Opinion ID: 1247763
Heading Depth: 1
Heading Rank: 2

Heading: The Suitability of the Property for the Uses to which it is Restricted

Text: Landau's testimony regarding the suitability of the northeast 16 acres of his parcel for residential use has been previously set out in this opinion. Kevin Nunnick, a certified real estate appraiser, testified on behalf of the City before the trial court. According to Nunnick, a prudent developer of real estate would consider three factors when determining the highest and best use of a piece of property: (1) what uses are physically possible; (2) what uses are legally permissible; and (3) what uses are economically feasible. Nunnick testified that given those three factors, the highest and best use for Landau's parcel was a combination of medium density and single-family residential use. A prudent investor who wanted to develop nonresidential uses on property designated residential would make any purchase of such property contingent on rezoning. Nunnick also testified that, based on comparable sales in Overland Park, the approximate value of Landau's property as zoned for residential use was $12,500 an acre (the price Landau paid for the property). Nunnick said commercial properties usually sold for between $40,000 and $80,000 an acre. Landau's site plan called for multiple-family residential development along Antioch to the south of his proposed commercial development. He neither explained why it would not be feasible to extend the multiple-family use north to the intersection of 127th Street nor why the multiple-family development would be an adequate buffer in the southeast corner of the property, but not the northeast corner. Landau testified that the assessment required for the improvement of Antioch Road rendered residential development economically unfeasible at the intersection. Nunnick testified that, given the price Landau paid for the land, such an assessment for road improvements would not preclude residential development and that costs could be spread across the entire subdivision. Richard Kellenberg, a planning consultant for several Johnson County communities, described other areas of Johnson County where property had been successfully developed for residential use next to business or industrial parks. He said that business park is a more appropriate designation for light industrial zoning. He also testified that a business park is probably more compatible with residential than commercial or retail use in terms of traffic and commotion. Roger Peterson, Director of Planning and Research for Overland Park, testified, in part, as follows: Q. Mr. Peterson, based upon your professional education, training and experience, and the site planning opportunity present on both the east and west sides of Antioch, south of 127th Street, and the plans that have, in fact, been approved for the southeast corner of 127th & Antioch, do you have an opinion as to whether residential uses on the Landau property could be effectively buffered from the industrial, commercial on the east? A. It's my opinion that they could be effectively buffered and operated at that location. Q. Would the topography of the Landau property preclude the use of any of the site planning techniques to which you had reference? A. No. In fact, the slope in many cases can be used to your advantage in achieving some variation and changes in the building designs, etcetera. The evidence weighs in favor of residential use as the most suitable use for the subject property.