Comprehensive Development Plan for the Inman Area, Kansas 2019 — 2039 Comprehensive Development Plan for the Inman Area, Kansas: 2019—2039
adopted by the Inman City Planning Commission on November 18, 2019
approved by the Inman Governing Body on December 9, 2019
technical assistance by
and Inman City Staff
i OFFICIAL COMPREHENSIVE DEVELOPMENT PLAN APPROVAL
This document, entitled Comprehensive Development Plan for the Inman Area, Kansas: 2019-2039 is an official Plan of the City of Inman, Kansas, for the Planning Period 2019–2039. The Planning Area comprises the City of Inman plus a surrounding area within 3 miles of the City, extending a total of approximately 2 miles north-to-south and 2 miles east-to west, all within Superior Township in McPherson County, Kansas.
In accordance with K.S.A. 12-747, an officially advertised public hearing was held on November 18, 2019, and this document was adopted by a Resolution of the Inman City Planning Commission on November 18, 2019. A certified copy of the Comprehensive Development Plan, together with a summary of the hearing, was then submitted to the Inman Governing Body.
______Jeff Regehr, Chairperson, Inman City Planning Commission
ATTEST:
______Shivawn Schierling, Secretary, Inman City Planning Commission
APPROVED by the Inman Governing Body on December 9, 2019 by Ordinance No. 565 and published on December 15, 2019 in the McPherson Sentinel.
______Jim Toews, Mayor
ATTEST:
______Barbara Tuxhorn, City Clerk
ii Inman Governing Body Jim Toews, Mayor Don Froese Darin Pote Scott Schriner Dennis Schroeder Dave Thiessen
Inman City Planning Commission Jeff Regehr, Chairperson Lyle Achilles, Vice Chairperson Shivawn Schierling, Secretary Scott Barlow Rosetta Bartels Mike Brunk Dennan Schroeder
Samantha Green, Recording Secretary Stan Juhnke, City Attorney
Comprehensive Plan Steering Committee Scott Barlow Danny Parr Rosetta Bartels Jay Parsons Zach Davidson Scott Schriner Samantha Green Dennis Schroeder Gary Grubbs Sharena Webb
Inman City Staff Daniel Parr — Planning & Zoning Administrator (retired) Barbara Tuxhorn — City Clerk and Planning & Zoning Administrator
Planning Consultants David W. Foster, PLA, ASLA, APA Debra Foster, M.Arch. Foster Design Associates LLC Landscape Architecture & Planning 1415 East 2nd Street North Wichita, KS 67214-4119 316-262-4525 [email protected] iii Table of Contents
Section 1 — Planning & Goals CHAPTER 1. Comprehensive Planning ______1-1 Using a Comprehensive Plan ...... 1-1 Plan Parameters ...... 1-2 Legal Basis ...... 1-3 The Planning Process ...... 1-4 CHAPTER 2. The Bypass & Planning Goals ______2-1 Quality of Life ...... 2-1 Planning Goals for Inman ...... 2-3 Section 2 — Community Background Data CHAPTER 3. Historical Development ______3-1 History of Inman ...... 3-1 Historic Preservation ...... 3-4 CHAPTER 4. Natural Resources & Environmental Influences _____ 4-1 Geographical Location ...... 4-1 Climate ...... 4-2 Soil Types ...... 4-3 Topography, Drainage & Floodplains ...... 4-4 Water Resources ...... 4-6 Woodlands ...... 4-7 Major Constructed Features ...... 4-8 CHAPTER 5. Population ______5-1 Historical Population Trends ...... 5-2 Population Data — U.S. Census Bureau ...... 5-6 CHAPTER 6. Housing ______6-1 Housing Data — U.S. Census Bureau ...... 6-2 Housing Conditions in Inman ...... 6-8 CHAPTER 7. Economy ______7-1 Economic Data — U.S. Census Bureau ...... 7-1 Economic Data — Community Survey ...... 7-5 Local Tax Levies ...... 7-7 Local Economic Outlook ...... 7-8
TOC 1 of 3 Section 3 — Systems & Facilities CHAPTER 8. Transportation Systems ______8-1 Roads and Streets ...... 8-1 Public Transit, Railroad, & Air Travel Services ...... 8-9 CHAPTER 9. Utilities and Stormwater Management Systems _____ 9-1 Water Supply & Distribution System ...... 9-2 Sewage Collection and Treatment System ...... 9-4 Solid Waste Management ...... 9-7 Stormwater Management System ...... 9-8 CHAPTER 10. Community Services and Facilities ______10-1 Inman City Office...... 10-2 City Shop ...... 10-3 Law Enforcement ...... 10-4 Parks & Recreation ...... 10-5 Inman Public Library ...... 10-10 Education ...... 10-11 Fire Protection ...... 10-13 Emergency Medical Services (EMS) ...... 10-14 Health Care Facilities ...... 10-15 Public Perceptions of City Facilities ...... 10-16
TOC 2 of 3 Section 4 — Planning the Future CHAPTER 11. Population Goal & Land Use Patterns ______11-1 Future Population Goal ...... 11-1 Land Use Plan ...... 11-2 CHAPTER 12. Resources ______12-1 Seeking Grants ...... 12-1 Regional Cooperation ...... 12-2 Housing ...... 12-4 Economic Development ...... 12-5 Transportation ...... 12-9 CHAPTER 13. Regulatory Tools ______13-1 Zoning Regulations ...... 13-2 Subdivision Regulations ...... 13-3 Extraterritorial Jurisdiction ...... 13-4 Construction & Environmental Codes ...... 13-5 Annexation ...... 13-9 CHAPTER 14. Comprehensive Plan Implementation ______14-1 Planning Commission Responsibilities ...... 14-2 Community Involvement ...... 14-3 Project Review ...... 14-4 Neighborhood and Project Plans ...... 14-4 Capital Improvements Program (CIP)...... 14-5 Taking Action ...... 14-6
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Section 1 — Planning & Goals
CHAPTER 1. Comprehensive Planning CHAPTER 2. Quality of Life & Planning Goals Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
CHAPTER 1. Comprehensive Planning
After formal adoption by the Inman City Planning Commission and approval by ordinance by the Governing Body, this document will constitute the Comprehensive Development Plan for the Inman Area, Kansas: 2019–2039. It will then become the official comprehensive plan for the City of Inman, Kansas, replacing in its entirety the City's previous 1995-2010 Comprehensive Plan and its 2014, 2017 and 2019 Amendments. This Comprehensive Plan was prepared under the supervision and with the aid of the Inman City Planning Commission and City staff, and with technical assistance by consultants Foster Design Associates LLC of Wichita.
Using a Comprehensive Plan A comprehensive plan addresses both short and long range planning situations, so it must be specific in some matters and more general in others — but should always provide overall direction. Each individual planning situation that occurs during the Planning Period will need to be considered in detail, and a decision made based on conditions current at the time. A comprehensive analysis of a community involves the examination of a broad range of individual factors such as land use, transportation, and community facilities, as well as an assessment of how those factors interrelate. Among other uses, a comprehensive plan: • Compiles information which helps City officials make decisions within the context of long-range planning goals, balance development with the economical provision of community facilities and services, and establish policies that enable orderly annexation. • Serves as a guide for the overall development of the Planning Area, and assists potential developers to understand community intentions. • Serves as both a planning rationale and a legal basis for administering City Zoning and Subdivision Regulations, providing a basis for making decisions on rezoning and special use applications which are considered "reasonable" under the law, and for reviewing plats in terms of their fit with City growth policies and the capacity of community facilities. • Is often a prerequisite for applications to state and federal grant programs which could benefit the City and the Planning Area. • Helps to coordinate planning efforts between the City of Inman and other entities, including McPherson County, the State of Kansas, and the federal government; McPherson, Hutchinson, and other nearby cities; and Inman Unified School District 448.
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Plan Parameters This Comprehensive Plan addresses planning issues within a specific geographic area (the Planning Area), and within a specific span of time (the Planning Period). Planning Area The designation of a Planning Area recognizes that the City's activities both affect and are affected by the surrounding region. Delineating a Planning Area does not create a regulatory boundary as such, but identifies an area which has an influence on the planning and development of the City, and therefore should be studied as part of what state statutes refer to as the "total community of which the City is a part". Any extraterritorial jurisdiction for Subdivision Regulations or Zoning Regulations around a city in Kansas cannot exceed the Planning Area as delineated, nor extend more than three miles from the city limits, nor extend more than one half the distance to another city, nor extend into another county. As defined for this Plan, the Inman Planning Area is composed of Sections 8, 9, 16, and 17 in Superior Township (Township 21 South / Range 4 West), in McPherson County, Kansas. The Planning Area also includes an additional 300 feet out in all directions from these sections, extending into portions of Sections 3, 4, 5, 6, 7, 10, 15, 18, 19, 20, 21, and 22 of Superior Township. The Inman Planning Area extends approximately 2 miles east-to-west and 2 miles north-to-south, and covers a total area of approximately 4.5 square miles. The Planning Area includes the City of Inman.
Planning Period The Planning Period for this comprehensive plan is the twenty-year time span from 2019 through 2039. For this type of plan, twenty years is typically the practical limit for useful forecasting of both local needs and local resources.
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Legal Basis Kansas state statutes are available online at www.kslegislature.org/li_2014/b2013_14/statute/. Click on "Chapter 12. Cities and Municipalities", then on "Article 7, Planning and Zoning", to see the complete statutes related to Comprehensive Plans. The State enabling statutes provide for a broad interpretation of what constitutes a plan. According to the statutes for Planning and Zoning and Subdivision Regulations for Cities and Counties in K.S.A. 12-747, et seq., a planning commission … "… is hereby authorized to make or cause to be made a comprehensive plan for the development of such city and any unincorporated territory lying outside of the city but within the county in which such city is located, which in the opinion of the planning commission forms the total community of which the city is a part." In the preparation of such a plan, according to K.S.A. 12-747, the planning commission … "… shall make or cause to be made comprehensive surveys and studies of past and present conditions and trends relating to land use, population and building intensity, public facilities, transportation and transportation facilities, economic conditions, natural resources and may include any other element deemed necessary to the comprehensive plan …" and "… shall show the commission's recommendations for the development or redevelopment …" of the planning area. Planning Commission Adoption For the plan to become effective when completed, it must be formally adopted as a whole or in parts by a resolution of the planning commission, after a public hearing which has been properly advertised beforehand. Adoption must be based on a majority vote of the total membership of the planning commission. A certified copy of the adopted plan or part, together with a written summary of the hearing, must then be submitted to the governing body. Governing Body Approval Following adoption by the planning commission, the governing body may choose to approve the Plan by a published ordinance. After receiving the certified copy of the plan or part of the plan, and a written summary of the hearing, the governing body may either: "(1) Approve such recommendations by ordinance … ; (2) override the planning commission's recommendations by a 2/3 majority vote; or (3) may return the same to the planning commission for further consideration, together with a statement specifying the basis for the governing body's failure to approve or disapprove.If the governing body returns the planning commission's recommendations, the planning commission, after considering the same, may resubmit its original recommendations giving the reasons therefor or submit new and amended recommendations. Upon the receipt of such recommendations, the governing body, by a simple majority thereof, may adopt or may revise or amend and adopt such recommendations by the respective ordinance … , or it need take no further action thereon. If the planning commission fails to deliver its recommendations to the governing body following the planning commission's next regular meeting after receipt of the governing body's report, the governing body shall consider such course of inaction on the part of the planning commission as a resubmission of the original recommendations and proceed accordingly."
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Copies of the Plan An attested copy of the comprehensive plan and any amendments must be sent to all other taxing subdivisions in the Planning Area which request a copy of the plan. This might include, among other possibilities, County and Township governments and School Districts. Annual Review In order to maintain the viability of the Plan, state statutes require that the planning commission review or reconsider the plan or any of its parts at least once each year. The planning commission may propose amendments, extensions or additions to the Plan, which must be implemented using the same procedures as required for the original adoption process, including a public hearing. Implementation The plan or part of the plan "… shall constitute the basis or guide for public action to insure a coordinated and harmonious development or redevelopment which will best promote the health, safety, morals, order, convenience, prosperity and general welfare as well as a wise and efficient expenditure of public funds." Although the Kansas Supreme Court views the adoption and annual review of a comprehensive plan as a "legislative function", note that a plan is still a "guide", and actual implementation must take place within the democratic process of local government and other agencies. On a nationwide scale, the comprehensive plan and the role it plays in the planning and implementation process are assuming an increasingly important role in land use litigation. The plan's consistency with the regulatory tools for its implementation, especially zoning and subdivision regulations, is often the crux of such litigation.
The Planning Process City planning can be defined as a decision-making process which is expressed in the form of a plan. The plan typically defines community goals (physical, social and economic), and includes project proposals and policy statements, all aimed at the broad objective of improving a community's quality of life. Planners seek ways to correct the mistakes of the past, preserve the best of the present, and prepare for the challenges of the future. Effective planning should be farsighted, realistic in terms of existing resources and potential capabilities, and adaptable to changing community needs and opportunities. A successful comprehensive plan must reflect knowledge and understanding of the public interest in the community, although any public interest expressed in a plan must still earn public approval through the democratic process. A basic purpose of planning is to help guide the use of land in an orderly manner, minimizing conflicts between various users of land. Planning also allows community services to be provided efficiently and economically. Compromise in the location of a community service facility affects its efficiency, and therefore its long-term costs to local taxpayers. To prevent such compromises, the process of planning is a means of making better short-range decisions by relating them to long-range plans. The planning process consists of inventorying and analyzing existing conditions in the Planning Area, establishing goals and setting standards, projecting future needs, proposing options for solutions to problems, and offering methods to implement the plan. Throughout the development of the plan, officials and citizens should be involved to the maximum extent feasible, have access to the plan materials, and have opportunities to communicate their ideas.
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Community Survey The Planning Commission completed a community survey in the spring of 2018. The response from the community was extraordinary, with a return rate of 25%. Of all the responses, 83% came from people living inside Inman, and 17% were from people living outside the city limits. The survey addressed issues from housing to shopping habits to thoughts on municipal performance. The information gathered is now being used by municipal boards and community organizations as a guide for operation. Survey results are incorporated periodically in this Plan. After completing the survey, the Inman Planning Commission Steering Committee completed a Strengths / Weaknesses / Opportunities / Threats (SWOT) analysis, based on the results of the survey. This analysis was then used to help develop the goals outlined in this plan.
2018 Community Survey Results — SWOT Analysis
Helpful / Positive Harmful / Negative STRENGTHS WEAKNESSES • Good people • Lack of available / affordable housing • Good senior living • Safe environment • Lack of building codes • Need new city fire truck • Good School District • Lack of emergency medical services • Country Park & City Park • High taxes • Community Building • Wellness Center • No vacant commercial buildings • Volunteer Fire Department • Lack of retail & service businesses Internal
• Overall infrastructure • Good streets
• No debt • Business district • Available commercial land • Room to expand OPPORTUNITIES THREATS • Healthcare • Aging population
• Highway system • Railroad expansion • Access to high speed internet service • Potential water shortage • Proximity to employment • Cost of electricity External • Higher education opportunities • State Fair in Hutchinson, nearby • Retail leakage to nearby larger communities • Limited employment opportunities • Strong economy • Availability of skilled work force • Unstable agriculture prices
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CHAPTER 2. Quality of Life & Planning Goals
In this highly mobile era, excellent quality of life is a significant factor in attracting new residents and new businesses to a community. But what does "quality of life" actually mean? And how do planning decisions affect this nebulous but essential characteristic of a community?
Quality of Life Definitions of the term "quality of life" vary by perspective, incorporate a wide variety of factors, and tend to run to many pages in length when people get serious about trying to nail down the concept. Yet even without an academically precise definition, most people readily recognize the importance of the idea, and have a strong opinion about whether their personal quality of life is good or not. Factors that play a role in quality of life may include housing, neighborhood, schools, physical and mental health, family life, safety and security, the built environment, education, leisure time, recreational options, culture, values, social belonging, spirituality, employment, job satisfaction, and financial security — among others. In short, "quality of life" is a highly subjective way of describing the overall happiness and well-being of a person or a community. Although "quality of life" includes economic factors, it should not be confused with "standard of living", a term which refers strictly to income levels, and how well that income serves to acquire the goods and services viewed as necessary by the individual or community whose income is being evaluated. The fact that quality of life is subjective and difficult to measure makes it no less important. Planning decisions affect housing, the local economy, transportation, safety, parks, health, and many other factors which in turn profoundly affect the community's long-term quality of life. Every city and county competing for economic advantage understands that good public infrastructure, a trained labor force, reasonable taxes, and available land are all necessary to attract economic activity — so most viable competitors already have those assets in place. According to the American Economic Development Commission, it is quality of life that makes a community a successful competitor. Maintaining and enhancing Inman's quality of life should be a primary focus of future planning goals. Investments in quality of life should be regarded as investments in Inman's future. Significant improvements to local quality of life will be pivotal in order to successfully attract new businesses and new residents to the community.
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Community Perception The 2018 Community Survey included the following questions on community facilities and activities that affect quality of life. Walking / biking trails were the most-desired facility by a wide margin, followed by a splash pad and dog park. The single most-desired activity is a Farmers Market, but the combined interest in various community events and festivals is extremely high.
Would you use the following community resources on a regular basis if What type of activities they were available? would you be interested in participating in Walking / Biking Trails 72% if they were available? Splash Pad 46% Farmers Market 63% Dog Park 33% Community Events 57% Picnic Areas 32% Community Festivals 46% Additional Playgrounds 24% Holiday Festivals 45% Basketball Courts 23% Community Support 32% Sand Volleyball Courts 17% Art/Theater Events 23% The 2018 Community Survey also included questions related to community goals. Perceptions matter, but they are not always based on reality. For instance, survey respondents perceived the biggest problem facing Inman to be decreasing population, though in fact Inman's population has been increasing steadily for decades. While a public perception may be a problem in itself, it generally requires a different kind of solution — a solution aimed at changing perceptions, rather than a solution aimed at fixing a problem. It is as important for planners to correctly identify the problem they are trying to solve, as it is that they clearly define the goals they are trying to achieve.
What are the biggest challenges What do you see being facing Inman? Rank 1 to 6. the biggest needs in Inman? Decreasing population 4.39 Rank 1 to 9. Access to health care 7.09 Lack of shopping options in town 3.62 Improved City services 6.54 Tax burden on residential base 3.29 Increased community events 6.20 Lack of affordable housing 3.11 Difficult for young adults to get involved 2.77 More young adult events 6.09 Improved infrastructure 5.93 Lack of good-paying jobs 2.70 More retail shopping 5.59 More students in school system 5.55 More teen / youth programs 5.45 Additional dining / food options 5.34 Additional affordable housing 4.06 More jobs / economic development 3.66
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Planning Goals for Inman Communities which recognize and communicate their own common goals establish a basis for becoming the kind of place in which people wish to live, to work, and to find cultural and social satisfaction. Goals provide a framework for efficient decision-making. Clearly defined goals make it possible to determine mutually recognized priorities, and allow resources of time and money to be invested in community needs in an organized and productive manner. Planning goals take into account not only the physical needs of a community, but also its social, economic and governmental needs. A set of goals which are reasonable and well grounded, yet also purposeful and ambitious, can help frame policies and focus decision-making. Meaningful goals will help Inman establish a unique identity which will distinguish it from other area communities, and enhance its ability to compete for residents, resources, and economic development. Goals for Inman were developed by the Planning Commission based on the results of the 2018 Community Survey. The resulting list of goals and tasks was then organized into categories by planning topic: • Population • Community Facilities • Housing • Utilities • Economy • Zoning & Land Use • Transportation & Stormwater Management • Plan Implementation
In general, goals are ongoing objectives, while tasks are specific projects that, once completed, will likely not need to be revisited within the twenty year span of the Planning Period.
Population GOALS • Increase Inman's population by an average of about 1.5% annually over the next 20 years • Assist in supporting and maintaining population growth across McPherson County • Encourage new growth in the residential housing market
Housing GOALS • Explore possibilities for new rental housing options in the community • Continue growth of the middle income residential market • Expand affordable housing options TASKS • Identify available developable land for residential use • Complete new Housing Assessment Tool for State of Kansas • Complete a housing market study for the City of Inman and surrounding area • Identify new or existing programs to assist with housing, including but not limited to grant programs and funding sources
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Economy GOALS • Continue working to create a positive and progressive business climate in Inman • Provide resources needed to recruit new businesses to Inman • Engage further in the regional economy • Encourage the revitalization of the Main Street commercial business district TASKS • Install infrastructure to City owned property that is designated for future development • Encourage the development and/or expansion of additional child care and day care options within the community • Encourage development of a full time automotive/tire repair shop within the community. • Support businesses through the work of the Inman Chamber of Commerce • Host yearly economic development workshop with City Council to discuss opportunities and challenges in the local economy • Adopt a downtown improvement plan and possible incentive package that focuses on updating business store fronts and discourages non-commercial uses for Main Street store fronts • Continue support for Inman Community Development, Inc. • Keep the City’s economic development incentives package up to date and competitive • Create and maintain a marketing strategy for the City of Inman that includes both print and digital media • Maintain a vibrant and up to date City web presence • Work closely with economic development groups within the county, such as Go McPherson and McPherson Industrial Development Corp. (MIDC) • Be engaged with regional economic development groups, such as the Greater Wichita Partnership • Maintain relationships with statewide economic development groups, such as the Kansas Economic Development Alliance and the Kansas Department of Commerce
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Transportation & Stormwater Management GOALS • Address city streets in need of resurfacing and maintain all existing roadways • Pave the unpaved roads in the City • Plan for future road expansions, changes, or creations TASKS • Widen and resurface Main Street • Resurface Center Street • Design & construct a City-maintained street to the City Landfill/Sewer Facility • Reroute and re-engineer the drainage system in the industrial park in the northwest quadrant of town • Fix the drainage at the intersection of Delaware Street and Elm Street as well as the surrounding areas • Create plan to address the possible expansion of the railroads lines running through the city limits • Explore options for a transportation focused bond issue Community Facilities GOALS • Review municipal facilities and develop plan to meet future needs of these entities (Police Department, Fire District, City Shop, etc.) • Support and work with USD 448 on future expansion or improvement plans • Foster relationship with Recreation Commission and support their activities • Review all City assets, including parks, community center, water towers, etc, and address their needs accordingly • Cultivate relationships with local healthcare providers, such as McPherson Hospital • Promote an active lifestyle by providing outdoor recreation activities for residents TASKS • Engage with the Fire Department on the possibility of building a new fire station • Purchase a new fire truck to be used by Fire District #5 • Explore options for expanding or building a new police station to meet future needs • Explore options for the expansion or construction of a new city maintenance shop • Support the repurposing and rehabilitation of the second floor of the Inman Library • Explore opportunities and partnerships to bring permanent EMS to the community • Develop a maintenance schedule for the city owned water towers that includes plans for regular repainting • Look into possible solution for painting the grain elevators in town • Promote Inman Wellness Center and encourage the expansion of their programs and facilities • Create a parks and recreation plan that includes expansions at the Country Park, such as a dog park, and walking trails throughout town
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Utilities GOALS • Explore options for purchasing new water rights for municipal use • Maintain and update existing water and sewer/wastewater infrastructure • Develop plan for expanding the existing sewer/wastewater capacity • Stay up to date with technological advances in cable, internet, and broadband • Work with natural gas and electrical providers to ensure infrastructure is up to date TASKS • Look into bond issue opportunities for the purchase of new water rights and/or expanding the sewer pond facilities • Recruit a cable television company to provide service to citizens • Create a plan to review, test, and if necessary, replace fire hydrants in the community • Do a study exploring the condition of existing sewer/wastewater lines in the City and replace those that do not meet standards • Develop system for tracking efficiency of water and sewer infrastructure as well as tracking water usage • Engage with Evergy and Kansas Gas Service on a yearly basis to discuss any issues and/or possible future plans
Zoning and Land Use GOALS • Annually review City Zoning policies • Review annexation policies and explore options for future annexation plans • Enforce zoning rules and regulations to promote adherence to city ordinances • Explore various types of construction, fire, and health codes TASKS • Pass a 10 year annexation plan that ensures that those that have access to City utilities are also located within City limits • Explore possibilities of extending City limits westward toward K-61 highway • Explore options for addressing the rundown abandoned mill located along the railroad tracks on the west side of town • Adopt new construction, fire, and health codes necessary to protect the integrity and environment of the community • Annually review the Comprehensive Development Plan and update as needed
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Plan Implementation GOALS • Keep the Comprehensive Plan up to date and ensure its use by both the Planning Commission and City Council • Cultivate a deeper relationship with the County Planning Commission to ensure that actions and plans of both the City of Inman and McPherson County are congruent with one another TASKS • Maintain policy of an annual review of the Comprehensive Development Plan by the Planning Commission (required by statute) • Hold annual workshop for City Council to review progress on the Comprehensive Development Plan • Prepare and adopt an annual capital improvements program to coordinate the construction, financing, and land acquisition for public improvements with other governmental agencies and private utilities in conformance with the Comprehensive Development Plan
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Section 2 — Community Background Data
CHAPTER 3. Historical Development CHAPTER 4. Natural Resources & Environmental Influences CHAPTER 5. Population CHAPTER 6. Housing CHAPTER 7. Economy Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
CHAPTER 3. Historical Development
Planning decisions often extend their effects for many decades. Understanding a community's history, including past planning choices both good and bad, is an important factor in making the kind of well-informed planning decisions that can shape a positive future for Inman.
History of Inman The earliest official document in this area of Kansas is the original survey of McPherson County, which began in 1856 and was completed ten years later, establishing township boundaries. Settlers began to move into the area in the early 1870s and within five years, much of the township was dotted with homesteads. Superior Township was officially organized on January 13, 1874 and the Superior Post Office was officially designated the following year. In 1886 surveyors for the Chicago, Kansas, & Nebraska Railroad (a branch of the Rock Island) announced plans to build a railroad from McPherson to Hutchinson with the possibility of passage through Superior Township. A public meeting was held to decide upon the location for a depot, and the citizens decided on an area in the middle of the survey, which was on the highest elevation in the township. Later that year the C.K. & N. Town Company was formed and it was generally believed that the Rock Island was supporting the company financially. The company immediately purchased 40 acres of land close to the proposed depot, which included the right-of-way surveyed and platted by the Rock Island. The company selected the name Aiken for the plat, then sold a large percentage of lots to the Kansas Town and Land Company, which in turn sold them to individuals. The first building was erected in 1887, a small store selling tobacco, candy, and hard cider. Superior post office was moved to Aiken in 1887 but retained the name Superior. A celebration on July 4, 1887 was Aiken’s first initiation as a railroad town. On February 2, 1889 the McPherson County District Court ordered that the name of the town of Aiken, situated in Superior Township, be changed to Inman. The post office was officially changed to Inman two months later. Inman was probably named after Lake Inman located three miles east of town, and some early residents believed the lake was originally named by Major Henry W. Inman, a military officer and writer who passed through the area in the 1880s. A newspaper, the Inman Review, began operation January 1, 1892 and the Bank of Inman was organized in 1893. On April 4, 1894 the McPherson County Commissioners declared that Inman, with a population of 320 persons, was officially incorporated as a city of the third class.
