5000 Rainbow - Canceled April 2025

Park Concept 1

On April 1, 2025, the City held an election on whether the City should sell the existing Joe Dennis Park on the corner of 50th & Rainbow Blvd. to enable redevelopment of the site and replacement of the park on the former Westwood View School site. The results were 48% in favor and 52% opposed to the sale of the park. The following week, the City's development partner - Karbank - terminated its purchase agreement with the City, which left the City with no way to fund the purchase of the school site under the current agreement between the City and the School District. 

 

Thank you to the Westwood residents that shared their input on the development plan in 2023!

Background

Over the last several years, Westwood has undertaken significant work in planning for the future of our City.  Much of this work is reflected in the following studies:

Following the 2022 City Facilities Assessment and Feasibility Analysis, the City also conducted resident surveys and held an open house, soliciting and obtaining very good feedback from our residents on options the City might consider that would allow Westwood to acquire the former Westwood View Elementary site, develop a feature park for our community, and also pursue development that can enable the City to continue to provide the services and amenities our residents expect.

As mentioned in many official City communications, the City has generated great interest from the development community on possible partnerships.  While these have primarily revolved around the current City Hall site, City officials have received one proposal that could provide a pathway for the City to acquire the former Westwood View site, develop it as a feature park and green space for our community, and also utilize our frontage on Rainbow for a supporting development. 

The Karbank group is an established brand in our area with its office, restaurant, and retail development in our neighboring city, Mission Woods (located at State Line and Shawnee Mission Parkway).  The 1900 Building, as an example, has hosted events for the Westwood View Educational Enhancement Fund, and is home to the Restaurant at 1900.  Further information on Karbank can be found at www.karbank.com.

Consideration and Approval of Karbank Proposal with New Feature Park
Karbank Timeline

November 6, 2023 Planning Commission Meeting

The Planning Commission will consider approval of the final development plan, which will be the final step in the Planning Commission's role in the project review and consideration. 

October 2023 City Council Meeting

The City Council met to make the final decision on all components of the proposed development. 

The rezoning and preliminary development plan were approved by the Governing Body - the Mayor and City Council - by a vote of five (5) to one (1). The following related documents were also considered and were approved unanimously:

All of these documents in their approved form are available via the links provided in the text above.

October 2023 Planning Commission Meeting

The Planning Commission met to conduct an initial review of the Final Development Plan at this meeting but won't act on the Final Development Plan until November, to allow time for the City Council to consider approving the Preliminary Development Plan on October 12th. The Planning Commission also reviewed the plat and recommended approval of it to the Governing Body.

For more information on the difference between a preliminary and final development plan, see the glossary of development terms linked below. 

The slides shown at the meeting highlighting the differences between the preliminary and final development plan are available here. 

September 2023 City Council Meeting

The City Council held a public hearing on the creation of a Tax Increment Financing (TIF) district, which is the structure that the City is proposing to allow money from the development to pay for the creation of the park. Ultimately, the City Council approved the creation of this TIF District, which now enables the City Council to later consider a TIF Project Plan to capture the added value from the Karbank development to fund the City Park and related expenses.

The Council also reviewed drafts of the Development Agreement, Donation Agreement, and First Rights Agreement, all available here in the agenda packet ahead of the meeting. They will consider acting on these drafts at their October regular meeting.

For more information on TIF, look at the glossary of development terms available here.

September 2023 Planning Commission Meeting

The Planning Commission concluded the public hearing process for the rezoning application and the related preliminary development plan application. Following a presentation by Karbank of the updated plans - revised to be responsive to community feedback - another opportunity for public comment on the proposal was allowed by the Planning Commission Chair. Ultimately, the Planning Commission voted 7 - 2 in favor of recommending conditional approval to the City Council, for consideration at the City Council's October regular meeting. The conditions relate to incorporating the findings and recommendations of the traffic study into the plan, preserving and replacing trees, and exploring in earnest inclusion of public park access to bathrooms in the pavilions on the development side (exterior access doors facing into the park).

The updated concepts as presented at the September public hearing can be accessed via this link.

The full traffic study can be found via this link.

The meeting packet for the public hearing can be accessed via this link.

