Johnson County Housing Study

Home , Occupy Homes

JOHNSON COUNTY COMMUNITY HOUSING STUDY ACKNOWLEDGMENTS The project team would like to acknowledge the contributions of the residents, chambers, and partner organizations of Johnson County, who gave their time, ideas, and expertise to create this study. With their assistance and direction the plan gained the depth necessary to truly represent the county and it is with their commitment that the plan will be implemented.

Health Equity Network Members Michelle Hogerty - United Way of Greater Kansas City Darnell Hunt - Johnson County NAACP * Indicates former members of the HEN Mary Lou Jaramillo - Johnson County Latina Leadership Network Barbara Bollier* - Kansas Senate Beth Johnson - Overland Park Chamber of Commerce Brian Brown* - IPC Healthcare, Inc. (Team Health ) Lougene Marsh* - Johnson County Dept. of Health and Environment Carol Cartmill - Church of the Resurrection John McKinney - Shawnee Mission School District Irene Caudillo - El Centro Simon Messmer - Aetna Tim DeWeese* - Johnson County Mental Health Center Judith Paulette - City of Overland Park Dawn Downes - REACH Healthcare Foundation Will Ruder - Home Builders Association of Greater KC Amy Falk - Health Partnership Clinic Amber Sellers* - Johnson County Resident Chris Engel - City of Merriam Kelly Selznick - Johnson County Resident Kathryn Evans* - United Community Services of Johnson County Peggy Shear-Martin - Johnson County Mental Health Center Megan Foreman - Johnson County Dept. of Health and Environment Susan Sherman - City of Olathe Lindsay Hicks - Habitat KC Ken Southwick* - Shawnee Mission School District Audrey Hill* - Saint Luke’s Health System Travis Smith* - Johnson County AIMS Henry Hodes* - Blue Cross and Blue Shield of Kansas City Elizabeth Holzschuh - Johnson County Dept. of Health and Maren Turner - AARP Environment Teresa Kelly* - Johnson County Resident ACKNOWLEDGMENTS

United Community Services of Johnson County led the management of the housing study. The study would not have been possible without their leadership and desire to advance housing for all in Johnson County. Special acknowledgment to Julie Brewer - Executive Director, and Kristy Baughman - Director of Education and Planning, for their efforts managing the project.

Technical Committee Members United Community Services

Mike Brungardt – City Administrator, De Soto Julie Brewer - Executive Director Brandi Davis - Local Government Services Intern, Mid-American Kristy Baughman - Director or Education and Planning Regional Council Christina Ashie-Guidrie - Director of Resource Allocation Chris Engel – City Administrator, Merriam Valorie Carson - Director of Community Planning Jay Leipzig - Director of Planning, Johnson County Kathryn Evans - Manager of Special Projects Jack Messer – Director of Planning and Development, Overland Park Cathy Goodwin - Administrative Coordinator Aimee Nassif – Chief Planning & Development Officer, Olathe Lauren Palmer - Assistant Community Development Director/Local Government Services Director, Mid-American Regional Council Mayor Don Roberts – Edgerton Mayor Paula Schwach – Westwood Hills Laura Smith – City Administrator, Mission Nolan Sunderman – City Manager, Shawnee Maury Thompson – Deputy County Manager, Johnson County

RDG Planning & Design Omaha and Des Moines rdgusa.com

INTRODUCTION To move the housing study outcomes into into outcomes study thehousing move To action, a multi-jurisdictional and multi- County Municipalities Johnson sector will Force Task Community lead Housing Task Housing The next from steps this study. goal is to bring a diverse together Force's to provide community stakeholders of set in to the County and and Cities support input creating attainable and sustainable housing their jurisdictions for appropriate strategies to ensure now vibrant, communities healthy theand future. into all of in coordination cities The Additionally, County is vitalJohnson many strategies for Force Task Housing The housing. to address will this lead effort, help mustand all cities be willing in to participate realizing the full regional Ofstrategies. new housing of impact initiatives will some course, also be specific in the market. place to a city'sunique the cannot strategies be realizedLastly, by and private Extensive public alone. cities partnerships are essential to leveraging all and regional resources cooperation. possible EXECUTIVE SUMMARY The study provides an analysis in-depth provides study of The the current affordable, and future for needs to options housing and other workforce, and demand supply. in housing gaps bridge Each strategy in the is to a tied study thatwealth information forms a picture of today. market housing County’s Johnson of The information includes qualitative and to analyze sources quantitative for factors next few The County. cityeach in Johnson summary a provide pages is in the what of use. and its study