Farmers National Bank in Inman
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In 1877, the Superior Cemetery Association was organized and a cemetery was established in the present day central business district. In 1887, following the purchase of the land by the C.K.&N. Town Company, the cemetery was moved to the present location, one mile north of the City. It is now operated as the Inman Municipal Cemetery, along with a second cemetery one mile south of town. The first civic improvement was a wooden water tower, for fire protection only, which was erected in 1894. Within two years a fire engine and an alarm had been purchased as well. A steel tower replaced the wooden one in 1911 and in 1936 wells were drilled east of town to provide drinking water for residents. An elementary school with 35 pupils was established in 1888 and then years later a high school was organized with 13 students. In 1919 a rural High School district was organized. Today, USD 448 serves the community with an elementary school and a high school.
Inman High School By 1902, Inman was noted for its good sidewalks and well graded streets. Telephone service reached Inman in 1900 and in 1906 business persons organized the Inman Mutual Telephone Company, which eventually expanded to the rural area surrounding the city. This was later sold to the Mid-Kansas Telephone Company. The erection of the Superior Township Hall provided office space and storage for township records and also provided Inman with its first auditorium. This became the center of local activities and was used for band concerts, school, and community plays, debates, and local dances. Traveling vaudeville troops also stopped to perform here, due to the location and excellent transportation facilities. In addition to the railroad, K-17, a hard-surfaced highway linking McPherson and Hutchinson, passed through the central business district. By this time, bus service was also available. The township hall later housed the Inman Community Library, which was organized in 1942 through efforts of seven women representing three local women's clubs. This became the Inman City Library in 1964. Electricity reached the town in 1916 via overhead lines from Hutchinson. Natural gas was first available in 1931. The City Council ordered curb and gutter installed on all Inman streets in 1947, and immediately upon completion, the City employees began a program of surfacing streets. A City Park was established, and in the 1960s an additional 40 acres was acquired for use as a sanitary land fill, lagoon-type sewer system, and an additional park area. Since then, two new water towers have been built and water lines have been installed to support the service area.
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Lambert Park in Inman Continued growth of Inman from the 1970s to the 1990s was due in part to the goods and services provided by local industries and businesses. However, location of the city may be the greatest factor due to the short distances to employment in the cities of McPherson and Hutchinson. The upgrade of K-61 highway to a four-lane expressway reduces travel time and allows a much safer trip. During the past ten years, Inman has seen many improvements. A 150,000-gallon water tower was put into use in 2009 and a new 4,000-square-foot community building comfortably holding 250 people was erected in 2014. Both structures were funded with cash on hand and no borrowing was needed by the City. Pleasant View Home has added "traditional home" housing for 22 residents. This brings their total capacity to 124 rooms and 99 apartments. The Inman Elementary School has added an early learning wing consisting of 4 classrooms with storm shelters, and the High School renovated their auditorium. A Wellness Center was established in 2006 featuring cardio and weight rooms as well as a child play area. In 2015, Inman began making big upgrades to City streets. Fifty-five blocks of streets are to be improved, including new curbs and gutters in some areas.
Pleasant View Home in Inman
With a 2010 census population of 1,377, Inman has many advantages of small town living, with excellent schools, churches, a variety of stores, restaurants, banks, and healthcare facilities. The City offers housing and business tax rebate programs for new housing being built or new businesses. Inman is truly "a place people choose to call home".
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Historical Preservation Historical buildings give a community character and a sense of place. One building in Inman is listed on the National Register of Historic Places, and one is listed on the Kansas State Register of Historic Places. For more information on the area's historic buildings, see the Kansas Historic Resources Inventory database, at http://khri.kansasgis.org. Kansas statute 75-2724 provides protection for properties listed on either the National or State Historic Register, and their environs. In a city, environs are defined as anything within 500 feet of the boundary of a registered site; in unincorporated areas, environs are defined as anything within 1000 feet. If the State Historic Preservation Officer finds that a project would encroach upon, damage or destroy any State or National historic site or its environs, the project may not proceed, unless the local governing body determines "that there is no feasible and prudent alternative to the proposal and that the program includes all possible planning to minimize harm" to the historic site.
I.O.O.F. Hall In Inman, the Independent Order of Odd Fellows (I.O.O.F.) Hall was listed in the National Register of Historic Places in 2011, nominated for its local significance in the areas of social history and architecture. It is located at 100 North Main, on the northeast corner of Main and Center. Today, the Inman Public Library operates out of the first floor, while the second floor is unused. Built in 1893, the I.O.O.F. Hall is the only two-story building in downtown Inman. It was constructed by McPherson builder J. D. McKinzie in the popular late Victorian-era Italianate style. As was typical of late nineteenth century downtown buildings, the first floor served as commercial space while the second floor was reserved for meeting space and social functions. The limestone building features a storefront on the west elevation and a smaller secondary storefront on the south-facing elevation. A decorative cornice sits atop the west and south walls.
Independent Order of Odd Fellows Hall Fritz Wilke House
Fritz Wilke House The Fritz Wilke House, built around 1881, was listed on the Kansas State Register of Historic Places in 2011. An excellent example of the National Folk tradition of residential architecture, its simple form and mass-produced materials are typical of the late 19th century post-railroad era. Originally built on a 160-acre farmstead in McPherson County, the house remained in the Wilke family from its construction until the 1970s, when the site was taken for the expansion of Highway 61. The house was saved and relocated to 105 Front Street in Inman, as part of the Inman Museum complex.
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Inman Museum The Inman Museum began when the governing body agreed to move the Chicago Rock Island Depot to North Main Street for restoration, complete with its loading dock. Sometime later a group of volunteers decided to restore the Inman Mutual Telephone Office, including the switchboard, and relocate it next to the Depot. In 2008, a Rock Island Caboose was added near the Depot.
Inman Museum Chicago Rock Island Depot
The building housing the Inman museum was purchased in 1991 with the goal of having the "Best Museum in the County". It was renovated with milled cedar to give it an 1880s Victorian style look. The building contains many replicas of former Inman businesses, telling the story of Inman's past and what life was like in that period. Exhibits include original equipment and artifacts donated by families in the Inman area. The museum used four vacant commercial lots to establish a replica of a late 1800s farmstead. All buildings came from existing farms in the Inman area, and have been donated to the museum by local families. The farm buildings include an 1880s hay barn, an old barn cupola, a summer kitchen, and farrowing, brooder, and chicken houses. In 2010, the Fritz Wilke House was moved to the museum complex. Other Museum buildings include a one-room schoolhouse and an adobe church.
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CHAPTER 4. Natural Resources & Environmental Influences
The location of regional destinations, physical features, and natural resources all influence the development of various land uses within a community. Both natural and man–made features may positively support particular land uses, or they may restrict development possibilities and limit the directions available for urban growth. Developmental policies should be established which maximize the advantages and minimize the disadvantages of a planning area's location and physical characteristics. Such policies are essential to guide urban development in a way that is both economically efficient and aesthetically pleasing. In this chapter, a general picture is presented of the Inman Planning Area's location and physical features, and their implications for the future development of various land uses. Geographic location, climate, soil types, topography and drainage, flood hazard areas, water resources, community woodlands, and major constructed features will be discussed.
Geographical Location Inman is located in the southwestern part of McPherson County, in Superior Township. McPherson County is in central Kansas.
Location of McPherson County in Kansas Location of Superior Township in McPherson County
Though not bordered by any other towns, Inman is adjacent to and just east of Kansas state highway K-61. The nearest cities are McPherson, about 14 miles via K-61 to the northeast, and Hutchinson, about 16 miles via K-61 to the southwest. Moundridge is about 16 miles to the east. Driving from Inman, it takes approximately 18 minutes to reach McPherson, 19 minutes to reach Moundridge, and 20 minutes to reach Hutchinson. The nearest large metropolitan area is Wichita, which is about 58-miles or an hour's-drive away to the southeast, primarily via interstate highway I-135.
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SALINA
GREAT MCPHERSON BEND INMAN
HUTCHINSON NEWTON
WICHITA
Geographic Location of Inman Climate Climate significantly affects agricultural, economic, and development activities. The continental climate typical of the Planning Area is characterized by wide daily and annual temperature variations, abundant spring rainfall, occasional high winds, and much sunshine. Frequent and abrupt weather changes occur, usually of short duration. The Inman Planning Area enjoys a generally beneficial climate, with relatively few disadvantages. Its long growing season offers temperatures and sunshine conducive to agricultural production. Total precipitation is adequate for the principal crops (wheat, soybeans, grain corn, grain sorghum), though in some years its timing and distribution can cause problems. High winds or hail may occasionally damage crops or structures, sometimes catastrophically. The typically mild winters mean that various outdoor recreational activities can be sustained almost all year round. Only during the coldest weeks of the year is construction restricted, or construction methods constrained. However, recurring abrupt temperature swings, and frequent, often daily, freeze–thaw cycles in winter profoundly affect the durability of road surfaces and some other building materials. The availability of climate data specific to Inman is limited, but data for McPherson and Hutchinson is applicable, and is readily available from a number of online resources, including: • USClimateData.com • WeatherSpark.com • WeatherBase.com
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Soil Types Soil is a valuable resource which should be protected. Some soil types are suitable for certain land uses, but not for others; when an inappropriate land use is imposed on an unsuitable soil type, both the land use and the soil are compromised. Official soil survey information, which is fundamental to many planning decisions, is provided by the USDA Natural Resources Conservation Service (NRCS) on their Web Soil Survey website. Information is offered on the characteristics of the soils themselves, as well as their suitability for various urban development, farming, range management, recreational development, and wildlife protection uses.
Inman Planning Area — Soils Soil Type percentage of Planning Area Slopes Crete silt loam 34.4% 1-3% Crete silt loam 32.6% 0-1% Smolan silty clay loam 21.0% 1-3% Longford silty clay loam 7.7% 3-7% Tobin silt loam 3.9% occasionally flooded Crete silty clay loam, eroded 0.3% 1-3%
Soils in the Inman Planning Area are various types of silty loams, mostly with slopes ranging from 1 to 3 percent, which are generally well suited to both agriculture and development. However, slow percolation rates may limit septic tank absorption, and high shrink-swell potential can damage paved streets and building foundations or basements.
Using the Web Soil Survey The Web Soil Survey is at: http://websoilsurvey.nrcs.usda.gov/app/HomePage.htm Click on the green "Start WSS" button to begin. Area of Interest Simply zoom in on the aerial map until you find the property you are looking for, and draw your "Area of Interest" with the AOI tool. After you have drawn your AOI, you can save the web page as a link in your web browser, so you can easily return to it. Map & Data After your AOI is defined, click on the "Soil Map" tab to see a soils map and a table showing the percentages of all the soil types in your Area of Interest. Click on the "Soil Data Explorer" tab to find information related to your soils, in hundreds of categories — from soil chemistry, erosion factors, or depth of the water table, to its suitability for building basements or a septic field, to its probable yield of corn silage when irrigated.
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Topography, Drainage & Floodplains The topography of local landforms, and the drainage patterns that result, have a significant impact on potential land uses. The location and design of some facilities — such as water towers, sewage treatment plants, stormwater management structures, and cell towers — are strongly influenced by relative land elevations. Within the Inman Planning Area, the highest elevation (1535 feet above mean sea level) is in the northwest, near the intersection of Cheyenne Road and 7th Avenue. The lowest elevation (1450 feet) is in the southeast corner of the Planning Area, near the intersection of Buckskin Road and 9th Avenue. The City of Inman itself is sited on relatively high ground, with elevations typically in the range of 1510 to 1520 feet, and has never been damaged by flooding. Drainage across the Planning Area runs generally from northwest to southeast, and is provided by several small meandering creeks which eventually drain into the Little Arkansas River. Topographic maps from the U.S. Geological Survey are available for viewing or download from the TopoQuest website at www.topoquest.com/places.php. Select Kansas from the drop-down list of states, then type the name of the city you're looking for into the name "contains" area, and click "search".
Floodplains Historically, people were attracted to relatively flat land near waterways as a place to settle and build. While such land typically has rich soils and easy access to water, it is also prone to high-water flooding, making it potentially dangerous for both people and structures. In the United States, the Federal Emergency Management Agency (FEMA) is responsible for mapping floodplains. The Flood Insurance Rate Maps produced and updated by FEMA classify floodplains into various Special Flood Hazard Areas, based on degree of risk. The three broadest categories of floodplain designation are floodway, 1% annual chance floodplain, and moderate flood hazard areas. • Floodway: The channel of a river or stream. • 1% Annual Chance Floodplain: Areas that will be inundated by a flood event having a 1-percent chance of being equaled or exceeded in any given year. Also referred to as the base flood area or 100-year flood area. • Moderate Flood Hazard Area: Areas between the limits of the 1% annual chance floodplain and the area that will be inundated by a flood event having a 0.2-percent chance of being equaled or exceeded in any given year. Also referred to as the 500-year flood area. The map on the following page shows floodplains in the Inman Planning Area, based on FEMA's Flood Insurance Rate Map (FIRM) 20113C0485E, effective January 16, 2009. More information is available from the FEMA Flood Map Service Center at http://msc.fema.gov/portal.
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Very little of the City itself is in a floodplain, with the exception of the island annexation that includes the Wastewater Treatment Plant and Inman Motocross Park; roughly two-thirds of that area is in the 100-year floodplain. In the Planning Area (including the City), 12.4% of the land is in the 100-year floodplain. There is ample land in and near Inman which is not in floodplains, sufficient in area to meet the City's potential development needs for the next twenty years.
Flood Insurance Historically, private insurers were generally unwilling to provide insurance for structures in floodplains, so in 1968 Congress created the National Flood Insurance Program (NFIP). The light blue color indicates areas of 100-year floodplain. Communities participating in the NFIP agree to adopt and enforce ordinances which meet or exceed FEMA requirements, to reduce the risk of flooding. In return, the NFIP subsidizes flood insurance for local floodplain property owners. One of the inadvertent side-effects of this law was to facilitate construction in floodplains, increasing the number and value of structures at risk. Over the ensuing decades, numerous major floods across the nation resulted in extraordinarily high costs to federal taxpayers. Various revisions of the NFIP resulted — in 1973, 2004, 2012, and 2014 — in attempts to bring insurance rates into alignment with actual risk, and to more strongly discourage people from building in floodplains. Participation in the National Flood Insurance Program is required by various federal grant programs, and is required in order to be eligible for mortgages backed by federal guarantees, such as VA and FHA loans. The City of Inman has participated in the NFIP since December 31, 2008. McPherson County also participates in the NFIP; the program is administered by the County Department of Planning, Zoning and Environment in McPherson.
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Water Resources An adequate long-range supply of fresh water is an essential foundation for any community's future development. A city must have access to a water source which is sufficient in quantity and quality to support both its current and anticipated needs, and must also have legal access through water rights to utilize that source. Inman's local water supply comes from groundwater in the Equus Beds aquifer beneath the City The Equus Beds are an underground layer of loosely packed gravel, sand, silt and clay, saturated with INMAN water which is contained by a bedrock feature known as the McPherson Valley — a valley carved by glacial stream flow several hundred thousand years ago. Most of the aquifer is saturated with fresh water. However, the portion of the Equus Beds beneath Inman (shown in gray on the adjacent map) is an area of "little or no saturation", where there is some water, but also many The pink line indicates the boundaries of GMD #2. pockets of air. Groundwater in much of the Equus Beds, including McPherson and Hutchinson, is managed by the Equus Beds Groundwater Management District #2 (GMD #2), but Inman lies just outside of the District boundary. Only that portion of Inman's Planning Area that lies east of 9th Avenue is within GMD #2. Management District goals include limiting groundwater withdrawals to balance annual groundwater recharge, and maintaining the water quality of the aquifer. More information on GMD #2 is available at www.gmd2.org Inman's City water supply is pumped from the aquifer with three municipal wells, located east of town. Between 2010 and 2017, the wells provided between 55 and 79 million gallons of water per year to the community, the demand varying based on weather. Heaviest water usage in Inman is in late summer, peaking in July, August, and September — a summer load on the water supply system which is nearly three times the winter demand.
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Woodlands Woodlands in the Inman Planning Area are located primarily along waterways and in shelter belts. The value of these woodlands lies not in their price as timber, but in their environmental significance. Woodlands reduce soil erosion, help prevent flooding, improve air and water quality, and serve as a habitat for wildlife. Riparian forests along the banks of streams are a crucial element in protecting surface water and helping to recharge the aquifer — and a sufficient supply of fresh water is critical to the community's long-term survival. Shelter belts are an essential safeguard for farming on the prairie, yet throughout Kansas they are showing a decline in vigor due to the advanced average age of the trees. Although woodlands in Inman's Planning Area cover only a small relative acreage, they are very important to the long-term health of the soil and water on which much of the Inman area economy depends. Every effort should be made to sustain and enhance these woodlands.
Urban Forest When individual trees by houses, in parks, and along streets are considered collectively, they form an urban or community forest. The benefits of urban trees are well documented, and include providing shade, reducing noise levels, decreasing air and water pollution, diminishing summertime energy use, furnishing wildlife habitat, screening undesirable views, serving as buffers between land uses, and raising property values. A well-maintained and well-planned urban forest enhances the community's livability, its character, and its quality of life. Cities are authorized under K.S.A. 12-3201 et seq. to regulate the planting, maintenance, treatment, and removal of trees and shrubbery upon all street and alley rights-of-way. Abutting property owners hold "title to and property in" such trees and shrubbery which are located between their property line and the curb line, sometimes called the parking or planting strip. Property owners can recover damages to such trees, and initiate actions to prevent their destruction. Cities can designate acceptable street trees for such areas. Some cities conduct periodic stump removal programs. Maintaining a healthy community forest over the long-term requires expertise and ongoing efforts by City staff, a commitment by City officials to dedicate necessary resources to the task, and broad public support and understanding of the value of trees to the community's quality of life. While Inman's residential neighborhoods are well-supplied, the downtown area is notably lacking in street trees. Consider developing a downtown street tree plan, to enrich the visual character of the community's main retail center.
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Major Constructed Features Large physical features constructed by people also influence development patterns. For example, transportation routes typically stimulate development, particularly at major intersections. Other facilities, such as wastewater treatment plants or large utilities installations, provide services essential to attract residents to a community, yet may repel residential development in their immediate area. • One rail line, shared by Union Pacific and the BNSF Railway, runs approximately north- northeast to south-southwest along the west edge of town, paralleling Old Kansas 61. • Divided highway KS-61 runs parallel to the railroad tracks, providing a direct high-speed route between Hutchinson and McPherson. Highway 61 bypasses Inman just west of town, and the Cherokee Road overpass offers safe passage across this busy road • Inman's Wastewater Treatment Plant lies within an island annexation northeast of the City's developed area.
At-grade railroad crossing at Center Street
Cherokee Road overpass above K-61 Highway
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CHAPTER 5. Population
Understanding the physical, social and economic characteristics of the people in Inman helps community leaders develop policies to effectively meet residents' needs. Analyzing the City's demographic trends provides a foundation for estimating Inman's potential future population — an estimate which is essential for predicting the community's planning, infrastructure and development needs over the two decade Planning Period.
Census Data Population data in this Comprehensive Plan is from the 2010 Census and the 2013-2017 American Community Survey 5-Year Estimates (ACS). The U.S. Census is taken only once every ten years, so the ACS, which is also administered by the Census Bureau, provides updates in the years between censuses. The ACS, which has replaced the Census long form, provides more detailed and more current information. However, since the ACS is based on a smaller sample size, if at any point there is a discrepancy between the two sources, information from the Census is regarded as the official data. Population information is available in more detail from the U.S. Census Bureau "Explore Census Data" website at data.census.gov, where typing in the name of a place brings up the available data sets for that location. More detailed Kansas information, including historical demographic data, is available from the University of Kansas Institute for Policy & Social Research, at www.ipsr.ku.edu/ksdata. Census Definitions Certain terms used in the following chapters are defined precisely by the Census Bureau, with differences from standard usage which have significant implications for correctly understanding the data. Family / Household: A family consists of two or more people who are related by blood or marriage residing in the same housing unit. A household consists of all people who occupy a housing unit regardless of relationship, and may refer to a person living alone. Median / Mean: A median is the middle number in a distribution of numbers, such that there is an equal probability of being above it or below it. A mean is generally understood as the "average" of a set of numbers, calculated by adding all the numbers in a set and then dividing by the total number of numbers. While a mean may be skewed by a single out-of-the-norm number in the set, a median typically gives a fairly accurate picture of "normal".
Chapter 5 Population page 5 – 1 Comprehensive Development Plan
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Historical Population Trends After the American population boom in the post-World War II era, rates of growth became more stable during the fifty years from 1960 to 2010. As detailed in the following table, the population of the United States has been growing by an average of about 11.5% per decade for the last fifty years, while Kansas has been growing by an average of only about 5.6%. During that same time frame, McPherson County's population has been increasing by an average of just 3.8% per decade.
U.S. Kansas McPherson County Population % Change Population % Change Population % Change 1950 151,325,798 1,905,299 23,670 1960 179,323,175 18.5% 2,178,611 14.3% 24,285 2.6% 1970 203,211,926 13.3% 2,246,578 3.1% 24,778 2.0% 1980 226,545,805 11.5% 2,363,679 5.2% 26,855 8.4% 1990 248,709,873 9.8% 2,477,574 4.8% 27,268 1.5% 2000 281,421,906 13.2% 2,688,418 8.5% 29,554 8.4% 2010 308,745,538 9.7% 2,853,118 6.1% 29,180 -1.3%
National Population Trends Recent national population trends show people moving from rural areas to cities, and from northeastern and central parts of the country to the south and west. The following map shows the percentage of population change between 2000 and 2010, for each county in the country. Green shades indicate growth; purple shades indicate population loss; the darker the color, the more intense the change. Dark purple indicates counties which lost at least 10% of their population in one decade.
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Kansas Population Trends A similar map for the state of Kansas shows that most population growth in the last decade has taken place around Wichita, and in the northeast part of the state — around Kansas City, Topeka, and the university towns of Lawrence and Manhattan.
McPherson County Population Between 2000 and 2010, McPherson County's population decreased by 1.3%. However, that loss followed 50 years of slow but steady increases in population. For the sixty years from 1950 through 2010, McPherson County's population increased an average of 3.6% per decade, or roughly 0.36% annually.
30,000
22,500
15,000
7,500
0 1910 1920 1930 1940 1950 1960 1970 1980 1990 2000 2010
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The following chart shows the population history since 1940 for small cities in McPherson County. It excludes the City of McPherson, which is an order of magnitude larger, and also excludes Lindsborg, which is roughly twice the size of most of the County's smaller cities.
1800 Moundridge
1350 INMAN
900 Galva Canton Marquette
450
Windom 0 1940 1950 1960 1970 1980 1990 2000 2010
The following chart shows the population history since 1940 for Lindsborg and McPherson.
14000 McPherson
10500
7000
3500 Lindsborg
0 1940 1950 1960 1970 1980 1990 2000 2010
In a comparison of cities in McPherson County, these charts show that Inman, Moundridge and McPherson exhibit the best historical patterns of positive population growth.
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Inman's Population History
Inman Census Population % Change Census Population % Change 1960 729 18.5% 1910 484 — 1970 836 14.7% 1920 482 -0.4% 1980 947 13.3% 1930 533 10.6% 1990 1,035 9.3% 1940 507 -4.9% 2000 1,142 10.3% 1950 615 21.3% 2010 1,377 20.6%
Inman's population was fairly stable from the time the first Census data was collected in 1910, through 1940. From 1940 through 2010, Inman's population has increased quite steadily, at an average rate of 15.4% per decade, or roughly 1.5% annually. The City’s 2010 population was unusually high because of a large number of short-term construction workers temporary residing in Inman. Both CHS refinery and Veiga were expanding their plants in McPherson, and many of the extra workers were residing in Inman when the 2010 Census was taken. If that data point is considered an anomaly and eliminated, Inman's typical rate of population change may be calculated based on the 60 years between 1940 and 2000, when the City's population increased at an average rate of 14.6% per decade — which still rounds up to roughly 1.5% annually.
Inman's Population History 1400
1050
700
350
0 1910 1920 1930 1940 1950 1960 1970 1980 1990 2000 2010
The most recent available Census estimate for Inman's population, as of July 1, 2018, was 1,333 people.
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Population Data — U.S. Census Bureau This section includes information on Inman's demographics and social characteristics. Data is from the 2013–2017 American Community Survey 5-Year Estimates. The following table contains information which is useful primarily when viewed in comparison to the same data from other population groups. For instance, the median age in Inman is well above the national average, as is the percentage of households with people 65 or older. The percentage of households with children in Inman is well below the national average, as is the average family size and household size. Inman is also notably homogeneous, with very little racial or ethnic diversity.
City of McPherson Kansas U.S. Inman County % Male 45.3% 49.5% 49.8% 49.2% % Female 54.7% 50.5% 50.2% 50.8% Median Age 44.2 40.8 36.3 37.8 (in years)
Average Family Size 2.90 2.80 3.10 3.24 Average Household Size 2.18 2.28 2.52 2.63 Households with 1 or more 25.7% 29.1% 32.1% 31.7% people under 18 years Households with 1 or more 35.1% 28.6% 26.4% 28.1% people 65 years and over
% Veterans (now civilians) 10.6% 7.4% 8.6% 7.7% % White 95.2% 96.7% 88.0% 75.7% % Hispanic or Latino 7.9% 4.0% 11.5% 17.6% % Foreign Born 0.0% 1.1% 7.0% 13.4% % Disabled 13.0% 11.6% 12.7% 12.6% (civilian, non-institutionalized)
• Citizenship Out of a total population of 1,372 people in Inman, 1,363 were born in the U.S., and 9 were born either in U.S. territories or to American parents abroad. There are no foreign-born residents in Inman. • Disability Of the total civilian non-institutionalized population in Inman (1,249 individuals), 162 people (13.0%) have a disability. Of those 162 disabled people, 11 are under 18 years of age, 51 are between 18 and 64 years in age, and 100 are 65 years of age or older.
Population by Age / Age Distribution The chart on the following page shows the percentage of each age category for Inman residents, compared to figures for Kansas and the United States.
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2013-2017 ACS — Population by Age
6.8% under 5 years 6.8% 6.2%
5.1% 5 to 9 years 7.0% 6.4% Inman 5.8% 10 to 14 years 6.8% Kansas 6.5%
6.0% U.S. 15 to 19 years 6.9% 6.6%
8.4% 20 to 24 years 7.5% 7.0%
10.3% 25 to 34 years 13.2% 13.7%
8.9% 35 to 44 years 12.0% 12.7%
10.9% 45 to 54 years 12.4% 13.4%
4.8% 55 to 59 years 6.6% 6.7%
6.8% 60 to 64 years 6.0% 6.0%
7.4% 65 to 74 years 8.1% 8.6%
9.1% 75 to 84 years 4.4% 4.4%
9.7% 85 years & over 2.1% 1.9%
0.0% 3.5% 7.0% 10.5% 14.0%
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Inman's population shows an extraordinarily high percentage of people 75 years old and older. The presence of Pleasant View Home retirement community, which has approximately 200 residents (15% of the City's population), easily accounts for the high percentages.
