CPAC MEETING #2

Merriam Comprehensive Plan Update

October 16, 2019
AGENDA

Project Scope + Schedule Recap

Analysis Review
• Existing Plans Review Summary
• Crime Data and Population Projections
• Land Use Analysis
• Market Analysis

Subarea Plans
• Downtown Merriam
• Merriam Town Center

Next Steps…
PROJECT SCOPE

Phase 1 : Project Kick-Off, Research & Analysis

Phase 1
Establish roles/responsibilities, data collection and analysis, transportation and utilities
analysis

Phase 2 : Vision, Input & Direction

Phase 2
Public engagement via survey, open house, interviews, box city youth workshop,
input and goals review

Phase 3 : Draft Plan & Evaluation

Phase 3
Draft full comprehensive plan, chapter reviews

Phase 4 : Final Draft Plan & Adoption

Phase 4
Final draft, public hearing with plan & zoning and City Council
PROJECT SCHEDULE
PROJECT SCHEDULE
PROJECT NAME
PROJECT WEBSITE
PROJECT WEBSITE
PROJECT WEBSITE
MERRIAM COMPREHENSIVE PLAN 2040

Analysis Review
ANALYSIS REVIEW

2001 Merriam Comprehensive Plan

ANALYSIS REVIEW

2001 Merriam Comprehensive Plan

Vision Statement
Merriam is a quality place that attracts people because of its strong neighborhoods, accessible
shopping, job opportunities, inviting public spaces and its convenient location to regional attractions.
ANALYSIS REVIEW
2001 Merriam Comprehensive Plan

2020 Goals
1. Housing Choice & Diversity - Merriam offers a choice of well-designed and maintained housing types and sizes to meet
the needs of residents of different economic levels and age groups.

2. Reinvestment - Merriam’s housing stock contributes to the vitality of neighborhoods.

3. Public Services - People are attracted to Merriam because of the quality of educational, recreation, public safety,
infrastructure, medical, and social services.

4. Identity - Merriam’s neighborhoods have a distinct identify that helps define their boundaries and fosters pride and
belonging among residents.

5. Mixed Development - Merriam’s commercial development includes many activity centers where a variety of uses (e.g.
retail stores, residences, civic buildings, and office.) thrive because they are connected.
ANALYSIS REVIEW
2001 Merriam Comprehensive Plan

2020 Goals
6. Walkability - Merriam’s activity areas are designed for pedestrian access.

7. Visual Appearance - Merriam’s commercial developments are visually appealing.

8. Durability - Merriam’s commercial buildings are built to last with quality materials and are designed for changing uses to
accommodate shifts in the market.

9. Parking - Merriam’s shopping areas provide convenient parking consistent with the scale, location and type of stores.

10. Multimodal - Merriam’s transportation system appropriately accommodates various modes of transportation balancing
access, mobility and congestion minimization.
ANALYSIS REVIEW

2001 Merriam Comprehensive Plan

2020 Future Land Use Opportunities

The following six (6) infill or intensification were identified in the 2001 plan:
• Residential Infill Development in Northwest
• Antioch Interchange Land Use Avenue (redevelopment completed)
• Grandview Avenue (redevelopment completed – Ikea)
• Bayer Office Site (redevelopment completed – Carmax)
• Large Lots on 67th Street (redevelopment completed – Timber Ridge)
• Residential Infill Development near 55th St. and Hayes St
ANALYSIS REVIEW

2001 Merriam Comprehensive Plan

Residential Infill Development in Northwest

ANALYSIS REVIEW

2001 Merriam Comprehensive Plan

Residential Infill Development Near 55th Street and Hayes Street

ANALYSIS REVIEW

Merriam Parks & Recreation Plans

• Explored concepts and costs for replacing Irene B. French
Community Center + Merriam Pool with a new combined facility.
• Compared this option to prior alternatives of renovating the
existing Community Center and Pool facilities.
• Location study recommended use of the existing Vavra Park site.
• Extensive public engagement = input for preferred features and
amenities for the Community Center and Pool improvements.
• Evaluation of replacement vs. repair options resulted in a
community-supported recommendation for a new combined
facility = Community Center with Indoor + Outdoor Pool/Aquatics.
• Study established a conceptual layout, a preliminary project
budget, and an anticipated construction timeline for the City
planning and coordination purposes.
ANALYSIS REVIEW

