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Developer seeks tax-increment housing district to help pay infrastructure for proposed duplexes
Summary
A presenter outlined a proposed Reinvestment Housing Incentive District (RHID) to capture incremental property taxes to finance infrastructure for about 10 duplexes on city-owned lots; the board took the presentation for consideration and no formal action was requested.
Philip (presenter) told the Sherman County Board of Commissioners that a developer has requested creation of a Reinvestment Housing Incentive District (RHID) to support a modest housing project that would add roughly 10 duplex units on city-owned property behind Topside Manor and two adjacent lots.
Philip said the RHID would capture incremental real-property tax revenue generated by the development and use that increment to reimburse infrastructure costs (streets, sidewalks, utility extensions and related work) or to finance bonds that pay for those improvements for a limited period. He said the increment does not include the 20 mills associated with the base school levy and that the district can include other tax districts; the presenter expected an initial term of about 10–15 years for the first project but said statutory rules allow up to 25 years.
Philip described typical eligible uses (land acquisition, site preparation, street grading and paving, lighting, water main extensions and utility service connections) and noted that some items listed in state guidance — such as flood-control channels or drainage levies — are unlikely for this site. He said the process requires Kansas Department of Commerce approval, a public hearing (30–70 days after the enabling resolution) and a 30-day protest period during which affected entities — including the school district and county — can object before final adoption.
Commissioners asked clarifying questions. One commissioner asked whether the planned units would be “low income”; Philip said the project would be “low to moderate income” but that truly low-income units are difficult to build without additional subsidies and that the developer will ultimately determine rent or sale pricing. The presenter cited Dodge City and Colby as nearby communities that have used similar tax-increment approaches to produce multiple housing units.
No formal vote or commitment to create an RHID was taken; Philip asked that the board and the city consider the request and said the city would coordinate with the county and the school board if they decide to pursue the district. Philip offered to answer follow-up questions and provided contact direction to Ashley (county staff).