JOHNSON COUNTY COMMUNITY HOUSING STUDY Executive summary 4 CHAPTER 1: COUNTY PROFILE CHAPTER 2: HOUSING The County Profile builds on a review of PERCEPTIONS previous reports, an assortment of data, and The study seeks to support the development regional influences on the market. A thorough of housing that is reflective of the residents understanding of demographics and housing that live in the county. Tho achieve this conditions at the county level provides the first goal, the process included a variety of people steps in crafting the housing study. Summary representing a broad cross-section of housing points include: providers and those looking for housing. • Johnson County will continue to see Chapter 2 provides a summary of these population growth. conversations and the results of a community survey and listening session discussions. • Almost as many multi-family units were Summary points include: built throughout the county in the past ten years as single-family units. › Residents of Johnson County have many different preferences about housing • Households making under $50,000 who needs. However, the affordability of rent have more difficulty finding attainable housing rose to the top in much of the options than those that can purchase input gathered. Not just affordability for because of fewer options and rents low income households, but for all age increasing faster than incomes. groups and demographics wanting to • Younger and larger households live further live in Johnson County. out from the Kansas City metro core in › People were passionate and engaged communities like Spring Hill, Gardner, in local housing conversations. This Edgerton, and Olathe. housing study process alone garnered:

• Most cities in Johnson County saw household » 4,615 total survey responses COUNTYJOHNSON COMMUNITY STUDY HOUSING incomes rise by a lower percentage than home and rental costs in the past decade. » 84 participants in 14 total small group listening sessions. • Most older households want to age in their cities, but increasing assessed values make » More than 170 registrants for the that difficult with higher tax burden, on 2020 UCS Human Service Summit top of the need for home renovation for focused on housing. universal design. › People living and working in Johnson › The ability to stay in the community also County want to find solutions to housing means the option to move to a small, challenges. From the community survey, accessible, and attainable dwelling, which 549 respondents said they would be options are limited. interested in being part of a Johnson • More supply is needed across all price points County Task Force on implementing summary Executive and home types. housing strategies. 5 Overland Park, Olathe, Shawnee, Lenexa, Shawnee, Overland Park, Olathe, PrairieLeawood, The Village, Gardner. with cities the includes large-tier cohort growthlargest population potential by in the future. residents of number Approximately 4,6333 additional owner- below units priced are needed occupied dollars). 2018 (in $250,000 rental units 2,706 willNearly to be need per $1,000 with below rents produced units $600 rent below lowest The month. will through subsidy to be generated have tax housing programs like low-income credits.

• • • CHAPTER LARGE4: TIER COMMUNITIES OVERLAND PARK OVERLAND This Chapter provides detail provides This Chapter from Chapter growth, its large to each city, tier 1 related for cohorts and future demand. The housing include: large communities tier annual has Park Overland an average 1,420 units of construction through need annual average construction rate The 2030. wasfrom 2012 to 2019 1,216 units, with a in 2012. 705 of high and 2,094 a low in of 2018 growthRecent has equally attributed been rentalto a large of units, number a trend needing to continue.

Many areas of Johnson County are also County Many areas Johnson of for increased needs and have older regular property maintenance. This is households. a heavy expensesome for are areas toThese conserve and ensure the the funds have to upkeep homeowners homes. There is a large amount of land in of is a large amount There that County is undeveloped Johnson along major transportation routes. These are opportunities to increase and density transportation areas.bring public to more

• • Thus, a Thus,

Increasing access to transportationIncreasing access than other options single passenger cars households opportunities gives for some For mobility. on less to spend are a these options households, necessity.

› Each city in Johnson County faces a faces County inEach city Johnson localof county-wide set and different housing. influence that factors itself. by cityall cannot address solutions will to solutions a city be unique Some will and solutions other and needs its effort. to be a coordinated need property a mortgage, of strict cost The thetaxes, only are not rent insurance, or Transportation, faces. a household costs childcare costs, and property expensesmaintenance are major other a Therefore, County residents. Johnson for attainable also to make more way housing includes crafting key to other responses household costs.