Shawnee Mission Parkway Corridor Plan Summary

Primary Purpose: proactively position the City to respond to

development proposals on the closed K-Mart site based on
community input for redevelopment

Community preferred bold redevelopment plan to grow density

of area, improve retail opportunities and provide new civic spaces

Transportation Infrastructure Enhancements: roadway

improvements, traffic signal improvements, and public transit
integration Adopted February 2014
ANALYSIS REVIEW

Capital Improvement – 5 Year Summary (2019-2023)

› Major infrastructure projects to be completed between 2019-2023

› Typically projects greater than $100,000 with useful life of 20+ years
› CIP Project Categories:
› Street Improvements
› Drainage Improvements
› Building Construction and Improvements
› Park Acquisition and Development
ANALYSIS REVIEW
Capital Improvement Plan – 5 Year Summary (2019-2023)

Project Name Project Description Fund Source Construction Year Cost Estimate
Residential Streetlight Program Infill streetlights to new areas and retrofit old lights General Projects On-Going $100,000 / year

Sidewalk Program Fill in approx. 27,000 LF of sidewalk in areas with no or partial sidewalk General Projects 2019 $1,780,000

Sidewalk Maintenance/Repair Program Sidewalk maintenance and repair General Projects On-Going $200,000 / year
Street Overlay Program Annual overlay and curb replacement General Projects On-Going $300,000 / year
Removal of concrete cap, 2-inch mill / overlay, new pavement markings,
th
67 Street Reconstruction streetlights, traffic signals, and replacement of curbs / gutters / ADA Special Sales Tax 2019 $1,546,000
ramps as needed

Replacement of curb, gutters, sidewalks, ADA ramps, 2-inch mill/overlay

55th St. Merriam Dr. to W. City Limit and new pavement markings
Special Sales Tax 2021 $985,000

Replacement of curb, gutters, sidewalks, ADA ramps, 2-inch mill / overlay

49th St. – Antioch to Switzer Rd. and new pavement markings
Special Sales Tax 2023 $1,097,000

Replacement of curb, gutters, sidewalks, ADA ramps, 2-inch mill/overlay

Johnson Dr. BNSF to Mackey St. Special Sales Tax 2022 $658,000
and new pavement markings

Replacement of curb, gutters, sidewalks, ADA ramps, 2-inch mill / overlay

Merriam Dr. Johnson Dr. to 55th St. Special Sales Tax 2020 $836,000
and new pavement markings. Streetlights and traffic signals as needed.

Vavra Parking Project 2-story parking structure adjacent to new recreational facility I-35 TIF 2018-2020 $6,600,000
W. Frontage Road Curb/Gutter
Install curb/gutter, sidewalk, drainage and mill/overlay. I-35 TIF 2020-2021 $1,220,000
Improvement – Turkey Creek Dr. to 75th St.
ANALYSIS REVIEW

Downtown Issues for Merriam

• There are approximately 36 businesses in downtown

• Much of the downtown is zoned for light industrial uses with varying operating hours
• A block or so of older small-scale buildings (many empty spaces) remain from Merriam’s original downtown
• Proximity to railroad tracks prevents access often (40 trains / day) and noise
• I-35 is noisy and divides the city in half but provides easy highway access to all part of the metro
• The IBFCC Steering Committee expressed a desire for new park / facility to act as catalyst for downtown area
• Merriam Market Place connects to Turkey Creek Streamway Trail – popular trail with demand for support retail
• Much of downtown is in the floodplain of Turkey Creek
• June 2020 – new community center will open south of Vavra Park (Irene B. French Community Center Report)
 ANALYSIS REVIEW

Irene B. French Community Center Report and Recommendations

• Retain ownership of the property

• Demolish the 1938 and 1951 additions
• Save as much of the original 1911 building
• Incorporate a new park:
• Outdoor amphitheater
• Nature play space
• Multi-generational play space

Source: City of Merriam

ANALYSIS REVIEW

Crime Data, Land Use, Population Discussion, and Market Analysis

• Crime Overview
• Existing Land Use Overview
• Population Projections
• Market Analysis
 ANALYSIS REVIEW

Crime

Source: Kansas Bureau of Investigation

 ANALYSIS REVIEW

Crime

Source: Kansas Bureau of Investigation

 ANALYSIS REVIEW

Crime
“Data users should not rank locales because there are many factors that cause the nature and type of crime to vary from
place to place. Rankings ignore the uniqueness of each locale. Some factors that are known to affect the volume and type
of crime occurring from place to place are:

• Population density and degree of urbanization

• Variations in composition of the population, particularly youth concentration
• Stability of the population with respect to residents; mobility, commuting patterns, and transient factors
• Economic conditions, including median income, poverty level, and job availability
• Modes of transportation and highway systems
• Cultural factors and educational, recreational, and religious characteristics
• Family conditions with respect to divorce and family cohesiveness
• Climate
• Effective strength of law enforcement agencies
• Administrative and investigative emphases on law enforcement
• Policies of other components of the criminal justice system”

Source: Kansas Bureau of Investigation

 ANALYSIS REVIEW

Crime
Year 2018 Crime Data 2010-2019 Avg 10-18 555
Theft 14 Year Count Std Dev. 53
Theft - Auto Burglary 124
2010 578 High 649
Theft by Deception
2011 556 Low 471
Theft of Motor Fuel 2
Theft by Threat 2012 543
Theft of Motor Vehicle 88 2013 471
Theft of Property Lost or Mislaid 25 2014 485
Theft of Property or Services 337 2015 557
Sex Crimes 8 2016 542
Aggravated Robbery 6
2017 649
Arson 1
2018 617
Criminal Deprivation of a Motor Vehicle 8
Criminal Deprivation of Property 2 2019* 427
Information Property Lost
Involuntary Manslaughter
Murder
Robbery 2
TOTAL 617

Source: Merriam PD
 ANALYSIS REVIEW
W 49th Street

All Reported Crimes (2010-2019)

W 55th Street

Merriam Town Center

Downtown Merriam Johnson Drive

Ikea

W 63rd Street Shawnee Mission Parkway

W 67th Street

Advent Health Shawnee Mission W 75th Street

Source: Merriam PD
 ANALYSIS REVIEW
W 49th Street

Aggravated Robbery (2010-2019)

W 55th Street

Merriam Town Center

Downtown Merriam Johnson Drive

Ikea

W 63rd Street Shawnee Mission Parkway

W 67th Street

Advent Health Shawnee Mission W 75th Street

Source: Merriam PD
 ANALYSIS REVIEW
W 49th Street

Auto Burglary (2010-2019)

W 55th Street

Merriam Town Center

Downtown Merriam Johnson Drive

Ikea

W 63rd Street Shawnee Mission Parkway

W 67th Street

Advent Health Shawnee Mission W 75th Street

Source: Merriam PD
 ANALYSIS REVIEW
W 49th Street

Motor Vehicle Theft (2010-2019)

W 55th Street

Merriam Town Center

Downtown Merriam Johnson Drive

Ikea

W 63rd Street Shawnee Mission Parkway

W 67th Street

Advent Health Shawnee Mission W 75th Street

Source: Merriam PD
 ANALYSIS REVIEW
W 49th Street

Theft of Property / Services (2010-2019)

W 55th Street

Merriam Town Center

Downtown Merriam Johnson Drive

Ikea

W 63rd Street Shawnee Mission Parkway

W 67th Street

Advent Health Shawnee Mission W 75th Street

Source: Merriam PD
ANALYSIS REVIEW
W 49th Street

All Reported Crimes by Land Use (2010-2019)

Land Use Area (2010-2018) Count Share
W 55th Street
Residential Areas 1,921 36.6%
Commercial Areas 2,603 49.7%
Merriam Town Center
Recreation Areas 22 0.4%
Office Areas 346 6.6% Downtown Merriam Johnson Drive

Industrial Areas 134 2.6% Ikea

Vacant Areas 11 0.2%
Public Areas 205 3.9% W 63rd Street Shawnee Mission Parkway
TOTAL 5,242 100.0%

Residential W 67th Street

Commercial
Office
Recreation
Vacant
Public Advent Health Shawnee Mission
W 75th Street
Industrial
Agriculture Source: Merriam PD, City of Merriam
ANALYSIS REVIEW

All Reported Crimes by Land Use

(2010-2019)
W 49th Street

W 51 St Street

W 53rd Street

W 55th Street
Residential
Commercial

Antioch Road
Office Merriam Town Center
Recreation
Vacant
Downtown Merriam
Public Johnson Drive
Industrial
Agriculture Source: Merriam PD, City of Merriam
ANALYSIS REVIEW

