasold or Iowa when I have a drugstore right here?" In most places "Lawyer" is the most despised occupation but in Lawrence it should be "Developer."

Richard Heckler 9 years, 7 months ago

The T costs taxpayer wayyyyyyyyyyyyy less than new development. Let's vote on each and every new project.Better yet. No new project is decided by commissioners. Instead as new projects are requested the city compiles a list to be voted on by taxpayers in November each year. Notations of whether the project further over stocks our residential or retail markets of which an answer of NO should be returned by voters.Why is Lawrence Economic Growth Lagging? or No on Impact FeesResidential growth does not pay for itself because the funding of revenues generated by residential does not pay for the services they require from a municipality. In order for the city to have orderly growth, developers need to be responsible for all new infrastructure. Most builders understand impact fees are for a purpose that improves their development.Yes or No on light industrial sites: How many is the question?The North Lawrence site needs $42 million worth of projects such as flood control,reconstruction projects, bridge and culvert. Then roads,walks etc. Which sites are fiscally prudent? Taxpayers should pay for none of this. It is the developer who wants to make tons of dough. It is the developer who decided to the project in spite of substantial resistance from taxpayers. So the developer should pay for everything only after voters from older neighborhoods have decided whether yes or no. At the end taxpayers are responsible for all new infrastructure maintenance = more tax dollars for the budget.

BigPrune 9 years, 7 months ago

spiderman says,"At the end taxpayers are responsible for all new infrastructure maintenance = more tax dollars for the budget." I'll remember that when I think about the City paying for the new water lines downtown.

Richard Heckler 9 years, 7 months ago

This is the the problem with special interest planning commissioners.There are plenty of Pharmacies within walking or biking distance. Just got to do it. Is 6-8 blocks too far to walk? The other problem of perpetual over retailing is it screws the retail market and the taxpayer.

gccs14r 9 years, 7 months ago

I miss the old Clinton Parkway, the one with almost nothing on it from Iowa all the way to the lake. It was nice to sit on the dam and see almost nothing of Lawrence except the dorms.

BigPrune 9 years, 7 months ago

If empty store fronts are your concern, you should be asking the City why they won't let businesses into the empty spaces anymore. They are the ones that have created this problem. I have heard horror stories that vacant space can no longer be rented. It's just another feather in Lawrence's cap in being one of the most restrictive communities in the country. Ask around yourself to see what I say is true.

KU_Dude 9 years, 7 months ago

Worth repeating:"i am withdrawing from the forum and have sent an email to LJW regarding the same kind of complaints about certan forum members often referred to as 'wingnuts' or the 'witches haven' or other names.they have essentially ruined the purpose and fouled the on line forum to a point where their constant interjections have ruined the forum for serious readers."-Spiderman-------------Why do you lie Spiderman / Cool?I guess everything that I read on the internet isn't true.

BigPrune 9 years, 7 months ago

You guys are so full of it. Your conclusions are b.s. Why should you care anyway, this is nowhere near the downtown area. Frankly, I'd love to see a big strip center take up that whole block so the people who live nearby, who would normally stay home except for their weekly trips to the grocery store/discount store, could go someplace close (within walking distance even) save gasoline, and get a bite to eat if they wanted. It wouldn't be stealing from some other part of town. There isn't anything close (unless you count Miller Mart or the Hyvee). Geez.

enima18 9 years, 7 months ago

I love the earlier comment, "Is 6-8 blocks too far to walk?"You bet your butt it is. Think about the elderly walking in a 103 degree heat index. Perhaps merill is going to go pick them all up and drive them to the pharmacy for their medicare drugs that still cost them a fortune. There are to many liberal hippies in this town.

BigPrune 9 years, 7 months ago

Okay, nice way to bury my meaningful and hard hitting posts. You seem to be infatuated with Cool/Spiderman or Merrill. Is KU Dude one of the above as well trying to play the alter ego personality?

just_another_bozo_on_this_bus 9 years, 7 months ago

"Why is your conclusion that retail dollars will be shifting from somewhere else?"Unless there is an increase in demand for pharmaceutical products equal to the increase in supply, then there will be a decrease in purchases from somewhere else.

KU_Dude 9 years, 7 months ago

I learned from Cool/Spiderman to post repeatedly to get articles #1 on the most discussed list. :-)

KU_Dude 9 years, 7 months ago

Walgreens was shot down twice on proposed site locations on two corners of Clinton Parkway & Wakarusa.

KU_Dude 9 years, 7 months ago

Spiderman / Cool,Please stop posting the same things over and over again. It's very tiring.KU_Dude

KU_Dude 9 years, 7 months ago

This is where cool/spiderman comes in and says to stay on topic.