• • CHAPTER DEVELOPMENT 3: POTENTIAL

JOHNSON COUNTY COMMUNITY HOUSING STUDY Executive summary 6 OLATHE SHAWNEE LENEXA Olathe has an average annual construction Shawnee has an average annual construction Lenexa has an average annual construction need of 902 units through 2030. The net need of 343 units through 2030. The average need of 439 units through 2030. The average average annual construction rate from 2009 annual construction rate from 2012 to 2019 annual construction rate from 2012 to 2019 to 2019 was 591 units. A high of 870 units was was 207 units, with a high of 300 in 2019 and was 493 units, with a high of 690 in 2014 and in 2017 and a low of 296 in 2009. Although a low of 146 in 2013. Recent growth has been a low of 142 in 2012. Unit growth between the net average was 749 since 2014. This driven by a better mix of single-family and 2014-2017 was been driven by a large number construction rate appears to have just met multi-family units than in the past, although of rental units in the new city center. demand with very few vacancies and options most multi-family units were age restricted. • About 1,443 additional owner-occupied for those entering the market. Low supply Age restricted units help fill housing needs units should be priced below $250,000 (in can often create inflation, thus increasing for Shawnee if the residents in the units 2018 dollars). production should support growth but also are moving from homes in Shawnee. Their support a healthier, stable market. former homes then become a new open unit • Nearly 824 rental units will need to be on the market. Nonetheless, 2019 was still produced with rents below $1,000 per • Approximately 2,938 additional owner- a big year for multi-family construction, month, through a variety of programs. occupied units should be priced below a trend expected and needed to continue $250,000 (in 2018 dollars). across many price points. LEAWOOD Leawood has an average annual construction • Nearly 1,688 rental units will need to be • Approximately 1,060 additional owner- need of 86 units through 2030. The average produced with rents under $1,000 per occupied units should be priced below annual construction rate from 2012 to 2019 month, through a variety of programs. $250,000 (in 2018 dollars). was 70 units, with a high of 146 in 2013 and a low of 17 in 2019. Recent growth has • About 682 rental units will need to be been primarily in single-family dwellings. produced with rents below $1,000 per Some of the forecast 86 units are rebuilds month, through a variety of programs. on existing lots and some potential redevelopment for multi-family units. • About 193 additional owner-occupied COUNTYJOHNSON COMMUNITY STUDY HOUSING units should be priced below $250,000 (in 2018 dollars). • About 89 rental units will need to be produced with rents below $1,000 per month, through a variety of programs. Executive summary Executive

7 About 126 additional owner-occupied 126 owner-occupied About additional (in $250,000 below units be priced should 2018 dollars). 71 rentalAbout units will to be need per $1,000 with below rents produced throughmonth, a variety programs. of

• • MERRIAM Merriam annual has an average construction average units 30 The of throughneed 2030. annual to 2019 from 2009 construction rate was 7 units, with a high 12 of in 2013 and 0 in 2009. of and a low 2019 reach like of seem This may an out major one However, construction need. satisfy could project the redevelopment annual average many years. The for need mean these units not must construction does evenly year to year. be split Nearly 406 rental unitsNearly will to be need per $1,000 with below rents produced throughmonth, a variety programs. of Approximately 1,037 additional owner- additional 1,037 Approximately below units be priced should occupied $250,000. - Communities Mid-Tier 5: Chapter Merriam, Roeland Mission, Park, Spring Hill, Edgerton. The Soto, De mid-tier communities have smaller populations program housing for and resources strategies.

• • • CHAPTER 5: MID-TIER COMMUNITIES GARDNER This Chapter provides detail provides This Chapter from Chapter growth, its city, mid-tier to each 1 related for cohorts and future demand. The housing include: communities mid-tier Gardner has an average annual hasGardner an average construction average units 253 The of throughneed 2030. annual to 2019 from 2010 construction rate was units, 140 with high a 264 in of 2019 unit housing in 2012. 51 Recent of and a low construction trends will with some continue years having having and others fewer more units than the average. Approximately 144 owner-occupied units 144 owner-occupied Approximately $250,000. below be priced should rental 67 unitsAbout will to be need per $1,000 with below rents produced throughmonth, a variety programs. of

• • PRAIRIE VILLAGE Prairie Village annual has an average 434 of unitsconstruction need through 2030, with 224 units units new being likely net in redevelopment mixed-use denser of the form gross average The in commercial corridors. annual to 2019 from 2010 construction rate was 66 units, with and a high 312 in of 2016 31 of an average 3 in 2012. of However, a low year per in thisunits demolished were time frame, having most the rebuilds same on annual net was construction rate The 36 lot. subtractingunits units when demolished.

