Q&A

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HOT TAKES

Do I really have a choice about what happens to Joe D. Dennis Park? Hasn’t the City already made a deal?

Yes, of course you get a say about our city’s future! In mid-March, you’ll receive an official ballot in your mailbox. You can vote to allow a multi-story office complex and and parking garage (300+ spots), or you can VOTE NO to keep Westwood green and have the City Council investigate a better option that isn’t so financially risky.

Who owns what?

Currently, the City of Westwood owns Joe D. Dennis Park. Several years ago, it purchased the empty church lot, directly south of the park. It owes about $275,000 on that land. The Shawnee Mission School District owns the former Westwood View Elementary and the lot it sits on.

Which property am I voting for?

Your vote decides whether Joe D. Dennis Park, on the corner of 50^th and Rainbow Boulevard, should be sold to a commercial developer. You are not voting on the church lot or the former Westwood View school, although the developer’s plan would impact all three lots.

Why should I VOTE NO?

Whether it’s because of the danger that extra traffic brings to our neighborhood, the (healthy) skepticism that the City’s plan doesn’t add up or your appreciation of Westwood’s beautiful mature trees, you have plenty of reasons to vote no.

What’ll happen to Joe D. Dennis Park if I VOTE NO by April 1, 2025?

By voting NO, you’ll be letting the Westwood City Council know that you do not want the congestion that a multi-story office complex and parking garage (300+ spots) will bring to your backyard, the cut-through traffic it will bring to our streets, and the very realistic prospect you could inherit debt (in the form of a hard bump up on your property taxes) caused if the developer should sell to a non-profit medical center that doesn’t have to pay property tax. The good news is that there are other great options. Friends of Westwood Parkland supports the City buying the former school, paying off its balance on the church lot that’s directly to the park’s south, and building a new, expanded park. How do we pay for it, you ask? By selling three acres of land, from the former Westwood View Elementary lot, to a developer of single-family homes.

If voters approve the sale of the park, is there anything stopping the buyer from selling land for a different project, or does the City give up control with the sale?

Two things in life are certain: death and taxes. There are no guarantees that the proposed project will be successful, or that the corporation won’t sell the land to another developer who could build a dollar store, a nursing home or apartments. Once that land is out of Westwood’s control, anything could be built.

Will Westwood raise my taxes if I VOTE NO to this office complex, 300+ parking spots and the garage that comes with it?

We’d all really like to use former President George H.W. Bush’s ‘Read my lips: no new taxes’ line, but it didn’t really work for him, and no one can promise the City won’t raise taxes. In fact, Westwood’s new strategic plan involves raising taxes whether the development is built or not.

What happens to the value of my property if this complex gets built?

When a place like Joe D. Dennis Park goes away, a lovely greenspace that’s been here for 50 years, often the current price of your property goes with it. It is VERY common for property values to go down. This is why other communities around us are fighting so hard to hang on to their parks and greenspace. Jim Henderson of Compass Realty Group, a realtor well acquainted with Westwood, says it better than we can:

"Based upon past experiences, losing a park and green spaces can be detrimental to property values, resulting anywhere from a 20-25% loss in value.

"Having helped 25 families find their homes in Westwood, I’ve seen firsthand how the park and green spaces contribute to the overall cost and sale value in the neighborhood. These spaces provide more than just a place to relax – they enhance property values, foster community connections, and preserve the unique atmosphere that makes this area such a desirable place to live. As a local resource, I’m always happy to discuss how features like green spaces positively impact home values and quality of life."

Is this the best deal the City could get for this land?

No. We should all shout “Show me the money!” Seriously. Ask a City Council member to explain why Westwood agreed to sell the park without standard protocol of obtaining multiple bids.

There are plenty of new homes being built in town. Would a residential builder have an interest in the school property?

Actually, there are many interested builders, and one has agreed to go “on the record.” Moffitt Built, a successful builder with an outstanding reputation, has stated that should the sale of the park not go through, they would have an immediate interest in working with the City and/or SMSD to acquire the land, allowing for both single-family homes and an expansion of the park. Moffitt Built builds classic homes to fit within the neighborhood aesthetic.

Many options exist…but zero will be possible if the proposed development is allowed.

What happens to the mature trees in the park?

While the developer says the project limits tree loss, there’s no promise construction won’t damage roots and cause other trees to die.

Why can’t neighbors just use the playground at the new Westwood View school?

Have you ever tried to entertain a cranky toddler? If so, you know they don’t care about school hours. The new WWV playground isn’t open to the public until 3:10pm on weekdays. Pets are not welcome. And while the school has been generous with access, the district has the right to change the accessibility at any point.

