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Flint Development proposes Flint Meadows East, seeks RHID capture for $24M infrastructure
Summary
Flint Development presented a phased single-family and townhome project near Panasonic and requested use of a Residential Housing Incentive District (RHID) for 15 years at a 75% capture to fund estimated $24 million in infrastructure costs.
Flint Development presented plans for "Flint Meadows East" and a request for public incentives to the De Soto Board of Education on Feb. 3, 2025. The developer said the project would add attainable single-family homes and townhomes near the Panasonic campus and asked the city to approve an RHID to reimburse infrastructure costs.
Steve Harter, director of development for Flint Development, said the first phase would deliver roughly 68 single-family lots and about 20 townhomes, with all roads ultimately conveyed to the City of De Soto. Harter estimated roughly $24,000,000 in infrastructure costs for sewer, storm sewer, water, gas, electric and public roads.
Joe Oakes, an attorney with the Polsinelli law firm, explained the incentive mechanism and statutory constraints. He said an RHID functions similarly to residential tax-increment financing: base taxes and certain protected mills remain with taxing jurisdictions while incremental taxes generated by new development are deposited into a special fund to reimburse eligible infrastructure costs. The statute permits up to a 25-year term; Flint Development said it is requesting a 15-year term and a 75% capture of incremental taxes rather than the maximum capture.
Harter and Oakes said the incentive is designed to offset unusually high site development costs—rock removal and utility extension—rather than to subsidize vertical construction. The developer said it planned to sell prepared home lots to builders; single-family home sale prices were described as likely in the high $300,000s to low $400,000s, while townhome prices were discussed in the low-to-mid $200,000s.
Timing and approvals: Harter said the developer is targeting lot delivery by the end of 2025 and estimated the first completed homes could be delivered in spring 2026, depending on builder schedules. The developer said Panasonic has expressed interest in employees living near the site. Joe Oakes described the RHID approval process as involving city adoption of a development plan and a required submittal to the Kansas Department of Commerce for state review.
Board members asked whether the RHID would restrict resale or rental; Harter said the developer would sell lots to builders who would determine use and that the RHID statute does not by itself restrict rentals. Members also asked about timing and material availability; Harter said site infrastructure supply chains were adequate and that some home builders contract national supply chains.
No formal board action on the RHID or the Flint Meadows project was taken at the meeting; the presentation was informational and part of ongoing coordination between district, city and developers.