Households & Families in Inman Family Households 342 59.7% Married couple 298 52.0% Male householder with no spouse present, with family 8 1.4% Female householder with no spouse present, with family 36 6.3% Non-Family Households 231 40.3% Householder living alone (under 65 years) 91 15.9% Householder living alone (65 years and over) 122 21.3% Other non-family households 18 3.1% TOTAL HOUSEHOLDS 573
• Children / Seniors Out of 573 households in Inman, 147 (25.7%) had children under 18 years of age in the household, and 201 (35.1%) had individuals 65 years of age or older in the household. • Single-parent Families Out of 147 family households where adults are living with their own children under 18 years of age, 37 families (6.5%) were single householders with no spouse present. • Never Married Of people in Inman 15 years old or older, 21.1% have never married. The proportion of Americans who have never married has been increasing across all age categories in recent decades. • Single-person Households Out of 573 households in Inman, 213 (37.2%) are single-person households. □ 122 (21.3%) are single-person households where the householder is 65 years of age or older. □ 91 (15.9%) are single-person households where the householder is less than 65 years of age.
These figures have significant planning implications for both housing needs and social services.
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Inman Educational Attainment
(25 years old and over) Less than 9th grade 96 10.3% 9th to 12th grade, no diploma 48 5.2% High school graduate (including equivalency) 239 25.7% Some college, no degree 248 26.6% Associate's degree 85 9.1% Bachelor's degree 158 17.0% Graduate or professional degree 57 6.1% Tot al 931 100.0%
• Of people in Inman 25 years old or older, 84.5% had a high school degree or higher, compared to 90.5% in Kansas, and 87.3% nationally. • Of people in Inman 25 years old or older, 23.1% had a bachelor's degree or higher, compared to 32.3% in Kansas, and 30.9% nationally.
Planning Area Population Estimates The U.S. Census does not provide population data sorted by "Planning Area", so other means are used to arrive at a reasonable estimate of the Planning Area population. Household Size An analysis of aerial photos in 2019 counted 28 housing units in the Inman Planning Area, outside of the City. According to the 2013-2017 American Community Survey, the average household size in Inman was 2.18 people per household. Multiplying yields a rough estimate of about 61 persons in the Planning Area. Family Size If most of the 28 rural housing units contain families, then making an estimate based on the ACS average family size in Inman (2.9 people per family) yields a rough estimate of about 81 persons in the Planning Area. Depending on which estimate is used, the Planning Area population outside the City might range from 61 to 81 persons, for an average of 71 people estimated in 2017 in the Planning Area, outside of the City. The 2013-2017 ACS population estimate for the City of Inman was 1,372 people, for an estimated total of 1,443 people in the entire 4-square-mile Planning Area, including the City, as of 2017.
Chapter 5 Population page 5 – 9 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
CHAPTER 6. Housing
The variety and quality of housing options available in Inman have a powerful impact on the community's quality of life, and on whether or not people are attracted to the City. This chapter analyzes housing statistics and suggests ways in which desirable housing goals may be attained. Residential land use covers more acreage (29.1%) than any other category of Inman's developed urban land, and is the third-largest category of land use (after agriculture and transportation right-of-way) in the Planning Area. Residential properties are a major source for the City's tax revenues, but the economic importance of housing is not confined to the tax structure. A healthy housing market benefits many other businesses — from construction to insurance to banking to retail. As a result of the multiplier effect, the exchange of money for these services and supplies enhances the area's total economic environment. A sufficient, diverse, and high-quality housing supply also increases the opportunity to attract new businesses and their employees. A house is usually the largest single investment for a family or individual, and a home and its neighborhood are a source of great influence on a household's quality of life. While a nice house does not guarantee a happy home life, the lack of a suitable residence can certainly detract from a desirable lifestyle. Houses that are difficult to maintain can generate financial concerns and physical discomfort. Young adults, families with children, singles, couples, and retirees all need housing suited to their particular needs, and if it is not available locally they will often consider moving to another community to find it. In the mid- to late-2000s, the nation experienced a mortgage crisis which changed lending practices. Qualifying to obtain a mortgage can now sometimes be as much of a barrier to buying a home as the cost of housing itself. Many communities, as well as the homebuilding and home financing industries, have reassessed their policies and techniques in order to support the development of affordable housing or starter homes. This responsibility should be assumed by both public and private interests.
Housing Assessment Tool (HAT) The City of Inman, working with a number of local organizations, including the McPherson Housing Coalition and the McPherson County Commission, completed a Housing Assessment Tool (HAT) in 2016. The HAT is used to establish baseline data needed to apply for State of Kansas housing programs and grants. The HAT's top priorities were for the community to pursue affordable workforce housing for lower and middle wage earners, moderate income single family housing for young families seeking to have their children in the Inman School District, and affordable and market-rate rental housing. The Inman HAT document supported the moderate income housing grant application which the City was awarded in 2017. Before it is used to support future grant applications, it will need to be updated to incorporate the results of this Comprehensive Plan's Housing Condition study and the community survey results.
Chapter 6 Housing page 6 – 1 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Housing Data — U.S. Census Bureau This section gives an overall picture of the housing situation in the City of Inman, based primarily on Information from the 2013–2017 American Community Survey 5-Year Estimates. Housing information from the 2010 Census is also included; though very limited, it is the official data on the few points of information which were counted. Housing information is available in more detail from the U.S. Census Bureau "Explore Census Data" website at data.census.gov, where typing in the name of a place brings up the available data sets for that location. More detailed Kansas information, including housing data from Census 2010, is available from the University of Kansas Institute for Policy & Social Research at www.ipsr.ku.edu/ksdata.
Definition of "Housing Units" The Census count of housing units includes both occupied and vacant buildings. Recreational vehicles and the like are included only if they are occupied as someone's usual place of residence. Vacant mobile homes are included provided they are intended for occupancy on the site where they stand, but if they are on sales lots or in storage yards they are not counted as housing units. The Census does not include buildings such as dormitories, nursing homes, or hospitals in their count of housing units; such buildings are defined as "Group Quarters", and are counted separately.
HOUSING DATA FROM THE AMERICAN COMMUNITY SURVEY The 2010 Census did not collect detailed housing information, which was instead acquired through the Census Bureau's American Community Survey. The Survey is sent to about 250,000 households each month, rather than once per decade like the Census, so data collection is ongoing and produces much more current socioeconomic information. However, the American Community Survey is based on a much smaller sample size, so if at any point there is a discrepancy between it and the Census, information from the Census is regarded as the official data. For instance, the total number of housing units utilized by the Survey (655) is different than the official 2010 Census figure for number of housing units (566). To maintain consistency within the following data, Community Survey numbers are used throughout the rest of this section, unless otherwise noted. • Occupancy Out of 655 housing units in Inman, 573 (87.5%) were occupied and 82 (12.5%) were vacant. Of the 573 occupied units, 366 (63.9%) were owner-occupied, and 207 (36.1%) were renter occupied. • Household Size The average household size of owner–occupied units was 2.25 persons. The average household size of renter–occupied units was 2.06 persons. • Fuel Out of 573 occupied housing units, 459 (80.1%) use utility gas as the house heating fuel, 110 (19.2%) use electricity, and 4 (0.7%) use wood.
Chapter 6 Housing page 6 – 2 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Persons per Household Number Percentage 1-person 213 37.2% 2-person 179 31.2% 3-person 68 11.9% 4-or-more-person 113 19.7% Tot al 573 100.0% 1- and 2-person Households Over two-thirds (68.4%) of Inman's households have just one or two people. Plan to provide a wide array of housing options for these smaller households.
Housing Types Number Percentage Single, detached 489 74.7% Single, attached 19 2.9% 2 units (duplex) 38 5.8% 3 or 4 units 25 3.8% 5 to 9 units 0 0.0% 10 to 19 units 15 2.3% 20 or more units 66 10.1% Mobile Home 3 0.5% TOTAL HOUSING UNITS 655 100.0%
Housing Types Three-quarters of Inman's housing units are single-household detached homes. Inman has a good assortment of various housing options making up the other quarter.
Year Householder Moved into Housing Unit Moved in number percent 1979 or earlier 30 5.2% 1980 to 1989 27 4.7% 1990 to 1999 90 15.7% 2000 to 2009 161 28.1% 2010 to 2014 151 26.4% 2015 or later 114 19.9% TOTALS 573 100% Years of Occupancy Of Inman's 573 occupied housing units, nearly half (46.3%) have residents who moved in within the last nine years. About a quarter of Inman's occupied housing units have residents who have lived there for more than twenty years.
Chapter 6 Housing page 6 – 3 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Age of Housing Units Year Built Age Range (in 2019) Number Percentage Built 1939 or earlier ≥80 years old 164 25.0% Built in 1940's 79 to 70 years old 3 0.5% Built in 1950's 69 to 60 years old 102 15.6% Built in 1960's 59 to 50 years old 80 12.2% Built in 1970's 49 to 40 years old 75 11.5% Built in 1980's 39 to 30 years old 95 14.5% Built in 1990's 29 to 20 years old 82 12.5% Built in 2000's 19 to 10 years old 51 7.8% Built 2010 or later ≤9 years old 3 0.5% TOTAL HOUSING UNITS 655 100.0%
Age of Housing Units A quarter of Inman's houses are over 80 years old, and nearly half are more than 50 years old. If well maintained, older homes can help give a community continuity and character. Like most places in America, the City experienced a housing boom in the 1950s. Unlike many small Kansas towns, Inman continued to develop housing at a respectable rate in the following decades. Nationally, the housing bubble of the early 2000s burst in 2006, and residential construction declined severely. Housing starts after that did not begin their slow recovery until 2009, and by 2014 were still less than half of their 2005 levels. Housing construction in Inman reflects the national decline during those years.
Bedrooms per number percent Housing Unit 0 0 0.0% 1 87 13.3% 2 206 31.5% 3 212 32.4% 4 112 17.1% 5 or more 38 5.8% TOTALS 655 100% Bedrooms The real estate industry uses the number of bedrooms per house as a key factor in marketing homes. In recent decades, a 3-bedroom house has been considered the standard starter home for a typical family; about a third of Inman's housing stock falls within this category. An additional 23% of Inman's houses have 4 or more-bedrooms. Of the 655 housing units in Inman, nearly 45% are 1- or 2-bedroom homes. If updated to support modern lifestyles, homes of this size can be suitable for housing many of the growing number of one- or two-person households.
Chapter 6 Housing page 6 – 4 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Value of Owner-occupied Housing Number Percentage Units Less than $50,000 31 8.5% $50,000 to $99,999 111 30.3% 78.1% $100,000 to $149,999 107 29.2% 47.8% $150,000 to $199,999 68 18.6% $200,000 to $299,999 32 8.7% $300,000 to $499,999 9 2.5% $500,000 to $999,999 6 1.6% $1,000,000 or more 2 0.5% TOTAL OWNER-OCCUPIED HOUSING UNITS 366 100.0% Value About 30% of Inman's owner-occupied housing units are valued between $50,000 and $100,000. About 48% are between $100,000 and $200,000 in value. • Median Value The median value of owner-occupied housing units in Inman was $116,800.
Selected Monthly Owner Costs — Selected Monthly Owner Costs — Housing Units WITH a Mortgage Housing Units WITHOUT a Mortgage number percent number percent less than $500 0 0.0% less than $250 43 28.3% $500 to $999 107 50.0% $250 to $399 51 33.6% $1000 to $1499 67 31.3% $400 to $599 31 20.4% $1500 to $1999 22 10.3% $600 to $799 21 13.8% $2000 to $2499 10 4.7% $800 to $999 6 3.9% $2500 to $2999 8 3.7% $1000 or more 0 0.0% $3000 or more 0 0.0% TOTALS 152 100% TOTALS 214 100%
Housing Costs The cost of owning a house varies significantly between those paying a mortgage, and those who do not have a mortgage to pay. Of those with a mortgage, the majority (81.3%) paid between $500 and $1500 per month in owner costs. Of those without a mortgage, over half (54.0%) paid between $250 and $600 per month in owner costs. • Mortgages Out of the 366 owner-occupied units in Inman, 214 (58.5%) had a mortgage, and 152 (41.5%) did not. • Monthly Cost The median monthly owner cost for housing units with a mortgage was $1000, and for housing units without a mortgage was $359.
Chapter 6 Housing page 6 – 5 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Selected Monthly Owner Costs as a Percentage of Household Income Housing Units Housing Units Percentage WITH a Mortgage WITHOUT a Mortgage of Income number percent number percent less than 10% — — 62 41.6% 10 to 14.9% — — 24 16.1% 15 to 19.9% — — 11 7.4% less than 20% 113 52.8% — — 20% to 24.9% 25 11.7% 4 2.7% 25% to 29.9% 16 7.5% 11 7.4% 30% to 34.9% 26 12.1% 3 2.0% 35% or more 34 15.9% 34 22.8% TOTALS 214 100% 149 100% Housing Costs as a Percent of Income People paying a very high percentage of their income in housing costs are likely people with a very low household income, such as elderly people on a fixed income.
Gross Rent in Occupied Units paying rent Number Percentage Less than $500 26 13.3% $500 to $999 136 69.7% $1000 to $1499 30 15.4% $1500 to $1999 3 1.5% TOTAL OCCUPIED RENTAL UNITS receiving rent 195 100.0% not computed 12 Rental Rates Of Inman's 207 occupied rental units, 195 (94.2%) paid rent, and 12 units (5.8%) paid no rent. Nearly 70% of Inman's rental units are rented for between $500 and $1000 per month. • Median Rent The median rent of occupied rental units paying rent in Inman was $747 per month.
Chapter 6 Housing page 6 – 6 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Gross Rent as a Percentage of Household Income Households Percentage of Income number percent less than 15% 25 12.8% 15% to 19.9% 41 21.0% 20% to 24.9% 18 9.2% 25% to 29.9% 18 9.2% 30% to 34.9% 6 3.1% 35% or more 87 44.6% TOTALS 195 100% not computed 12 Rental Costs as a Percent of Income Of those renting housing units in Inman, 43.1% paid less than 25% of their household income per month in housing costs. The 44.6% of people who are paying more than 35% of their income on rent are likely people with a very low household income, such as elderly people on a fixed income.
HOUSING DATA FROM THE 2010 CENSUS The data on housing that was collected by the 2010 Census is very limited, but it takes precedence over the far more extensive and detailed data collected from the 2013–2017 American Community Survey 5-Year Estimates. Where the information under this heading disagrees with that previously described in this chapter, the following numbers are considered to be the official data. • Of the 566 total housing units in Inman, 513 (90.6%) were occupied, and 53 (9.4%) were vacant. • Of the 513 occupied housing units in Inman, 401 (78.2%) were owner-occupied, and 112 (21.8%) were renter-occupied. • Of the 513 households in Inman, 347 (67.6%) were families, and 166 (32.4%) were non-family households. • The average household size in Inman is 2.45 people per household. The average family size in Inman is 3.04 people per family household. • The average household size of an owner-occupied housing unit in Inman is 2.54 people. The average household size of a renter-occupied housing unit in Inman is 2.13 people. • The homeowner vacancy rate in Inman was 1.9%. The rental vacancy rate in Inman was 21.7%.
Chapter 6 Housing page 6 – 7 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Housing Conditions in Inman A survey of housing conditions in a community provides baseline data on residential structures at the time of the survey. When that information is mapped and analyzed, it allows City leaders to evaluate overall levels of housing quality in the community, to individually identify dilapidated buildings, and to recognize neighborhoods where clusters of houses in substandard condition may indicate a need for particular attention. A windshield survey of housing conditions was conducted by Inman's Zoning Administrator and the planning consultant, on January 31, 2019. Every house within the city limits was surveyed. As visible from a vehicle on the adjacent street, the front and both sides of each house were observed and evaluated, and each house was then assigned a rating in one of the following four categories: • Standard — A sound house with no apparent deficiencies, or only very slight flaws which could be easily corrected by a homeowner during the course of regular maintenance. (For instance, painting the front door, or replacing a torn window screen.) • Minor Substandard — A basically sound house in need of some minor repairs, which could be accomplished by a reasonably handy homeowner as weekend projects. (For instance, painting all the window trim on a single-story house, or repairing a broken porch railing.) • Major Substandard — A house which may otherwise be in good condition, but which is in need of at least one major repair that is generally beyond the skills or ambition of most homeowners, and is likely to require a professional contractor's help to resolve. (For instance, painting a two-story house, or replacing a roof.) • Dilapidated — A house, sometimes occupied but often vacant, in such a state of disrepair that most people would consider it not fit for habitation. A dilapidated structure has often deteriorated to the point that it is no longer economically feasible to rehabilitate, and generally inflicts a blighting influence on nearby properties.
A certain degree of subjectivity is inherent in a survey of this nature, and these ratings are based on the condition of a house's exterior alone — but to a trained eye the state of a building's exterior generally provides a reasonable indication of its overall condition. Despite these limitations, a housing condition survey is a worthwhile endeavor, and provides useful insights into the overall state of the City's housing inventory.
Chapter 6 Housing page 6 – 8 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Housing Conditions Map — City of Inman
Chapter 6 Housing page 6 – 9 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Housing Conditions in City of Inman (as of January 31, 2019) Single- Detached Manufactured TOTALS household Houses / Mobile Homes by Condition Dwellings Buildings % Buildings % Buildings % Standard 359 80.1% 9 56.3% 368 79.3% Minor 34 7.6% 2 12.5% 36 7.8% Substandard Major 51 11.4% 5 31.3% 56 12.1% Substandard Dilapidated 4 0.9% 0 0.0% 4 0.9% TOTALS 448 100.0% 16 100.0% 464 100.0%
Detached Houses Most (87.7%) of Inman's 448 detached houses were in either "Standard" or "Minor Substandard" condition. Compared to similar surveys done in a number of other Kansas communities, this is an extremely high percentage. It indicates that Inman's housing stock is generally well-cared-for, and on the whole in notably good condition. Many of the 51 (11.4%) detached houses that were rated Major Substandard were actually in good condition overall, but had a single significant problem that bumped them into the Major Substandard category — typically either serious roof problems, or structural cracks in foundation walls. Other houses in this category were seriously degraded, with multiple problems, yet were still short of being rated Dilapidated.
structural foundation roof cracks problems Roofs in Kansas are often damaged by wind or hail, so it is not unusual to see a number of houses with roof problems. Foundation issues are very typical of older homes, and nearly half of Inman's houses are more than 50 years old. Many homeowners do not have construction experience, and may not notice these defects or recognize their implications. A public education effort on the City's part could help motivate local residents into pursuing repairs before roof and foundation problems further compromise these fundamentally sound older homes. There were just 4 houses in Inman rated as Dilapidated — 0.9% of the city's single-family homes.
Chapter 6 Housing page 6 – 10 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Comparison with 1998 Housing Condition Survey A survey done in 1998 evaluated the condition of Inman's single family houses as either excellent, good, fair, poor, or deteriorated. Definitions of categories used then seem to correspond to current categories as shown in the table below.
Housing Conditions — COMPARISON 1998 2019 Difference Detached Houses # % # % # % Standard 302 76.1% 359 80.1% 57 4.1% (Excellent & Good) Minor Substandard 75 18.9% 34 7.6% -41 -11.3% (Fair) Major Substandard 20 5.0% 51 11.4% 31 6.3% (Poor) Dilapidated 0 0.0% 4 0.9% 4 0.9% (Deteriorated) TOTALS 397 100.0% 448 100.0% 51 —
Comparing the results of the 2019 survey with the similar assessment done by Foster & Associates in 1998, the overall ratings are very similar, even though they were taken over 20 years apart. An 11% drop in the "Minor Substandard" category was the major change, balanced by slight increases in each of the other three categories. In 1998 Inman had no single-family homes rated as deteriorated, and now has 4 such houses. Even though this may be a reasonable result of the effect of additional age on the city's housing stock, pursue ongoing and aggressive code enforcement efforts to quickly and rigorously address this situation. If allowed to persist, dilapidated houses can lead to a downward spiral of spreading blight in Inman's older residential neighborhoods. Manufactured / Mobile Homes Out of the 16 manufactured or mobile homes in Inman in 2019, over half were in "Standard" condition, and none were evaluated as "Dilapidated". In the 1998 survey, Inman had 12 manufactured or mobile homes, all of which were in fair to excellent condition. Multiple-family Dwellings As of 2019, Inman has 10 duplexes, all in "Standard" condition. There are 9 triplexes, 6 in "Standard" condition, and 3 in "Major Substandard" condition.
Chapter 6 Housing page 6 – 11 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
CHAPTER 7. Economy
Economic data in this Comprehensive Plan is from the 2010 Census and the 2013-2017 American Community Survey 5-Year Estimates (ACS). This chapter also includes information from the Inman community survey done in the spring of 2018. Economic information is available in more detail from the U.S. Census Bureau "Explore Census Data" website at data.census.gov, where typing in the name of a place brings up the available data sets for that location. More detailed Kansas information, including historical economic data, is available from the University of Kansas Institute for Policy & Social Research, at www.ipsr.ku.edu/ksdata.
Economic Data — U.S. Census Bureau Information in this section originates in the 2013–2017 American Community Survey 5-Year Estimate. The information in this section applies only to people living within the city limits of Inman, and does not include data on those living in the Inman Planning Area. Therefore, the extensive agricultural component of the local economy may not appear proportionately in the data shown.
Income & Earnings
The per capita income figure is a mean, derived by Annual Per Capita Income dividing the total income of every person 16 years old United States $31,177 and over in a geographic area by the total population in Kansas $29,600 that area. This figure is useful primarily when compared to the same datum for other geographic areas, and McPherson County $29,508 should not be construed as an accurate representation Inman $26,588 of actual income or earnings for a typical Inman resident. Census 2000 to ACS 2013-2017: In the 18 years from 1999 to 2017, per capita income levels for residents in the City of Inman increased by nearly 54%. Income 1999 Income Comparisons Income 2017 Percentage Increase (Census 2000) Per Capita Income $17,290 $26,588 53.8% Median Household Income $31,648 $47,019 48.6% Median Family Income $40,804 $62,917 54.2%
Median earnings noted below are for full-time, year-round workers. Median Earnings Median Income Males Females Household Family McPherson County $50,627 $34,662 $56,946 $68,684 Inman $47,969 $32,411 $47,019 $62,917
Chapter 7 Economy page 7 – 1 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
In the 2013–2017 American Community Survey 5-Year Estimate, out of 573 households in Inman, annual household income and benefits were distributed as shown; the bars indicate the number of households in each income range. Incomes are shown in 2017 inflation-adjusted dollars. Annual Household Income & Benefits
Less than $10,000 43 $10,000 to $14,999 56 $15,000 to $24,999 54 $25,000 to $34,999 85 $35,000 to $49,999 76 $50,000 to $74,999 107 $75,000 to $99,999 46 $100,000 to $149,999 80 $150,000 to $199,999 17 $200,000 or more 9 0.0 27.5 55.0 82.5 110.0
Unemployment The 2013–2017 American Community Survey 5-Year Estimate defines the labor force as those individuals, 16 years old or older, who are employed or seeking employment.
Inman McPherson County Kansas Employment Persons % Persons % Persons % Labor force 625 15,650 1,509,484 Employed / military 0 0.0% 28 0.2% 18,430 1.2% Employed / civilian 621 99.4% 15,238 97.4% 1,420,045 94.1% Unemployed civilians 4 0.6% 384 2.5% 71,009 4.8%
In a time frame when the U.S. unemployment rate was 6.6%, the state of Kansas was doing better than the nation at 4.8%, and McPherson County was doing considerably better than the rest of the state at 2.5%. Inman's unemployment rate was extraordinarily low, at just 0.6% — so low that it is likely a constraint on local business growth.
Types of Employment Information in this section is from the 2013–2017 American Community Survey 5-Year Estimate. Out of a population of 1372 persons, there were 1099 people in the City of Inman who were 16 years of age and older. Of those 16 and up, 625 were in the labor force (56.9%). Of those in the labor force, none were in the armed forces, 4 (0.4%) were unemployed, and 621 (56.5%) were civilians and employed.
Chapter 7 Economy page 7 – 2 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
The following three tables show data for those 621 employed civilians, by occupational category, by the industry in which they were employed, and by the class of worker.
Occupational Category Persons Percentage Management, business, science, and arts 213 34.3% Service 138 22.2% Production, transportation, and material moving 119 19.2% Sales and office 99 15.9% Natural resources, construction, and maintenance 52 8.4%
Industry in which Employed Persons Percentage Educational services, and health care and social assistance 216 34.8% Manufacturing 125 20.1% Retail trade 62 10.0% Agriculture, forestry, fishing and hunting, and mining 37 6.0% Finance and insurance, and real estate and rental and leasing 34 5.5% Arts, entertainment, and recreation, and accommodation and food 28 4.5% services Other services, except public administration 23 3.7% Transportation and warehousing, and utilities 22 3.5% Public administration 20 3.2% Wholesale trade 18 2.9% Professional, scientific, and management, and administrative and 18 2.9% waste management services Construction 15 2.4% Information 3 0.5%
Class of Worker Persons Percentage Private wage, salary, and commission workers 496 79.9% Government workers (working for federal, foreign, international, tribal, 70 11.3% state or local government) Self-employed (in own not incorporated business) 44 7.1% Unpaid family workers 11 1.8%
Of the 621 employed civilians over 16 years of age in the City of Inman in 2014, over a third (34.8%) were employed in education, health care, and social assistance. A significant majority (79.9%) were privately employed. Out of the 1099 people in the City of Inman who were 16 years of age and older, a total of 474 (43.1%) were not in the labor force. People in this category are typically retired, students, disabled, or full-time homemakers.
Chapter 7 Economy page 7 – 3 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Unemployment The 2013–2017 American Community Survey 5-Year Estimate defines the labor force as those individuals, 16 years old or older, who are employed or seeking employment.
Inman McPherson County Kansas Employment Persons % Persons % Persons % Labor force 625 15,650 1,509,484 Employed / military 0 0.0% 28 0.2% 18,430 1.2% Employed / civilian 621 99.4% 15,238 97.4% 1,420,045 94.1% Unemployed civilians 4 0.6% 384 2.5% 71,009 4.8%
In a time frame when the U.S. unemployment rate was 6.6%, the state of Kansas was doing better than the nation at 4.8%, and McPherson County was doing considerably better than the rest of the state at 2.5%. Inman's unemployment rate was extraordinarily low, at just 0.6% — so low that it is likely a constraint on local business growth.
Commuting Workers in Inman, 16 years old or older, commuted to work as shown in the following table. The mean travel time to work for them was 15.0 minutes. The national average commute time was 26.4 minutes, in Kansas it was 19.2 minutes, and in McPherson County it was 13.5 minutes.
Commuting Persons Percentage Drove in car, truck or van — alone 503 82.7% Drove in car, truck or van — carpooled 21 3.5% Walked 26 4.3% Worked at home 36 5.9% Other means 16 2.6% Public transportation (excluding taxicab) 6 1.0%
Inflow / Outflow Job Counts Based on 2015 Census information from the American Community Survey, of 461 people employed in Inman, 423 (91.8%) commute into the City from elsewhere, and 38 (8.2%) both live and work in Inman. Of 546 employed people living in Inman, 508 (93.0%) commute out of the City to work elsewhere. This is an unusually high amount of commuting for work, but is likely a result of Inman's proximity and easy highway access to the larger job markets in Hutchinson and McPherson.
Chapter 7 Economy page 7 – 4 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Economic Data — Community Survey Data in this section is from the community survey completed by the Planning Commission in the spring of 2018.
Location of Employment To assist in determining general travel patterns and their effect on the economy, please indicate the location of employment for persons in your household. McPherson 27% Hutchinson 24% Inman 23% Other 19% Rural Areas 7% Newton 1% While substantial numbers of Inman area residents are employed in McPherson and Hutchinson, nearly a quarter of respondents are employed in Inman, which is a good percentage for a city of Inman's size.