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THE DETAILS

I understand there is a vote coming up on Joe D. Dennis Park, but I haven’t heard any details. Will I vote at City Hall?

You WILL NOT vote at City Hall. This vote will take place by mail.

In mid-March the Johnson County Election Office will mail ballots to registered Westwood voters. There will be one question: "Shall the following be adopted? 'whether the Joe D. Dennis Park shall be sold, traded, or exchanged'"

For your vote to count, the Johnson County Election Office must receive your vote no later than 12-noon on April 1^st. You can mail it in, but if your mail has been like ours lately, you will want to mail it as early as you can (at least 7 days) to make sure your vote is received and counts. The other options are to drop your ballot in 1 of 8 drop box locations (the closest to Westwood is the Johnson County Northeast Offices at 6000 Lamar Ave in Mission) or walk it into the Johnson County Election Office personally. If you walk it in, make sure you get a “receipt” if you will, for confirmation that your vote will count.

And I can vote NO, right?

If you so choose, you can absolutely vote NO. It is your vote.

Friends of Westwood Parkland (FWWP) has worked very hard for nearly two years to procure a vote on the sale of Joe D. Dennis Park. Until the Kansas Court of Appeals severely questioned the City’s positions (spending around $100,000 to avoid a public vote), you didn’t have any say in this deal, even if you made Westwood aware that you, by law, had the right.

What do I get if I vote NO?

A vote NO tells our city leaders you don’t want to sell our park to replace it with a multi-building, multi-story office complex with 300+ spaces in a parking lot and underground garage.
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A vote NO tells our city leaders that increased and cut-through traffic does nothing to protect our children, a great many of which walk to school every day.
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A vote NO tells our city leaders you want to protect the character and greenspace of Westwood…and there is a better way to solve our city’s financial challenges, not add to them.
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A vote NO tells our city leaders you want to preserve the property value of your home and keep your taxes lower…now, and for years to come.
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A vote NO tells our city leaders you want our community to own and maintain control of our public lands, not give away control to developers.
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A vote NO tells our city leaders you care about Westwood.

Westwood leaders think this is a good deal for the city. Isn’t it?

We strongly believe the answer is NO. The developer is “donating” money for Westwood to purchase and demolish the former Westwood View School. The debt of the old church property will be paid and an adjacent home purchased by the developer will be given to the City. For this estimated $4 million “donation” the developer receives a swap for Planned Development zoned land that includes the Joe D. Dennis Park. This zoning allows for not simply a commercial entity on the property, but also for retail and/or non-profit entities as well. Non-profit entities pay zero dollars in tax revenues, a realistic problem for the future of Westwood (and one we already know too well).
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For this "donation," the developer also receives for this “donation” the following:
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4.23 acres of land estimated to be worth $1.3 - $1.5 million per acre, priced at $30-$35 per square foot in the 2022 feasibility study. For an investment of $4 million, the developer is given land worth $5.5 - $6.5 million, netting the developer an immediate increase in land value of $1.5 - $2.5 million.

This is well short of an even exchange.

When the City says it plans to issue debt to develop the land for the park, what does that mean?

It means the City of Westwood plans to sell $4,890,000 of what are called municipal bonds (we’ll just call them bonds). These bonds are flat out debt. The principal of these bonds go to reimburse certain Karbank expenses, fund interest on the debt for 2-years and pay for the new park improvements. Anyone who buys some of these bonds becomes a creditor that has loaned money to Westwood.
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We specifically say that anyone can buy them for a reason…and that reason is…this includes Karbank. In fact, Karbank has the first right of purchase for the City’s bonds.
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Now back to these bonds. The bonds (this debt…another word for “taking out a loan”) will be guaranteed; they are a general obligation (a “G.O. Bond”) of the City. In other words, the creditors who buy the bonds – these creditors are owed a return on their investment, and they get repaid from the property taxes, sales taxes, utility taxes and other fees collected by the City.
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WOOF!!! That was a long way to go to say that Westwood’s general obligations payments to those who are loaning Westwood the money for the new park…in the long run…come directly from you. This debt of $4.89 million could come from we residents and our taxes.

But I thought there was going to be what’s called a TIF to pay off the funding (debt) of the new park?

