Legoland Lees Summit - Pro Or Con

The Lee’s Summit City Council is facing a decision of historic importance in the coming days, whether or not to go forward with a $750+ million dollar project. If passed, it will transform the area bounded by I-470, Highway 350, Chipman Road and Douglas Road in the north central part of the city. Perhaps listing the projects Pros and Cons will clarify the issue.

On The Pro side:

* 650,000 Square Feet of retail stores in a separate shopping center located in between the theme park and Summit Fair shopping center, now under construction.
* 30,000 SF SEA LIFE Aquarium
* 50,000 SF of Festival retail located in between the theme park and the aquarium
* A LEGO themed hotel
* A 40+ -acre LEGO theme park
* Only the second LEGOLAND in North America.
* Amusement park enthusiasts from around the world have voted LEGOLAND California as the Best Children's Park for the third year in a row.
* Amusement Today, a monthly trade newspaper, awarded the LEGOLAND California theme park the esteemed Golden Ticket Award.
* LEGOLAND Lees Summit is expected to draw 1.4 million visitors per year
* LEGOLAND Project expected to add $11.2 Billion in new revenue to the Lees Summit economy over the 23 years of the TIF Process.
* Will be the second largest concentration of retail space in eastern Jackson County.
* The Lee’s Summit TIF Commission has approved the project
* The Lee’s Summit School District has approved the project
* The Lee’s Summit Economic Council is confident that with communication and collaboration, the right balance for Lee's Summit will be determined, and the Council will make an informed decision.
* The Applied Economics impact report supports the conclusion that the project will further diversify the community economy.
* Reports from Canyon Research, JB Research, and Springsted conclude that the project appears feasible and sustainable.

On the Con side :

* The naysayers believe RED isn't interested in maintaining their 500+ million dollar investment in the project and just want to take the 178 million dollar TIF and run.
* The naysayers believe RED and MERLIN Entertainments Group have not done their homework and there is no way that LEGOLAND or the shopping areas will draw what they say it will.
* The naysayers believe the reports from Applied Economics, Canyon Research, JB Research, and Springsted are wrong and the project is not feasible or sustainable, and the naysayers will cherry pick parts of these same reports to prove their point.
* The naysayers believe that being named the "Best Children's Park" three years in a row doesn't mean that people in the Midwest would be interested and attend.
* The naysayers will have you believe that the Lees Summit TIF Commission hasn't looked after the best interests of Lee’s Summit and "has never seen a TIF that they didn't like"
* The naysayers say that MODOT will never make traffic changes shown in the above site plan, so traffic will be terrible.
* The naysayers say that Summit Woods and Summit Fair should be enough shopping to support Lees Summit now and for the foreseeable future.
* The naysayers say if the project fails Lees Summit will be on the hook, despite assurances from the deputy city administrator to the contrary
* The naysayers say that the Lees Summit School district hasn't looked after the best interests of Lees Summit and has been paid off by RED.
* The naysayers say that the Lees Summit City Council has to be watched and lobbied in order for them to do the "Right Thing".

I think I will side with RED, MERLIN Entertainments Group, Applied Economics, Canyon Research, JB Research, Springsted, the Lees Summit TIF commission, and the Lees Summit School District and not believe the naysayers and their claims of unprofessionalism and mismanagement.

I believe along with the Lees Summit Economic Council that the right balance for Lee's Summit will be determined, and the Council will make an informed decision.

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On the LEGOLAND Lee's Summit TIFS

It appears that there is a lot of misconception out there on the Lee's Summit City Council use of TIFs to promote development in Lee's Summit. True, the original intent of the TIF law was to promote development of "Blighted" areas and Lee's Summit doesn't have a lot of those to develop. But that is not how other area governments have used the TIF law, to Lee's Summit's detriment. One has just to look to the cities northern border to see the best example of how TIFs have been used against us. I dare say that at least 25% of sales taxes generated from the hugely successful Independence Center corridor comes from Lee's Summit citizens leaving Lee's Summit to shop in Independence, and except for Independence Center itself, which predates the TIF law, all of the additional shopping, office and hospital areas have been developed via TIF promoted development. I for one don't think that land around I-70, 291, and 39th street could be defined as "Blighted". But Independence, by using a loose interpretation of "Blighted" is reaping huge rewards in the form of sales taxes from purchases made by Lee's Summit residences on TIF inspired development.

There are citizens in Lee's Summit that believe that a $143 million dollar TIF for LEGOLAND means the City is writing a $143 million dollar check to the LEGOLAND developer before the developers build in Lee's Summit. That is not how it works.

This is a Dr. Seuss (simple hypothetical) example but say a vacant lot in the city has a property tax bill of $5K on an value of $100K. Then a developer buys the land, invests $900K more and builds a shopping center, their total investment in now $1,000K and based on that value the tax on the property goes up to $50K or 10 times the initial tax value. In addition to the $45K in new property taxes the shopping center generates $55K a year in sales taxes which also go to the city that would have never been collected from the vacant lot. So total taxes collected per year from the once vacant lot has gone from $5K per year (property) to $105K (property + sales), a $100K gain. But to be fair the city does provide some additional services and they cost the city $20K dollars more, it is still a good deal for the city, as they still make $80K per year.

