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Council initiates Windward Estates RHID review; public commenter urges stronger application requirements
Summary
Council adopted a resolution to establish the boundaries of a proposed Reinvestment Housing Incentive District (RHID) for Windward Estates (20 duplexes / 40 units). A public commenter said Topeka should require project renderings, a but-for analysis and basic financial documentation before granting RHID support.
On Oct. 7 the Topeka City Council approved a resolution that starts the multi-step process to form a Reinvestment Housing Incentive District (RHID) for Windward Estates, a planned development with 20 duplexes (40 housing units) at the southwest corner of 45th and California.
Deputy City Manager Braxton Coppler described the action as the first step; the resolution establishes district boundaries and directs staff to seek review by the Kansas Department of Commerce. Coppler said subsequent steps include developer submittal of a project plan, a financial analysis that meets the statutory “but-for” test, RHID committee review, and (if approved) negotiation of a developer agreement and council ordinance approving the project plan.
During public comment, Danielle Twemlow criticized the sequence of RHID approvals and urged the city to require more information earlier in the process. Twemlow said other Kansas cities require a rendering or full development proposal at application and recommended five baseline items: a concept plan showing density and housing types; a project narrative identifying target incomes and market segments; preliminary cost estimates and financial structure; a but-for financial analysis proving the project is infeasible without RHID support; and an estimated timeline to final plans. She added that prior packets from 2021 should be included in the current agenda if they remain relevant.
Councilmembers asked staff to confirm that a financial analysis and project plan will be required later in the RHID process. Coppler said the city will conduct a financial review and that the council would not be asked to approve an incentive agreement until the Commerce Department and RHID committee steps are complete.
The council approved the resolution to establish the RHID boundaries and send the matter to Commerce for review.