Charlie Dominguez 9 years, 7 months ago

The property in question has been sitting idle for over 6 years after the owner originally purchased the property for development (planning requirments changed 2 months after purchase). Secondly, the property in question will take substantial cost to develop due to its topography (drainage ditch located right west of proposed site). Third, the primary argument from planning staff is to prevent strip development; the property right next to the Walgreens site is already purchased and site developed for mult-family zoning (apartments). So, where would the strip type development exist since the rest of the property on that block is already zoned for apartments? Staff mentioned their hope of a Yoga type community center for the site; however, with the cost it will take to develop that property, only a high-dollar generated entity would invest the unusual high construction funds required for develpment. No influence just the facts determined the vote.

poop2scoop 9 years, 7 months ago

The relationships between city/county/school officials and developers provide KU students with examples of questionable engineering, poor planning and suspect motives. The "Lawrence condition" is a great teaching aid for several departments at KU.

monkeyhawk 9 years, 7 months ago

Anyone who actually WANTS to pay taxes in this city should be allowed to do so.

BigPrune 9 years, 7 months ago

I wonder what the zoning was for those two?

trollkiller 9 years, 7 months ago

Just the name "Clinton" is a hard one to swallow.We should change the name of both the lake and the parkway. Or we could allow a cigar store name Monica's to be built there.

KU_Dude 9 years, 7 months ago

deskboy04 (Anonymous) says: Lawrence needs a Taco Tico.------Lawrence had a Taco Tico. It failed.

KU_Dude 9 years, 7 months ago

Bowhunter99 (Anonymous) says: so it's obvious that merrill has gotten a new id; spiderman: that way he can repost his nonsense over and over and try to make people believe someone actually believes his rants:sorry: it's still nonsense.--------Unfortunately Spiderman is not Merrill. I prefer Merrill. I don't think he ever calls people any names like Spiderman/Cool does. Merrills never sent me any messages either. Merrill's the best when compared to Spiderman/Cool.

BigPrune 9 years, 7 months ago

Max1, Doesn't Lawrence advocate drug useage since they passed a law that makes marijuana possession less of a crime? But seriously, since the majority of the population is getting older, they'll need more pharmaceutical choices - and they won't be taking away from existing businesses anyway simply because people are getting older.

BigPrune 9 years, 7 months ago

beobachter,The infrastructure is already in place paid for by the developers who bought the land years ago.Why is your conclusion that retail dollars will be shifting from somewhere else? If something is close to home, it is easy to surmise that people in that general area will be stopping in for convenience purposes - after all drug stores in general cost more than say a discount store. A discount store trip is once, maybe twice a week. A drug store is more like a glorified Kwik Shop without the gas pumps. Easy in/easy out. There isn't anything that will compete with this store except Hyvee's pharmacy section which isn't that large anyway. I'd like to see more retail in this area. If this is the first baby step in getting that accomplished, then so be it. It will be very convenient for people who live in this area of town as the people are poorly served with their retail choices as it stands today. It's not going to be hurting the downtown, so why should you care?

KU_Dude 9 years, 7 months ago

I thinked Walgreens walked away before either of those went to the city anyway....and the nursury decided to stay where they were.There still is the one undeveloped corner there but the owner wants a fortune for it.

KU_Dude 9 years, 7 months ago

This story is now #1 on the most discussed list. Thanks for showing me the way cool/spiderman.

BigPrune 9 years, 7 months ago

What a lame argument and putting words in my mouth doesn't help out your cause at all.This is nowhere near the downtown, so why do you care? Shouldn't you be blaming the farmer who sold the land in the first place? After all, this chunk of ground wasn't included in the defunct as it rolled off the presses Horizon 2020.

BigPrune 9 years, 7 months ago

Please enlighten me on your reading compehension. The way I read it, Walgreen's says it..."anticipates opening 550 new stores in fiscal 2008, with a net increase of more than 475 stores after relocations and closings. Walgreens is on track to exceed its goal of operating 7,000 stores in 2010."They also go on to say..."We're committed to organic store growth."Notice the word "organic" but I doubt they'll be competing against the Merc. I believe everyone should have the freedom to choose where to shop in a free society. After all, we live in the United States of America where the majority rules. Not some impossible socialist utopia that some want Lawrence to become.

BigPrune 9 years, 7 months ago

If it is not needed, then why has Walgreen's market research indicated it is needed? Obviously their expensive market research is based on facts, instead of no-growth emotions. No-growth emotions is the reason Lawrence is going broke. Notice how City Hall has layed off nil? THAT would be too emotional.

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