JOHNSON COUNTY COMMUNITY HOUSING STUDY Executive summary 8 MISSION • About six additional owner-occupied DE SOTO units should be priced below $250,000 (in Mission has an average annual construction De Soto has an average annual construction 2018 dollars). need of 45 units through 2030. The average need of 69 units through 2030. The average annual construction rate from 2010 to 2019 annual construction rate from 2010 to 2019 was 1.4 units, with a high of three in 2019. SPRING HILL was 32 units. Spring Hill has an average annual • Mission's development model will not construction need of 106 units through • About 221 additional owner-occupied evolve at consistently 45 units per year. 2030. The average annual construction rate units should be priced below $250,000 (in Rather, units will be added in "chunks" as from 2010 to 2017 was 62 units but trending 2018 dollars). redevelopment projects are completed, a upward over 100 units in recent years. A high couple in the first five years in particular. was 152 in 2017 and a low was 24 in 2011. • Nearly 251 rental units will need to be produced with rents below $1,000 per • About 168 additional owner-occupied Note, the average is lower than construction month, through a variety of programs. units should be priced below $250,000 (in activity in recent years. However, some years 2018 dollars). will have many more units and some could EDGERTON • Nearly 117 rental units need to be have less. For example, a large apartment Edgerton has an average annual produced with rents below $1,000 per complex will significantly increase units construction need of 21 units through 2030. month, through a variety of programs. produced in one given year. The average annual construction rate from 2010 to 2019 was under one unit annually, ROELAND PARK • About 431 additional owner-occupied making this an aspirational growth strategy units should be priced below $250,000 (in for Edgerton. Roeland Park has an average annual 2018 dollars). construction need of around 1-2 units • About 118 additional owner-occupied • Nearly 140 rental units will need to be through 2030, equal to the average annual units should be priced below $250,000 (in produced with rents below $1,000 per construction rate from 2009 to 2019. The rate 2018 dollars). hinges on some population growth coming month, through a variety of programs.

from existing single person household • Nearly 27 rental units will need to be COUNTYJOHNSON COMMUNITY STUDY HOUSING turnover to larger households. produced with rents below $1,000 per month, through a variety of programs. • Over the next ten years, production levels target a split of 70% owner- and 30% renter-occupied units. This is similar to past trends. Executive summary Executive

9 WESTWOOD WESTWOODHILLS The smallThe community is a transition of high into areas the end of neighborhoods are coming in and Developers county. homebuyers. first-time out bidding Hills Historic Westwood National is a unique District to community meant that is not serve types various housing and preferences. historic character be maintained.The should Westwood has with issues rebuildsWestwood like Lots cities. are nearby smallerother and rebuilds are taking the This isentire lots. up not do who population affecting elderly the is worth theirin lot know what the market than lower worth. its sell prices and may at to tend thatin Seniors cannot place age other County or Johnson to southwest move universal or homes level Single counties. rehabilitations aredesign an opportunity to Westwood. in product needed a offer larger are redevelopment some There to tend do prospects in residents the city but change. on back push Trends in the last years ten include age turnover fromhousing the oldest families to younger cohorts moving in with children. retirees with Currently, elsewhere. look needs

• MISSION HILLS MISSION WOODS LAKE QUIVIRA Recent demolition and rebuilds are occurring demolition Recent in Hills Mission and to there is a desire maintain the neighborhoods. scale of Rebuilds also with issues cause stormwater design runoff New that neighbors. affects standards are an in 2020 opportunity to start to these address issues. community is a unique Woods Mission to serve various meant that housing is not community does types The and preferences. the for product housing desired one provide with County market, larger Johnson homes bedrooms. more or four Lake Quivira community is that a unique is to serve types various meant housing not community does The and preferences. the for product housing desired one provide with County market, larger Johnson homes bedrooms. more or four

Fairway is one of the cities with the cities of prevalent Fairway is one with and rebuild activity, demolition the coming from outside these residents wanting to up-size. residents city or Opportunity to allow codes to update without housing multi-generational as accessory Such demolishing homes. units. dwelling Chapter 6: Small-Tier Communities - Communities Small-Tier 6: Chapter Lake Quivira,Fairway, Hills, Mission Westwood Westwood, Woods, Mission Hills. Small-tier communities are and represent generally land-locked the smallest in Johnson population by County.