All Reported Crimes by Land Use W 55th Street

(2010-2019)

Antioch Road
Merriam Town Center

Downtown Merriam
Johnson Drive

Ikea

Residential W 63rd Street Shawnee Mission Parkway

Commercial
Office
Recreation
Vacant
Public
Industrial W 67th Street

Agriculture Source: Merriam PD, City of Merriam

ANALYSIS REVIEW

All Reported Crimes by Land Use Shawnee Mission Parkway

W 63rd Street
(2010-2019)

W 55th Street
W 67th Street

Residential
Commercial
Office
Recreation
Vacant Advent Health Shawnee Mission
Public
Industrial W 75th Street
Agriculture Source: Merriam PD, City of Merriam
ANALYSIS REVIEW
W 49th Street

Existing Land Use (2019)

W 55th Street

Johnson Drive

W 63rd Street Shawnee Mission Parkway

W 67th Street

W 75th Street

Source: Merriam PD, City of Merriam

 ANALYSIS REVIEW
4.2% 2.4% 0.2%
Existing Land Use Composition (2019) 4.3%

5.7%

Existing Land Use Acres Share

Residential 1,348.2 60.0%
Commercial 308.6 13.7% 9.5%
Office 214.4 9.5%
Recreation 128.1 5.7%
Vacant 96.4 4.3%
Public 93.7 4.2%
Industrial 54.5 2.4% 60%
Agriculture 4.5 0.2% 13.7%

Source: City of Merriam, Johnson County

 ANALYSIS REVIEW
W 49th Street

Existing Land Use Composition (2019)

› Commercial / industrial development along key corridors W 55th Street

› Predominantly residential
Johnson Drive

W 63rd Street Shawnee Mission Parkway

Residential
Commercial W 67th Street

Office
Recreation
Vacant
Public
Industrial
Agriculture W 75th Street

Source: City of Merriam, Johnson County

 ANALYSIS REVIEW
W 49th Street

Existing Land Use

Composition (2019)
W 55th Street

› I-35 Corridor
Johnson Drive

W 63rd Street Shawnee Mission Parkway

Residential
Commercial W 67th Street

Office
Recreation
Vacant
Public
Industrial
Agriculture W 75th Street

Source: City of Merriam, Johnson County

 ANALYSIS REVIEW
W 49th Street

Existing Land Use Composition (2019)

› Shawnee Mission Parkway Corridor W 55th Street

Johnson Drive

W 63rd Street Shawnee Mission Parkway

W 67th Street

W 75th Street

Source: City of Merriam, Johnson County

 ANALYSIS REVIEW
W 49th Street

Existing Land Use

Composition (2019)
W 55th Street

› Merriam Town Center

Johnson Drive

W 63rd Street Shawnee Mission Parkway

Residential
Commercial W 67th Street

Office
Recreation
Vacant
Public
Industrial
Agriculture W 75th Street

Source: City of Merriam, Johnson County

 ANALYSIS REVIEW
W 49th Street

Existing Land Use Composition (2019)

› Downtown Merriam W 55th Street

Johnson Drive

W 63rd Street Shawnee Mission Parkway

Residential
Commercial W 67th Street

Office
Recreation
Vacant
Public
Industrial
Agriculture W 75th Street

Source: City of Merriam, Johnson County

 ANALYSIS REVIEW
W 49th Street

Existing Land Use

Composition (2019)
W 55th Street

› Car Dealerships
Johnson Drive

W 63rd Street Shawnee Mission Parkway

Residential
Commercial W 67th Street

Office
Recreation
Vacant
Public
Industrial
Agriculture W 75th Street

Source: City of Merriam, Johnson County

 ANALYSIS REVIEW
W 49th Street

Existing Land Use Composition (2019)

› Advent Health Shawnee Mission W 55th Street

Johnson Drive

W 63rd Street Shawnee Mission Parkway

Residential
Commercial W 67th Street

Office
Recreation
Vacant
Public
Industrial
Agriculture W 75th Street

Source: City of Merriam, Johnson County

 ANALYSIS REVIEW

Population Change in Merriam

• High growth in 1960s and 1970s

• Peak population in 1990s
• Moderate increases since 2010

Source: U.S. Census Bureau, Confluence

 ANALYSIS REVIEW

Population Projections Initial Population Projections 2020-2040: Merriam, KS

• 2020-2040 13,475

• Assumes growth area potential 11,757 12,532

11,306
11,616
• Growth via redevelopment or
densification only
Average
• Changing age demographics
Projections