August 2023 Planning Commission Meeting

A public hearing was opened as part of Karbank’s rezoning and preliminary development plan application. The preliminary development plan continued to evolve as Karbank continued to refine their proposal for this site. As was noted at the July 10th Planning Commission presentation, the materials shown at that time were placeholders as the final materials for the exterior of the structures was selected. The materials shown at this meeting were a glazed terracotta rainscreen in multiple colors. (Karbank has since switched the material and colors based on community feedback.)

The updated concepts as presented at the August public hearing can be accessed via this link.

The meeting packet for the public hearing can be accessed via this link.

July 2023 Presentation of Revised Site Plan and Request for Public Hearing at Planning Commission

Karbank presented an updated site plan and conceptual designs for the proposed development at 50th and Rainbow to the Planning Commission on Monday July 10th. It’s important to note that some features of the design have and will continue to change as Karbank conducts soil testing, survey work, and finalizes required civil engineering, traffic, and stormwater management analyses.

Some highlights of the preliminary conceptual design include:

  • 3 buildings total (two along Rainbow Boulevard and one next to the proposed feature park)
  • 3.5 acres of parkland on the backside of the development
  • Mature trees along Rainbow Boulevard intended to remain
  • Developer committed to highest quality of green building standards (ex – LEED certification).
  • The scale and character of the buildings will mimic the surrounding neighborhood.

The updated concepts as presented at the July Planning Commission meeting can be accessed via this link.

June 2023 City Goes Under Contract for Purchase of Former Westwood View and Sale and Rainbow Frontage

Since that March 2023 presentation, the City entered into a purchase agreement on June 8th allowing the subject properties to go under contract for both the purchase of the former Westwood View property with the Shawnee Mission School District and the sale of the City's Rainbow Blvd. frontage - including Joe Dennis Park - to Karbank. The City and Karbank are now in a due diligence phase were details of the development and financial arrangement can be negotiated and for the physical sites to be tested and examined to determine the feasibility and cost of developing the park and mixed-use project.  At this time, there is no fixed development agreement in place; however, a development agreement is being negotiated at this time and will go before the City Council when ready for consideration. 

March 2023 Presentation of Concept and Karbank Request for Exclusivity Agreement

Karbank Real Estate Company requested to present its proposal to the community and was granted by the Mayor the opportunity to do so at the March 9, 2023 City Council meeting. (A link to the proposal presented at the meeting is available via this link.) Following that presentation, the City Council entered into a “funding and exclusivity agreement” that establishes a general timeline for considering plans, allowing for due diligence by both the City and Karbank, and requiring that Karbank deposit funds with the City to pay for the City’s costs in working with financial consultants and other specialists to evaluate Karbank’s proposal.  Although the details of the proposal are still being fine-tuned, the broad outline of Karbank’s proposal includes the following:

  • Karbank would acquire the former Westwood View site at its cost, demolish the old school at its cost, and convey a large majority of the property to the City, with the understanding that it be dedicated for park and green space purposes.
  • In exchange, the City would convey the site of the current Dennis Park and the former Westwood Christian church site (5050 Rainbow) to Karbank, and Karbank would also pay off the City’s debt on 5050 Rainbow.  On these sites, Karbank intends to construct a mixed-use development consisting primarily of office space, with a few residential units and limited retail, with underground parking and separate outside restroom facilities that would serve the new park.  The proposal would not be for an apartment complex.
  • The City will pursue a tax increment financing (TIF) district related to the park and redevelopment projects; however, the TIF would be structured as a “public benefit TIF” such that TIF proceeds would not be used to reimburse Karbank’s private development costs, but would instead be directed to infrastructure, public improvements, and to the City for use in developing and programming the new City park.  Per state law, the School District’s state levy and capital outlay levies would not be impacted.

The funding agreement, ultimately approved by the City Council on March 9, 2023, allows the City and Karbank to further define these arrangements and consider plans, but does not commit the City to actually approving any development. (The funding and exclusivity agreement approved by the City Council can be accessed via this link to the meeting packet.) 