Shopping Patterns of Inman Residents Where does your household do most of its shopping for the following items? Inman McPherson Hutchinson Newton Other Fuel 64% 12% 23% 0% 1% Appliances 57% 4% 31% 0% 9% Groceries 18% 18% 63% 0% 1% Auto repair 18% 23% 44% 0% 15% Hardware 17% 13% 64% 0% 6% Medicine 1% 28% 65% 0% 6% Clothing 0% 7% 50% 0% 43% Furniture 0% 32% 31% 1% 36%
The pattern of local shopping behavior reflects the variety of retail options in McPherson (an 18-minute drive away) and Hutchinson (a 20-minute drive away).
Chapter 7 Economy page 7 – 5 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
If you generally shop outside of Inman, please indicate the reasons why you do. Wider selection of goods 72% Items unavailable locally 60% Price is better 52% Store hours 33% Convenient to place of work 30% Product service 6% Store personnel 1%
A wider selection of goods, availability of desired items, and better prices are the major reasons noted for shopping elsewhere than in Inman.
If you feel there is a need for more stores and services in Inman, check those which you feel are needed. Restaurant 38% Pharmacy 34% Auto Repair 25% Clothing 21% Hardware 19% Motel 12% Grocery 8% Gas Station 7% Doctor 6% Cleaners 6% Furniture 6% Shoe Repair 3% Dentist 2% Appliance 1% Beauty Shop 1% Barber Shop 0%
The three most desired stores and services for Inman are restaurants, a pharmacy, and auto repair.
Chapter 7 Economy page 7 – 6 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Local Tax Levies Property tax rates are expressed in mills, or tax dollars due per one thousand dollars of the assessed valuation of property. Assessed value is substantially lower than market value. Assessments are made and millage is levied in one year for tax payments due in the following year.
2018 Levy in mills This table shows the official 2018 ad valorem tax levies for the City of Inman, State of Kansas 1.500 available on the McPherson County Clerk McPherson County 31.414 website. Inman USD 448 57.615 Inman Recreation Commission 0.760 The total City 2018 tax levy of 70.319 is McPherson County Fire District #5 4.066 slightly higher than the 2017 rate of 69.004. Inman Cemetery District 0.220 McPherson County taxes pay for county Subtotal 95.575 government, elections, road and bridge City of Inman maintenance, health and emergency services, senior citizen services, noxious General 61.288 weed control, and economic development, Bond & Interest Fund 5.974 among other purposes. Library 3.057 Subtotal 70.319 The property tax levy from the State pays for educational and institutional building Total 2017 Levy 165.894 funds. The 2018 assessed valuation of property in Inman was $8,331,653. Applying the 2018 total mill levy of 165.894 would produce total property taxes of $1,382,171, to be paid from Inman city property owners in 2019, to the state, county, school district, recreation commission, fire district, cemetery, and the City of Inman. Of that amount, $585,874 would go to the City of Inman itself.
2018 2018 Cities in Tot al Assessed McPherson County City Levy Valuation in mills
Inman $8,331,653 70.319 Windom $465,524 64.746 Marquette $3,477,365 61.034 Canton $4,090,045 58.052 Of the eight cities McPherson $124,693,821 52.350 in McPherson County, Galva $6,794,861 50.749 the City of Inman Lindsborg $25,329,254 46.612 had the highest Moundridge $16,255,396 35.798 city mill levy.
Chapter 7 Economy page 7 – 7 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Cities in McPherson County — 2018 Total Mill Levy Comparison Cities Levy (in mills) Cities Levy (in mills) Canton 167.495 Windom 146.180 Inman 165.894 McPherson 141.645 Galva 161.899 Lindsborg 124.448 Marquette 147.860 Moundridge 119.043
When comparing total mill levies, the City of Inman had the second-highest total mill levy.
Tax Rate Perceptions The tables below show the responses received on the 2018 Community Survey, when community residents were asked their opinion of local tax rates. It is actually fairly encouraging that 29% of respondents thought their City taxes were reasonable, and 49% of respondents thought their School taxes were reasonable.
Do you think the Do you think the City tax rate is: School tax rate is: High 50% High 31% Reasonable 29% Reasonable 49% Low 0% Low 0% Don't Know 21% Don't Know 19%
Since the invention of taxes, most people have believed their taxes were "too high". But to make a fair evaluation, the amount of taxes paid should always be judged against the value received.
Local Economic Outlook As of 2019, large employers in McPherson County continue to grow. Viega recently announced an expansion that will create 100 news jobs, adding to the previous expansion that created 300 jobs. McPherson Concrete is completing a new expansion that will add jobs, Pfizer recently expanded and added additional positions, CHS is expecting an expansion or a labor-intensive renovation, and Bradbery recently added a third shift. The local plastics sector continues to grow. In Reno County, efforts are in motion to update and market the airport and surrounding industrial building and sites, and #ChooseHutch has ramped up marketing efforts to attract new businesses to vacant buildings. For the local economy to continue to grow, both McPherson and Reno Counties need to add more housing to accommodate new workers. Cities that are currently working to expand their rental housing include Canton, McPherson, Lindsborg, Hesston, Moundridge, Hillsboro, Newton and Marquette.
Chapter 7 Economy page 7 – 8 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Section 3 — Systems & Facilities
CHAPTER 8. Transportation Systems CHAPTER 9. Utilities and Stormwater Management Systems CHAPTER 10. Community Facilities & Services Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
CHAPTER 8. Transportation Systems
A good transportation system impacts other societal goals, including economic vitality, air quality, social equity, environmental resource preservation, and overall quality of life. A transportation plan is intended to create and maintain a transportation system that serves community facilities, responds to both existing and future land use patterns, and supports desired development. A transportation system should include various modes of travel and transport, for both passengers and freight. Transport modes may include roads, railroads, air travel, public transit, bicycle and pedestrian paths, and sidewalks. Ideally, modes should interconnect, to allow someone to use multiple means of transport in a single trip. When developing a transportation plan, consider all potential transport modes, and select alternatives based on economic feasibility, energy efficiency, and low long-term maintenance costs. Regionally, Inman's residents have reasonably good access to the interstate highway system via I-135 interchanges at Moundridge and McPherson, each less than a 20-minute drive away. Access for commercial air travel is available at the Dwight D. Eisenhower National Airport, an hour's drive away in Wichita. Inman has direct access to freight train service.
Roads and Streets Roads and streets are typically categorized as one of three broad design types: rural roads, urban gridiron streets, or subdivision streets. The following descriptions describe typical conditions for each street design type; exceptions occur. Rural roads are usually mile-line roads — straight, oriented closely to north-south or east-west, and about a mile apart. They may be surfaced with asphalt or gravel, or be compacted dirt. They generally have drainage ditches. Most of the roads in the Planning Area outside Inman's city limits are typical rural roads. Gridiron streets form a grid of 90-degree intersections, creating rectilinear blocks, with alleys for utility access. Gridiron streets are usually surfaced with concrete or asphalt, but in some cases may still be gravel. Paved gridiron streets usually have curbs, gutters, and drainage structures, while those unpaved have drainage ditches. Lots associated with gridiron street neighborhoods are relatively small by recent expansive standards, and of uniform size and shape; multiple lots are sometimes combined into a single parcel with a single owner. Alleys provide access for utilities, as well as potential vehicle access to the detached backyard garages often found in older neighborhoods. Smaller lots allow sidewalks to be economical. Gridiron streets maximize both physical and social interconnectedness. Typical gridiron street & lot pattern
Chapter 8 Transportation Systems page 8 – 1 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Subdivision streets usually occur in neighborhoods platted in the 1950s or later. They incorporate curvilineal streets, T-intersections, and cul-de-sacs, and deliberately minimize the number of street connections between the neighborhood and the greater street network. Rather than alleys, subdivision streets use a system of easements to allow utility access. Utilities are often all underground. Subdivision streets are typically surfaced with concrete or asphalt, and have curbs, gutters, and drainage structures. Lots associated with subdivision street neighborhoods are large and often of varying sizes and shapes. Houses usually have wide driveways connecting to multi-bay attached Typical subdivision street & lot pattern garages which are the primary element of the house facade. Sidewalks are rare, since the large lots make them a very expensive option. Subdivision streets are intended to maximize privacy.
Inman's streets in older neighborhoods reflect a classic gridiron pattern. More recent developments use curving streets with longer blocks, but are still tightly linked to the original walkable street network, and continue to make use of alleys. Inman's modified version of gridiron streets gains some of the flexibility and larger lots of subdivision streets, while maintaining the interconnectedness and alley utility access of traditional street design — a very wise compromise. Inman's street & lot pattern
Chapter 8 Transportation Systems page 8 – 2 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Federal Functional Classification System The roads in the Inman Planning Area are part of a nationwide system of federal street classifications, which are reviewed periodically, and revised as necessary to reflect changing conditions. Changes in classification must be approved by local County Commissioners. Street classifications affect funding for road improvements. A street must be in the approved federally classified roadway system before projects on that roadway can receive federal transportation funding. Streets are classified into a function-based hierarchy depending on how they balance access to adjacent land uses against speed and traffic volume. Arterials maximize traffic flow and speed, but provide limited access to adjacent properties. Collectors balance traffic with access, and Local Roads reduce speed and traffic volume in order to maximize access. There are numerous categories and sub-categories within this general hierarchy, but as of December 31, 2013, the Federal Highway Administration's 5- to 10-year future functional classification map applied only one category — Other Freeway/Expressway — and one subcategory — Major Collector — to roads in the Inman Planning Area. (The designated roads are shown on the map on the following page.) Other Freeways/Expressways have directional travel lanes, usually separated by some type of physical barrier. They have limited access and egress via on- and off-ramps, or a very limited number of at-grade intersections. Like interstate highways, these roads are designed and constructed to maximize traffic flow, and do not provide direct access to adjacent properties. In the Inman Planning Area, the following road is classified as an Other Freeway/Expressway: • Kansas State Highway 61 Major Collectors and Minor Collectors are the two sub-categories of Rural Collector Roads, which typically support shorter trips than roads designated as arterials, serving travel within counties rather than statewide. Major Collector routes, compared to Minor Collectors, are generally longer, with lower numbers of driveways, more traffic volume, and higher speed limits, and may have more travel lanes. Major Collectors connect towns and cities that are not on arterial routes to each other, to arterial roads, or to destinations such as consolidated schools or shipping points. In the Inman Planning Area, the following roads are classified as Major Collectors: • Cherokee Road from west of town to Old Kansas 61, then north-northeast on Old Kansas 61 to 8th Avenue, then north on 8th Avenue (RS 446) • Cherokee Road from east of town to Old Kansas 61 (RS 1074) • 8th Avenue from south of town to Cherokee Road (RS 2031) More information on the federal functional street classifications can be found in the 2013 Federal Highway Administration report Highway Functional Classification Concepts, Criteria and Procedures, available at: www.fhwa.dot.gov/planning/processes/statewide/ related/highway_functional_classifications/fcauab.pdf. Maps showing federal functional street classifications for each county in Kansas are maintained by the state Department of Transportation (KDOT). All of KDOT's County Roadway Functional Classification Maps are available at: www.ksdot.org/burtransplan/maps/CountyFunClass.asp.
Chapter 8 Transportation Systems page 8 – 3 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Federal Functional Street Classifications in the Inman Planning Area — FHA 5- to 10-year plan as of December 31, 2013
Chapter 8 Transportation Systems page 8 – 4 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Street & Parking Design Standards The roadway itself is only one of many critical elements that must be included when designing a "street". Street rights-of way also host utilities networks, drainage systems, communications infrastructure, signage, and ideally, sidewalks, bikeways and street trees. Each type of street in the classification system — arterial, collector, and local — serves a different purpose, and requires different design criteria. Though a particular street may not require all of the following elements at any given point in time, every street right-of-way should be platted to allow for potential future development of all of the following elements, at some stage in the street's life: • paved traffic lanes, with adequate turning radii at intersections • stormwater drainage structures and/or ditches • underground and overhead utilities • curbs and gutters • communications infrastructure • on-street parking • signs for traffic control and other purposes • sidewalks • planting areas for street trees and landscaping • bike lanes or routes
Within the 20-year span of this Plan, Inman intends to add new streets in the Rolling Hills Addition, Industrial Park, Koehn Subdivision, and a new development south of Cherokee Street. Much of the the road that currently provides access to the City Yard Waste Composting Site and the Inman Wastewater Treatment Plant is within the railroad right-of-way; if the railroad expands its tracks, another access road may need to be platted elsewhere — perhaps adjacent to the railroad right-of-way or perhaps off 9th Avenue. All new streets should be platted with sufficient right-of-way.
Complete Streets The complete streets planning concept calls for street design that supports safe and comfortable travel by all users, of all ages and abilities, including pedestrians and bicyclists, as well as motorists. Complete street design recognizes that public rights-of-way are meant to serve more than just vehicular traffic. Complete streets, also called livable streets, typically include sidewalks with curb ramps, good crosswalks (often with medians for pedestrian refuge), countdown signals, and shade for pedestrians, as well as bike lanes and bike racks. Depending on local needs, they may also include on-street parking. Complete streets vary widely because they are always designed to fit a community's specific local needs. Find more information at www.completestreets.org.
"The role of streets is to build communities, not the other way around."
Gary Toth — Project for Public Spaces
Chapter 8 Transportation Systems page 8 – 5 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Bikeways Pathways for pedestrians and bicyclists are constructed on public land, usually in street rights-of-way, sometimes along drainage routes. Bikeway networks can include bike paths (dedicated paths built within a right-of-way, but separated from the road itself), bike lanes on a road or its shoulder (defined with pavement markings), or bike routes (on a road, designated with signs).
Bike Path Combined Bicycle/ Bike Lane Bike Route Share the Road Pedestrian Path Sign Bike Route Sign Inman currently has no off-road bicycle paths and no designated on-road bicycle lanes or routes in its Planning Area. Even if the City chooses to make no immediate plans to implement a bikeways system, it would be wise to make sure that planning decisions made now do not foreclose the possibility of future development of a local bicycle/pedestrian pathway network. Bicycle Racks Currently, there are relatively few bicycle racks available in Inman, and their designs vary. Secure bicycle racks should be available at local destinations, particularly at schools, the Park, the Library, downtown stores, and similar destinations. Ideally, racks should be of similar or identical design, expressing a theme unique to Inman. Consider instituting a Bicycle Rack installation program, implemented either through the City or through volunteer efforts, or both. Determine locations where racks are needed, looking particularly at schools, Parks, the Library, downtown stores, and similar destinations. Be sure to select a rack design that meets functional requirements for proper bicycle support and lockability, is ADA compliant, and is built for low maintenance. The simplest bicycle rack design which meets these criteria is the inverted "U" type, with a crossbar for ADA vertical-element compliance, but there are endless variations on the theme. Place racks so they are convenient to destination entrances, clear of pedestrian traffic patterns, and highly visible for security.
Visit the Pedestrian and Bicycle Information Center website at www.pedbikeinfo.org to find more about criteria for bicycle facilities, as well as educational information for both drivers and bicyclists.
Chapter 8 Transportation Systems page 8 – 6 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Sidewalks Before the 1950s, neighborhoods were designed to be walkable, if for no other reason than that children regularly walked to school. Subdivisions developed since 1950 were often built without sidewalks, in part because lot sizes were so large that sidewalks would be very expensive, and in part because minimizing subdivision street connections made pedestrian connections so very difficult to achieve. As the American population ages, and the obesity epidemic becomes more severe (especially among children), more communities are realizing the value of offering residents safe venues for bicycling and walking. Walking and biking are some of the very best and most widely accessible forms of exercise. A sidewalk or bikeway system not only contributes to public health, but also enhances a sense of community, as people get to know their neighbors and their neighborhoods in a way not possible from the seat of a car. Sidewalks and bikeways that support walking and biking for recreation also provide an alternative transportation option. For children who are too young to drive, for people unable to drive, and for those who simply prefer not to drive when they can avoid it — a sidewalk and bikeway network offers an alternative way to safely get where they want to go. Bicycle and pedestrian systems are most successful when they connect residential neighborhoods to community destinations, including schools, parks, churches, and downtown businesses. Very few of Inman's residential neighborhoods currently have sidewalks. New sidewalks are often installed in conjunction with street paving or construction projects, but this method alone is not sufficient to sustain a sidewalk system in good repair. Damaged sidewalks can be a trip hazard, and therefore a liability risk for the City, so while it is important to expand the system, it is also important to properly maintain existing sidewalks. It is much easier to budget for a predictable annual sidewalk maintenance fund than for major sidewalk infrastructure replacement. Consider initiating an ongoing Sidewalk Maintenance Program, to maintain or replace deteriorated sidewalks which present a danger to the public. The City and the adjacent property owner would share the cost for sidewalk replacement. More and more homebuyers are seeking walkable neighborhoods, with homes close to downtown destinations. Inman has the size, compactness, and a street layout that give it the potential to be a very walkable community. Inman's potential to become a highly walkable and bike-friendly community is one of its greatest unrealized assets.
Chapter 8 Transportation Systems page 8 – 7 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Parking A vehicular circulation system must accommodate vehicles not only when they are traveling, but also when they are parked. Census data from the 2013–2017 American Community Survey 5-Year Estimates indicates that, for a population of 1,372 people, there are at least 1,013 vehicles based in Inman — or a minimum of roughly one vehicle for every 1.4 people. • Vehicles Of the 573 occupied housing units in Inman, 53 (9.2%) had no vehicles available, 156 (27.2%) had one vehicle available, 235 (41.0%) had two vehicles available, and 129 (22.5%) had three or more vehicles available. Inman's large population of elderly likely accounts for most of the 9.2% of the population without a personal vehicle. Parking facilities are categorized as on-street or off-street. On-street parking may be parallel, angle, back-in angle, or at right angles to the curb. It is generally adjacent to the sides of the street, but may under certain circumstances be in mid-street between traffic lanes. Off-street parking includes parking lots and public parking garages in business areas, as well as driveways, carports, and private garages in residential areas. Residential Parking In many older neighborhoods, streets were designed and are expected to support both traffic flow and shared on-street parking. Modern suburban developments often require off-street parking, and so devote less land to paved streets but more to driveways and garages. In both cases, adequate parking is usually designed into residential neighborhoods to support normal residential needs. Parking at Schools and Parks Particularly when they are located in or adjacent to residential neighborhoods, public facilities such as schools and parks need to provide adequate off-street parking for the large numbers of vehicles that often accumulate. Commercial Parking It is important to have adequate parking to support local businesses, but it is also important not to overbuild parking facilities. Parking spaces and their associated aisles are surprisingly expensive to construct, they generate runoff which adds significant load to stormwater management systems (increasing their cost), and they absorb and reflect substantial amounts of radiant heat (raising air conditioning costs for adjacent buildings). Requiring every business to have its own dedicated parking spaces can exacerbate these costs, while shared public parking reduces them. Small town main streets were traditionally designed and intended to support both traffic flow and shared on-street public parking. Though out of fashion in recent decades, this parking solution is now being recognized again as a valuable and cost-effective parking strategy. In Inman's downtown retail district, most parking is on-street front-in diagonal parking.
Chapter 8 Transportation Systems page 8 – 8 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Public Transit, Railroad, & Air Travel Services Like many towns in Kansas, Inman became a town because of its proximity to the railroad, and access to rail freight service is still important to the local economy. Inman also has reasonably convenient access to the air travel system. Public transit services are very limited.
Public Transit Service There is no regularly scheduled City bus service or other public transit system in the City. However, with the help of the McPherson County Council on Aging, the Inman Senior Center operates an on-call bus service from 9:00 am to 5:00 pm, Monday through Friday, and by special arrangement. This service provides rides on a first come, first served basis, at a cost of only a dollar per ride for local service; the cost is higher for out-of-town service.
Railroad Service Linking Hutchinson to McPherson, Union Pacific Railroad tracks (also used by BNSF Railway) pass generally south-southeast to north-northwest through the western edge of Inman. The rails carry agricultural commodities, and commercial and industrial products. Inman's Co-op benefits from its direct access to rail-based freight services. According to 2018 information from the Federal Railroad Administration Office of Safety Analysis, which is voluntarily reported by the railroads and the state, the UP track through Inman carries 19 trains per day on average, 10 between 6:00 am and 6:00 pm, and another 9 trains at night. In the Inman Planning Area, there are gated, at-grade railroad crossings at Buckskin Road, Center Street, Main Street, and Cheyenne Road. High quantities of train traffic can have an impact on a community's quality of life, due both to delays of vehicle traffic, and to the noise of train horns at intersections. The Federal Railroad Administration has produced a guide to the Quiet Zone establishment process for local decision- makers, providing information on ways to reduce the routine sounding of train horns. Information on railroads in Kansas, including the 2011 Kansas Statewide Rail Plan, is available on the website of the Kansas Department of Transportation (KDOT).
Air Travel Service Inman residents have reasonably good access to international air travel. The Wichita Dwight D. Eisenhower National Airport is a one-hour drive away, and hosts seven airlines — Alaska Airlines, Allegiant Air, American Airlines, Delta Air Lines, Frontier Airlines, Southwest Airlines, and United Airlines — with 13 nonstop destinations. Eisenhower National Airport also provides access to six air cargo carrier services. Nearby public airports capable of serving private aircraft include McPherson Airport (11 miles away), Hutchinson Airport (15 miles away), and Moundridge Municipal Airport (17 miles away).
Chapter 8 Transportation Systems page 8 – 9 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
CHAPTER 9. Utilities and Stormwater Management Systems
A community's long-term success depends very much on the caliber of its infrastructure and utilities. An adequate and dependable utilities system is essential both to maintain a high quality of life for current residents, and to support future development. The City of Inman provides water supply and distribution, sewage collection and treatment, solid waste disposal, and stormwater management as municipal utilities. The Inman Public Works Department operates and maintains the municipal water and sewer utility systems. Utilities operations and maintenance are self-supported, funded by fees. Billing services for municipal utilities are administered by City staff at the City Building. Utility lines are typically located within or adjacent to transportation rights-of-way or drainage easements, and are often built and maintained in conjunction with road installation or repair projects. It is important to maintain accurate records and maps of both existing and new utilities, updated as changes are made, in order to support good future planning decisions and efficient maintenance of municipal utilities. Developing standards and procedures for installation of utilities, and implementing regular maintenance routines is also essential, if City staff are to provide reliable and cost-effective utility services over the long term. Policies on the placement of structures, fences and vegetation in utility and drainage easements should be adopted and rigorously enforced.
Private Utility Services The following publicly regulated private companies provide utility services in the Inman Planning Area: • Electric Power: Evergy (formerly Westar Energy); a couple of small portions of the Planning Area are served by Ark Valley Electric Cooperative Association • Natural Gas: Kansas Gas Service • Landline Telephone: Century Link, IdeaTek, HughesNet, Vonage • Satellite TV: DirectTV, DISH • Internet: Century Link, MTC, IdeaTek, HughesNet, Pixius Communications, AT&T It is not within the scope of this Plan to analyze such private companies, or to make any recommendations regarding their future operations. Developers of specific future projects should consult with each of these companies in order to insure that adequate service is available. Such companies normally maintain continuing short and long-range facility planning programs. All of the above companies maintain toll-free phone numbers and customer service websites for service contacts. It can sometimes be challenging for small rural communities to provide quality cable TV and internet services. Inman is well served for high speed internet; Ideatek even provides fiber optic internet service, making Inman one of the few small towns in Kansas to offer this service. However, Inman has no cable TV provider. Even in the era of video streaming, such a lack can be a fairly large problem. The City should contact a suitable nearby cable TV provider and encourage them to expand their territory to include Inman.
Chapter 9 Utilities and Stormwater Management Systems page 9 – 1 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Water Supply & Distribution System The City of Inman supplies and distributes water both for residents of the City and for a number of properties in the Planning Area, pumping and purifying water, maintaining the distribution system, and managing facilities.
City Water Wells City of Inman Water Wells Inman sits on the western-most edge of Allotted Pumping Capacity Wells the northern part of the Equus Beds Gallons/Year (Gallons/Minute) aquifer. Three municipal wells pump Well #2 13 Million 251 groundwater from the aquifer to supply Well #3 42 Million 530 Inman's needs. The well buildings are Well #4 27.86 Million 1,535 located just north of Cherokee Road, three miles east of Inman. Tot al 82.86 Million 2,316 As water is pumped out of the ground it is treated with a chlorine gas system, before flowing into water lines that lead back to the City water towers. If all three wells are turned on at one time, they can pump up to 2,316 gallons per minute (GPM) — though that is almost never necessary.
Well #2 Building Chlorine Water Well #2 pump & pipes Treatment
Inman operates two additional water wells, one in each of the City's two parks, which are used to keep recreational ponds filled.
Water Rights Before 2009, Inman had a total of only 55 million gallons per year (GPY) of water rights, and the need for more was clear. The City had over-pumped their wells nearly every year for a decade. Then in 2009, Inman purchased 27.9 million GPY of additional water rights in the Equus Beds, three miles east of town. Combined with earlier amounts, the City of Inman now has rights to 82.9 million GPY of water for domestic use. Today, the need for additional water rights is not as obvious, but is still there. During the 8 years from 2010 through 2017, the Inman municipal water system supplied an average of just under 67 million gallons per year. Water usage is highest during the summer months of July, August, and September and is the lowest during January and February. Inman’s highest water usage in those eight years was in 2011, when almost 79 million gallons of water were used out of the 82.9 total available.
Chapter 9 Utilities and Stormwater Management Systems page 9 – 2 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
In 2015, all Kansas cities had an average use rate of 110 gallons per capita per day (GPCD), while Inman's rate was 135 GPCD. Inman residents use more water per person than most people in the state. The CIty should consider pursuing a study to find out exactly why Inman has such a high GPCD, and then focus water conservation efforts on factors most likely to reduce per capita use rates, particularly during peak demand in the summer. Since 1950, Inman's population has increased at an average rate of about 15% per decade. If that 70-year trend continues, the City will need to purchase more water rights within a handful of years. Drought, not uncommon in Kansas, could make that need urgent much sooner. Successful water conservation efforts might delay it. But if Inman continues to grow, the City will certainly need to pursue acquisition of additional water rights within the 20-year span of this Plan — and should begin planning for that acquisition sooner rather than later.
Water Distribution Inman's existing water distribution system serves all properties within the city limits, as well as certain properties outside the City in the Planning Area. There are currently 600 water meters being served by the system. One 10-inch and one 6-inch main line bring the water from the wells to the City, and form the major distribution network both inside and outside the city limits. Local distribution lines are typically four to six inches in diameter. Many pipes and connections in the system are on average 105 years old, and some will be due for repair or replacement during the 20-year span of this Plan. In the fall of 2018, new electronic water meters were installed in all but 12 services throughout the system. Water Towers Inman has two water towers, both in excellent condition. The first was built on the south side of town in 1967. That 300,000 gallon tower is located on Farmington Street, southeast of the High School campus. The second water tower was built in 2009 on higher ground, adjacent to the City Shop on Center Street, and holds 150,000 gallons. With a combined storage capacity of 450,000 gallons, these towers should have sufficient capacity to serve the community over the 20-year Planning Period. However, in the parts of the City west of the railroad tracks, there is insufficient water pressure to serve the additional fire hydrants which would be required to support any further development there, particularly in the Inman Industrial Park. Water pressure could be increased sufficiently by installing an additional water main connection under the railroad tracks, to loop the west-side water supply. This would also make the water supply there far less vulnerable to interruptions. Alternatively, building a third City water tower on high ground west of the railroad tracks would increase both South water tower local water pressure and the capacity of the entire system. Fire Hydrants The weak link in Inman’s water infrastructure is the condition of its existing fire hydrants. At least 12 fire hydrants are known to be in need of replacement, and many more have yet to be assessed. City staff plan to develop a maintenance and replacement program for the more than 30 fire hydrants located across Inman, starting with an assessment of each hydrant's physical condition, water pressure, flow, and yearly usage.
