Critic of tax breaks, Overland Park councilman on other side of debate with KC project
In Overland Park, there is no more outspoken critic of taxpayer-subsidized development than Councilman Faris Farassati. But across the state line, Farassati embodies what he has so often opposed: a developer searching for a tax break.
Farassati, who is challenging incumbent Overland Park Mayor Carl Gerlach in next year’s election, is seeking to build a roughly $20 million mixed-use development on Troost Avenue in Kansas City. And in proposing the project, he’s found himself at odds with some residents of the historic South Hyde Park neighborhood, who worry about outsized new construction towering over their backyards.
He is proposing the construction of two, five-story buildings, to house about 100 apartments and commercial space. That would include Farassati’s company, which publishes a journal for cancer research.
The buildings would span five parcels on the 4500 block of Troost Avenue, between East 45th Street and Brush Creek Boulevard. The vacant structures, including a former auto body shop, on the site are deteriorating, with collapsing roofs, water damage and vandalism. Last summer, one of the buildings caught fire.
“Everybody wants to see that blight removed,” Farassasti said. “Removing it will benefit neighbors’ safety and the value of their houses. We intend to be very good neighbors and help the Troost area with its brilliant future. We want to work with the neighbors to get this done.”
On the Overland Park City Council, Farassati, a cancer scientist, has frequently sparred with developers, fighting against offering major subsidy deals — most notably the $200 million in incentives for the redevelopment of the Brookridge Golf Course.
But now he’s a small developer on the other side of that debate.
While Farassati would not offer specifics, he said he likely will request tax incentives for his Troost venture. Last year, a blight study was conducted on the site. And his development team is seeking rezoning that would make the project eligible for tax abatement.
“Faris Farassati has built his political career in Overland Park on his opposition to development incentives,” said South Hyde Park neighbor Erik Olsen, who is an economics professor at the University of Missouri-Kansas City. “But he has made it very clear they are asking for rezoning to get development incentives, and that incentives are fundamental to this project.”
Farassati doesn’t always oppose incentives, though, but believes they should be used sparingly to remediate blight. He voted in favor of tax breaks for the Metcalf Crossing project, for example, saying they were needed to help demolish two run-down hotels and revitalize the area at Metcalf Avenue and Shawnee Mission Parkway.
He argued that his project on Troost fits that philosophy.
“I want to be the same Faris on both sides of the state line. But we have a significantly blighted property. It is unsafe and just invites problems,” he said. “I have always been on track of let’s help people eliminate blight. This is an example of that. I have supported that for Overland Park and now for my own project.”
Patrick Sterrett, an urban planner working with Farassati, said public funding will be needed in order to offer affordable apartments. Farassati said he expects apartments to be rented out for $1,000 a month or less.
“A lot of affordable housing developments probably won’t get done unless there’s some assistance from cities. With a lack of resources, you need to look toward rezoning or increasing the density or height,” Sterrett said, adding that the development team might also seek federal tax credits.
After South Hyde Park residents first learned about plans for the project, called KC Outlook, 14 neighbors wrote a letter in opposition. Their concerns include the height of the proposed buildings, which is above the height allowed under current zoning, as well as a lack of parking.
“We’ve been looking forward to that site being redeveloped. Nobody wants that to be functional more than the people in our neighborhood do,” said Sydney Anaya, who lives on Gillham Road. “But the current plan does not blend into our neighborhood and it’s very much in conflict with it.”
They say the proposal does not meet the neighborhood’s development standards. And they worry the 60-foot-tall buildings will tower over their historic homes.
“A lot of details have not been finalized yet,” Farassati said. “We are talking to the neighbors and trying to do all that we can to support that area and the future there.”
After about a year of stalled work, in part due to the COVID-19 pandemic, Farassati is picking up where he left off. Earlier this week, he met with neighbors to explain where plans stand. Some were disappointed that after listing their concerns last year, the proposal reflected only minor changes.
Olsen said he would accept the project if they could reach a compromise, such as lowering the height of the buildings. Sterrett said that the density is needed so the project will be financially viable.
“We’re certainly willing to explore what their concerns are and what we can do to address them,” Sterrett said. “Since it’s going to be a project that provides what we hope will be as much affordable housing as possible, we need some density in order to make the project work.”
Other nearby residents, such as Sherita Williams, with the Historic Manheim Park Association, said she has no problems with the development. She will be happy to see the deteriorating properties transform into something new, she said.
“I think it’s a worthy project,” Williams said. “A lot of those buildings are run-down. And I think this is a good chance to bring in people to work here and consider living here long-term.”
She also likes the idea of Farassati’s medical journal being located in the neighborhood, hoping it will attract students and recent graduates from UMKC, Rockhurst University and Stowers Institute.
Williams encourages both sides to reach a compromise, so that the properties do not remain an eyesore for years to come.
“I understand their complaints, but if we lose this development and run developers off, then what happens? What do we lose and how is this going to hurt us in the long-run?” she said.
Zach Nelson, with Kansas City planning and development, said the City Plan Commission was presented with the project last week.
“Staff has encouraged the applicant to have additional discussions with the neighborhood and to also submit additional plans before this can move forward,” Nelson said, adding that he is unsure when the commission will put the project on their agenda again.
Sterrett said the development team plans to build the project in two phases, and work with neighbors on the designs for both buildings. Then it would take a final design plan to the commission.
This story was originally published July 31, 2020 at 5:00 AM.