TIF revenue (Tax Increment Financing) is the financing tool ("financing tool" being another way to say "tax revenue") the City will use in the hope of paying off the $4,890,000 in municipal bond debt. Why do we say hope? Because a TIF is not, nor is it ever, guaranteed to cover all the debt of a loan to the City.
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The guesstimate of the TIF revenue from the City’s contracted Financial Adviser has to make assumptions on the assessed valuation of this office complex (what the complex is guessed to be worth at the start) and the growth prospects of the complex so they can put a price on the deal. This very first assessed valuation from the City and its Adviser turns out to be a projection that has been priced higher than the nearby commercial office buildings that share the same tax rating, which means this initial projection is already pumping up the anticipated $$$ from the TIF revenues from the very start. And which also means there is a great deal of potential to set up the City for the possibility to fall short of covering the debt it owes on the $4.5 million in bonds it has to guarantee (much like the Power & Light District, Prairie Fire or Zona Rosa, for example).
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The City’s calculation also assumes there will be no residential prospects for the development. But if the office complex finds itself falling short of its goals and has to convert a portion, or even all of the project into residential real estate, the TIF revenue could fall significantly short of the interest payments of the bonds issued (the debt on the loan). Commercial is assessed at 25% of its value for property taxes. Residential is assessed at 11.5%.
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That 13.5% may not sound like much, but that is a big difference in tax revenue for the City.

Help me out. Just what is a TIF?

What a TIF is not…is free money.
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A TIF freezes the (guessed) property value on the office complex of the developer before the development breaks ground. This way a base value for the property tax is established. Then taxes from this TIF will be collected from the increased assessments (in essence the growth) in property value over that base value…and that is the money that can be applied to fund building the park.
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The big problem here? Property values on an office complex like this are going DOWN. In our immediate area alone over the last 5 years, office buildings have seen a drop in collected property tax of 1.6%.
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To cover the debt the City would owe on these bonds (this loan) for the park, the property value must grow at a rate high enough to create the property tax dollars the City would use to cover the payments on what the City owes to its creditors…that bill of $4,890,000 in general obligation (G.O.) debt.

Who covers the payments on these bonds if the money from the TIF falls short?

Unfortunately…it’s YOU. Here’s the dirty little secret not being shared with you regarding the TIF funding for this new park. If the revenues (taxes) from the TIF fall short, you, the taxpayer living in Westwood, will have to make up the difference. If this happens, the most likely result will be a spike in your property taxes.

Wait? What?! I was told my taxes would go down! Suppose I could lose $$$ on my property, too?

Both are a very real possibility. If the TIF money falls short, you’re on the hook. Westwood has nowhere else to turn.
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Then there is the current price of your property. It is VERY common for property values to go down when places like Joe D. Dennis Park, something that’s been here for 50 years, goes away. Why do you think other communities around us fight to hang on to their parks and greenspace? These elements add tremendous value to surrounding residential properties. Jim Henderson of Compass Realty Group, a realtor well acquainted with Westwood, says it better than we can:
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"Based upon past experiences, losing a park and green spaces can be detrimental to property values, resulting anywhere from a 20-25% loss in value.
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"Having helped 25 families find their homes in Westwood, I’ve seen firsthand how the park and green spaces contribute to the overall cost and sale value in the neighborhood. These spaces provide more than just a place to relax – they enhance property values, foster community connections, and preserve the unique atmosphere that makes this area such a desirable place to live. As a local resource, I’m always happy to discuss how features like green spaces positively impact home values and quality of life."

Wow. And the property can be sold by the developer, too, right? What happens if that happens?

Yes, it most certainly can. And it could be sold at any time.
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If this office (or residential) complex is sold before the TIF period ends (this TIF expires after 20 years) to a tax-exempt organization (for example, KU Med), the tax-exempt buyer would be required to make a one-time Payment In Lieu Of Taxes, known as a PILOT payment, to make up the difference that would be lost from the now disqualified TIF. The problem here is there is no way to know if a PILOT payment would cover the bonds (debt) owed to its creditors.
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And after 20 years, the developer does not have any restrictions and can sell the property at any time to anyone. The worst-case scenario would be the sale to a tax-exempt organization (did we mention KU Med?), as Westwood would then receive ZERO DOLLARS in the way of property tax revenue.

Has the developer been given any other rights or benefits?

In fact, they have…
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Karbank has the first shot to buy the bonds. Were Karbank to purchase part or all of the $4.5 million in bonds, they would have some control over the finances of the planned development. This means if the TIF falls short, Karbank would be the creditor the City is paying back to build them a backyard. And if they decided, “The value on our complex is too high and the taxes surrounding our buildings aren’t fair,” there is nothing to stop them from appealing to the County for a reduction in their incremental assessments to be paid to the TIF. This would pose a real problem.
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Also, Karbank has the right of first refusal FOR 68 YEARS to purchase the 3.87 acres of land they swapped for the City to create a park behind the office complex. This would CRUSH he value and any real opportunity the City would have to sell this new park should they need to. Why? Because the value of the land would be below the market value. And why is this? No interested party wants to go through the vigorous steps of purchase, just to have Karbank sweep in and buy it out from underneath them. So the free market value of the land would never be realized in a sale.