Chapter 9 Utilities and Stormwater Management Systems page 9 – 3 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Policies Annexation is not currently a requirement for connecting to the City's water system, however, a waiver of annexation (an agreement not to protest future annexation) must be signed before service is provided outside the City. The City has a sewer line cleaning program that cleans 20% of the pipes in the collection system each year. This successful program should be continued. Goal Consider establishing a capital improvement line item to budget for replacing a certain percentage of outworn water lines each year. A rate adjustment would almost certainly be required in order to fund such a major infrastructure improvement.
Rural Water Supply No Rural Water Districts provide service in the Inman Planning Area. Rural residents must either be connected to the City water supply, or maintain a private water well. For rural residents who are not on the City water system, their private wells are regulated by the 1992 McPherson County Sanitary Code. Groundwater contamination from surrounding farm fields has not been identified as a problem by the state.
Sewage Collection and Treatment System Inman's existing sewer collection and treatment system consists of a network of sewage collection pipes with manholes and lift stations, and a Wastewater Treatment Plant. Wastewater treatment in Inman is funded by a sewer service fee collected from the users. These funds are used for the maintenance, operation, and project financing for the sewage collection system and the Wastewater Treatment Facility.
Sewage Collection System Inman's sewage collection pipes are primarily a gravity flow system, which conveys wastewater through pipes installed with sufficient slope to keep suspended solids moving through the pipes by gravity. Where local ground elevations result in an insufficient rate of flow, lift stations must be employed to pump the sewage from the low point in the system up to another gravity line. The Inman sewage collection system is composed of approximately 35,000 feet of sewer pipes. There are 112 manholes for maintenance access to the collection system. Most sewer lines in the City are 8-inch vitrified clay pipe (VCP), which drain into a 12-inch PVC line which runs north in the alley east of Pine Street to the Wastewater Treatment Plant. The City maintains a computerized map of the sewer system. Lift Stations Inman has three lift stations. One serves the most eastern ten percent of the City, and another serves the Pleasant View Home campus. Both of these units are in good condition, and should need only routine maintenance over the 20-year span of this Plan. The third lift station serves the Industrial Park area, and has required numerous repairs over recent years. It will need to be replaced soon if development occurs on the west side of the City. Lift stations are expensive to construct and maintain, so development within the system's existing gravity flow limits is preferable to development which requires a new lift station.
Chapter 9 Utilities and Stormwater Management Systems page 9 – 4 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Future Development Sewage pipes in newer developments are usually made of PVC, and are generally in good condition. In the city's older neighborhoods, pipes were typically made of clay, and are often past their useful lifespan and no longer reliable. Old clay pipes crack and leak, and all too often become clogged or broken and back up. Many of Inman's older neighborhoods have sewer lines that are worn out and deteriorating. It is far more cost-effective to deal with this situation in a systematic and methodical manner, as opposed to having to deal with a sequence of catastrophic sewer line failures. Before the end of this Planning Period, the community will need to establish a program to begin the task of rehabilitating all its older sanitary sewer lines. • Replace or rehabilitate the Industrial Park lift station within the next five years. • Because the sewer main in the 600 block of South Pine Street was installed incrementally, it will need to be replaced soon. Traditionally, replacing a sewer line involved digging a trench along the entire length of the existing pipe, then replacing the deficient pipe piece by piece, or building a new sewer pipe parallel to the old one in order to maintain service. Fortunately, more efficient methods now exist. Modern trenchless sewer rehabilitation techniques use the existing pipe as a host for a new pipe or liner, and can correct deficiencies with less disturbance and environmental disruption. Trenchless sewer rehabilitation methods include Slip Lining; Pipe Bursting, or In-line Expansion; Cured-in-Place Pipe; and Modified Cross Section Liner.
Wastewater Treatment Facility The Inman Wastewater Treatment Plant is located less than a half mile northeast of the City. It is a flow-through lagoon-type treatment system with four cells. Cell #3 3.71 acres Three of the cells were constructed in the 1960s, and the fourth cell was built in the early 1980s. Inman's four existing treatment cells City Yard Waste Cell #2 have a total surface area of nearly 3.95 acres 16 acres, and a total volume of Composting Site
20,864,000 gallons. The total Cell #4 designed detention time is 182 days. 4.34 acres The facility is designed to process a maximum of 100 gallons per day Cell #1 Outfall per capita, or 132,000 gallons of 3.95 acres Location wastewater per day, which is 48.2 million gallons per year.
Inman Wastewater Treatment Facility
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Each cell is surrounded by a sloping earthen berm to a height which screens it from view at ground level, and protects it from accumulating drainage from surrounding land. Oxygen and sunlight on the surface of the lagoons support bacteria in the water, which break down the waste. The water in the lagoons evaporates, or, after waste has been removed, is discharged back into the environment at the outfall location. Sludge accumulates on the bottom of the lagoons and must be dredged periodically. The term "population equivalent" (PE) is used to describe the capacity of a wastewater treatment facility in terms of a fixed population, while taking into account transient populations that the system must also serve — such as the staff and students of a school system which brings a large number of additional people into the City every school day. Production of waste water by industrial activities may also reduce the population that can be supported by a treatment facility with a given PE. Inman's current Wastewater Treatment Facility is designed for a PE of 1320. The City's 2010 population was 1377, which does not include school staff and students who are in town during each school day. The treatment facility is designed to handle a maximum of 132,000 gallons of wastewater per day, but in 2018 had to handle an average of 137,000 gallons per day. The need to process so much additional waste makes it necessary to increase detention times between effluent discharges. Design specifications for the lagoons call for discharge of effluent three times per year. Instead, City staff has kept the facility within regulatory requirements by discharging only when effluent reaches the maximums set by the Kansas Department of Health and Environment (KDHE). In 2017 and 2018, the the sewer lagoons were discharged only twice in 730 days. For much of the 2010s, design parameters for the current facility were frequently exceeded. Inman's wastewater treatment capacity needs to be expanded, and soon, in order to meet the needs of the community. How much Inman's capacity will need to be expanded depends primarily on the amount of population growth that occurs in the City, on the number of additional properties outside the city limits that link to the municipal sewage system, on possible expansion to the USD 448 school population, and on any industrial development that may occur. The most immediate short-term solution might be to construct an additional cell at the current facility, which would at least gain the City some time to research options and arrange funding for a long-term alternative. There is space for an additional cell just west of the existing lagoons, near the City's Yard Waste Composting Site.
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Many types of wastewater treatment facilities besides lagoons are available. A somewhat dated overview of possibilities is available from the Wastewater Options for Small Communities in Kansas Manual, a 1999 report available on the KDHE website. Given that Inman's population is expected to be between 2100 and 2400 by the end of this 20-year Planning Period, it may well be time for the City to construct an entirely new sewer treatment plant, better able to support long-term growth and economic development in Inman. The City should conduct a study of both short-term and long-term options for meeting Inman's sewage treatment needs. Include consultation with nearby communities of similar size that have recently invested in improved wastewater treatment facilities. For instance, Kingman, with a population in 2000 of 3,387 people, constructed a biological treatment system called an oxidation ditch in 2004, with a maximum design capacity of 750,000 gallons per day. In 2019, Moundridge opened a new activated sludge plant, paid for with an increase in utility fees.
Rural Sewage Disposal Many properties in the Planning Area are beyond the reach of the municipal sanitary sewer system, and must deal with sewage disposal on their own sites, utilizing septic tanks, leach fields, and/or sewage lagoons. Private residential sewage disposal systems in the Planning Area outside the City are regulated by the 1992 McPherson County Sanitary Code. Annexation is not a requirement of connecting to the City's sewer system, however a waiver of annexation (an agreement not to protest future annexation) must be signed before service is provided to customers outside the City.
Solid Waste Management Proper refuse collection and disposal is important both to the health of citizens and to the appearance of the City and Planning Area. The City of Inman contracts with the McPherson Area Solid Waste Utility for collection of all trash and recyclables. Trash collection by the City service is required for local property owners, except for businesses that produce such a large volume of solid waste that a rolloff container is necessary. The Inman trash service picks up weekly for residential customers, and two to four times each week for commercial customers. The City does not provide on-call pickup of appliances or large furniture items. Recycling Recycling polycarts are offered to all residents at no extra charge, in addition to the regular trash polycart. Residential recycle carts are picked up every other week. There is also a roll-off container available, used only for recycling cardboard. Often referred to as the Recycle Center, it is located in the 300 block of South Elm Street on the west edge of town, and has no assigned address. City Yard Waste Composting Site Inman has a City "no burning" ordinance. The City maintains a public Yard Waste Composting Site northeast of town, located just west of the Wastewater Treatment Facility on North Locust Street. As of 2019, the Composting Site is open all year on Wednesdays and Saturdays from 9:00 am to noon. During the summers, from March through November, it is also open on Saturday afternoons from 1:00 to 5:00 pm.
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The Composting Site is available for residents' disposal of yard waste, including trees, brush, leaves and grass clippings. The City does not chip limbs, but accepts chippings from tree professionals to be used as mulch. No other materials may be dumped at the Composting Site, and the Kansas Department of Health and Environment monitors the City of Inman for compliance. Mulch is offered free of charge to local residents but carries a $10 delivery fee per backhoe bucket.
Stormwater Management System When precipitation occurs too rapidly to be absorbed by plants and soil, water runs off the surface of the land and flows down to streams, rivers, or lakes. While this is a natural process, development creates expanses of impervious surfaces (roofs, streets, parking lots, etc.) which may generate far more runoff than natural systems can handle. Excess runoff can erode river banks and scour stream beds, depositing sediment in ponds and lakes, it can collect trash and other pollutants and transport them into natural waterways, and it can cause localized flooding. Stormwater management systems prevent excess runoff from accumulating in low areas to the point where it causes localized flooding, and potential water damage to homes, roads, and other structures. Areas prone to such flooding are constrained in their development potential, create traffic safety problems, and may contribute to blighted conditions. In most of Inman, drainage from stormwater runoff is conveyed through the City along the street system and in roadside ditches. Only two and a half blocks in the City have catch basins with clay drainage pipes. Locations in the City that have routine drainage problems include: • North Maple Street and Trenton Street • Elm Street and West Morgan Street • Elm Street and West Delaware Street Clean Water Act After a five-year study by the U.S. Environmental Protection Agency, ending in 1983, the Nationwide Urban Runoff Program concluded that heavy metals, coliform bacteria and suspended solids from urban stormwater runoff all posed a significant threat to aquatic life and the usability of the nation's surface water resources. As a result, the Clean Water Act was amended in 1987 to initiate certain permit requirements in cities, under the National Pollutant Discharge Elimination System (NPDES) permit program. Since that time, a system has been implemented to both improve the quality and control the quantity of stormwater discharge for municipalities. Construction activities which will disturb one or more acres of ground must have authorization from the Kansas Department of Health and Environment (KDHE) to discharge stormwater runoff. Activities which disturb less than one acre may also have requirements, as determined by KDHE.
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Changing Strategies Traditional stormwater management strategies divert stormwater away from developed areas, channeling it as quickly as possible into an established natural drainage system. In urban areas, runoff is typically guided by streetside curbs and gutters into underground storm sewers, while in rural areas runoff is often transported by open roadside drainage ditches. Green Infrastructure In recent years, stormwater management strategies have evolved to recognize the advantages of reducing runoff in the first place by reducing impervious surfaces, and increasing opportunities for precipitation to be absorbed as close to the point where it falls as possible. Utilizing green infrastructure techniques — from residential raingardens to urban bioswales to permeable parking lots — can often help manage stormwater more effectively and less expensively than traditional methods. To learn more, see the Environmental Protection Agency's Green Infrastructure web page at http://water.epa.gov/infrastructure/greeninfrastructure. Consider incorporating green infrastructure stormwater management strategies into the design or redesign of Inman's streets. Not only would it help protect local streams from the damage and pollution caused by street runoff, but it could reduce the need for curb and gutter, and for expensive "gray infrastructure" drainage facilities. Review maintenance policies and potential improvements to drainage channels, and develop plans to address storm water issues.
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CHAPTER 10. Community Services and Facilities
A community's quality of life depends very much on the caliber of its public services and facilities. Today, public expectations for municipal services extend beyond basic fire and police protection, and include a high demand for community facilities related to health, education, and leisure time activities. In Inman, some public services are provided by private firms, including electricity and gas, landline telephone, satellite TV and internet service. Other essential public services are supported by public funds, and maintained under public control. Utilities and stormwater management services were addressed in the previous chapter; this chapter will address other public facilities and services provided to the Inman community, including: • Inman City Office • Education • City Shop • Fire Protection • Law Enforcement • Emergency Medical Services • Parks & Recreation • Health Care Facilities • Library
When planning for future community facilities, it is very important to determine the optimum location for each facility — in relation to land use, streets, and developmental influences — in order to maximize its efficiency and economy in serving the public. It is crucial to identify and acquire suitable sites in advance of need; they may otherwise be preempted for other purposes. Subdivision plats and rezoning applications should be reviewed in light of the need for land acquisitions appropriate for public facilities. It is also vitally important to provide adequate staff and budgetary support for maintenance of public facilities. A good maintenance and capital improvement program is the most cost-effective investment a City can make in preserving the quality of its community facilities. Some of Inman's existing public facilities are in good condition, while others are in need of updating and improvement — particularly the Library and Country Park. This chapter evaluates how well each facility will continue to serve through the Planning Period to 2039, and projects future needs for public facilities in the Inman Planning Area during the twenty-year Planning Period.
Do you use the following community resources? The adjacent table shows Lambert Park 52% Country Park 23% the responses received on the Community Building 41% Inman Museum 18% 2018 Community Survey, Wellness Center 39% Motocross Track 6% when community residents were asked which community Inman Public Library 34% resources they used.
Chapter 10 Community Services and Facilities page 10 – 1 Comprehensive Development Plan
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Inman City Office The Inman City Building is located at 104 North Main Street, just north of the Library. The building is a single-story structure with a brick entrance facade on the west side, 25' wide by approximately 44' deep. It is situated on a 25' x 134' lot. There is adjacent on-street parking on Main Street, and a public parking lot behind the building. Purchased in 1954, the City Office provides work space for City staff, including the City Clerk and the Deputy Clerk. The City Council chambers are used for City Council and Planning Commission meetings, other City and public meetings, and for Municipal Court. Over the 20-year span of this Plan, the City Office will need major renovations, including a new roof, new lighting, replacement carpeting, a new HVAC system, new windows, and additional storage. The size of the staff may need to increase, depending largely on the City's population growth. The building is adequate as the Council Chamber, but it will not accommodate additional employees. The ability of the existing City Building to meet the needs of the community is currently fairly adequate, but before the end of the Planning Period an investment to improve the situation will be necessary to support more efficient municipal services.
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City Shop The Inman City Shop is located at 108 East Center Street, on the same parcel as the City water tower. Besides the water tower, the site includes two masonry buildings with a fenced yard between them, a metal building serving as a garage, a small masonry building that serves as storage and houses the bulk water facility, and a large parking area. The metal building on the site houses a small office area with desks for the 3 full-time and 2 part-time employees that are headquartered there. Within the 20-year Planning Period, maintenance staff will increase to at least 4 full-time and 4 part-time employees. The buildings together provide five garage bays for City equipment. As of 2018, major equipment housed on site includes 1 road grader, 2 dump trucks, 2 tractors, 1 street sweeper, 1 backhoe, 1 skid-steer, and 3 pickup trucks. The existing facility does not adequately support efficient city maintenance operations. Within the Planning Period, the current City Shop could need to be completely rebuilt. Alternatively, this facility could continue to operate while a new facility was constructed elsewhere, perhaps west of Elm Street, south of the electric substation. The current site could then be repurposed for other potential City uses, without having its construction interfere with City maintenance activities. A new City Shop facility could consolidate all the necessary maintenance functions into one insulated and temperature-controlled building, with a properly secured exterior yard. It would need adequate office space for staff, a first aid station set up to meet OSHA requirements, expanded indoor storage, and a practical workshop area with a bench and tools. It should have at least seven garage bays, including one adjacent to the workshop with a vehicle lift. With the possible exception of the skid-steer, all of the City's existing heavy equipment is likely to need to be replaced over the next 20 years, and a total of at least four pick-up trucks will eventually be required for an expanded maintenance staff.
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Law Enforcement Police protection services are currently provided in Inman by 4 full-time City officers. Over the Planning Period, the community's growth will require an increase to at least 6 or 7 full-time officers. Currently, the City has 2 police vehicles. Over the next 30 years, at least 3 to 4 police cars will be needed. The Inman Police Department is located at 106 North Main Street, in a small building just north of and connected to the City Office. Originally purchased in 2004, the building was last remodeled in 2008. It has no garage to protect police vehicles or store larger gear. Both the evidence room and the interview room are too small. The lack of a foyer or any separation from other City offices means that security is limited. A new and larger law enforcement facility for Inman will be necessary during the span of this 20-year Planning Period. It should be a secure facility, with its own entrance foyer, at least 3 to 4 offices for Police Department personnel, increased storage space for case files and records, an expanded evidence room, and enough garage space for Department vehicles and large equipment storage. Animal Control services for the community are conducted by the Inman Police Department. The new facility should also include a separated but nearby licensed animal control facility, designed with a cement floor and walls, epoxy coated for easy clean-up. The kennel should be equipped to handle up to two dogs, and have on-call veterinary care available. There are no detention facilities in Inman, and prisoners are taken to the McPherson County Jail in McPherson for any necessary incarcerations. The City maintains a small firing range for Police Department staff training, located on City property west of the Wastewater Treatment Facility. A 911 Emergency Call System is utilized. Dispatch services for 911 calls currently operate out of the McPherson County Emergency Operations Center in McPherson, and follow state E-911 procedures. The dispatch services and City Police Department follow National Incident Management System procedures during an emergency.
Emergency Management The Emergency Operations Center (EOC) in McPherson is occupied during severe weather or natural disasters, and has access to statewide radio communications. Inman's Police Chief serves as the City's Emergency Manager, who directs the local response during such events. The City currently has three storm sirens — located at 128 Froese Drive, 106 East Center Street, and in the 300 block of Farmington Road — which are activated remotely from the EOC as needed.
One option to consider is to first construct a new City Shop, then use the existing Shop site at the water tower as the location for a new Police facility. There is some logic in having the City Maintenance Shop located in a more industrialized area of town, while keeping the Police Department downtown. The existing Police Department space could then readily be used to provide room for needed expansion of the City Office.
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Parks & Recreation Parks improve a community's quality of life, offer healthy recreational opportunities for people of all ages and economic backgrounds, and are an important factor in attracting new business to a community. Parks protect open space — which preserves wildlife habitat, improves air and water quality, and helps mitigate flooding. A good park and recreation system is an essential element of a livable community. The City of Inman has two parks — Lambert Park and Country Park. They are maintained by the City's Maintenance Department, which mows and maintains the parks, as well as the rights-of-way along roads and the railroad tracks.
Lambert Park This 6-acre park is located at 406 East Center Street Center Street, south of Center and west of Park Lane. Though only a fraction of the size of Country Park, it is located in the Pond heart of Inman, and utilized more heavily by the community at large. picnic shelter The Park's entry drive runs between Center Play and Delaware Streets, and provides nine ground "on-street" diagonal parking spaces. However, none of them are ADA compliant. Community Lambert Park is nicely landscaped, with a Gordon Building good balance of open lawns, mature trees, and an aerated pond. Facilities include parking modern playground equipment, a picnic Park Lane shelter with grill, and a skateboard park Skate park with a pyramid, a rail, and a half-pipe.
Community Building The Inman Community Building, which was constructed in 2014, is located in Lambert Park. It contains a 35 x 80 foot meeting room divided by a retractable wall, Delaware restrooms, a full kitchen and a small kitchenette. It also has a 20 x 80 foot Lambert Park — aerial covered patio on the east side. The facility is available for rent by the public. Within the 20-year Planning Period, the Community Building will need a new roof and new carpet. The kitchen will have to be remodeled, the building will need to be painted inside and out, and picnic tables and grills will have to be replaced. The retractable wall may need to be replaced. Inman Community Building
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Future Development in Lambert Park Lambert Park is the face of Inman, and enhancing it is key to boosting the public image of the community. The City recently added two new playgrounds, a splash pad, and meandering walking trails. Over the next 20 years, consider the following improvements: • Add swings • Add a full-size basketball court • Add outdoor fitness equipment • Add a new irrigation system • Renovate the pond Outdoor Fitness Equipment Consider adding outdoor fitness equipment to Lambert Park, grouped in a single outdoor exercise area that encourages multigenerational social interaction. Outdoor fitness units tend to be simpler in design than indoor units, which makes them less intimidating to many people. Units designed according to ADA guidelines, which are accessible for the handicapped, are available and should be incorporated. Outdoor fitness equipment tends to appeal to those who do not typically go to indoor fitness centers. It helps to engage that population and introduce them to healthy exercise habits. It allows people of all ages and all fitness levels to have free access to exercise equipment that they can use on their own schedule and at their own pace.
Country Park This 41 acre public park is located at 462 9th Avenue, on the west side of 9th, a half-mile north of Cherokee Road, and just east of the Inman Wastewater Inman Treatment Plant. Motocross Most of the western half of the Park is in the 100-year floodplain. There are two
Pond Avenue 9th ponds in the Park; with a license, fishing is permitted at both. Major facilities in Country Park currently include the Inman Motocross course, and an OWLS
Wastewater Treatment Facility Pond Outdoor Wildlife Learning Site (OWLS).
Country Park — aerial Chapter 10 Community Services and Facilities page 10 – 6 Comprehensive Development Plan
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The award-winning Inman Motocross course was first constructed in the mid-90s by a small group of local volunteers. It has since been completely renovated, and now includes a pee-wee track. The Motocross course is still maintained and organized by the Inman Motocross non-profit organization. The tracks can be used only by members, but the public is welcome to attend events. Monies from memberships, races, and other events are used to maintain the track and organize events. More information is available from www.inmanmx.com. The OWLS area is a wildlife education resource for local students and teachers, and is also open to the public. It features wildlife of four biomes — forest, woodland, prairie, and wetlands.
Future Development in Country Park Within the 20-year Planning Period, additional facilities should be developed at Country Park, in order to more fully utilize the site, and to offer more recreational options for community members. Over the next 20 years, consider the following improvements: • Install a Vault Restroom as a stopgap measure, until water and sewer service can be extended to the site, to allow for the construction of a plumbed Restroom Building. • Develop a walking/running trail around the entire Park, with mile-markers • Establish a Dog Park • New playground equipment Restrooms While restrooms are always a desirable option at parks, they are also a very expensive amenity, particularly if they are designed to be vandal-resistant — which is in general a very good idea. The fact that restrooms at Country Park would require the extension of water and sewer service a half-mile to the site will make them even more of a major investment. But if the Park is developed to attract more visitors, and if those visitors are likely to spend extended periods of time there, such an investment will eventually be necessary, likely within the 20-year Planning Period. Until plumbed restrooms are constructed in Country Park, a waterless vault restroom might be an economic alternative to consider. Vault restrooms are the modern version of an old-fashioned outhouse — a permanent restroom built over a vault that is pumped out on a schedule that is based on usage rates. Vault restrooms do not require plumbing or electricity, but do require vehicle access so they can be reached by pumper trucks. High-quality modern versions are often equipped with solar Example of lighting, and always equipped with a positive ventilation system modern Vault Restroom that disperses the smell from the vault, preventing odors from collecting in the restroom.
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Dog Parks Dog parks are one of the most in-demand facilities in American park systems. Well over a third of American households have dogs, and dog parks offer dog owners a place to let their dogs play and exercise off-leash in a safe environment, socializing with other dogs while their owners socialize with other people.
A dog park requires about 2 to 5 acres of park land, near a good access road, and far enough from residential development to avoid noise conflicts. An ideal site would have established turf, and enough sun to keep the grass healthy, but with a scattering of mature trees to offer shade on hot summer days. A dog park must have reliable parking available. They do not coexist well with facilities where periodic events are likely to take up all the parking spaces — so parking for a dog park would have to be completely separated from Motocross event parking. Good dog parks have separate enclosures for small dogs and large dogs, each with a double-gated entry vestibule. A section for small dogs is ordinarily about half an acre to 1 acre in size, and a section for large dogs from 1 to 3 acres. Fences are commonly 4 feet high for small dogs, and 5 or 6 feet high for large dogs. Fencing material should be selected to suit the character of the neighborhood, but is typically chainlink. Rules of behavior for dog parks are well established, and are in general effectively enforced with peer pressure. Dispensers for plastic bags and lidded trash receptacles encourage park patrons to pick up after their own dogs. Larger dog parks actually require less maintenance than undersized ones, since the turf is more likely to remain in good condition if the dog park is not overcrowded. A dog park with a substrate that has turned into mud becomes a nightmare for everyone. Larger enclosures also reduce the potential for aggression among the dogs. Well-drained turf is the most cost-effective substrate for a dog park, and generally requires the same maintenance regimen as a sports field. Some dog parks avoid the need for a turf irrigation system by fencing three areas, closing each section in sequence to allow time for the off-duty turf to recover. If adequate land is available, investing in a little additional fencing can eliminate the need for an irrigation system, and reduce watering costs, which may be a good strategy for Inman to consider. A basic dog park can be one of the least capital-intensive recreational facilities to develop, consisting entirely of a parking lot, chainlink fencing, and some dog waste disposal stations. Additional amenities to enhance the user experience can be added over time — including shaded seating, lighting, and even options like a drinking fountain for people and dogs, or dog agility equipment. Most dog parks have an associated volunteer support group that helps maintain the park, sponsors programs and special events, and raises funds for additional amenities.
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Inman Recreation Commission Kansas state law allows communities to choose to support recreational programs through a mill levy based on School District boundaries, rather than municipal boundaries. This system allows the population of an entire School District to support school-based recreational facilities and programs — which, after all, benefit the citizens of the entire School District. State statutes require that funds dedicated to a Recreation Commission may not in any way reduce the dollars provided to the School District for educational purposes. The Inman Recreation Commission is a publicly supported service agency. It is financially supported by property owners of the entire Inman Unified School District (USD 448), which includes the City of Inman as well as surrounding rural areas. More information is available at www.inmanwellness-recreation.com.
Wellness Center Opened in 2006, the Inman Wellness Center was created by volunteers using a state program that utilized deferred tax credits. In 2010 it became a Recreation Commission facility. Located south of the High School, the building is now owned by USD 448, and leased by the Inman Recreation Commission. The Center houses a wide variety of fitness equipment, showers, and a child play area. The Center is operated by the Inman Recreation Commission. Its programs are available to USD 448 students, while other members of the community can purchase a membership or a day pass to have access to the fitness equipment and classes. The Center has approximately 400 members. The Wellness Center offers more than twenty programs for youth and adults, including zumba and other workout classes, competitive and recreational gymnastics, baseball and softball, youth and adult basketball, flag football, a hunter safety course, CPR and first aid classes, and a variety of other community programs and events.
