Is Overland Park's vision shortsighted? Study questions viability of Vision Metcalf plan

Unless development patterns and trends change significantly, Overland Park's aggressive redevelopment aspirations could be dashed.

That is one of the major conclusions reached in a study conducted by graduate students at the University of Kansas School of Architecture and Urban Planning.

The study, titled "The Uneven Pace of Development in Overland Park," maintains that the city's Vision Metcalf plan for redeveloping the city's older northern half is in serious doubt because of continuing growth and development on the city's southern end. That southern expansion will eat up so much of the demand for new homes, stores and offices, the study says, that too little development potential will be left to mount a significant re-greening up north.

"Unless the city carefully manages the pace of growth in all sectors, especially in the retail and office sectors, there will likely be measurable harm done to the capacity of north Overland Park to sustain its existing stock of real estate and to successfully implement its redevelopment plans," the study states.

Vision Metcalf calls for building a series of mixed-use projects along the Metcalf corridor over the next 20 to 30 years.

John Rod, the city's manager of community planning and services, produced a five-page response to the KU study, taking issue with some of its methods and conclusions. Still, city Planning Director Bill Ebel told the students and a collection of north Overland Park neighborhood leaders in a meeting last week that the city does not disagree with the basic premise of the study.

"The reason we did Vision Metcalf is because we knew we needed ... a more balanced approach to growth," Ebel said. "We will continue to grow to the south, but for the next 30 to 40 years we need to spend a proportionate amount of energy redeveloping the north."

The study notes, however, that the millions of square feet in retail and office projects that developers have planned south of I-435 will make that an elusive goal.

"There is virtually no chance that (Vision Metcalf) can succeed if the city is building 7 million square feet of new office space in the south," said Kirk McClure, the urban planning professor who guided the study. He was alluding to the amount of office square footage for which zoning has been approved south of I-435.

Rod responded that an earlier study conducted for the city by Economics Research Associates projected that north Overland Park realistically can count on capturing a significant proportion of new population and development growth over the next two to three decades.

The ERA report, Rod said, estimated that 9,400 new multifamily households were possible over the next 20 years in the Metcalf corridor.

McClure questioned that conclusion.

"That's 500 (multifamily) units a year. That's what Overland Park builds in the best of times. That would have to happen over a long period of time with no such growth to the south," McClure said.

Rod said that in good growth years more than 1,000 multifamily units were built in the city, and that such a pace could be attained again.

Ebel said that in recent months more and more developers are expressing interest in undertaking north Overland Park projects. But he acknowledged that interest in the undeveloped southern areas will continue.

"Vision Metcalf always will be in competition with what the market wants to do on the (city's) fringes," Ebel said.

Steve Wien, a north Overland Park neighborhood leader who has served on several city study committees, requested the KU study. He is a member of the Central Overland Park Homes Association Forum, whose officers made up most of the audience at the study presentation last week.

"I think Overland Park deserves to have a wide range of opinions on ... a project like Vision Metcalf," Wien said in explaining why he asked for the study. "You have to be willing to ask, ‘What will you do if things go in a direction you don't expect?'"

Wien said that one of the most valuable aspects of the KU study was its observation that unchecked southern developments "are jeopardizing other parts of the city."

When Wien asked at the meeting what the city might do to ensure more northern growth, McClure said the city could consider policy measures forcing the issue.

For instance, he said the city might limit the number of building permits issued each year for southern Overland Park.

Councilman Paul Lyons, who attended the presentation, said later that he did not support that kind of restriction but agreed development patterns have to change.

"We need to figure out how to bring young families with kids back into the north," Lyons said.

After hearing criticisms and challenges from Rod, graduate student Matt Raplinger acknowledged that some aspects of the study could have been stronger, but he still expressed confidence in its conclusions and observations.

"There are weaknesses (in the study), but there just are different ways of looking at the information," Raplinger said.

Contact Loren Stanton at 385-6068 or This e-mail address is being protected from spambots. You need JavaScript enabled to view it .

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