I see signs for office space all over the place. And Westwood wants to build more?

It's no secret there is a glut of office space right now. Vacancies lead to poor maintenance. Many rents are down. The assessed valuation (the overall worth of a building for tax purposes) for property taxes is also reduced. We said it earlier. We’ll say it again. In our immediate area alone over the last 5 years, office buildings have seen a drop in collected property tax of 1.6%.
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And you don’t have to go far to see a worst-case scenario. Just take a drive on Shawnee Mission Pkwy. You’ve been looking at the unfinished Gateway project — an eyesore one writer called “The Stonehenge of Mission, Kansas” — for 18 years now. Mission lost control of the land, just as Westwood will lose control of the park and the church lot should this sale go through.

So KU Med doesn’t pay any taxes to Westwood?

That’s right – KU Med (nor any other not-for-profit business) pays ZERO in property tax dollars (school capital improvements mill levy and stormwater being the only exceptions to this rule) to the City of Westwood. They already have buildings within 750 feet of Joe D. Dennis Park. And they are not shy in their desire to acquire more property on Rainbow Blvd, including plans to continue to expand its footprint in this area. This means you, the taxpayer, bear the burden for fire, ambulance, police, and public works services.

You sure are bad-mouthing this thing. You have a better plan?

Actually, the City of Westwood has a better plan.
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In the facility feasibility study from 2022, there was an option to expand the park while selling a portion of the old Westwood View school and church property for single family or town homes that fit the character of the neighborhood location. The property tax stream that flows from the development of single-family homes or townhomes never stops, because it is highly unlikely that a tax-exempt entity would purchase single-family homes. Joe D. Dennis Park could also be upgraded, which, admittedly, is something it could use.
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We can only guess the reason this plan was rejected (labeled Scenario A in the ’22 study) was because it included a new, expensive city hall and police station in its calculations. Were these elements, projected to cost $12 – 14 million, to be excluded, it would be very possible to fund an expansion and upgrade to Joe D. Dennis Park.

But, yes, we also have a better plan.

But Westwood's website seems to say that the outright sale of assets like Joe D. Dennis Park and the church lot are the only way to solve our city’s financial problems. Can this be right?

If you haven’t already guessed, in addition to Westwood’s plan in the previous question, we strongly think there are other ways to meet our City’s needs.
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Westwood City Council has done one heck of a job of trying to scare you, but this is the same set of leaders that told everyone for a year that Joe D. Dennis Park is not a park. The same leaders that threatened to sue anyone who spoke out against their take that, “the park is not a park.” The same leaders who threatened to sue one of our residents for over $8,200,000 (that’s $8.2 million dollars) for standing up to this notion that the park is not a park. The same leaders that have spent in the neighborhood of $100,000 trying to get their way in court for this plan.
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Do you trust their judgment? We don’t.

We haven’t even talked about safety. Isn’t this kind of close to the school?

Less than 1000 feet. This development will cause a tremendous amount of unnecessary traffic and congestion. Belinder, Mission, 51^st and 51^st Terrace, unfortunately used as cut-through streets already, will become even more tenuous. At least 305 under and above ground parking places are planned for this development. Each morning and afternoon an increased threat will hit the streets. Buses do not deliver children to Westwood View, so we have more than the average number of kids walking to school, then back home. Our traffic crossing guard at 50^th and Rainbow will be happy to talk to you about what she sees each day. Want to walk your dog? Go for a stroll to catch some air? You’ll need to keep an eye out, too.
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And those “traffic plans” being touted by the City? They were paid in part by the developer. Any information from this reporting source should be looked at with a suspicious eye. For more information, click here.

Last question – I’ve heard we’re looking to sell the Westwood City Hall building, too. Can that be?

It is very possible…but the sale of our City Hall building is not tied to this vote on Joe D. Dennis Park. We think selling the building is unnecessary and would be a terrible mistake by City leaders, scattering Westwood services across rented offices.
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Even worse, if the building and land were to be purchased by KU Med...stop us if you’ve heard this before…Westwood will see ZERO property tax dollars from ownership by such an organization. (FYI, should there be a bid process for the City Hall property, something that didn’t happen with the park, the University of Kansas has asked to be included in the process. This is a very realistic possibility, no matter what anyone says.)

Our response to the City's FAQ Supplement No. 1

Q&A

HOT TAKES

THE DETAILS

VOTE NO
to Selling the Park

Our response to the City's FAQ Supplement No. 1

Q&A

HOT TAKES

THE DETAILS

VOTE NO to Selling the Park

VOTE NO
to Selling the Park