Future Development The Recreation Commission would like to add additional programs, but the current facility is overbooked and at capacity. Expanding the existing Center or building a new facility would require the cooperation of USD 448, which has been a willing partner with the Recreation Commission in the past. The demand is definitely there, so the Wellness Center will need to expand, probably sooner rather than later in the Planning Period. An expansion would need to include additional workout equipment rooms, as well as space for classes. Interest has also been expressed in tee-ball and baseball fields, and outdoor basketball court.
Accessibility At all parks, the community should make an effort to promote ADA accessibility through the installation of handicap parking stalls and accessible routes. When upgrading furnishings and facilities, such as picnic tables and playground equipment, select a suitable number of accessible options.
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Inman Public Library Inman Public Library is located downtown at 100 North Main Street, adjacent to the City Office. The Library is operated by a seven-member board appointed by the Mayor. Effective August 2019, it is supported with an annual 4.5 mill City tax levy. The Library has a collection of 13,646 items available, including books, audiobooks, videos, and magazines. Its services include public access computers, free wifi, interlibrary loans, local history and genealogy resources, and copy/fax services. The Library is open 33 hours each week, and circulates 32,885 items Inman Public Library per year. Library programs include preschool story time, children's summer reading programs, and a wildly successful Lego Club for elementary school-age children. The Inman Public Library is a member of the South Central Kansas Library System (SCKLS), which is a regional system of cooperating libraries based in Hutchinson. An elected twelve- member Executive Committee establishes policy and provides financial oversight of the SCKLS. Membership is voluntary, and each member library retains its local self-government and independence. Among other services, SCKLS provides a bookmobile service, workshops, and technology and grantsmanship training for Library staff. More information on the SCKLS is available at www.sckls.info. The community is being well-served by the facility, but ongoing support is necessary to maintain and improve the quality of the Library over the next twenty years. Short-term needs include additional shelving, two new computers and a new wifi router. In 5 to 10 years, carpeting will need to be replaced. A long-term goal is to renovate the 2nd floor of the building, which is currently unusable. To meet modern requirements for a public space, it would need a new heating, ventilation and air conditioning system, new electrical wiring, and an elevator to allow ADA access. If it was upgraded to meet today's requirements, the upper level could be a remarkable place, that would not only provide extra room for Library programs and events, but could also be a rental venue and an ongoing revenue source for the Library.
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Education Inman Unified School District #448 serves an area of approximately 142-square-miles within McPherson County, in and around the City of Inman. District students attend one of two schools — Inman Elementary School, or Inman Junior/Senior High School. Additional information regarding the Inman School District is available at www.usd448.com.
Kansas Department of Transportation map of USD 448, as of June 2015. (KDOT USD Maps available at www.ksdot.org/bureaus/burtransplan/maps/SchoolDistrict.asp.
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USD 448 employs 40 certified staff members and 35 classified staff members. Employees of the McPherson County Special Education Cooperative are assigned to the Inman schools to provide additional specialized educational services. Inman District schools serve over 400 students each year, in classes ranging from pre-kindergarten through 12th grade. Inman Elementary class sizes average 16 to 18 students. Juniors and seniors have access to dual credit college courses through a partnership with Hutchinson Community College. Extracurricular activities available include athletics, music, vocational agriculture, forensics, scholars bowl, theater, and school government. Both schools have wifi, and students from pre-kindergarten
through graduation have access to technology. Recent grants Locust Street allowed the purchase of laptops, which allows every fifth- and sixth-grade student in the District to have a personal laptop to Street Maple use throughout the day. Harvey Street Inman Elementary School Inman Elementary School is located at 207 North Maple Street, just northeast of downtown. Inman Junior High/High School is located at 404 South Main Street, Morgan Street about a quarter-mile south of downtown. Bond Issues to improve school facilities passed in 2002 and 2012. The 2002 Bond Issue focused on educational facilities, including a new art room and vocal facilities, and updates to classrooms and the library. The 2012 Bond Issue provided renovations and a new pre-kindergarten wing to the Elementary School, and renovations to the Auditorium at the High School. A 2018 Bond Issue would have provided $8.68 million to pay for upgrades and renovations to the High School's football field, track, and baseball/softball
facilities, but it was defeated at the polls by a wide Main Street margin (635 to 260). Nearby Colleges In McPherson, there are two private 4-year liberal arts colleges. Central Christian College is affiliated with the Free Methodist Church, and McPherson College is affiliated with the Church of the Brethren. Hutchinson Community College offers more than 70 different academic programs leading to Street Maple Associates degrees in Arts or Science. Farmington Road
Inman Junior High / High School
Chapter 10 Community Services and Facilities page 10 – 12 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Fire Protection The City supports fire protection services in the 149.5 square mile McPherson County Rural Fire District #5. The McPherson County Rural Fire Districts were created in 1965, and the City of Inman became part of District #5 in 1974. Funds for necessary equipment and replacement of apparatus are raised through an annual Fire District mill levy.
McPherson County Rural Fire District #5
Constructed in 1974, and expanded in 2000, the Inman Fire Station is located at 220 South Main Street. The Fire Department building in Inman is not regularly staffed, and is used primarily to house fire fighting equipment and first response vehicles. The 6,000 square foot facility has six bays, and includes a training facility for volunteer firefighters. The building and all of the equipment is owned by McPherson County Rural Fire District #5.
McPherson County Rural Fire District #5 / Inman Fire Station
Chapter 10 Community Services and Facilities page 10 – 13 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
The Inman Volunteer Fire Department currently has 18 volunteer staff members who respond to emergency fire and rescue calls, including brush or grass fires and vehicle extrications, and who also provide fire prevention education. In 2018, the station responded to 200 calls. Equipment District #5 bought new fire trucks for the city and the rural areas in 1987—more than 30 years ago. A new fire truck for the rural areas was purchased in 2007. All trucks are now on a 20- to 25-year replacement schedule. The City has agreed to help purchase a new truck in 2022 or 2023, but following that purchase the existing agreement between the City and Fire District will be dissolved. ISO Ratings The National Insurance Services Office (ISO) rates fire department services on a wide variety of factors, on a scale of 1 to 10, with one being the highest rating. A City's rating may impact fire insurance rates for local residents. In the latest ISO inspection for the Inman Fire Department, the ratings for fire protection services were 5 in the City and 5Y for the service area outside the City. Improving those rates would require additional hauled water capability, and a program of water hydrant and system testing. Should those requirements be met, ratings of 4 and 4Y could be achieved. Goals The Inman Fire Station is currently adequate to meet the District's needs, but as the community grows and fire fighting equipment gets bigger, the height of the Station's access doors may become a limiting factor. Goals for the twenty-year Planning Period include maintaining the truck replacement schedule, and improving the City's water storage capacity and water distribution system.
Emergency Medical Services (EMS) EMS services for the Inman area are provided through McPherson Hospital, which is located at 1000 Hospital Drive in McPherson, about 14 miles from Inman. The Hospital's emergency department is open and staffed 24 hours a day, every day of the year. Their paramedics and emergency medical technicians respond to approximately 2000 calls annually, including 800 trauma accidents. Inman Police Department officers and McPherson County Fire District #5 firefighters, Emergency Medical Responders, and Emergency Medical Technicians also respond to all medical calls, except for those at the nursing home, which are handled by McPherson County EMS. Fire District staff are equipped with automated external defibrillators (AEDs), epinephrine, and Narcan. They are certified in cardiopulmonary resuscitation (CPR), and trained in advanced airway procedures and medical and trauma management.
Chapter 10 Community Services and Facilities page 10 – 14 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Health Care Facilities Adequate health facilities and services are important to the well-being of residents. Inman has doctors available locally through the Inman office of Partners in Family Care, a privately-owned health care provider that has locations in Hesston, Inman, McPherson, and Moundridge. Inman Dental Center provides local dental care, with locations in Inman and also in McPherson, Hillsboro, Lyons, and Buhler. Chiropractic services are available through Gill Chiropractic Partners in Family Care in Inman. Inman office The Inman Wellness Center operates under the auspices of the Inman Recreation Commission. Opened in 2006, it offers various membership types, and provides fitness classes and activities to its members. Pleasant View Home's campus offers 122 rooms of long-term nursing care, 68 congregate living apartments, 1 fourplex, 7 duplexes, and 12 income-based rental apartments. Pleasant View Home also provides rehabilitation and home health services.
Inman Dental Center Inman office
Pleasant View Home
Additional medical providers, pharmacies, and hospitals are available in nearby McPherson, Hutchinson, and Moundridge. • McPherson Hospital is 14 miles away. It has 21 physicians, 49 acute care beds, and a 24-hour Emergency Room. Its services include cardiac rehabilitation, physical and occupational therapy, obstetrics, radiology and respiratory care. • Hutchinson Hospital is 15 miles away. It has 199 acute care beds, an intensive care unit, and a 24-hour Emergency Room. Its services include heart and vascular care, cancer treatment, obstetrics, hyperbaric wound care, sleep diagnostics, and mental health care. • Mercy Hospital in Moundridge is 16 miles away. It has 6 family practice physicians, 18 acute care beds, and a 24-hour Emergency Room. Its services include general surgery, physical and speech therapy, and a full service lab.
Chapter 10 Community Services and Facilities page 10 – 15 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Public Perceptions of City Facilities This table shows the results from the 2018 Community Survey, arranged in order of the percentage of responses that were marked "Adequate".
How would you rate the following community facilities or activities in the Inman Planning Area? Adequate Inadequate Don't know Traffic Signs & Signals 95% 3% 2% Fire Protection 92% 2% 6% Museum 87% 4% 9% School Facilities 86% 8% 6% Street Lighting 85% 12% 3% Library 84% 7% 9% Electric Service 83% 7% 10% Street Maintenance & Cleaning 83% 9% 8% Police Protection 83% 13% 4% City Building 82% 8% 10% Refuse Disposal 81% 6% 13% Water Supply System 80% 7% 12% Street Paving / Construction 80% 11% 9% Housing for Elderly 78% 7% 14% Sewage Disposal System 77% 7% 16% Parks & Recreation Areas 74% 22% 4% Storm Drainage System 72% 14% 14% Recreation Programs 68% 16% 16% Ambulance Service 66% 17% 17% Health Services 62% 20% 18% Sidewalks 62% 33% 6% Mobile Home Parks 60% 13% 27% Inman Sports Complex 50% 30% 20% Housing Availability 40% 39% 21% Economic Development Promotion 36% 31% 33% Rental Housing 34% 37% 29% Industrial Development Sites 32% 31% 37% Job Opportunities 15% 61% 24% Water Recreation Complex 8% 80% 13% The facilities and services that were judged most inadequate were the Water Recreation Complex (80%), job opportunities (61%), and housing availability (39%).
Chapter 10 Community Services and Facilities page 10 – 16 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Section 4 — Planning the Future
CHAPTER 11. Land Use Patterns & Population Goal CHAPTER 12. Policies & Programs CHAPTER 13. Regulatory Tools CHAPTER 14. Comprehensive Plan Implementation Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
CHAPTER 11. Population Goal & Land Use Patterns
As part of the comprehensive planning process, a community's future population is estimated, and its land use patterns are mapped to show the amount and locations of land in use for residential, commercial, industrial, and public purposes. The ability to plan for changes in future land use patterns requires a solid understanding of existing land use conditions, as well as a realistic expectation of likely changes in population during the Planning Period.
Future Population Goal Many social and economic variables can affect the patterns of change over time in a community's population. Nevertheless, a reasonably accurate future population estimate is an essential foundation for making planning decisions, because changes in population affect requirements for everything from police services to housing construction to sewage treatment capacity. Making an accurate estimate for the future population of a small city is especially difficult, since a small change in absolute numbers can represent a substantial percentage of population change. Inman's population was 1,377 during the 2010 Census, the City's largest-ever population. During the 70 years between 1940 and 2010, Inman's population increased at an average rate of about 15% per decade. The following chart shows the results if, over the 30 years between 2010 and 2040, Inman's population : • Increases by 5% per decade [GREEN] — population of 1,594 by 2040 • Increases by 10% per decade [YELLOW] — population of 1,833 by 2040 • Continues to increase by 15% per decade [BLUE] — population of 2,094 by 2040 • Increases by 20% per decade [ORANGE] — population of 2,379 by 2040
2400
1800
1200
600
0 1950 1960 1970 1980 1990 2000 2010 2020 2030 2040
Chapter 11 Population Goal & Land Use Patterns page 11 – 1 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
The more conservative 5%-per-decade estimate would require a net increase of 217 people in Inman by 2040. The ambitious 20%-per-decade estimate would require a net increase of 1,002 people in Inman by 2040. Inman is fighting an uphill battle against demographic trends across much of the Great Plains and most of rural Kansas. In spite of that, the City's population history establishes a remarkable track record of solid growth.
2039 Population Goal Over this Plan's 20-year period, pursue a goal of continuing to increase Inman's population by 15% per decade, or about 1.5% annually. This would result in a population estimate for the year 2039 of approximately 2,063 people in Inman. To reach this goal, Inman will need to achieve an average net gain of about 103 people per year, every year between 2019 and 2039. Given Inman's history of population increase, and the long-term trend for this region of population decrease, this is an ambitious but reasonable goal. A city has three basic options for increasing its population, all of which should be pursued as appropriate: retain existing residents, attract new residents, and annex additional residents. Important factors that allow a community to attract and retain residents include good-quality housing at a variety of economic levels, good schools and parks, community amenities that enhance quality of life, sufficient child-care options, business creation opportunities, and employment opportunities.
Land Use Plan Analysis of existing land use patterns is a basic and critical component of comprehensive planning, and profoundly influences other major elements of a Comprehensive Plan, such as planning for new community facilities or transportation system improvements. The need to improve existing land use patterns and expand certain land use categories also impacts municipal policies and programs. The use of any given parcel of land may change over time, but it is typically a slow process. Therefore, existing land use patterns are generally recognized and accepted as the basis for the realistic projection and delineation of future land use patterns. The patterns of future land use proposed for the Inman area must also accommodate the estimated future population of the City by the end of the Planning Period. A Land Use Plan describes future goals for land use within the Planning Area. It must coordinate future land use plans with existing land use patterns, minimize incompatible adjacent land uses, strive for harmony between land uses and existing physical conditions, and maintain a balance among the various types of land use within a community. This Land Use Plan addresses the distribution and interrelationships of existing land uses in the City of Inman and its surrounding Planning Area. It evaluates the potential for future development in the area, and will help to guide that development as it occurs. Inman's Land Use Plan also provides a legal foundation for both the judicial review of zoning cases, and for the adoption of Subdivision Regulations.
Chapter 11 Population Goal & Land Use Patterns page 11 – 2 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Although zoning and land use are interrelated, a Land Use Map is not a Zoning Map. An Existing Land Use Map is a snapshot of what types of uses a parcel or part of a parcel of land were being used for, at the time the map was created. A Future Land Use Map is a projection of proposed future land uses, and is used as a basis for zoning decisions. Included within this chapter are an Existing Land Use Map for the City and its Planning Area, as well as a Future Land Use Map for the urban area. There is unincorporated land for potential contiguous expansion in every direction around the City of Inman. Although there are challenges, development towards and about the K-61 interchange is desirable, if the City is to maintain control of development at what is now Inman's "front door".
Existing Land Use Residential land use was observed during the Housing Condition Survey conducted by the City Zoning Administrator and Foster Design Associates staff on January 31, 2019. Information on commercial, industrial, and public land use throughout the Planning Area was derived from aerial photographs in 2019. All the land uses were mapped, and then reviewed for accuracy by the Zoning Administrator. Each parcel of land was classified by its current type of use, according to the following land use definitions: Agricultural and Vacant / Rural — Land outside the City limits, used for agricultural purposes, such as growing crops or raising livestock. Also, undeveloped land (land not built upon) such as natural open space. Agricultural and Vacant / Urban — Undeveloped land within the City limits (land not built upon) such as vacant lots, natural open space, and land which may be used for agricultural purposes. Single–family Residential — Land devoted to residences occupied by one household. Multiple–family Residential — Land devoted to multiple occupancy dwellings containing two or more individual residential units, such as duplexes or apartment buildings. Public and Semi–public — Land devoted to City buildings, schools, parks, cemeteries and other governmental activities, including uses regulated by government, such as utilities and nursing homes. Also includes institutional or fraternal uses of land for public purposes, such as churches, lodge halls, and service organizations. Commercial — Land and buildings where commercial activities of either a merchandising, service oriented, or professional nature are conducted. Industrial — Land and buildings used for manufacturing, heavy construction and storage purposes, including salvage yards. Transportation — Public or semi-public land used for transportation right-of-way, for example streets, alleys, highways and railroads.
Chapter 11 Population Goal & Land Use Patterns page 11 – 3 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Existing Land Use in the City of Inman — 2019 Tot al Percentage of Percentage of acres developed area total area Residential (total) 151.4 35.2% 29.4% Single-family 132.3 30.8% 25.7% Multiple-family 17.1 4.0% 3.3% Manufactured Home Park 2.0 0.5% 0.4% Public & Semi-public 117.3 27.3% 22.8% Commercial 10.9 2.5% 2.1% Industrial 28.5 6.6% 5.5% Transportation Right-of-way 121.9 28.3% 23.7% Tot al Developed Area 430.1 100.0% 83.5% + Agricultural & Vacant 85.1 16.5% = Total Area 515.2 100.0%
Note: Land use quantities include all land within the Inman city limits.
GENERAL CITY PATTERN There are 515.2 acres (0.81 square miles) of land within Inman's city limits. The City is contiguous, with the exception of two island annexations. One is an 11.7 acre island annexation west of Inman, just southeast of the K-61 Interchange. The other is an 81.0 acre island annexation northeast of Inman, which encompasses the City Yard Waste Composting Site, the Wastewater Treatment Plant, and Country Park. Developed land represents 83.5% of the City's area and totals about 430.1 acres. The balance of land in the City, which is vacant or still in agricultural use, is categorized as undeveloped (85.1 acres / 16.5% of all the land in the City). Existing land use patterns within the city limits are generally cohesive. Residential neighborhoods contain only a few scattered vacant lots. Most public land use is devoted to schools and parks, as well as a variety of smaller public or semi-public facilities such as the Library, Post Office, City Hall, and churches. Commercial uses are largely downtown along Main Street. Industrial land uses are along Old Kansas 61 or in the Industrial Park. Old 61 and the train tracks run north-northeast to south-southwest through Inman. The new Highway 61 bypass curves around the community to the northwest of the old route. The Inman interchange is just west of town, at the Cherokee Road intersection. Inman's downtown, almost all of its residential neighborhoods, and all of its public lands lie southeast of Old 61 and the railroad tracks. Areas of the City between Old 61 and the bypass are primarily industrial, commercial, or currently vacant.
Chapter 11 Population Goal & Land Use Patterns page 11 – 4 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
RESIDENTIAL Residential land uses total 151.4 acres within the city limits — with 132.3 acres in single-family homes, 17.1 acres in multiple-family homes, and 2.0 acres in a manufactured home park. The 15.3 acre Pleasant View Home accounts for most of the multiple-family acreage. Residential land use accounts for 35.2% of the developed area within the City, and takes up 29.4% of the land within the city limits. No other category of land use in Inman is larger. Single-family Housing There are 132.3 acres of land devoted to single-family homes in Inman. This is 30.8% of the City's developed area, and 25.7% of all the land in the City. More land in Inman is devoted to single-family homes than to any other purpose. Multiple-family Housing There are 17.1 acres of land devoted to multiple-family housing in Inman. This is 4.0% of the City's developed area, and 3.3% of all the land in the City. The 15.3 acre Pleasant View Home accounts for most of the multiple-family acreage. In addition, there are five duplexes and three triplexes in Inman. The duplexes are on just two parcels of land, with two on one property and three on the other. The three triplexes are in individual locations, each on a single lot in a residential neighborhood. Manufactured/Mobile Homes There are 2.0 acres of land devoted to a mobile home park in Inman. This is 0.5% of the City's developed area, and 0.4% of all the land in the City. There are a total of 16 manufactured or mobile homes within the city limits of Inman, all located in one mobile home park in the southeast corner of the City.
PUBLIC AND SEMI-PUBLIC Public and semi-public land use represents 27.3% of the developed area within the city limits, and 22.8% of all the land. This category includes 117.3 acres in total, and is the City's third- largest category of land use, after residential use and transportation rights-of-way. Inman's two parks are the single largest use of public land, at 47.3 acres combined. A variety of other public land uses, from the Post Office to the water towers to the Museum, use 41.2 acres. The largest single parcel of such public use is the 38.8 acre site of the City Wastewater Treatment Plant and the Yard Waste Composting Site. The two public school campuses use 23.4 acres, and three churches in Inman account for 5.25 acres.
COMMERCIAL Inman has 10.9 acres of land in commercial use within the city limits, which comprise 2.5% of the developed area, and 2.1% of the total land use in the city. This is the City's smallest category of land use. Commercial land uses in Inman are primarily downtown. Several other secondary locations are along East Center Street, along Old Kansas 61, and in the southeast corner of the City.
Chapter 11 Population Goal & Land Use Patterns page 11 – 5 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
INDUSTRIAL Inman has 28.5 acres of land devoted to industrial use within the city limits, which is 6.6% of the developed area, and 5.5% of the total land use. This is the second-smallest category of land use in Inman. Industrial land uses within the city limits of Inman are located primarily along Old Kansas 61. A 4.6 acre concentration just west of downtown includes the Co-op. The Inman Industrial Park is located west of Old Kansas 61, between Center Street and Ranch Land Drive, and includes 21.2 acres of land currently in industrial use.
TRANSPORTATION RIGHTS-OF-WAY Within the city limits, 121.9 acres are platted and in use as rights-of-way for streets, alleys and railroads. This land use comprises 28.3% of developed area, and 23.7% of the City's total area. Transportation is Inman's second-largest category of land use.
AGRICULTURAL AND VACANT / UNDEVELOPED LAND When all of the previous land use categories are added together, they equal 430.1 acres of developed land within the city limits, or 83.5% of Inman's total land area. Everything else, including vacant lots and agricultural land within the city limits, is considered to be undeveloped land. Inman has 85.1 acres of land use in this category, which is 16.5% of the total land area within the city limits. There are a few individual vacant lots scattered about the City, but the bulk of Inman's vacant land is in large parcels on the City's periphery.
EXISTING LAND USE OUTSIDE THE CITY LIMITS Inman's Planning Area encompasses 2,880.2 acres, or 4.5 square miles in total. Excluding the 515.2 acres inside the city limits, the balance of the Planning Area comprises 2,365.0 acres or 3.7 square miles.
Existing Land Use in the Inman Planning Area outside the City Tot al % of Planning Area % of Developed acres outside of city limits Area Single-family Residential 84.5 3.6% 21.0% Public & Semi-public 0.0 0.0% 0.0% Commercial 15.4 0.7% 3.8% Industrial 10.9 0.5% 2.7% Transportation Right-of-way 290.7 12.3% 72.4% Agricultural & Vacant 1,963.7 83.0% — Total Planning Area 2,880.2 minus area within city limits 515.2 = Planning Area outside of city limits 2,365.0 100.0% In the Inman Planning Area outside of the City, agriculture is the predominant land use by a wide margin, utilizing 83% of the land. Of the developed land, not vacant or in use for agricultural production, the largest categories are transportation rights-of-way (290.7 acres or 72.4% of the developed land), and single-family residential (84.5 acres or 21.0% of the developed land).
Chapter 11 Population Goal & Land Use Patterns page 11 – 6 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Development outside of the City is typically adjacent to the city limits, and mostly concentrated north of the City along Old Kansas 61. There are no manufactured homes or multiple-family housing units in the Planning Area outside of the City.
Existing Land Use — Inman Planning Area
Chapter 11 Population Goal & Land Use Patterns page 11 – 7 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Future Land Use A future land use plan is intended to maintain and enhance the arrangement of land uses in the Inman Planning Area, so that land will be developed in patterns that support efficient, balanced, and compatible land uses. The Future Land Use Map in this document exhibits a desired land use pattern for the City and its immediate area, to guide land use planning decisions during the Planning Period. However, some flexibility is also essential in a future land use plan, and it is expected that the Planning Commission may need to make minor adjustments from time to time. When the time comes to plan the development of a particular area, policy decisions should remain in keeping with the overall future land use concepts expressed in the Future Land Use Map, but must also respond to current data. When an area is designated for a particular future land use, that designation should be considered as an indication of preferred land use character and predominant type, rather than an absolute requirement that the area be developed exclusively for the noted land use. For example, a church or school could be considered compatible in an area designated for future residential land use. A number of factors must be considered when projecting future land use, including community attitudes and goals, existing physical features and their respective development influences, existing land use patterns, potential utility service areas, future population goals and housing needs, and proposed development projects.
GENERAL CITY PATTERN / FUTURE Compact and contiguous development patterns maximize the efficiency and minimize the cost of providing public services, from utilities to police patrols. They also reduce negative environmental effects of sprawl, such as traffic, noise, light pollution, air pollution, and hazardous pedestrian conditions. All of these factors affect property values and reduce the quality of life, particularly in residential areas. In general, it is considered desirable for residential land use patterns within a city to be separated from commercial or industrial uses. The exception to this guideline is in mixed use development, where multi-story buildings support a mix of uses — such as commercial uses on the street level, and residential uses on upper floors — to create a walkable neighborhood. Some public land uses are compatible with residential areas (such as neighborhood parks, or small churches), some are appropriate to commercial areas (City Hall or a Post Office, for example), and some should be treated as if they were industrial sites (sewage treatment plants). Modern schools tend to be larger and generate more traffic than schools in earlier times, but ideally should still be located close enough to residential neighborhoods to allow children the option to walk to school. Commercial land uses are typically located either in a walkable downtown, or near transportation nodes, and clustered together to create economic synergy. Ideally, both retail destinations and workplaces should be within walking distance of residential neighborhoods. Industrial land uses often require heavy-duty utility services, generate substantial truck traffic, and may produce considerable noise as well as dust and other air pollutants. Therefore they are often consolidated in a few areas with appropriate utility services, typically near railroads or highways, and away from residential neighborhoods.
Chapter 11 Population Goal & Land Use Patterns page 11 – 8 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
The following Future Land Use map depicts Inman's proposed land use patterns through 2039.
Future Land Use — Inman Planning Area
Primary developmental influences in Inman are Old Kansas 61 and the adjacent Union Pacific / BNSF Railway tracks, and the new Kansas Highway 61 bypass and interchange. Floodplains along creeks to the northeast and southwest of town are far enough away to be a minor consideration.
