Moving Up — Redevelopment of the Ranchmart Shopping Center

Whenever I find myself driving through Leawood on the way to pick up my friend or searching for coffee, a sign telling me to “STOP Ranchmart Highrise Apartments” passes my eye at every stop sign.

The Overland Park Planning Commission voted 6-5 on Monday, Sept. 14 to proceed with plans to develop an apartment complex at the Ranchmart Shopping Center. On Oct. 5, the City Council will meet to discuss final approval of the project. 

EPC Real Estate Group and Ranchmart South, LLC plan to redevelop an existing parking structure, the mostly unused first level of the Ranch Mart South building, to be a 365-unit storage facility and demolish a strip of duplexes. The plan calls for 210 apartment units, with buildings up to seven stories high. On Oct. 5, the City Council will meet to discuss final approval of the project.

The plan is prevailing, despite consistent opposition from Johnson County residents. Citizens argue that the buildings will eclipse their ranch-style homes, lead to parking and flooding issues and will be detrimental to the charm of the neighborhood.

In regards to flooding, city officials said that the 70-year-old storm sewer lines should be able to support the project with minimal repairs. 

The apartments will be advertised for tenants aged 55 and up, with the intention for residents to support surrounding businesses.

Both The Tennis Set and Sas Shoes, both stores in the Ranchmart Shopping Center, are in support of the project long-term, but agree that the construction process is going to be a bit of a mess for the next couple years. 

Overall, they say that more residents means more customers, and in the end that’s what is best for business. 

“Our clientele are usually in their 60s and that’s who the apartments are advertised for, so I think we’ll have a lot of traffic through our doors,” Bobbie Russell, the manager at Sas Shoes, said.

As of Sept. 24, just under 400 people have signed an online petition against the redevelopment plan. 

According to an Instagram poll of 153 people, 53% are in opposition to the project. 

East math teacher Hannah Pence is excited about the redevelopment, but she understands how people who live around there could be upset. 

“It’s a nice area to live and work and more residents would benefit businesses,” Pence said. 

Developers are planning to add trees as a buffer between commercial and residential areas, but neighbors still believe that demolishing the duplexes will take away from the existing flow from businesses to homes. 

Some commissioners believe it is the right project for the city but in the wrong location. Others argued that as the senior population grows more retired living options are required. 

Developers held two neighborhood meetings this summer, in an effort to accommodate the demands of residents, but neighbors and commissioners argued that multiple concerns still need to be addressed. 

Citizens worry that the renovation will contribute to traffic congestion. A traffic study took place which predicted minimal impact from the proposed apartments — however some residents argue it may not be completely accurate due to people working from home during COVID-19.

To voice your opinion on the redevelopment of the Ranchmart Shopping Center one can sign the online petition, put up a “STOP Ranchmart Highrise Apartments” yard sign and attend the neighborhood meetings.