Karbank has proposed an office development on City-owned land along Rainbow Boulevard, with limited retail or restaurant purposes. In exchange for the City conveying its frontage property along Rainbow Boulevard to them, plus a portion of adjacent property, Karbank would finance the City’s acquisition of the former Westwood View Elementary School site to the west ($2.65 million), pay the costs of demolition of the old school building, and also pay off the balance of the City’s loan at 5050 Rainbow ($275,000), all at Karbank’s expense. Karbank has also acquired additional property along 51st Street (for approximately $550,000) that Karbank would convey to the City for park space.

As part of the plan, the City would also develop a new and larger park, primarily on the former Westwood View site. In terms of size, Dennis Park is itself less than one acre in size. Upon completion of the project, the City’s official park area would increase to 3.86 acres.

Following several public hearings and meetings throughout 2023, both the Westwood Planning Commission and the City Council approved a rezoning and development plans for this project. The City, Karbank, and the School District have been attempting to “close” and proceed with the project since early 2024.

Throughout the process, numerous concerns and ideas raised by the public were considered, and plans were changed in response to public input. Buildings were moved away from property lines; trees were preserved; materials and colors were softened; additional traffic analysis was performed; square footage was reduced; and additional parkland was provided.

Karbank has not requested tax increment financing (TIF) or community improvement district (CID) incentives for its project. However, Karbank supports the City pursuing a “public benefit” tax increment financing (TIF) district, the revenues from which would go only to park development and public infrastructure costs, and not to Karbank’s private development costs. This would enable the City of Westwood to financially develop the new park without imposing additional property tax burdens on taxpayers.

More information about the development can be found here. Additional information on the public benefit TIF can be found in other FAQs on this website.

To guide the future of the community, the City has created various plans through extensive public engagement and consultation with experts in local government. In considering these matters, and in preparing to make decisions on these issues, the City Council and Planning Commission were guided by the work that has come before, all of which came with significant community input. These include the following:

  • 2015 Urban Land Institute (ULI) Technical Assistance Panel Study;

  • 2017 Comprehensive Plan;

  • 2021 Urban Land Institute Technical Assistance Panel Study; and

  • 2022 City Facilities Assessment and Feasibility Analysis (performed by Multistudio), and community surveys issued as part of that.

In approving the Karbank project, the City also considered the extent to which the proposal accomplishes other goals of the City, such as:

  • Increasing park and green space (including ADA compliance and restrooms for park users);

  • Putting tax-exempt properties to productive use, especially along a major commercial corridor (Rainbow Boulevard);

  • Generating increased revenue for general City operations (helping to either finance additional City needs or reducing the property tax burden on Westwood residents);

  • Eliminating debt on 5050 Rainbow (the former church property); and

  • Providing commercial opportunities and other amenities desired by residents.

Following the 2022 City Facilities Assessment and Feasibility Analysis, the City also conducted resident surveys and held an open house, soliciting and obtaining very good feedback from residents on options the City might consider.

66% of survey respondents felt that the best approach to improving City facilities and amenities (such as increased park space) was to leverage available property to generate additional revenues from future development projects. Of the various scenarios presented, the survey respondents’ top choices contemplated development on the site of existing Dennis Park and former church property. Information on this survey work can be seen here.

As a result of the several meetings and public hearings held in 2023, Karbank made a number of changes to its proposed project. These include the following:

  • The overall project square footage was reduced by 15%, going from 125,000 square feet to 106,000 square feet (smaller than Karbank’s Mission Woods project);

  • Building height was concentrated at the interior of the site, utilizing the natural slope of the ground to reduce apparent height;

  • Karbank switched from brightly-colored exterior glazing to more exterior wood cladding, with muted earth tones and natural colors;

  • Additional parkland was provided to the City;

  • Setbacks were increased to create additional buffers from adjacent roads and properties; and

  • Improved park access was created, with parking stalls set aside for park users.

Trees are an integral part of the neighborhood and the environment. For the Karbank project itself (not including the new feature park), many if not most of the existing street trees will be maintained to preserve the street canopy. Additional trees and landscaping will also be planted along the perimeter of the site to maximize screening.

The picture linked here shows the existing trees being preserved (in blue) as well as the new trees and landscaping being installed (in pink). An arborist has also been engaged to inventory all existing trees and develop a tree preservation plan.

The benefit of any “deal” for a city depends on a variety of factors, not just financial dollars and cents. Cities provide services to residents, and do not operate as for-profit businesses. The merits of a project such as this may include non-financial considerations such as increasing park space, generating long-term revenue for City operations, providing amenities desired by residents, and generally improving residents’ quality of life.

