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Re: “The Tutera Group isn't getting much resistance to its plan to wall off a chunk of Prairie Village for the Medicare set”
MISSION VALLEY DEVELOPMENT – Update since May 7th Planning Commission Meeting
“Mission Chateau will be just like Santa Marta (Olathe, KS),” stated John Peterson, attorney for the Tutera Group (Mission Chateau proposed beds for 450 on 18 acres, whereas Santa Marta has 342 beds on 45.48 acres).
DENSITY and BULK
*The proposed Mission Chateau is 387,244 square feet of building on 18 acres. This is 42% larger than what is allowed in a medium density apartment complex in Johnson County (220,600 square feet).
*The Proposed Mission Chateau is 21,122 square feet per acre. In comparison, Corinth and Corinth South are only 11,902 square feet per acre.
*The proposed Mission Chateau would have the second largest single residential building in Johnson County nearly the length of two football fields laid end to end - facing Mission Road.
SKILLED NURSING FACILITY
*The proposed 100 bed Skilled Nursing Facility proposed on this site has 20% fewer beds than St Luke’s South Hospital. In comparison Santa Marta, has only 32 skilled nursing facility beds.
*A Skilled Nursing Facility is a non-acute care hospital with physicians and nurses caring for patients of all ages that aren’t able to stay in the hospital but cannot return to their own home. A skilled-nursing facility is not a nursing home.
AGE AND POPULATION
*Only 4% of the age and income qualified population ever move into a CCRC (Continued Care Retirement Community).
*Only 25-30% of the current PV retirement facilities are PV residents.
*Greater Prairie Village would have 22 residents for every senior bed available; Johnson County has 68 residents for every senior bed available.
DEPRECIATION IN HOME VALUES
*Depreciation occurs within a several block radius of a project. Those property taxes total $406,000 a year combined. A professional real estate appraiser has determined that home values would fall at least 10% which would equate to a loss of property taxes greater than $40,000 to the City.
*The complex is estimated to generate only $112,000 a year in property taxes at the current density. With extra city expenses expected to be incurred, there would be minimal monetary value to the city funds (this is assuming they don’t apply for a not-for-profit status).
GOLDEN FACTORS: The Supreme Court of Kansas decided in 1978 - Donald Golden v. The City of Overland Park; eight factors a zoning body must consider when hearing requests for change.
1)The character of the neighborhood; 2) The zoning and uses of properties nearby; 3) The suitability of the subject property for the uses to which it has been restricted; 4) The extent to which removal of the restrictions will detrimentally affect nearby property; 5) The length of time the subject property has remained vacant as zoned; 6) The gain to the public health, safety, and welfare by the possible diminution in value of the developer's property as compared to the hardship imposed on the individual landowners; 7) The recommendations of a permanent or professional planning staff; and 8) The conformance of the requested change to the city's master or comprehensive plan.