Source: U.S. Census Bureau, Confluence

ANALYSIS REVIEW

Market Analysis

Objective
To ensure that Merriam’s new 20-year planning framework is:

Grounded in an understanding of Merriam’s role within its local and regional market environment, including…
• Underlying demand drivers (e.g. demographic changes and employment growth in key industries)
• Existing supply conditions and trends across major real estate categories

Consistent with other planning efforts for Merriam, both preceding and concurrent, and

Strategically sound
• Likely to advance the emerging vision elements while avoiding unintended adverse consequences

As outlined in the scope of work, the analysis summarized here gives particular attention to issues of housing and
economic development
ANALYSIS REVIEW

Methodology: Demand
Market support for new development differs somewhat by land use category, but regardless of type, at least one of the
following must be present (within a relevant “market area”) to warrant construction:
• Anticipated growth in primary users (typically either households or certain employment types)
• Shortfall of existing space relative to user needs
• Mis-match between existing competitive spaces and user needs/desires

We analyze evidence for these demand indicators across office, employment, retail and multifamily development types
• Where possible we use a primary market area encompassing northeast Johnson County and the southernmost portion
of Wyandotte County
• Drawing on a variety of public and commercial/subscription data sources to estimate household growth (the main driver
of residential and retail demand) and employment growth in office-intensive and sectors
ANALYSIS REVIEW

Two Special Considerations

1. As one of the KC Metro area’s many landlocked and largely built-out suburbs, Merriam faces some obvious physical
constraints on growth
• With the exception of a handful of possible redevelopment sites --the largest of which are the former K-Mart property (11.8
acres) and the city’s last remaining agricultural parcel (4.5 acres) – Merriam has no real remaining development land

• As such, despite moderate continuing demand pressure observable in the Northeast Johnson County market area, Merriam’s
future development potential will be more a function of opportunistic infill land assembly. In other words, local market area
demand is unlikely to be the limiting factor for development plans.
ANALYSIS REVIEW

Two Special Considerations

2. The national economy is overdue for a downswing

• Even before Donald Trump took office, the U.S. was in the midst of one its longest-running expansionary periods ever.

• While near-term signs continue to look positive or mixed, most economists and industry forecasters concede that an
economic contraction is at least somewhat likely to begin over the next 1-3 years.

• When and if a recession hits, its negative effects on fiscal revenue flows and private-sector investments have the potential to
delay development progress and public capacity to support plan goals.
 ANALYSIS REVIEW
Regional Employment: Merriam, KS / KC Metro
Regional Employment
In 2017, Merriam was home to approximately
13,700 jobs

• Employment across the Kansas City metro

area is generally concentrated in central
Kansas City, Missouri, and along a band
stretching to the southwest along I-35

• Johnson County represents another major

employment center, particularly in central
Overland Park and reaching further
southwest into Olathe.

Source: US Census LEHD On the Map

 ANALYSIS REVIEW
Despite the prominence of retail in the city, Merriam’s largest employment sector is health care,
Merriam Employment
with over 4,500 jobs in 2017 and 379 jobs added over the past 10 years

Jobs by Industry: Merriam, KS (2017) Job Growth: Merriam, KS (2007-2017)

Source: US Census LEHD On the Map

 ANALYSIS REVIEW

Market Analysis
Commuting Flows: Merriam, KS (2017)
Commuting Patterns
As of 2017, Merriam workplaces provided nearly 14,000 jobs:
• Over 13,300 workers commute into Merriam on a typical day
(up by almost 3,000 since 2007)

Approximately 6,200 Merriam residents commute to workplaces

outside the City (roughly unchanged since 2007)
• Just 419 workers both live AND work in Merriam (up slightly
since 2007)

Source: US Census LEHD On the Map

 ANALYSIS REVIEW

Market Analysis

Commuting Patterns 2017 Commute Distances to and from Merriam

• Just over ½ of workers with Merriam jobs commute less than

10 miles each way
• Almost ¾ of Merriam residents (regardless of workplace)
have commutes of less than 10 miles
• About 15% of in-commuters and 10% of out-commuters travel
at least 25 miles to work