Now for the TIF, in order to build the shopping center the developer asks for a $20K per year TIF for 23 years, in other words instead of paying $50K per year in property taxes they pay $30K, but over 23 years it adds up to the astounding figure of $460K. The city council says "OK" because they know that they are still in the black a cool $60K per year. But the area Grinches find out and raise a stink in the newspapers, they say an evil developer is getting $460K they don't deserve from the city and that's nearly the entire cost of the development. Then the city council gets scared of the Grinches and rescinds the original deal. So the developer backs out, the shopping center doesn't get built, the city is out the $60K per year, and the city residents have to drive 10 miles north to the next city where the developer ends up building the shopping center with a $460K TIF from that city. But the Grinches say they have won because they saved the taxpayers $460K from the evil developer. While really the evil Grinches have cost the taxpayers at least $1,380K in taxes ($60K x 23yrs) plus the time and gas it costs them to drive north to the next city.

Moral, the Grinches are evil not the Developer..

Wake up Lee's Summit the Grinches are at it again.

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Top 10 list of highway work zones to look out for in 2007

For those who are driving in Missouri this summer:

MoDOT has put together a list of the state's top 10 work zones to look out for, based on volume of traffic, amount of work and level of delay. "These are the projects most likely to slow you down, so avoid them if you can, especially during peak hours," MoDOT director Rahn said.

The top 10 list of highway work zones to look out for in 2007 is ranked in order of impact. For more information on these or other projects around the state, please call 888-ASK-MoDOT or visit www.modot.org .

Top 10 Work Zones To Look Out For in 2007

1. Kansas City - Triangle Project: Route 71 realignment and reconstruction - Route 71 will be reduced to one through lane at the I-435/I-470 interchange through the summer. Carries 70,000 vehicles per day. Major delays expected during peak hours, moderate delays during non-peak hours.
2. St. Louis - Eastbound Interstate 70 from Route 79 to Mid Rivers Mall Drive - Crews will add a lane from Route 79 to Mid Rivers Mall Drive. I-70 reduced to two lanes only going east. Construction runs May 2007- winter 2007. Carries 138,000 vehicles daily. Expect major delays during morning peak traffic, moderate delays at other times.
3. St. Louis - Interstate 170 and Route 340 - A new interchange will be built at Route 340 and I-170. The construction reduces I-170 from three lanes to two in both directions and includes various ramp closures over the course of the project that continues until December 2007. Carries 101,000 vehicles daily. Expect major delays through peak travel times.
4. Springfield - Interstate 44 and Route 65 - This interchange will be reconfigured, including a new ramp for northbound-to-westbound traffic. Work scheduled summer 2006 through spring 2008. I-44 carries 58,000 vehicles a day, and Route 65 carries 55,000 vehicles a day. Delays expected during peak travel times; traffic will be detoured onto state routes in town when bridges and lanes are closed at key points during the project.
5. Cooper County, west of Columbia - Interstate 70 from Saline County line to Route M - Lanes will be reduced eastbound for resurfacing. Work will be completed in summer 2007. Carries 28,000 vehicles a day. Expect lane closures during the day. The speed limit will be reduced through the work zone.
6. Kansas City - Interstate 470 / Route 291 / Interstate 70 interchange - Resurfacing and bridge rehabilitation will close exit and entrance ramps in sequence through the early summer and lead to lane restrictions through the fall. Carries 50,000 northbound/southbound vehicles per day. Significant delays expected during peak hours.
7. Macon to Chillicothe - Route 36 - Four resurfacing projects are set for this 58-mile stretch across Macon, Linn and Livingston counties. Projects include 21 bridge rehabilitations, creating driving lanes as narrow as 10 feet over the course of the summer. The projects also include upgrading two narrow sections of eastbound lanes near Brookfield and Meadville and widening outside shoulders in several locations. Projects will be completed this fall. Carries nearly 11,000 vehicles a day.
8. Cape Girardeau - Interstate 55 - While work on a new interchange continues north of town, northbound and southbound lanes are diverted to exit ramps between Cape Girardeau and Fruitland. Work is ongoing to the end of the year. Carries 9,500 vehicles daily. Ten to 15-minute delays are possible.
9. Joplin - Business 71 (Range Line Road) and 20th Street - This intersection will be realigned, with turn lanes and sidewalks added. All work done during overnight hours from 7 p.m.-7 a.m. Average traffic is 41,500 vehicles per day. Estimated completion date is Nov. 1. Delays of up to 15 minutes at night.
10. St. Louis - Interstate 64 throughout St. Louis County and City - Initial construction work to rebuild I-64 is under way. Lanes on Interstate 170 reduced to two in each direction north from I-64 for one-half mile. Lanes on Kingshighway over I-64 will be reduced to two in each direction from June through December. Additionally, other ramps and bridges will be closed throughout the year. Construction continues until summer 2010. Carries 158,000 vehicles per day. Expect delays through peak travel times. Look for this project to be a chart-topper next year.