• •

• CHAPTER 6: SMALL TIER TIER SMALL 6: CHAPTER COMMUNITIES FAIRWAY Aside from common themes in 2 Chapter themes from common Aside that pertain several to the entire county, to and opportunitiesissues are apparent Fairway. This Chapter provides detail provides This Chapter from Chapter growth, small its to each 1 related city, tier for cohorts and future demand. The housing small include: communities tier

JOHNSON COUNTY COMMUNITY HOUSING STUDY Executive summary 10 CHAPTER 7: STRATEGIC HOUSING OPPORTUNITY THEMES HOUSING CHALLENGE THEMES DIRECTIONS • Opportunities for infill • Attainable options for residents to This chapter provides a summary of development age within their communities opportunities and challenges facing Johnson County cities. The summary comes from • Limited housing variety - lack of housing, demographic, and economic data • Demand for housing variety for the County and conversations detailed "Missing Middle" housing in Chapter 2. In summary, the opportunities and challenges identified include: • Desire to age within communities • Slower return to building

• High-quality housing stock • Limited advocacy for housing variety • Continues demand for rentals at all price points • Limited supply of first-time homebuyer options • Highly respected communities and schools • Lack of consistency in regulations and the basic ground rules • Large job center with the need for adjacent housing • Unseen homelessness

• Land and transportation COUNTYJOHNSON COMMUNITY STUDY HOUSING opportunities that support innovative housing products Executive summary Executive

11 Tools: Tools: Tools: A One-Stop Database for Housing Housing for Database A One-Stop Programs PartnershipsLeverage Housing Streamline Approval Procedures Prepackaged RFPs Plans and Site Small Middle-Density Lot, Townhome, ProductDemonstration AllLeverage in This Tools Risk-Sharing with GoalsChapter Housing to maintain the attainability the existing of stock and opportunities. housing new 1. 2. 1. 2. 3. 1. GOAL 7. Connect existingGOAL 7. housing resources help (including for other expenses) and fill gaps left by the marketprivate GOAL5. Remove uncertainties code in the development process GOAL 6. Prioritize funding/incentives for attainable adjacent housing to jobs and transportation Tools: Tools: Subordinate payments Infrastructure standards Purchase Resale program Rehab for owner and rental units Rental programs rehabilitation rehab programs homebuyer First-time Non-city/county programs code guides for design Promote requirements and energy efficiency programs

› › › › › › › Expanding Program Options Programs Existing Continue Market Existing Programs Design Rethink Neighborhood Infill Development in ProductsAllow By-right Housing More ZoningResidential Districts Missing Target Proactively Middle- Products Density Housing 1. 2. 3. 1. 2. 3. 4. GOAL 4. Increase the variety product of types, especially middle-density in GOAL 3. Preserve andrehabilitate existing attainable housing Tools: Tools:

Local advocacy to housing - Relate Terminology people

» » Special assessments Shared cost Shared cost Develop or identify a non-profit identify a non-profit or Develop developer Community Housing Bond Housing Development Fund Development Housing Lending consortium Trust funds Existing partnerships Existing Housing communication

› › › › › › › › › Reducing Site Costs Site Reducing Non-Profit Public/Private Partnerships Partnerships Public/Private Develop and Manage a Housing Fact Book Book and Manage Fact Develop a Housing 3. 2. 1.

1. CHAPTER HOUSING 8: STRATEGIES GOAL 2. Create mechanisms to share risk GOAL Establish/create/develop 1. a network of housing advocates The following is a summaryThe the goals of in their of applicability. 8 and a table chapter

JOHNSON COUNTY COMMUNITY HOUSING STUDY Executive summary 12 FIGURE 8.3: Housing Goals Applicability

development. COUNTYJOHNSON COMMUNITY STUDY HOUSING 5. Remove code uncertainties in the development process All products Various price points. Applicable to all cities 6. Prioritize funding/incentives for All price ranges, but target Cities on the Interstate or mixed-income developments section arterial street systems; attainable housing adjacent to jobs and Focus on rental options with a portion of rents under Logistics Park Kansas City transportation $1,000. Intermodal Facility

7. Connect existing housing resources and Below market rate housing fill gaps left by the private market N/A prices and rent; Below median All cities and all locations household income levels. Executive summary Executive

TABLE OF CONTENTS INTRODUCTION...... 16

SECTION ONE: JOHNSON COUNTY PROFILE CHAPTER 1: COUNTY PROFILE...... 25 CHAPTER 2: HOUSING PERCEPTIONS...... 59 CHAPTER 3: DEVELOPMENT POTENTIAL...... 73

