Planning Commission Meeting (April 8, 2002) - City of Overland Park

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Overland Park Planning Commission Meeting April 8, 2002 Page 8 Treasurer. He supported the proposed changes to the text for all the reasons stated by Mr. Hrabe. As a business owner, Mr. Grohmann said one of the selling points he uses to get new tenants into his buildings is that there are restaurants and retail within walking distance. Mr. Mark Hillman, 7923 Santa Fe, said he owned a business, with his partner, behind Mildred’s Coffee Shop, and they owned the buildings that front Santa Fe at 8025 Santa Fe that includes the thrift shop, the barber shop, the cleaners that moved out and the vacant lot next to it. With regard to the empty cleaners tenant space, Mr. Hillman said there have been approximately 20 to 30 people inquire about renting that space, noting that about half of them was for office use. His concern about putting a retail user there is that there is no parking area, and he asked if staff could respond. Mr. Bear stated that if there is limited parking availability for a retail use, the same would be true for an office use. He said the City is going through a different procedure, separate from this, to look at some changes to Santa Fe Drive. He stressed that this Main Street 1 District is intended for properties that front along Santa Fe and front on 80th Street. Mr. Bob Meyers, said he had a retail business at 7947 Santa Fe, noting that he was a building owner with five store fronts on Santa Fe, from the clock tower south to the corner, which is his bookstore. He said this is the photography studio, with an office, ands he used to have The Floor Store. He said he has a wonderful retail tenant coming in that will be an asset to this area. Mr. Meyers said he could stay with office now and be grandfathered in; however, in the spirit of the City’s intent, he chose the best tenant which is retail. Mr. Meyers said he was asked to read a letter from Camp David, David Wilson, who is a resident of Overland Park and the owner of Branded Emblem and Camp David which have been located in downtown Overland Park since 1969. The letter relayed that Mr. Wilson owned D&H Properties and Wilson Properties, both of which include: 7920, 7912, 7908 and 7900 Foster; 7909, 7911, 7913, 7915 and 7917 Santa Fe; 7327, 7331, 7333 and 7335 West 80th Street for an approximate total of 58,000 square feet. The letter relayed Mr. Wilson’s opposition to the restriction that is being proposed on property owners. Mr. Wilson is on the Downtown Overland Park Partnership Board and his letter relayed that he did not feel this is the proper measure to take to ensure the success of this area. He did not feel that storeowners had the same investment as property owners because they can relocate their business, sometimes for a nominal amount. While many businesses have come and gone in the last ten years on Santa Fe and 80th Street, Mr. Wilson’s letter relayed that all of the buildings are still standing with many of them improved. The letter continued that Mr. Wilson believed these restrictions would be unfair to property owners because it restricts their ability to lease to potentially outstanding tenants that might have the same or greater draw for pedestrians as a retailer. He indicated that restricting him to whom he can sell his buildings to in the future would decrease his property value, which would discourage him from putting any more investment into his properties. The letter continued that Mr. Wilson appreciated the Farmer Market because it has created a wonderful draw for people and in turn, the properties and tenant mix has been improving. Instead of the City restricting property owners and trying to bring about change in this manner, Mr. Wilson relayed in his letter that the City should consider improving the infrastructure of the downtown which would provide more draw. He relayed that if property owners see that the City is committed to improving the downtown, they would follow suit and improve their tenant mix and physical
Overland Park Planning Commission Meeting April 8, 2002 Page 9 properties. Mr. Wilson’s letter concluded by asking that this proposal not be approved. As a property owner himself, Mr. Meyers said he has made a large investment in this area, and he hoped to see the area prosper in the years to come. He said the City is organic, noting that someone may move in next a business and may or may not take some or all of the available parking. When that business moves out, another business moves in, and he said it is this living organism of the City that works. To have restrictions painted with a broad brush like what is proposed is a bad idea. Mr. Meyers said if there is a downturn in the economy and retail suffers and vacancies occur, it will be difficult for property owners to lease or sell their buildings with the retail-only restriction. To be healthy, any community needs a broad base of businesses. Parking is a concern because Mr. Meyers stated that on game days, customers going to The Pub take up every parking space nearby, making it difficult for others to visit any store and park in front or even near their destination. He has had complaints from his tenants about the lack of packing. Mr. Meyers said a mix of offices would alleviate this problem versus clumping retail together which would result in some of it suffering due to limited parking. He said 92 percent of the property owners in his block of businesses are against these proposed restrictions. He said what needs to be promoted in downtown Overland Park is quality—be it retail or office. Mr. Richard Collins commented that he was not sure that opposition to this proposed ordinance would enhance the parking situation. Mr. Meyers said parking will be a problem is there is mostly successful retailers, which is why there has to be a mix of uses. He stressed that if successful stores are wanted in this district, they will have to have enough parking spaces or they will soon be closed. He stated that office uses alleviate parking pressures. Dr. Steven Quade said he has had a business since 1998, at 7905 Santa Fe Drive, next to Papa Keno’s, although he did not own the building. He said it is exciting and fun to be a part of such a vibrant and unique area, similar to that of being in a small town. Dr. Quade said he has had his office located in strip centers, and never knew any of the other business people in those centers. In the downtown area, he said there is a great atmosphere, adding that he knew many of the business owners. Dr. Quade said he leased the space at 7905 Santa Fe Drive and has an option to purchase the building at some point. There are seven years left on the lease, and he assumed he would be grandfathered into the new ordinance. Mr. Bear concurred. Dr. Quade said there was presently a nice mix of service, retail, and office, adding that there were approximately 35 to 40 people coming to his office daily, and many of them visit area stores after leaving his office. Mr. Bruce Mayfield, 7944 Santa Fe, said he owned the historic Boyd Building with two other partners. He asked how Dr. Quade’s space would be considered under the new guidelines. Mr. Bear replied that this is a chiropractor’s office which is not one of the uses specifically noted as a permitted use in that district. Mr. Mayfield understood one of the goals of this proposal was to increase pedestrian traffic, but he was concerned and found it hard to believe that some of the excellent services and providers who would not necessarily fit into the retail niche would in anyway diminish the pedestrian traffic. Mr. Mayfield said his parent’s house, where he grew up, was visible from the corner of his business, and they still live there; therefore, he said he has a vested interest in the long-standing history of Overland Park. With regard to parking, he said generally office workers stay at work longer than two hours, noting that many
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Planning Commission Meeting (April 8, 2002) - City of Overland Park

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