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Legoland is the Answer for Lee's Summit

As one of the many growing young families living in Lee’s Summit we would like to voice our opinion in regards to the current debate of the proposed Legoland development. We have been following the recent debate concerning this issue. After carefully considering the pros and cons of the Legoland project, we want to join the growing wave of support for the Mayor on this issue. We are compelled to side with growth, opportunity and benefit for the greater good to the citizens of Lee’s Summit.

The opposition to this proposed development and the objections that have been raised have in our opinion been satisfactorily answered in recent statements made by the RED group. Most of the accusations from the objectors appear to be based on fear and invalidated accusations which at first were very misleading in our initial perception of the proposed project. We did our homework and found Lee’s Summit is the sixth largest city (pop. 82,528 as of 2004) and the third largest in area in the state of Mo.

Lee’s Summit is projected to reach a population of 175, 000 in just a few years so progress is inevitable. We are no longer a small town with small minded, antiquated ideas. The high quality, world class, friendly environment of a Legoland park is a once in a lifetime opportunity for this community. With all due respect to the objectors, your objections have been weighed and measured and found sorely wanting. We have considered the future for ourselves and our children and see no adverse outcome – only a bright and prosperous future for the citizens of Lee’s Summit. We would welcome the wholesome family environment of Legoland for our children. Be assured that we have faith in our elected officials, that they will lead this community in growth and prosperity for all. We are in your court as well Mayor Messerli.

Patrick Voyles and Family

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Benjamin Ashley, You will be remembered.

Benjamin Ashley was killed in Balad, Iraq, May 24 when a vehicle he was driving struck an improvised explosive device. I never met Benjamin, but his death has greatly touched my life as no other from this war in Iraq has.

His father, Kenneth Ashley (Ken) and I grew up together. And not only did we share the same last name and age, but Ken and I frequently found ourselves in competition, Ken and I both played Trumpet in the Raytown South school band, though I have to admit Ken nearly always bested me at it.

Since graduation, I never talked to Ken, though from the news accounts I know that he married, moved to Independence and raised a family including a son named Benjamin, who grew up wanting to be a soldier, accomplished that goal, served and died for us in Iraq.

After graduation, I married, moved to Lees Summit and raised a family, including a son named Aaron, who also grew up wanting to be a soldier, but is now attending college.

I can easily see that instead of Ken and his family suffering this loss, it could have been my family.

Benjamin died so that others may be free. Ken lost a son, so that mine and other sons and daughters could live free.

And if sometime in the future, it happens that my son dies in service to his country, and my family suffers the same grief that Ken and his family is suffering, I'll know that others will remember my son and my family as I and my family remember them.

Benjamin, Ken and your entire family, your sacrifice will be remembered by me and my family.

I found the following on the web (thanks Cornhuster and Gateway Pundit) and I dedicate it to Benjamin, Ken and your family.

A Guest Book page is available for comments and messages to his family.

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Brian Yates Supports Legoland

I just got a personal phone call from State Representative Brian Yates concerning the articles I posted here as well as in the Lees Summit Journal and Independence Examiner, which criticized him for not actively supporting the Legoland proposal. He told me that an article in the Lees Summit Journal that I based my article on mischaracterized his positions on the issue.

Personally, he does not appose the Legoland TIF, what was working against the Legoland proposal is it's size and the timing of the proposal, being at the end of the legislative session. He told me that the a St. Louis group pretty much controls the TIF process on the state level and he felt he could not go to them to argue for the proposal, seeing that it had not gone through the state's review process. He did not actively try to remove it from the state budget.

Further if the Lee's Summit City Council continues to support the Legoland proposal, he will continue his support, and will work hard to get the Legoland project into next years budget. He plans to write an op-ed article for the Lees Summit Journal and Independence Examiner to clear the air on his position, when he does I'll be the first in line to provide him support on this issue. Lee's Summit needs the nearly three quarters of a billion dollar investment that the Legoland proposal brings, as well as further business opportunities that will follow it.

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In Support Of Legoland

My family and I have been lifetime area residents. We moved from Raytown to Lees Summit 15 years ago and have witnessed this city grow quite a bit in size and population. We love this city but it could be even better. We feel this town has been deprived of shopping choices and other amenities for far too long (Summit Woods is not enough) and we would welcome Legoland and all the perks (additional shopping opportunities) this project could bring to Lees Summit. We are sick and tired of hearing the selfish, small minded, short sighted, angry rantings from a tiny number of extremely unhappy grinches who live in this city complain about Legoland. We would like to apologize to RED, the Legoland Corporation and the Mayor for the abhorrently disrespectful ones, who have been demonizing you and acting as if the world would come to an end if we were blessed with the prospect of having such a wonderful and fantastic opportunity given to our city. Those Anti-Legoland, Anti-Development, Anti-Anything people do not represent all of Lees Summit. They certainly do not represent me, my friends or family. We are in your court. We are ashamed of the small minded hateful grinches out there that seem to have only one goal set in their sights and that is to destroy everything good that ever has the chance to come to this city. We are tired of the few always attempting to ruin things for the majority. They need to get a life and stop trying to rain on everyone elses parade.

Lori Ashley
Lees Summit, MO.

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