Tax Payers get Pain in the “Crackerneck”

Breaking news, tax payers of the City of Independence have to make up a $3.5 million difference in debt payments for shortfalls in “The Falls at Crackerneck Creek” and Bass Pro Shops development in the Little Blue Valley. Development partner, Byron Constance, stated that they could not make the March debt service payment. Ironically, just last month the Independence Chamber of Commerce honored Byron with their “Lifetime Member” award reserved for only an elite group of ICC members who have demonstrated distinguished service and leadership in the local business community. And even a little more closer to home, Bryon has served as a board member for the Midtown / Truman Road Corridor Neighborhood Revitalization Corporation, which ironically is also incomplete, out of money, and in the taxpayer’s pockets for approximately $40,000 per year. Citizens need to be aware that the success of the Independence Event Center is also tied to the success of the surrounding retail areas, including The Falls at Crackerneck Creek, since city officials raised the sales tax rate for this area to finance the Event Center. Just because attendance at sporting events appears to be successful, does not mean we are paying down its current $82,155,000 debt. With all our development eggs in the same basket (valley), we have created a situation that “Too Big to Fail” so here comes the government bailouts. Since this blog is also about history, I thought it would be interesting to present the origin of the name “Crackerneck.” Cracknerneck comes from the rough timbered area 6 miles southeast of Independence known as Cracker Neck because the first settlers of that area were poor white people from Georgia, where they were known as Crackers. And the term “Cracker” was a derogatory term for the poor, white trash, settlers in the southern American colonies in the mid-18^th century. Who da thunk that the Crackerneck name would be associated with an up-scale development in Independence.

Market Trends & Spins

After reading The Examiner’s article entitled “2010 was a Positive Year for Independence Tourism”, I’m reminded of the slogan the Kansas City Royal baseball adopted “It All Happens Here.” After reading this article, I thought it was important to actually look at the numbers from the City’s own website. From the skills I learned from Junior High, the numbers are presented above on the bar chart and these numbers speak for themselves. The numbers are expressed in 1000 site visits and should be considered a gauge to measure success and a means of identifying trends. I’ll pass judgment and let those viewing this information make up their own mind on whether 2010 ended on a “Positive” note.

Snow Bank

Yes, it is correct. Bank of America’s small parking lot is still filled with debris. After almost 6 months after our beloved Santa-Cali-Gon Festival, we still get to look at the collateral damage to our community on a daily basis. Someone needs to go to the Independence Chamber of Commerce’s office across the street and repair their window blinds. They are obviously stuck in the closed position. As depicted in the photo above, even the recent massive snow fall and snow drifts were not high enough to cover the mess. Someone tell me why the one of the largest banks in the entire world would own this property and do absolutely nothing with it while jeopardizing their reputation for poor stewardship in a Presidential Neighborhood? This is actually the trillion dollar question!

Sidewalk Upgrade Gets “Stamp” of Approval

After less-than pedestrian efforts from the taxpayer-supported Midtown/Truman Road Corridor Neighborhood Revitalization Corporation to make improvements and/or to enforce their own tax-abatement standards on Delaware Street, Jennifer Clark, director of the Community Development Department at City Hall, comes through with a successful $500,000 grant. Credit also goes to neighbors who assisted with the application and petition in a true grass-roots effort. Congratulations to all the local folks and to all US citizens whose assets will be protected and enhanced. The project includes upgrades for infrastructure and utilities but the most visible impact will likely be the sidewalk improvements. Construction will likely not start until 2012, but that leaves time for appropriate planning and design to assure that we get this right. The sidewalks are proposed to be a special stamped and stained concrete designed to match the large concrete hexagonal multi-colored pavers. Here are some suggestions to consider during the planning and design phase of the project:

· Have contractor construct a sample panel that is portable so that proposed work can be compared to areas where the existing sidewalks have been maintained. Compare colors, textures, joints, finish, and general quality of work and approve sample prior to beginning any work.

· Make sure all utility lines below the sidewalks have been replaced or are in good shape and that the compaction of backfill is appropriately covered.

· Make sure the connections to driveways are strong enough to handle the occasional wheel loads from truck or car while resisting settlement (and tripping hazards).

· For driveways that were widened without Heritage Commission approval (315 N. Delaware – next door to the Mayor), have owner (absentee landlord) reconfigure the driveway to original configuration prior to commencing any work. There should be time in the schedule to implement this now so it will be ready to go next year. If we are going to all this trouble for the sake of authenticity, then adjacent and connecting landscape features should be brought up to code also. And absentee landlords should not be given a free pass to following rules, especially in a National Historic Landmark District and, in particular, within the view shed of the Truman Home National Historic Site. This is a no-brainer.

· Make sure there are provisions for periodic sealing and standards for acceptable deicing chemicals.

· Make sure slab joints follow the hexagonal pattern of the stamped finish.

· Maintain a special fund at City Hall to handle future maintenance of the sidewalks. Maintenance has to include guidelines and specifications for future replacement of sections where utility hook-ups are repaired or where Public Works feels the need to dig a hole. Don’t make the homeowners, DYI amateurs, and/or low-bid utility sub-contractors be responsible for this.

As a final note, consider just replacing the sidewalks with normal concrete. It’s cheaper, easier to maintain, and it’s a historic material also. It is important for us to not only make sure the sidewalks look good immediately after construction, but to make sure they look good for the generations to come. That will be the true test of a successful project. My observations of recent projects in the community are that we tend to pass out honors early, sometimes before projects are even complete, and in other cases, projects that eventually fail. Delaware Street deserves this grant but let’s make sure its implementation is successful.

Niche Market for Local Rental Units

Local news over the weekend has dropped to a new low. And “local” happens to be way to close for comfort. In fact, breaking news can literally unfold from your front porch. Local resident, Randy Landie, was arrested for the rape of an 8-year-girl here in our neighborhood. He was released from a Cass County jail cell earlier for only serving only 120 days for another sexual assault on a child. This crime leaves a lot of neighbors feeling helpless, vulnerable, and frankly shocked, sickened, and very angry. The other transgression is the fact that neighbors knew there were problems and warned city officials months ago that our local sex offenders should not reside in areas where there is a high concentration of children, school bus stops, and on the same block as the First Baptist Church Day Care Center. An examination of on-line county property records indicate that the place Randy Landie called home is owned by a landlord of Lee’s Summit, Missouri. The two other rental properties in Independence that She owns are 420 N. Spring and 123 S. Crysler. If you drive by the small house on Crysler you might notice 7 mailboxes tucked away on the south side. And if you examine on-line sex offender registry records you will find that all 3 of her Independence rental properties have sex offenders residing in them. All 3 are in the M/TRC Revitalization area and 2 are in the expanded Truman National Historic Landmark District. I believe they are also a part of the “12 blocks West” program. I’m sure the placement of sex offenders in housing units is problematic and it would not surprise me to learn that registered sex offenders pay a premium in rent anywhere. She has apparently found a niche market for her real estate business where she holds true to the principles of location-location-location. I would invite those wanting to do more research into the matter to review police reports and code complaints coming from the addresses of her properties. Better yet, knock on the doors of the families who reside on the same block of her rental properties and ask them if they feel safe.