The City also considered the concerns of residents that did not feel the project would ultimately be the right direction for the City, such as the relocation of park space, the development (in and of itself) of a commercial project on Rainbow Boulevard, and the impacts on neighboring residents.

As to financial questions, as of 2024, Dennis Park (which the City would be conveying to Karbank) had a County-appraised value of $40,910, and 5050 Rainbow (the former church, and which the City would also be conveying to Karbank) had a county-appraised value of $81,050, for a total of $121,960. Both properties are tax-exempt and generate no property taxes, sales taxes, or franchise fees for the City.

In 2022, JLL Valuation & Advisory Services—an international and Fortune 500 firm—established a combined market value conclusion of $1.57 million for the two sites. However, that appraisal assumed current land use and zoning (residential/park), not the ability to develop the site.

In the 2022 City Facilities Assessment and Feasibility Analysis, Multistudio estimated that the properties would have a value between $3.5 million and $4.3 million, but only if rezoned for development purposes. Any development could generate property and sales taxes, unless developed for a tax-exempt use (such as the KU Cancer Center property). Karbank would be prohibited from selling (or leasing) the property to tax-exempt entities without the approval of the City.

Financial benefits to the City (in terms of dollars) are estimated to include the following (either paid for by Karbank, or generated from the project):

Acquisition of former Westwood View site                                 $2,650,000

Payment of School District Carrying Costs:                                     $135,000

Payoff City Debt on 5050 Rainbow:                                                   $275,000

Demolition and Grading (estimated)                                             $1,000,000

Value of Additional Land Donated by Karbank:                             $550,000

Public Benefit TIF (Property Taxes) (20 years):                            $4,500,000

TOTAL:                                                                                        $9,110,000.00

This figure does not include sales taxes, liquor taxes, franchise fees from utilities, building permit fees, storm water fees, and other revenues that the City would likely realize from the Karbank project.

Although a portion of the former Westwood View site would be used for part of the Karbank development, the above total (not including future sales taxes and other fees) well-exceeds the highest appraisal figure received by the City for Dennis Park and 5050 Rainbow of $4.3 million (which was dependent on development zoning). 

Yes. Should the development be completed, Karbank is under no requirement to own the property for any amount of time. Karbank can sell the property after the development is constructed. However, Karbank has indicated to the City that it intends to construct and manage the project well into the future, as it currently does with its existing projects.

Even so, Karbank is limited in who they could sell to. Karbank would be prohibited from selling (or leasing) the property to tax-exempt entities without the approval of the City and, even in that case, the City would require that such an owner make payments to the City equivalent to the amount of property taxes that would have been paid during the remaining term of the 20-year tax increment financing (TIF) agreement between Karbank and the City.

Offices and retail are the approved uses of the development. Office buildings are also designed and constructed much differently than apartments, making conversions very costly. Should Karbank—or any other future owner—desire to change the approved use (such as to multifamily residential), they would need to follow the standard process and make application to the Planning Commission for consideration and approval by the City Council. This cannot be done without a public review and approval process, including a public hearing. 

Traffic and safety improvements will be a key part of the development, with Karbank constructing entrances and exits that prioritize pedestrian safety. These improvements include constructing a sidewalk on the north side of 50th St. between Rainbow Blvd. and Adams to allow families walking to and from Westwood View to avoid crossing the entrance to the Karbank shops and offices.

The development also aligns with the Rainbow Boulevard Complete Streets and Traffic Management Plan. This plan recommends a new crosswalk at 51st Street and Rainbow and at 48th Terrace and Rainbow to allow students and families to safely cross Rainbow at locations closer to their homes. This is expected to reduce the number of students using the 50th Street and Rainbow intersection.

Taxes generated by the Karbank development are also planned to be used for capital expenses to upgrade streets adjoining the park such as enhancing pedestrian access and creating bike-friendly pathways at 50th Street and along 51st Street/51st Terrace. 

A traffic study of the Karbank development was conducted and independently reviewed by a third-party traffic engineer. The vast majority of vehicular traffic coming into the development will be at entrances south of the 50th Street and Rainbow intersection since there is no garage or Rainbow frontage parking available via 50th Street.