Chapter 11 Population Goal & Land Use Patterns page 11 – 9 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
RESIDENTIAL / FUTURE For a community to keep young and old family members nearby and to have an opportunity to attract new residents, housing needs for all social and economic levels must be met. It is important to maintain a diverse housing inventory, and to consider the development of housing types other than single-family homes. Inman's population in the 2010 Census was 1,377, and the population goal by the end of the Planning Period in 2039 is 2,063 people — an increase of 686 individuals. Taking the additional population, and dividing that number by the 2010 Census figure of 2.45 persons per household, Inman might expect about 280 additional households by 2039, or an average increase of about 9 housing units per year for the thirty years between 2010 and 2039. This number does not take replacement housing units into account, which are needed to compensate for houses lost to, for instance, fire or demolition. To estimate the maximum amount of land needed to accommodate 280 housing units, assume a typical suburban lot size of 10,000 square feet for a single-family detached dwelling, and 25% of the land per acre dedicated to street right-of-way; this would result in about 3.27 dwelling units per acre. If every single one of the estimated 280 new households in Inman chose to live in such a suburban house, Inman could expect to need nearly 86 acres of residential development to support such a population increase. In fact, Inman will require a variety of housing types, often using less land per household, sometimes using more — but this figure does provide some insight into the largest extent of residential land acreage likely to be needed. Infill development should be encouraged on the very few vacant lots available in Inman's established neighborhoods, creating new houses with modern amenities, that still respond to the character of the existing neighborhood. There are 25 platted lots available in new developments along the City's eastern periphery, ready for development. There is also additional land within the city limits, along the eastern edge of Inman and in the City's southwest corner, that is likely to be developed for residential use, and which could accommodate approximately another 25 single-family residential lots. Even if all of these lots are developed, however, they will only fulfill about one-fifth of Inman's likely housing needs between 2019 and 2039. Parcels of vacant land within the current city limits which are large enough to support new residential subdivisions are all adjacent to either the K-61 bypass or Old Highway 61, and therefore not ideal for residential use due to traffic noise. It is likely that any new subdivision development will take place outside the current city limits, primarily on the periphery of the City east of the railroad tracks. Ideally, any new subdivision should be adjacent to existing city limits, should be located to allow efficient connections to existing streets and utilities, and should be platted to provide future road access to adjacent open land. Annexation of any new residential development should occur as part of the agreement to provide municipal utilities. Multiple-family housing has traditionally been located near community facilities, and near business areas, both for residents' shopping convenience and to strengthen commercial activity. Larger multi-family developments can act as a buffer between single-family and nonresidential uses, and are often developed along arterial and collector streets which can support the higher density traffic they generate.
Chapter 11 Population Goal & Land Use Patterns page 11 – 10 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Small-scale multi-family housing units, such as duplexes and triplexes, are now often designed to integrate seamlessly into single-family residential neighborhoods, where they can be readily accommodated so long as parking requirements are handled sensitively. Locations for duplexes and triplexes in a single-family residential zone can be controlled by conditional use applications to the Board of Zoning Appeals, to assure that adequate parking, screening, and other standards are met. Most duplexes and triplexes have a single owner, and are typically rental properties. With adequate lot size, however a duplex may be split by a common lot line into two individual lots for sale; this configuration is sometimes known as twin homes. This reduces construction cost and still provides for individual land ownership by way of a "lot split" procedure in subdivision regulations. It is important that such homes have individual connections for all utilities. Manufactured housing includes residential-design manufactured, manufactured, mobile and modular homes. For an explanation of the differences, see Chapter 13 on Regulatory Tools. Multiple-wide manufactured housing and modular homes fit on conventional lots.State statutes require that multiple-wide residential-design manufactured homes on permanent foundations must be provided for in all single-family residential zones. However, it is generally more desirable to require that single-wide manufactured/mobile homes be located within manufactured home parks designed for their size and shape. Inman's Zoning Regulations provide standards for the design of manufactured home parks, which can also be designed to accommodate the growing use of recreational vehicles. Public Housing provides decent and safe housing at affordable rents, for eligible low-income families and individuals, the elderly, and persons with disabilities. The U.S. Department of Housing and Urban Development (HUD) administers federal aid to local housing agencies that manage these facilities, and furnishes technical and professional assistance in planning, developing and managing public housing developments.
PUBLIC & SEMI-PUBLIC / FUTURE The City currently owns enough land to allow for necessary expansion or relocation of municipal support facilities. As new residential development occurs, additional park land may be needed, particularly in the southeast end of town. It may to some degree be provided for in any new approved plats for subdivision development.
COMMERCIAL / FUTURE Most of Inman's commercial land use is concentrated either downtown, or on the west side of Old Kansas 61. The downtown commercial district, along both sides of Main Street between Harvey and Delaware Streets, contains a compact and walkable assortment of offices, banks, stores, restaurants, and public services. The mix of commercial and light industrial land uses west of Old Kansas 61 is focussed on businesses which require large lots and ready highway access. Much of the Old Highway 61 commercial development is currently outside of the city limits, north of town, and should be considered for annexation.
Chapter 11 Population Goal & Land Use Patterns page 11 – 11 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
The Kansas 61 Highway Inman interchange is destined to become Inman's "front door", and the City should make every effort to make sure that development there presents an attractive and welcoming first impression of the City. During the 20-year Planning Period, land abutting the interchange is likely to be developed for highway commercial uses or light industry. Expanding the City's corporate boundaries to include land around the interchange should be a high priority, if Inman wants a say in how the community's primary entrance develops. Each of Inman's present and future commercial centers has its own function and character. Future commercial development in the Inman area should aim to reinforce that synergy, building three separate commercial nodes that complement each other, rather than competing.
INDUSTRIAL / FUTURE Industrial sites are potentially a valuable addition to a community's economy, to diversify the tax base and provide job opportunities. Inman's location on Kansas 61 Highway, within a reasonable commute of both McPherson and Hutchinson, means it can offer industrial businesses a big-city pool of qualified labor at small-town land prices. Inman's original industrial district, including the Co-op elevators, is located along the east side of the railroad tracks and Old Kansas 61, south of Central and west of downtown. It has no effective room for expansion. The Inman Industrial Park is located between Old 61 and the new highway bypass, north of downtown. It is nearly at full capacity, with only one more vacant parcel available. There is demand for additional pad-ready industrial sites in Inman, but before the City can accommodate much more industrial growth, it will need to expand its utilities services.
TRANSPORTATION RIGHTS-OF-WAY / FUTURE If additional residential subdivisions are developed in the Inman area, make sure their platted rights-of-way are wide enough to accommodate adequate drainage facilities, utilities, sidewalks, and street trees, as well as paved roadways suitable for expected traffic loads. They should be designed to coordinate with both the existing street pattern, and with potential future street expansion. The City should work to make sure that the street pattern as a whole will end up being efficient in the long-term, even if the future road network is developed a piece at a time.
LAND USE OUTSIDE THE CITY / FUTURE Portions of the Planning Area adjacent to Inman are already used for residential, commercial and industrial uses, and additional areas near the City may be utilized for new residential development. With these exceptions, the Planning Area outside the City should continue to be used mainly for agriculture, which should be viewed as the highest and best use for such rich soils. If demand for large-lot residential housing occurs in the Planning Area away from the CIty, discourage scattered lots and instead encourage platted rural subdivisions. Such subdivisions should have good road access, and avoid floodplains and areas of poor drainage.
Chapter 11 Population Goal & Land Use Patterns page 11 – 12 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
CHAPTER 12. Resources
In order to implement the goals of this Comprehensive Plan over the next twenty years, Inman's Planning Commission members and Governing Body will need to be aware of available resources of information and funding. Though resources change over time — existing programs may be ended or defunded, and new programs may begin — this chapter will provide an overview of some of the state, regional, and national programs that are often useful in helping Kansas communities achieve their planning goals. This is not intended to be an exhaustive list, but rather to demonstrate the range of available possibilities. Background on existing programs, information resources, and potential funding options is organized within this chapter under the following general headings: • Seeking Grants • Economic Development • Regional Cooperation • Transportation • Housing Seeking Grants Grants are available from both public and private sources. Public funding may include local capital improvement funds, bond referendums, or state and federal grant programs. Federal and state grants are often matching grant programs, and require partial local funding of each project. Private funding sources may include grants from foundations, land acquisition with the help of land trusts, or corporate sponsorships of projects or special events. Some grants are available only to governmental entities, and some only to private nonprofits — so having a strong and active partnership between the City and local nonprofit organizations offers access to the greatest range of funding opportunities. Competition for grant funding is fierce. The advantages of procuring outside funding should always be weighed against the sometimes substantial costs of grant research, selection, preparation, submittal, and administration. To successfully compete for grant funding, carefully select projects that are well matched to the specific criteria of each grant. Be prepared to budget funds for either staff time for grant proposal preparation, or to employ a professional grant writer. Ideally, funds for the City's portion of matching grants should be pre-approved by the Governing Body, so they are readily available when needed. If a City is willing to raise their percentage of matching funds even a little beyond a grant's required minimum, the likelihood of winning the grant may increase substantially. To help grant seekers navigate the hundreds of thousands of potential grants available in the U.S. in any given year, there are any number of online grants search websites available, most of them basing their data on Form 990s filed with the Internal Revenue Service. Some are free, but most require a monthly fee. Two websites that offer more than Form 990 options are The Foundation Center and GrantStation. FoundationSearch offers grant information through a map interface. Other options include FundsNet Services, Grants.gov, GrantWatch, GrantFinder, and the Rural Health Information Hub. Training in grant writing is available from organizations such as The Grantsmanship Center.
Chapter 12 Resources page 12 – 1 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Community Foundations are nonprofit corporations that provide a legal vehicle for local residents to make charitable gifts back to their communities. Information on the McPherson County Community Foundation is available at www.mcphersonfoundation.org, and on the Inman Community Foundation at www.inmancommunityfoundation.com.
Regional Cooperation By their nature, some factors impacting a community's economic development extend beyond planning area boundaries into a regional context. In particular, communication systems and transportation systems must be considered from a larger perspective. Many environmental factors are also regional issues — including air quality, water quantity and quality (both surface and underground), and drainage and flooding. Economic development opportunities on a regional level are best achieved through cooperation, with other governmental entities, with regional agencies, or with private organizations. Such joint undertakings can reduce the cost of providing a facility or service individually, improve its quality, and often make a project or program possible that is not economically feasible when supported only by a single city. Regional cooperation is also sometimes required by various state and federal grant programs in order to be eligible, or to qualify for added financial incentives. In order to effectively manage regional issues, smaller governmental units often cooperate across political boundaries by utilizing intergovernmental agreements. In addition to many such agreements between groups of cities and counties, numerous state and federal agencies operate by regional divisions. The Interlocal Cooperation Act, K.S.A. 12-901 et seq., is the principal statute which authorizes cooperation between public agencies and private groups for specific public improvements and services. Such interlocal agreements require the approval of the State Attorney General, and must be filed with the Secretary of State and recorded with the County Register of Deeds. Many regional organizations which are created by local governments are financed and appointed by, or served on by members of the County Board of Commissioners. The City of Inman is represented in many regional organizations indirectly through the McPherson County Board of Commissioners.
Chapter 12 Resources page 12 – 2 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Regional Organizations Cooperative Extension Service The Extension Office for McPherson County is located in McPherson. The extension program is a partnership between Kansas State University and federal, state, and county governments, with offices in every Kansas county. More information is available on the McPherson County Extension website. The Extension Service does not write applications or provide grants, but does provide many training programs for officials and civic leaders on the "how to" of community development. They offer classes and technical information — to improve leadership skills in the areas of communication, group dynamics, conflict resolution, issue analysis, and strategic planning — that can enhance economic viability and quality of life. KSU Extension also administers the First Impressions program, which helps communities learn about their strengths and weaknesses through the eyes of a first-time visitor. Trained volunteers from a comparable community visit unannounced, and evaluate appearances, access to services; friendliness, and other community attributes. They follow standardized review procedures to document their visit and report on their findings. South Central Kansas Economic Development District (SCKEDD) Established in 1972, SCKEDD partners with communities in 14 south central Kansas counties, including McPherson, to support efforts to improve economic vitality, community infrastructure, and housing quality. More information is available on the SCKEDD website. SCKEDD services include loan programs that help provide startup capital to new innovative companies, and expansion capital for established companies. The Foundation also has grant specialists available to help communities find and apply for grants to attract new businesses, accelerate job growth, and encourage new private development. SCKEDD has housing specialists that work with communities to renovate existing housing — to attract new residents, a skilled workforce, private investment and economic growth. They also conduct a multi-county weatherization program that helps eligible low-income households improve their home's energy efficiency.
Chapter 12 Resources page 12 – 3 Comprehensive Development Plan
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Housing According to the U.S. Census, more than 11% of all Americans move each year. If suitable housing options are not available when people relocate, it can cause residents to leave a community, or potential residents to choose another city. In order to meet its goal for population growth, Inman will need to develop an average net gain of at least 9 new housing units per year for the duration of the Planning Period — although in reality, housing development often occurs in intermittent bursts, rather than at a steady pace. In recent decades, Census data shows fewer and fewer persons living in the average American household. Many factors contribute to this trend, including the increasing number of young people who delay marriage or having children, high divorce rates, and a growing percentage of individuals who simply choose to live alone. As household sizes get smaller, there is more demand nationwide for smaller and leaner housing options, including small houses, duplexes, townhomes, apartments, condominiums, modular and manufactured housing, tiny homes and accessory dwelling units. Seek to develop new high-quality apartments in Inman, with the amenities (especially high-speed internet) to attract young adults. Townhomes or patio homes designed for accessibility and low maintenance would appeal to empty-nesters and retirees.
Housing Programs When private financial institutions in an area do not provide affordable mortgages for low and moderate income people, various federal housing assistance programs may help meet the demand. These programs are typically administered by the Federal Housing Administration (FHA) of the U.S. Department of Housing and Urban Development (HUD), or the Rural Development (RD) office of the U.S. Department of Agriculture. RD also helps rural residents make health and safety repairs to their homes. • Information on various types of HUD loans is available at www.hud.gov/program_offices/housing/sfh/ins. • Information on RD Multifamily Housing programs is available at www.rd.usda.gov/programs-services/all-programs/multi-family-housing-programs • Information on RD Single Family Housing programs is available at www.rd.usda.gov/programs-services/all-programs/single-family-housing-programs The federal Home Investment Partnership Program (HOME) is administered by the Kansas Housing Resources Corporation in Topeka. This grant program is designed to assist with rehabilitation, rental housing, new construction, and home ownership targeted to low and moderate income families. More information is available at www.kshousingcorp.org/.
Chapter 12 Resources page 12 – 4 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
SCKEDD Weatherization Assistance Program: Conducted by the South Central Kansas Economic Development District, this program provides housing improvements that increase energy efficiency in income-eligible, single-family or multifamily dwellings, including manufactured homes. Eligible weatherization services may include weather-stripping and caulking; repairs or replacement of heating/cooling systems; refrigerator testing and possible replacement; insulation; infiltration reduction; or addressing indoor air quality issues. For more information, see www.sckedd.org/housing-program. First Time Home Buyer Program: Administered by the Kansas Housing Resources Corporation, this program distributes federal funds to provide forgivable loans to Income-eligible households that have not owned a home in the past three years. For more information, see: www.kshousingcorp.org/homebuyer-assistance.aspx.
Economic Development A community has many reasons for promoting economic development, including a vital interest in improving local job opportunities and broadening its tax base. Although economic development is not typically a responsibility of the Planning Commission, many planning decisions have a profound impact on the local economy. From housing options, to infrastructure upgrades, to downtown streetscaping — planning decisions affect quality of life, and a community's quality of life is fundamental to successful economic development. The primary economic development organization for the City is Inman Community Development, Inc. (ICDI), which was founded in late 2015 with a nine member board of directors. ICDI is responsible for maintaining the GrowInman website, which serves as the main marketing tool for the City. Inman's targeted industries include agriculture and food processing, metalworking, and food processing. A number of economic development organizations in south central Kansas are working towards a regionally coordinated economy, with a renewed focus on manufacturing and technology jobs. Organizations include the Greater Wichita Partnership, the South Central Economic Development District (SCKEDD), and Wichita State University. Hutchinson Community College, located just south of Inman as a resource for training a manufacturing workforce. The Inman Chamber of Commerce helps promote the economic, industrial, commercial, professional, cultural and civic welfare of the Inman area, in order to improve the business climate and make the community more prosperous, more ecologically attractive, and more desirable as a place to work and live. More information, including a list of many local businesses, is available on their website at www.inmanks.org. The McPherson County Chamber of Commerce is a non profit organization of more than 400 businesses, organizations, professionals, and individuals. Managed by a 12-member board, the McPherson Chamber advocates for business interests, provides members with education and resources, coordinates mutual marketing opportunities, and contributes to community development.
Chapter 12 Resources page 12 – 5 Comprehensive Development Plan
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Resource: Information on economic development tools for Kansas communities is available from the League of Kansas Municipalities, in a 2013 publication called Economic Development Tools for Kansas Municipalities. An updated version will be published in January 2020. Property Tax Funding for Recruiting Industry & Manufacturing Under K.S.A. 12-1617(h), cities are authorized to annually levy a property tax"…for the purpose of creating a fund to be used in securing industries or manufacturing institutions for such city or near its environs…". The proposed levy must be initially approved by the voters at a referendum, may not exceed one mill, and is not subject to the property tax lid. Monies may also be expended from the general fund; however, they would be subject to the tax lid. Such funding should be used judiciously and strategically, but occasionally may be necessary for a successful business recruitment effort. Industrial Revenue Bonds (IRBs) These bonds are a potentially useful tool to encourage economic development and job creation. IRBs are issued by a government, but at the request of and on behalf of a private business, in order to support a specific project, such as the construction or expansion of a new manufacturing plant. Since the bonds are issued by a government entity, they are tax exempt, and therefore the private business receives a lower interest rate on funds for startup. The business is responsible for repaying the IRB; the sponsoring government holds title to the collateral until the bonds are paid in full. There are federal limits on the amount of IRBs that can be issued, and the uses to which the funds can be put. ▪ Small Issue IRBs are restricted to the construction, expansion, or renovation of manufacturing facilities. They are generally limited to $1 million, but under certain circumstances that amount can go up to $10 million. ▪ Exempt Facility IRBs have no size limits, but they can be used only for specific types of projects, such as water and sewer facilities, electricity and natural gas facilities, and certain types of rental housing.
Chapter 12 Resources page 12 – 6 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
State Economic Development Programs Kansas statutes-provide for various economic development programs at the state level, and also provide enabling legislation for local programs. In recent years, many such state programs have been discontinued, defunded, or have endured significant funding cuts. Information on state economic development programs is available on the website of the Kansas Department of Commerce, on the Programs & Services page. Community Development Block Grant Program (CDBG): This program distributes federal funds to Kansas cities and counties via the Kansas Department of Commerce. To receive funds, a project must meet at least one of three federally mandated criteria: • Benefit low- and moderate-income individuals • Remove or prevent slum or blight conditions • Eliminate an urgent need created by a disaster, when local funds are unavailable The State of Kansas receives an annual allocation of approximately $13 million for CDBG grants, which are distributed in four categories — Annual Competitive Grants, Economic Development Grants, Commercial Rehabilitation Grants, and Urgent Need Grants. • Annual Competitive Grants Awarded annually, theses grants apply to projects such as improvements to water, sewer, natural gas or electrical systems, fire protection, housing rehabilitation, demolition, bridges, community and senior centers, streets, architectural barrier removal, and public service activities. • Economic Development Grants Business finance grants awarded to cities or counties are loaned in turn to private businesses that create or retain permanent jobs. Funding is also available for infrastructure improvements that directly create or retain permanent jobs. At least 51% of the jobs created or retained must meet HUD's low- and moderate- income standard. • Commercial Rehabilitation Grants This is a relatively new CDBG program, designed to assist private business owners in rehabilitating downtown commercial buildings to stem the tide of decay. The buildings must house viable businesses that will carry on for-profit business activity. • Urgent Need Grants Provided on an as-needed basis, these grants assist a local government to meet community needs created by a severe natural or other disaster that poses an immediate threat to community health or welfare, when no other financial resources are available.
Chapter 12 Resources page 12 – 7 Comprehensive Development Plan
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Kansas Development Finance Authority (KDFA): KDFA is authorized to issue tax-exempt or taxable bonds for public and private educational facilities, healthcare facilities, and to finance affordable multifamily housing. It operates the Beginning Farmer program to provide start-up funding for agricultural businesses. KDFA can also issue obligations for qualifying private activities, including: energy and electric generation and transmission projects and facilities; education facilities; energy conservation improvements; manufacturing, warehousing, and distribution facilities; communication facilities; research facilities; transportation; corporate and management offices; and computer services. KDFA works in partnership with other state departments to implement various low-interest tax exempt bond programs for municipalities, through five state revolving loan funds. • Kansas Clean Water Supply Revolving Loan Fund Program for municipal and rural waste water systems (with KDHE) • Public Water Supply Revolving Loan Fund Program which targets public drinking water systems (with KDHE) • Transportation Revolving Loan Fund to provide financing for local road and bridge infrastructure improvements (with KDOT) • Communications Revolving Loan Fund Program to upgrade communications equipment. (with KDOT) • Investments in Major Projects and Comprehensive Training Program (IMPACT) to issue bonds which provides funds for job training, and for major project investments for companies which are locating or expanding their business in Kansas (with Kansas Department of Commerce) Rural Development Kansas Programs: The United States Department of Agriculture (USDA) offers a number of programs through its Rural Development offices in each state, offering loans, grants and loan guarantees to support essential services such as housing, economic development, health care, first responder services and equipment, and water, electric and communications infrastructure. They also promote economic development by supporting loans to businesses through banks, credit unions, and community-managed lending pools. • A summary of all major RD programs is available at www.rd.usda.gov/files/RD_ProgramMatrix.pdf.
Chapter 12 Resources page 12 – 8 Comprehensive Development Plan
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Transportation Safe Routes to School (SRTS) is a federal program intended to make it safer for more children to walk and bike to school, thereby reducing childhood obesity, as well as the traffic accidents, wasted fuel, and air pollution that result from traffic congestion near schools. More information on Safe Routes to School is available at www.saferoutesinfo.org, and on the KDOT website at www.ksdot.org/burTrafficEng/sztoolbox/default.asp. A city or a nonprofit organization can apply for SRTS 100% funding to plan, design, and build projects that improve the ability of students to walk and bike to school. Eligible projects include sidewalk improvements, traffic calming and speed reduction improvements, pedestrian and bicycle crossing improvements, on-street bicycle facilities, off-street bicycle and pedestrian facilities, secure bike parking, and traffic diversion improvements within about two miles of schools. (A two-mile radius from the Inman school campuses covers the entire city.) SRTS also funds activities that encourage walking and bicycling to school, including public awareness and outreach campaigns, traffic education and enforcement near schools, and student training programs on bicycle and pedestrian safety. Walking School Bus Consider implementing a Walking School Bus program. Parents often cite safety issues as one of the main reasons they prefer not to let their children walk to school, so a walking school bus arranges for children to walk in groups, with adults along to supervise. Think of it as a carpool, highly flexible in size, only without the car. The program can be as informal as a couple of families taking turns walking their kids to school — or as structured as a defined route with meeting points, a timetable, and a schedule of trained volunteers. It is this flexibility that makes a Walking School Bus program so adaptable to the needs of communities of all sizes. For more information, see the website at www.walkingschoolbus.org.
School Zone Program The Kansas Department of Transportation (KDOT) funds a School Zone Program that can help towns with a population of fewer than 20,000 people improve their school zones with pavement striping, school zone signs, and reduced speed assemblies. For more information, see www.ksdot.org/burTrafficEng/sztoolbox/School_Zone_Program.asp. Surface Transportation Block Grant (STBG) Previous federal funding programs that supported development of the bulk of the nations's bike paths and pedestrian trails — including Transportation Enhancements, Safe Routes to School, and Recreational Trails — have now been replaced with a Transportation Alternatives (TA) set-aside of STBG program funding. In Kansas, federal STBG/TA set-aside funds are administered by the Kansas Department of Transportation. For more information, see www.ksdot.org/Assets/wwwksdotorg/bureaus/burTransPlan/TransAlt/ 2020%20KDOT%20TA%20Program%20Guide.pdf.
Chapter 12 Resources page 12 – 9 Comprehensive Development Plan
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CHAPTER 13. Regulatory Tools
A number of regulatory tools are available to implement a community's planning goals. The Planning Commission is directly involved with the development and administration of Zoning and Subdivision Regulations, can recommend other local codes, and can make recommendations on annexation decisions. Zoning Regulations protect property values, and regulate the intensity of development to avoid congestion and to balance it with the availability of necessary public and private facilities and utilities. Zoning seeks to locate land uses in compatible arrangements of residential, commercial and industrial uses so that they avoid conflicts with each other. Standards are established for building setbacks from property boundaries, for required parking spaces, and for maximum height and lot coverage for structures. Subdivision Regulations specify the standards and conditions under which a tract of land can be subdivided. They ensure that a new subdivision development will have lots and streets designed to meet local standards, and will provide adequately for necessary utilities and public improvements. Subdivision Regulations may also stipulate requirements for street lighting, sidewalks, water supply and sewage disposal systems, and may encourage the dedication or acquisition of land for schools, parks, open space, or other community facilities within the new subdivision. Extraterritorial Jurisdiction Kansas statutes allow a City to exercise authority for a defined distance beyond its boundaries, through zoning and subdivision regulations, unless the county chooses to assume the responsibility instead. A city's extraterritorial jurisdiction is the area of land beyond the city limits, in which the city's zoning and subdivision authority is exercised. The City of Inman has extraterritorial jurisdiction for its Subdivision Regulations, but McPherson County has chosen to have zoning jurisdiction for all unincorporated land within the county, applying County Zoning Regulations. Construction & Environmental Codes Various codes provide standards for the quality of construction, and can be used to remedy substandard housing as well as sanitary and nuisance conditions. Codes are generally administered and enforced by trained staff specifically assigned those duties, typically a Code Enforcement Officer. Annexation is the process by which a city expands its boundaries, in order to manage its physical growth in a sensible, predictable, and fiscally responsible manner. Annexation may be used to provide room for the city's future growth and development, and is typically required before providing municipal utilities and services to existing or new development.
Chapter 13 Regulatory Tools page 13 – 1 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Zoning Regulations City, county, or joint city-county zoning regulations are the primary methods for regulating the use of land and structures in Kansas. Such regulations provide the legal method to divide an area into various zoning districts containing compatible residential, commercial or industrial land uses. Regulations establish residential densities, and also specify the maximum height and minimum building setback requirements for structures, which affects the amount of open space on a zoning lot. Provisions may be included to ensure an adequate number of off-street parking spaces, to control the size and location of signs, to regulate accessory structures and uses, and to regulate home occupations. Zoning regulations guide the overall pattern of land use development for the future, help to prevent overcrowding or sprawl, and help prevent depreciation of property values. Zoning can help maintain the rate of development at a pace which can be sustained by the community's infrastructure of public and private facilities and utilities. Zoning seeks to prevent conflicts between adjacent land uses, and is the major tool for resolving conflicts which do occur. The goal of zoning should be to ensure high standards for development without unduly restricting private initiative or causing excessive development costs. Zoning regulations in Kansas are not retroactive and, therefore, they are not effective in cleaning up past mistakes — except over very long periods of time, by the gradual demise of lawful nonconforming uses (grandfathered-in land uses). This is why it is important to adopt and enforce appropriate zoning before problems occur. Legislative Capacity and Quasi-judicial Actions: When a city adopts new zoning regulations or makes revisions to existing regulations, it is acting in a legislative capacity. Since a 1978 court case, cities in Kansas have been required to act in a quasi-judicial manner when holding a hearing and deliberating on an application for rezoning of a specific parcel of land. To act in a quasi-judicial manner, the Planning Commission is required to make its recommendations based on findings of evidence and an issue oriented analysis, in order to prevent arbitrary and capricious zoning decisions. The Governing Body is held to the same standards. If the Governing Body chooses to differ with or amend the recommendation of the Planning Commission, it may not do so arbitrarily. It must support its decision by determining its own findings and analysis, and either override the Planning Commission's recommendation by a two-thirds majority vote, or by a simple majority vote return the recommendation to the Planning Commission to be reconsidered. Reasonableness: The Governing Body must establish specific factors on which zoning decisions and special use cases are to be determined. According to K.S.A. 12-757(a), the governing body "…shall establish in its zoning regulations the matters to be considered when approving or disapproving a zoning request…". Court tests of zoning cases are based upon the "reasonableness" of the City's decision. Any zoning amendment (for instance, to change a zoning district classification or boundary), is legally presumed to be reasonable if it is in accordance with a land use plan or the land use element of a comprehensive plan. Having a good land use plan within this Comprehensive Plan is a key component of the City's defense, should a zoning decision ever be challenged in court.