Source: US Census LEHD On the Map

 ANALYSIS REVIEW

Existing Land Uses

Merriam land use is largely determined by street frontage

• Predominantly commercial and industrial along I-35 and
along north sides of Shawnee Mission Parkway and 75th St

• Predominantly residential in all interior locations

Source: Johnson County Tax Assessor and City of Merriam

 ANALYSIS REVIEW

Existing Land Uses

Low density residential uses account for more than half of
the City’s parcel acreage (excl. ROW)
• The 67 acres shown as “vacant residential land” is not available
for redevelopment, but rather common land or other unbuildable
parcels within residential zones

Non-residential private land uses total 607 acres

• Half of which is commercial (non-office)
• Approximately 110 acres of commercial land is used by car
dealerships and their lots
• 214 acres devoted to private office uses

Public land uses account for 222 non-ROW acres

• Most of which is parks and open space

Source: Johnson County Tax Assessor and City of Merriam

 ANALYSIS REVIEW

Existing Development Intensity

• 91% of Merriam’s residential land is developed at less than
10 units per acre

• But almost half of existing housing units are in parcels at

densities above 10 units per acre, with 2,000 units at over
20 dwelling units per acre

Source: Johnson County Assessor and Leland Consulting Group

 ANALYSIS REVIEW

Age of Construction
As shown in the map, most of central Merriam, especially
the portion east of 47th Street was developed prior to 1950

• 1950’s and 1960’s era construction is prevalent elsewhere,

throughout all but the interstate-fronting areas (and north-central
Merriam, which saw residential development through the 80’s
and 90’s)

• While Merriam lacks significant land assemblages for major

redevelopment activity, this aging housing stock should provide
for a steady flow of smaller, more opportunistic, redevelopment
sites throughout the planning horizon as structures become
obsolete.

Source: Johnson County Assessor and Leland Consulting Group

 ANALYSIS REVIEW

Building Permit Activity (Home Additions / ADUs)

This map shows recent (post-2013) building permit
activity for Merriam and neighboring Johnson
County communities.
• Filtered to show only those involving major
home additions, basement & garage finishing,
and construction of additional dwelling units

• Note that communities to the east, also facing

very limited land supply, are nevertheless
seeing considerably more remodel / addition
activity relative to Merriam – probably driven by
rapidly increasing residential land values
(especially in high-priced Mission Hills)

Source: Johnson County Assessor and Leland Consulting Group

 ANALYSIS REVIEW

Population Growth Population Distribution by Generation:

Merriam vs. Comparison Areas
Despite its shrinking land supply, Merriam’s population
has managed to growth by 3.7% overall since 2010

• Johnson County, as a whole, remains one of

the fastest-growing parts of the KC Metro
(which has roughly matched nationwide
growth), although much of that growth is now
concentrated at the southern and western
county edge

Source: ESRI and Leland Consulting Group

 ANALYSIS REVIEW

Generations
Merriam’s age demographics are characterized by a higher Population Distribution by Generation:
than average presence of working-age Millennials Merriam vs. Comparison Areas

• Merriam's current resident population is comprised

of Millennials (currently aged 21 to 38) to a greater
extent than any of the comparison areas

• Somewhat smaller shares of Gen Z (now aged 3 to

30) and Gen X than comparison regions

Source: ESRI and Leland Consulting Group

 ANALYSIS REVIEW

Shifting Age Demographics

By far the biggest shift in market area population in the
coming 5 years will occur at Baby Boomer’s enter their
late 60s and 70s
• While this represents just a fraction of the 20-year
comprehensive plan horizon, the implications for
housing, healthcare and other planning
considerations are significant

• Household sizes will undoubtedly shrink as a result,

but Boomer housing preferences have so far
remained very diverse (with many preferring to stay in
their existing homes)

Source: Johnson County Assessor and Leland Consulting Group

ANALYSIS REVIEW

Housing-Related Demographics
Household Size + Tenure

• Merriam households are smaller in size and more likely to be renters than local and national comparison areas. This is
partly due to the aforementioned skew towards Millennials in the city’s generational mix.
ANALYSIS REVIEW

Ownership Supply Conditions

For Sale Housing Average Days-on-Market:

• Merriam had insufficient data to reliably track trends

for days-on-market, but other nearby cities showed
KCK to have the slowest-moving homes. All cities in
this grouping saw steep declines from 2015 through
2019, as sales quickened.

• The Merriam vicinity includes two outliers in terms of

housing pricing – with Mission Hills anchoring the
high end at nearly$1 million and KCK averaging close
to $100K.

