Developer pitches Monroe Manor RHID as short-term growth generator for Lansing; board and public ask questions
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Summary
Circle H presented a 194-home infill plan called Monroe Manor and sought an RHID to fund roughly $3 million of about $12 million in front‑end infrastructure; the developer said the project would add housing in the $250,000–$450,000 range and generate incremental tax revenue for the district over time.
A land developer, Circle H, presented the Monroe Manor proposal to the Lansing USD 469 board, describing a roughly 50-acre infill subdivision of about 194 single-family homes and requesting a Redevelopment Housing Incentive District (RHID) that would reimburse the developer for about $3 million of the approximately $12 million infrastructure cost.
Developer presentation: The company said it worked with the city and consultants over many months, completed engineering and plan work, and purchased the land before seeking RHID approval. Circle H representatives said the project is intentionally compact to match the housing types identified in Lansing's housing study: conventional and small-lot single-family homes priced primarily between $250,000 and $450,000. The developer said the RHID is structured to be relatively short: the district would receive incremental tax revenue within the six-year RHID term and, based on the developer's modeling, USD 469 would net about $382,000 by the end of six years and roughly $7.7 million in net revenue over a 20-year projection (figures shown came from a Raymond James analysis presented to the board).
Why it matters: The project would add housing that the citya
nd the developer say is in demand; board members and neighbors questioned compatibility with existing lot sizes, impacts on traffic and school enrollment, and whether tax incentives transfer risk to taxpayers.
Board and public questions: Speakers asked about lot widths (developer described small-lot product, roughly four homes per acre in some areas), compatibility with adjacent, larger-lot neighborhoods, and the quality of homes (the developer offered to provide examples and invited board members to visit model homes). Staff and board members asked about estimated student yield; the developer cited a commonly used planning ratio that would result in roughly 58 additional students (about 30 students per 100 homes) over the build-out. The developer said the RHID reimbursement is contingent on homes being built and sold; if the project failed, the developer absorbs the cost and the taxing entities see no payment.
Public concerns and next steps: Neighbors raised compatibility concerns (smaller lots adjacent to larger established lots) and worries about long-term maintenance of new infrastructure. Board members asked staff to continue reviewing the fiscal model and to coordinate with Leavenworth County and city officials during RHID consideration.
Ending: The developer said it will present similar materials to the county and city and work with district staff on details; the board did not vote on the RHID at this meeting but directed ongoing review.