There will be no drive-throughs and no street parking as part of the project. More information about the development’s traffic and pedestrian impacts can be found here and here.

At the same time, the City is currently reimagining the Rainbow corridor, which should result in reduced traffic lanes, speed limit reductions, the addition of bicycle lanes, and other pedestrian improvements. More information on that initiative is available here.

The City does not establish property values; that function is performed by Johnson County. Property values for homeowners in the area are influenced by many factors. Similar projects in the area suggest that properties adjacent to or near high-quality commercial developments see no negative or slightly positive impact to the value of single-family home properties. Adjacency to high-quality public school and park space also likely points to higher property values for homeowners.

The City has reviewed similar projects and found the value of homes adjacent to these developments were either higher than or in-line with homes several blocks away from the projects, including:

  • the Karbank office/retail/restaurant development in Mission Woods;

  • the residential properties adjacent to the Fairway Shops;

  • the residential properties closest to Woodside Village (these properties have had some of the highest levels of new investment and percentage increases in value in all of Westwood, ); and

  • the residential properties immediately around the new Westwood View Elementary.

Protection of our residents is of the utmost importance to the City. The City of Westwood Police Department also provides police protection services to the City of Mission Woods, where Karbank’s similar office and retail development is located. Between 2020 and 2024, no violent crimes—zero—were reported at the Karbank project in Mission Woods. Karbank also has full-time security routinely patrolling its properties as well, and that would also be in place for its Westwood project.

The litigation issues of this past year delayed the commencement of this project, and contractual agreements were amended to account for that. If the April 2025 ballot measure passes, Karbank would fund the acquisition of the former Westwood View Elementary school by no later than May 19, 2025. Karbank would then fund demolition of the former school building by August 4, 2025, and be required to commence its development by January 31, 2027, though Karbank would likely begin much sooner than that.

To minimize disturbances during construction, the City would monitor and intervene on issues including dust control and noise management. The City would prioritize communication with residents throughout the project to keep everyone informed of construction timelines and impacts, as well as quickly respond to issues brought by residents. Any residents who encounter issues with construction on this or any other City project are encouraged to share their concerns with City staff and elected officials so they can be resolved.

The City developed a Complete Streets Plan and Policy in 2021 and has been working diligently ever since to find funding for the recommendations and to design and build them. You can read more about this plan and access the full document here. The following is a current status of the City’s work on walkability and pedestrian safety:

  • Rainbow Boulevard. – In Summer 2024, the City and area partners completed a Complete Streets study and plan. Woodside has agreed to dedicate significant funds to help pay for Westwood’s portion of implementing the recommendations. The City is actively working with regional and state level partners to pursue additional funding. The City is hopeful a demonstration of planned improvements can occur in 2026, with the full project occurring in 2028. More information is available here.

  • Mission Road. – In 2025, Westwood and Roeland Park are partnering to apply Complete Streets principles here, with the introduction of signed crosswalks, separated bike lanes, and modern street lighting to make walking after dark safer. 

  • 47th Place. – In 2021, the City conducted a design charette to explore ways to make this street between Rainbow and State Line better for pedestrians and cyclists. The City is actively working with Woodside on ways to partner to fund these improvements in 2026. More information about the planning work is available here. 

  • 47th Street. – In Spring 2024, the City completed construction on Complete Street improvements. This project now serves as a model for transforming Rainbow Blvd. into a Complete Street. More information is available here. 

  • Belinder Avenue. – Edge lines added in 2020 to give the effect of a narrower street to slow drivers. Pedestrian crossing and sidewalks added at 49th Terrace in 2021 to create safer ways for students to get to Westwood View Elementary School. Recommendations made in 2024 by the Planning Commission to explore adding crosswalks and in-street pedestrian crossing signs at 47th Terrace and 51st Terrace., which City staff is currently investigating. 

  • Interior Streets. – In 2019, the City issued bonds to improve a number of streets, to replace sidewalks, and to install modern pedestrian-scale street lighting. In 2022 and again in 2024, the Planning Commission studied pedestrian improvements on interior residential streets. Recommendations for incremental integration of traffic calming strategies are now being explored for implementation in 2025.

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