• Merriam and Mission have similar median values,

close to the bottom of the nearby pack.
ANALYSIS REVIEW

Ownership Supply Conditions

Median Home Value Comparisons:
For Sale Housing
• Merriam had insufficient data to reliably track trends
for days-on-market, but other nearby cities showed
KCK to have the slowest-moving homes. All cities in
this grouping saw steep declines from 2015 through
2019, as sales quickened.

• The Merriam vicinity includes two outliers in terms of

housing pricing – with Mission Hills anchoring the
high end at nearly$1 million and KCK averaging close
to $100K.

• Merriam and Mission have similar median values,

close to the bottom of the nearby pack.
ANALYSIS REVIEW

Ownership Supply Conditions

For Sale Housing
Median Home Value Comparisons:
• Sales volume of ownership housing in Overland 12-Month Sales Volume (% increase since 2013)
Park, Shawnee, Mission, and Lenexa all tracked
together closely tied to the national recession.

• Sales in Merriam, due in part to the smaller overall

sample, were somewhat more volatile – though
clearly up from 2014.

• Interestingly, all local comparison markets have

seen a recent downturn in sales volume in 2019,
with only KCK (the most affordable market)
seeming to plateau rather than drop in recent
months.
ANALYSIS REVIEW

Multifamily Supply Conditions

Median Rent Trends:
Merriam vs Comparison Cities
Rent
• Median rent apartments in Merriam, up until 2018,
were the most affordable among comparison
communities with available data.

• After having insufficient data for one quarter,

Merriam’s new mid-2019 median was found to be
moderately higher than rents in Shawnee, KCK and
Mission.

• Leawood, Lenexa, and Overland Park had

consistently much higher rents than Merriam and
it’s more immediate neighbors.
ANALYSIS REVIEW

Multifamily Supply
Merriam’s apartment supply is primarily found along
the Shawnee Mission Parkway and points south

• Recent multifamily construction in the immediate

vicinity has been limited to eastern Overland Park
and one project in western Mission

• The 500+ unit Westbrooke Greene on Quivara Rd.

in Shawnee is the area’s largest proposed project

• Some smaller under construction and proposed

projects are underway in Mission
ANALYSIS REVIEW

Senior and Affordable

Merriam has three properties (tracked
by Costar) targeting the senior and/or
affordable market

70-unit subsidized

130-unit subsidized

108-unit senior affordable

ANALYSIS REVIEW

Office / Employment Supply Conditions

• Merriam has approximately 1.4M s.f. of office space,
mostly in pockets along I-35 in the southern half of town

• Most of the surrounding market area’s office space lies

to the east of Merriam, primarily in Mission

• Office vacancy in Merriam is quite low, at 3.7% -- well

below the rule-of-thumb 10-12% considered to be at
“equilibrium”

• Industrial and flex space in the city (1.6M s.f.) is almost all
strung along the western frontage of I-35

• In the broader market area, southwestern Overland Park

is the primary industrial concentration, with another
significant concentration in far southeast KCK.
ANALYSIS REVIEW

Retail Supply Conditions

• Most of Merriam’s retail space was built in the 1990’s and in
recent post-recession years.

• Almost all vacant space is accounted for by the 108K s.f.

former K-Mart, built in 1968.

• Including auto dealerships, Merriam has just over 1.9M s.f, of

enclosed retail space and a current vacancy rate of 6.1%

Merriam Retail Inventory by Decade Built:

ANALYSIS REVIEW

Merriam’s Retail Pull Factor

The chart below compares the spending power of Merriam households with the estimated retail sales taking place
within the city – across major retail categories
• Categories falling below the blue diagonal have local sales that
exceed Merriam household spending potential–and thus “pull”
spending in from outside the city

• Those above the line represent spending categories where local

sales are below resident spending power –suggesting that some
household spending “leaks” to stores outside the city

• Vehicle sales and parts dealers are not shown here but would fall
approximately 10x further to the right than Furniture/Furnishings

(mostly Ikea)
MERRIAM COMPREHENSIVE PLAN 2040

Subarea Plans
SUBAREA PLANS

Downtown Merriam
SUBAREA PLANS

Merriam Town Center

SUBAREA PLANS

Dot Exercise
NEXT STEPS

• Analysis Review Joint Workshop (JW#1)