Chapter 13 Regulatory Tools page 13 – 2 Comprehensive Development Plan
for the Inman Area, Kansas: 2019–2039
Board of Zoning Appeals Any city which enacts zoning regulations must create a board of zoning appeals. Under K.S.A. 12-759, cities may establish boards of three to seven members who serve staggered three-year or four-year terms. When a city exercises zoning only inside the city limits, as Inman does, all members must reside in the city limits. For a city with extraterritorial zoning, at least one board member must reside outside the city. Kansas statutes permit the members of a Planning Commission to be concurrently designated as the Board of Zoning Appeals, and Inman has chosen to do so. Any appeal from a decision of the board itself can be made to the Municipal Court or directly to District Court, and must be made within 30 days. The Board of Zoning Appeals make decisions when a determination of the Zoning Administrator is appealed. They may also grant variances and exceptions to the zoning regulations. If approved, variances permit modifications in such standards as the maximum height of structures, building setback lines and minimum lot sizes. Exceptions allow uses in zoning districts which are not otherwise permitted outright, provided that such uses are specifically listed in the regulations. Exceptions in Zoning Regulations are typically referred to as conditional uses, because conditions are usually attached to their being granted.
Subdivision Regulations Subdivision Regulations are another important method of controlling the development of land. As required by K.S.A. 12-749(a), a city must adopt a comprehensive plan before it can adopt subdivision regulations. If a city has extraterritorial jurisdiction, its Subdivision Regulations may be extended extraterritorially. Subdivision Regulations are utilized to set standards for the arrangement and design of streets, utility easements, lots, block sizes, open space, installation of public improvements, and proper drainage. They also provide a framework to establish a working arrangement between the City and developers — to accept dedications of land within a development for future public facilities, to guarantee to the City the installation of necessary public improvements, and to allow for the use of impact fees to mitigate the City's costs of providing public utilities and services for the new development and other nearby areas which are benefited. By allowing cities to have control over their new development areas, this arrangement recognizes that cities are the main providers of urban utilities, and logically should be able to administer their initial design and construction. It also increases a city's ability to ensure that new streets tie properly into the existing street system. When a standard in the Subdivision Regulations is less restrictive than a standard in other applicable regulations or codes, the most restrictive requirement applies. However, in rural areas, interim standards on water supply, sewage disposal, and future easements may be applied temporarily, until urbanization is a reality.
Chapter 13 Regulatory Tools page 13 – 3 Comprehensive Development Plan
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Extraterritorial Jurisdiction Kansas statutes make it possible for a city to extend zoning, subdivision, building code, and/or floodplain regulatory control beyond its boundaries, unless a county assumes the responsibility. In general, a city's extraterritorial jurisdiction may extend for a maximum of three miles outside the city limits, but not more than one-half the distance to another city, nor into another county, nor beyond the City's Planning Area as designated in its approved Comprehensive Plan. Agricultural Exemption As an exemption for agricultural uses and related agricultural structures, cities are not authorized to adopt regulations outside the city which apply to or affect "…any land in excess of three acres under one ownership which is used only for agricultural purposes". This exception, however, does not apply to floodplain regulations in areas designated by FEMA as floodplain. McPherson County has chosen to maintain its zoning jurisdiction over all unincorporated land in the county, however the City of Inman has jurisdiction to implement its Subdivision Regulations in its extraterritorial area. The boundary of Inman's extraterritorial area is contiguous with its Planning Area boundary. The City of Inman extraterritorial jurisdiction is composed of Sections 8, 9, 16, and 17 in Superior Township (Township 21 South / Range 4 West), as well as an additional 300 feet out in all directions from these sections, and excluding the City itself. Extraterritorial Zoning Regulations According to K.S.A. 12-715b, a city with extraterritorial zoning must have a planning commission with at least two members who reside outside the city but within the proposed extraterritorial zoning area. In addition, either the county must not have zoning regulations in effect for the land proposed for city extraterritorial zoning, or the land must be specifically excluded from the jurisdiction of county zoning regulations. A rarely used alternative option to accomplish extraterritorial zoning is to establish a joint, metropolitan or regional planning commission that includes both the city and the county. In such a case, the land proposed for extraterritorial zoning has to have been included in a comprehensive plan which was recommended by one of those two planning commissions, and which was then approved by either the city governing body or the board of county commissioners. A city must notify the board of county commissioners of its intention to adopt extraterritorial zoning regulations, in writing, 60 days before initiating such regulations by ordinance. Extraterritorial Subdivision Regulations According to K.S.A. 12-749, a city planning commission may apply subdivision regulations to land outside of but within three miles of the city limits, provided such land is in the same county, and does not extend more than half the distance toward another city which has adopted subdivision regulations. A county may establish subdivision regulations for all or for parts of the unincorporated areas of the county. If both a city and county want simultaneous subdivision jurisdiction in the same area, a joint city-county subdivision committee may be formed. According to K.S.A. 12-750(a), such a committee must be composed of at least three planning commission members from both entities, who then adopt and administer mutually agreed upon regulations. This is considered to be an extremely cumbersome method of subdivision regulation, and is rarely used in Kansas.
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Construction & Environmental Codes Although zoning and subdivision regulations are very important implementation tools, they do not provide standards for the quality of construction, nor do they remedy substandard housing or unsanitary conditions. These objectives can be accomplished through the adoption of various construction and environmental codes. Codes also establish the process for permit approval, licenses, and cases, and create enforcement procedures for inspections and appeals. The City of Inman has not adopted any construction codes. The need for such codes should be evaluated, in order to meet changing needs, to sustain the quality of Inman's housing stock, and to improve environmental conditions in the community. City Extraterritorial Codes According to K.S.A. 12-751(b), cities are authorized to adopt and enforce building codes outside the city limits, in conjunction with the jurisdiction of extraterritorial subdivision or zoning regulations. A petition procedure permits 20% of the electorate to require an election to be held to decide whether the adopted extraterritorial building codes should be retained. If building codes are removed by such a vote, they cannot be reestablished for at least four years. County Codes A county can adopt construction and environmental codes for all its unincorporated area, or for a defined area around a city. Counties may also adopt a city's codes by reference for an area around the city, or a city may adopt its county's codes by reference. Either the city or county may perform the administrative functions needed, as may be jointly agreed. McPherson County has not adopted any construction codes, which would apply to unincorporated land in the county. However, the County Health Department administers and enforces the McPherson County Sanitation Code.
Types of Codes A variety of building, construction, and environmental codes play a role in protecting the health, safety and welfare of the public and their property. Codes establish minimum standards which, over time, help to upgrade and maintain the quality of the community's building inventory, in turn improving the city's the tax revenue base and its quality of life. Model Codes Typically, a city adopts national or international model codes by reference, sometimes with specific local amendments to address specific local conditions. Model codes are developed by independent standards organizations, which regularly update their codes to deal with the latest innovations in building materials and techniques. It is generally far more cost-effective to adopt a model code, than to invest municipal resources in writing and regularly updating a local code. Also, contractors are familiar with most model codes, but may be reluctant to work in a community with its own idiosyncratic requirements.
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example: Building Code violation example: Plumbing Code violation Building Codes govern the construction requirements for all types of buildings, by regulating their design, example: methods of construction, quality of materials, types of use, Electrical Code degree of occupancy, site location factors, and certain violation equipment required for their construction and operation. Energy-efficiency requirements and historic preservation standards are fairly recent additions to building codes. Plumbing Codes are responsible for regulating both sanitary sewer and potable water carrying systems. Electrical Codes safeguard persons, buildings, and their contents from hazards arising from the use of electricity in new and remodeled structures. Mechanical Codes serve to protect individuals and property by controlling the design, construction, installation, quality of materials, location, operation and maintenance of example: heating, ventilating, cooling, and refrigeration systems, Sanitation Code violation as well as incinerators and other heat-producing equipment. Fire Prevention Codes prescribe regulations for safeguarding life and property from the hazards of fire and explosion. They set safety standards and attempt to prevent fires from starting and spreading. They are a factor in fire insurance ratings. Sanitation Codes regulate a wide range of health concerns including sewage disposal, water supply, abandoned and inoperable vehicles, pest and animal control, and environmental features in and around buildings, such as outside storage, that often lead to health hazards and example: blighting conditions. Dangerous Structure violation Dangerous Structures Ordinances cause the repair or removal of dangerous and unsafe structures by the owner or the City.
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Housing Codes prevent overcrowding, and maintain minimum health and safety features in dwelling. They are concerned with the quality of the residential environment, and affect the upkeep and maintenance of existing dwellings. They can be enforced as a response to regular house-to-house inspections, complaints, or be triggered by a change in ownership or renter. City Beautiful Ordinances are a method of removing or causing the repair of unsightly and blighted structures to promote beautification. They can apply to both principal and accessory structures. Such ordinances are often combined with housing code minimum standards. Weed Mowing Ordinances establish a maximum standard for the height of vegetation outside of planting beds. If the owner does not keep vegetation within the required limit, the City will mow and then assess the cost to the owner. Manufactured Home Park Codes cover such items as water supply, sewage disposal, drainage, and street and parking facilities in manufactured home parks, density, open spaces and recreational areas, refuse disposal methods, and utility connections. Manufactured Home Park Codes may also be written to include recreational vehicle campgrounds. Manufactured Home Park Codes cannot control the actual location of manufactured home parks, or the locations of individual manufactured homes scattered in a community, since this can only be accomplished by zoning regulations. However, since Manufactured Home Park Codes are adopted as health and safety codes, they are not limited by the grandfather clause inherent in the administration of zoning regulations, and so can be used to upgrade existing parks.
Manufactured, Modular, & Prefab Housing Manufactured, modular, and prefab homes are all forms of housing constructed in factories. A manufactured home may cost about one-half the per square foot cost of a site-built dwelling. Provided they meet local construction codes, modular and prefabricated units are usually permitted by zoning regulations anywhere that site-built housing can be constructed. Because of the similarity of lot sizes needed, multiple-wide manufactured homes are sometime accommodated in neighborhoods of site-built homes. Their shorter length permits them to be oriented parallel to the street. However, the longer 70' to 90' single-wide manufactured homes pose a problem in such neighborhoods. If placed parallel to the street, they create a wide frontage which significantly increases the cost of utilities and streets. If placed perpendicular to the street and intermixed with site-built houses, the extension of the manufactured home into the rear yard tends to reduce the open space and privacy of adjacent neighbors. In practice, single-wide homes are usually angled on the lot in order to permit more windows on one side to have some view of the street. The effect is to further cause some disorientation in the relationship of two dissimilar types of structures. In general, the intermixing of single-wide manufactured homes with site-built houses tends to depreciate the value of the site-built houses.
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HUD Code In 1974, the U.S. Congress changed the name "mobile home" to "manufactured housing". A nationwide certification process was initiated in 1976 by the U.S. Department of Housing and Urban Development, which set standards for all such housing under the federal Manufactured Housing Construction and Safety Standards Act, otherwise known as the HUD Code. Homes which do not meet the HUD national standards, almost all of which were built prior to June 15, 1976, are still referred to as "mobile homes". Manufactured homes which are certified under the HUD Code override any local construction codes, except for the manner in which they are installed — that is, hooked up to utilities, skirted, placed on a permanent foundation, and/or anchored. Kansas Standards The Kansas Legislature passed an extensive Kansas Manufactured Housing Act in 1991 as K.S.A. 59-4201, et seq. Kansas also has statutes requiring the state architect to establish tie–down design standards under K.S.A. 75-1226, et seq. The state does not enforce tie-down standards locally, but regulates the design where they are manufactured. Residential-design Manufactured Homes In K.S.A. 12-742 and 763, effective January 1, 1992, the Kansas Legislature adopted mandatory provisions for a "residential-design manufactured home". Such homes must meet the minimum standards of the HUD Code, be at least 22 feet in width, have a pitched roof, have siding and roofing materials customarily used on site-built houses, and be placed on a permanent foundation. Additional architectural and aesthetic standards may be adopted in local zoning regulations to ensure their compatibility with site-built housing. Such statutes do not preempt or supersede valid restrictive covenants running with the land. Zoning regulations which exclude residential-design manufactured homes from single- family residential districts solely because they are manufactured homes cannot be adopted or enforced in Kansas.
In order to sustain property values, it is important to maintain high standards of enforcement on environmental issues, which in turn support the community's quality of life. Deteriorated properties create a blighting effect which can spread like cancer through a neighborhood, decreasing the value of nearby properties, eroding the tax base, and eventually compromising a city's economic development efforts. Maintain ongoing and aggressive code enforcement efforts in order to prevent a pattern of spreading blight from being established in Inman's residential neighborhoods A property in poor condition may be the result of a single landowner's inability or unwillingness to invest in proper maintenance, but the problem spreads when the deteriorated conditions cause adjacent landowners to become discouraged from investing in their properties as well. City efforts to improve deteriorated environmental conditions can help encourage neighboring landowners to continue to invest in their own properties.
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Annexation A good annexation policy is an important tool for assuring the orderly installation of streets and utilities as new development occurs, as well as maintaining the vitality of the City's future tax base. Inman's extraterritorial Subdivision Regulations can also help to guide growth which will enhance the quality of future annexable developed land. K.S.A. 12-520 through 12-520(c) stipulate a variety of conditions that must be met before a city can annex land, mostly having to do with public ownership, agricultural use, fire districts, and with how contiguous the proposed annexation is to existing city boundaries. Adjoining platted areas, of any size, are the most eligible. Limitations exist on unplatted land over 21 acres in size. Unplatted agricultural land of 21 acres or more must have the consent of the owner. Island Annexations City owned property which does not adjoin the city limits may be annexed without a formal hearing by a county. For property which is not owned by the city and which does not adjoin the city limits, the county commissioners must approve annexation even if the landowner consents. Alternatively, whether a proposed annexation does or does not meet any of K.S.A. 12-520's conditions for annexation, a city has the right to petition the board of county commissioners to consider an annexation. Under K.S.A. 12-521, the board of county commissioners must consider the matter at a quasi-judicial hearing, where the board is required to make its findings based on a preponderance of evidence.
Utilities Policy / Waiver of Annexation The most fundamentally important policy to support a city's reasonable growth by annexation is to refrain from extending utilities or other services outside the city limits, unless the property to be served is first annexed. Alternatively, the City may allow utilities to be provided to a property outside the city limits, but only if the property owner signs a waiver of annexation. In such a waiver, the property owner agrees not to oppose annexation in the future, as a condition of receiving utility services. Without such agreements, annexing land after development takes place can be very difficult and costly for the City.
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Petition or Consent Annexation The preferred method of annexation is a petition or consent arrangement with a cooperating property owner. This method is far less time consuming and complex than a unilateral annexation by a city.
Unilateral Annexation A city can unilaterally annex land, without the cooperation of all affected property owners, but the process is long and difficult. K.S.A. 12-520a requires extensive notification to public agencies in the area, including any city, county or regional planning commissions with jurisdiction. In the case of Inman, this would involve both the City and the County Planning Commissions, which would be required to review the proposed annexation and make a finding of its compatibility or incompatibility with any adopted comprehensive plan or other land use plan. In order for a City to annex land unilaterally, K.S.A. 12-520b requires the City to have a plan for providing appropriate public facilities and services to annexed properties. The plan must describe the extent of public improvements, their financing, and provide a time-table to ensure that facilities and services will be available when needed. The plan must be in "sufficient detail to provide a reasonable person with a full and complete understanding of the intentions of the city for each major municipal service". K.S.A. 12-531 and 532 establish a procedure for the deannexation of unilaterally annexed land. Three years after a unilateral annexation, county commissioners are required to hold a hearing to determine if city services have been provided as required. If services have not been provided within two and one-half years following the hearing, the county may order the city to deannex the land.
Future Annexation in Inman Much of Inman's urban development is contained within the city limits. However, a number of residential, commercial and industrial properties have developed in the Planning Area adjacent to the city limits, and have never been annexed. These properties should be studied and considered for annexation. Resource: Annexation in Kansas: A Manual Concerning the Annexation Powers and Duties of Cities (2015 Edition) is published by the League of Kansas Municipalities (LKM). Among other things, it provides samples of plans for extensions of municipal services, and various procedural forms. It is available through the LKM website at LKM.org.
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CHAPTER 14. Comprehensive Plan Implementation
A comprehensive plan is a leadership tool, but it is only effective if it is implemented, and implemented well. When properly executed, a comprehensive development plan guides policy making decisions in the public sector. Proposals in the plan provide recommendations to accomplish community planning goals. After a public hearing on the Comprehensive Plan document, and adoption of the Plan by the Inman City Planning Commission, the Governing Body then approves the Comprehensive Development Plan by ordinance. Once adopted and approved, Planning Commission members, the Mayor and City Council, and City staff are responsible for understanding this Comprehensive Development Plan in detail, and for determining the best methods to implement policies and procedures to achieve Plan goals. Previous chapters provided resources for information and funding, and addressed regulatory tools available for implementing planning decisions. This chapter provides an overview of Planning Commissioners' statutory responsibilities, and reviews methods for implementing this Comprehensive Development Plan by governmental and administrative policies, including community involvement, project review, neighborhood and project plans, capital improvement programming, and action programs. The dictionary definition of "govern" is to control and direct the making and administration of policy. To govern then means to make policy, not just to make decisions. Policies are established principles and guidelines, intended to ensure that every important decision is made with long- term goals in mind. Policy Resource: The League of Kansas Municipalities provides sample policy statements on a variety of subjects, available to members on their website at www.lkm.org. A good working relationship between governmental agencies, private organizations, potential developers and citizens is essential, in order to achieve a coordinated community effort. Assigning specific responsibility for specific proposals is also crucially important — because in community-wide endeavors, "everybody's business" can easily become "nobody's business", and proposals can be forgotten. Leadership and organization are the keys to successful implementation of this Comprehensive Development Plan. In order for Inman's leaders to achieve a well planned community, those who make planning decisions must understand why people choose to live in Inman.
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Planning Commission Responsibilities As the authorized agency under state statutes, the Inman City Planning Commission's major responsibility is to prepare, adopt and maintain the Comprehensive Plan. The Commission should also undertake various responsibilities in implementing the Plan, including: • Review the Comprehensive Plan annually and report its status to the Governing Body, as required by state statute. Such annual reviews often result in only minor changes to the Plan, but a major review should be conducted at least once every five years, to update and revise goals and priorities. • Prepare, adopt and maintain Zoning Regulations for the City, by holding public hearings and making recommendations to the Governing Body. • Prepare, adopt, administer and maintain Subdivision Regulations, to assist the Governing Body and developers in the design and improvements necessary for proper land development in the City and in Inman's extraterritorial jurisdiction. • Hold hearings on proposed vacations of rights-of-way and easements, and make recommendations to the Governing Body. • Review improvement projects as proposed by the Governing Body and other organizations, and determine their conformance to the Comprehensive Plan. • Review proposed annexations, and make recommendations to the Governing Body. • Undertake development of neighborhood or project plans, to provide more detailed data to develop new neighborhoods or rehabilitate older neighborhoods, or for special projects in the Planning Area. • Assist the Governing Body on special planning projects, including economic development efforts, capital improvement programming, and grant applications. • Maintain working relationships with public and private organizations at the city, township, county, regional, state and federal levels of government, to implement plans. • Establish and maintain information resources on planning, readily accessible to officials, citizens and potential developers — including policy statements, and a collection of local plans and maps.
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Community Involvement Public engagement in the planning process — not only by officials, but by individuals and groups of citizens, civic organizations and potential developers — is essential for a successful outcome. Public participation should go beyond simply informing the public of planning activities. Encourage feedback from the public, so people can readily communicate their ideas about the kind of community they want to live in, and actively participate in the development and review of planning proposals. Since plans and their implementation affect people and their property, it is extremely important that the planning process be conducted within an open democratic framework. To successfully implement Comprehensive Plan goals, pursue a variety of strategies to encourage public engagement, including: • Conduct business and hearings in open meetings. Give adequate notice, and provide agendas. Encourage the public to voice their opinions and contribute their ideas. Take minutes, and make them available to the public. • When preparing plans and considering regulatory decisions, specifically involve affected individuals, including residents and business owners. • As needed, appoint ad hoc committees to study and make recommendations on specific plans or proposed regulations. Where appropriate, involve both urban and rural residents. • Establish regular communication with organizations impacted by plan proposals, especially the City Council, Inman USD 448, township trustees, and the Planning and Zoning Department of McPherson County. • Schedule an annual meeting to update public officials and community organization leaders on the City's planning activities, and to receive comments. • As City Council and Planning Commission members, use personal contacts and social activities to help keep the public informed on planning matters. • Make knowledgable sources, including City staff and officials, available to community organizations for presentations and discussions of proposed planning projects. • Regularly distribute information to the news media, and encourage them to attend and report on planning meetings. • Make planning proposals, plans, reports, maps and regulations available on the City website. For people without internet access, printed planning documents should be available for review at City Hall and the Library.
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Project Review Once this Comprehensive Plan and any of its amendments have been approved by the Governing Body, and the effectuating ordinance is published, K.S.A. 12-748 establishes a procedure for Planning Commission review of any public projects proposed in the Plan. Any public improvement, public facility or public utility project recommended in the Plan must be submitted to the Planning Commission for review. The Commission must determine that the proposed project conforms with the Comprehensive Plan, before the Governing Body may proceed with construction of the project. The Planning Commission must make a determination within 60 days, or the project is automatically deemed to have been approved. In the event the Planning Commission finds that the proposed project does not conform to the Plan, the Planning Commission is required to submit their findings in writing to the Governing Body. The Governing Body may, by a majority vote, choose to override the findings of the Planning Commission and proceed with the project. In this event, the statute states that the Comprehensive Plan "…for the area concerned shall be deemed to have been amended". The Planning Commission should then proceed to revise and formally amend the Comprehensive Plan, so that the Plan conforms with the approved project. Zoning cases, plats, and projects in the City's Capital Improvement Program should also be reviewed by the Planning Commission for their conformance to the goals of the Comprehensive Plan. K.S.A. 12-748(b) provides that if a project in a capital improvement program is reviewed by the Planning Commission and found to be in conformance to the Plan, then no further Planning Commission review is necessary, except as may be required by zoning and subdivision regulations. Project review and recommendations by the Planning Commission enable the Governing Body to make current decisions that support long-range planning goals, while retaining their final decision-making authority.
Neighborhood and Project Plans Due to their large scale and long-range perspective, comprehensive plans necessarily generalize rather than providing detailed proposals. As development takes place, project decisions must be based on more current and specific information. Preparation of individualized neighborhood and project plans, developed as the need is perceived, should be a regular part of the ongoing planning process. A neighborhood plan typically analyzes in detail the land use, circulation, and public facility needs of a part of the Planning Area which poses unusual, difficult or new conditions. A neighborhood plan might deal with an area as small as a block or as large as a major segment of the Planning Area. They are often the first step taken in efforts to rehabilitate older neighborhoods. Neighborhood plans can aid in making decisions on current and future land use proposals, capital improvement projects, and applications for zoning, subdivision plats, and annexations. They can also facilitate a good working relationship between developers and area residents.
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A project plan is a detailed description of the proposed development of a site for a particular purpose, such as a park, recreation area, public building, or industrial tract. They are often prepared as part of a grant application or bond issue, or as a result of funding becoming available from such sources. Neighborhood and project plans often focus on a community's historic downtown, on specific business districts or residential neighborhoods, or on areas being considered for annexation. In their simplest form, they may consist of simply a drawing and a short explanatory report. More complex issues or areas, however, may require more complex plans, which sometimes may then be adopted as elements of the Comprehensive Plan. Neighborhood and project plans may be prepared by the Planning Commission to assist the Governing Body or area residents. They may serve simply as policy guidelines for future decisions, or they may be formally adopted and approved as an element of the Comprehensive Plan. It is very important that property owners and potential developers who may be affected by such plans be participants in their preparation.
Capital Improvements Program (CIP) Financing and constructing public improvement projects is a complex process. A Capital Improvements Program is a long-range financial plan which establishes the priority, timing, cost estimates and funding sources for public physical improvements. Inman's CIP covers a period of five years. A CIP does not deal with annually recurring operating expenses, except to note the effect which a new facility or improvement may have on future operating budgets. The current year of a CIP is the most detailed, and is often adopted as the City's capital improvements budget along with the annual operating budget. A CIP is an essential tool for coordinating the sequence of financing and construction for any project involving joint funding, including public-private partnerships. Projects which incorporate funding from county, state or federal sources may require scheduling at least several years in advance. A CIP is also an effective way to guide the direction and timing of subdivision development, particularly when meeting the legal requirements for public improvements in areas that have been unilaterally annexed. Advantages of a CIP include: • Helping to focus attention on community goals • Encouraging public interest and participation in civic projects • Improving intergovernmental cooperation and coordination • Increasing the City's capacity to win and manage matching-funds grants • Improving project implementation • Stabilizing financial programs A variety of financing methods may be used for CIP projects, including: • General fund • Trust funds • General obligation bonds • Federal and state grant programs • Utility revenue bonds • Private contributions • Special assessments
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Statutory Debt Limitation Typically, under Kansas law, the bonded debt limitation for a city may be calculated by taking 30% of the total of the City's tangible assessed valuation, including its motor vehicle valuations. The combination of the City's general obligation and its special assessment debt may not exceed this number. Bonds issued for general sewer and water work, and revenue bonds, are not included in the debt limitation. Good municipal management maintains a continuing effort to keep public facilities up-to-date, while not allowing the mill levy for indebtedness to fluctuate too greatly. Continued prudent financial planning will enhance the City's ability to reach the goals established in this Plan.
Taking Action Community leaders should regularly review goals, tasks, and priorities noted in this Plan, and revise them as necessary, based on their urgency and the availability of resources during the course of the Planning Period. This process is often incorporated into the Planning Commission's required annual review of the Comprehensive Plan, and the Governing Body's annual budgeting process. As each goal or task is addressed, an action program will need to be developed for its implementation. An action program is a way to make sure that goals turn into reality, by describing specific tasks that must be achieved in order to reach each goal. To be effective, an action program must include clear-cut implementation information for each goal: • Define the tasks necessary to achieve the goal • Determine who is responsible for making sure each task is achieved • Set a schedule and a deadline • Assign resources (funding, staff, etc.) sufficient to achieve each task • Establish communication hierarchies (Who needs to know what?) For significant public projects, be willing to spend time and effort on the early stages of the planning process — it will pay off later in community satisfaction with the overall success of the final project. Making good decisions at each step in a logical process of design helps prevent costly revisions later, during construction. Engaging the services of a design professional to help throughout the planning process, as opposed to waiting until you are ready for construction drawings, is recommended.
Ultimately, the way this Plan is implemented will influence the choices people make as they decide whether to move here or not, to stay in Inman or leave, to establish a business here or somewhere else. Maintaining and enhancing Inman's quality of life is the overarching goal that should shape every decision made during the implementation of this Plan.
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