SECTION TWO: COMMUNITY PROFILES CHAPTER 4: LARGE TIER COMMUNITIES...... 87 CHAPTER 6: SMALL-TIER COMMUNITIES...... 261 OVERLAND PARK...... 88 FAIRWAY...... 262 OLATHE...... 104 LAKE QUIVIRA...... 264 SHAWNEE...... 120 MISSION HILLS...... 266 LENEXA...... 136 MISSION WOODS...... 268 LEAWOOD...... 152 WESTWOOD...... 270 PRAIRIE VILLAGE...... 166 WESTWOOD HILLS...... 272 GARDNER...... 182 SECTION THREE: A PATH FORWARD CHAPTER 5: MID-TIER COMMUNITIES...... 199 CHAPTER 7: STRATEGIC DIRECTIONS...... 277 MERRIAM...... 200 CHAPTER 8: HOUSING STRATEGIES...... 289 MISSION...... 210 ROELAND PARK...... 220 APPENDIX SPRING HILL...... 230 DE SOTO...... 240 EDGERTON...... 250

A strategy and implementation THREE: SECTION A Path Forward. A strategy and implementation can utilize the that as community county or a whole each toolbox Force. Task a Housing of with the help A closer look at each each at TWO: Community Profiles. look SECTION A closer future forecasts for including County, community in Johnson and demand opportunities.housing A look at overall conditions overall at County Profile. conditions A look Johnson ONE: SECTION opportunity including areas. the county, across and perceptions

• • • ORGANIZATION The document is organized document to allowThe individual to easily access cities the that at tools local can analysis be leveraged with implementation is organized study local regional as The or follows: level. Regional Approach Regional and ever-changing landscape of is market complex a A housing guiding factors production, economic variables, including countless rehabilitation, anddemand. Social housing also factors influence willingness tonew homebuyers' as to adapt does preferences, housing Understandably, and the community's perception. products jurisdictional beyond go challenges boundaries. forces and market all of County is vital the in coordination Johnson cities Therefore, will Force Task Housing The housing. many to address strategies for this lead effort, help mustand be all willing cities participate to in realizing the fullnewregional strategies. housing of Of influence initiatives will some course, also in specific be place to a city's unique the market. JOHNSON COUNTY HOUSING INTRODUCTION WHY A STUDY FOR JOHNSON COUNTY? To move the housing study outcomes into action, a multi- action, into outcomes study the housing move To County Municipalities jurisdictional Johnson and multi-sector will theForce next Task from steps thisCommunity lead Housing goal is to bring a diverse together Force's Task Housing The study. to the and support input to provide community stakeholders of set in creatingCounty and Cities attainable and sustainable housing their jurisdictions for to ensure vibrant, appropriate strategies the Health and future. into Forward now The communities healthy efforts. and Evergy Force Task funded the Housing Foundation Additionally, housing is a priority health equity issue identified by by health is a priority identified equity housing issue Additionally, a multi-sector (HEN), County Health Equitythe Network Johnson Community Services Johnson United by of convened collaborative from the Kansas and support Grant Health Foundation County. the HEN. of fundsREACH the work Healthcare Foundation The cities of Johnson County know to that grow continuing the Johnson of cities The and schools, to jobs, accessible everyone for requires housing economy to rise, a primary continue a As prices recreation. for housing reason challenges to having is tostudy overcome options attainable housing types. and housing points various price County at in Johnson Johnson withinCounty and 19 municipalities in the the study invested county the Funding the process. for throughout engaged support and were wasstudy also through provided a grant from Evergy.

JOHNSON COUNTY COMMUNITY HOUSING STUDY 16 TECHNICAL COMMITTEE The planning team worked closely with a technical committee to present findings and gain a deeper understanding of conditions in the county. Members include:

• Mike Brungardt – City Administrator, De Soto; Represents the western portion of the county. • Chris Engel – City Administrator, Merriam; Represents the northeastern portion of the county and serves on the Health Equity Network leadership team. • Jay Leipzig - Director of Planning, Johnson County; Represents the County. • Jack Messer – Director of Planning and Development, Overland Park; Represents the largest city in the county. • Aimee Nassif – Chief Planning & Development Officer, Olathe; Represents the second largest city in the county. • Mayor Don Roberts – Edgerton; Represents the far southwest portion of the county and smaller city. Also, a United Community Services Board member. • Mayor Paula Schwach – Westwood Hills; Represents the far northeast portion of the county and a small city.

• Laura Smith – City Administrator, Mission; Represents a mid-size COUNTYJOHNSON COMMUNITY STUDY HOUSING city and northeastern portion of the county. Also is part of MARC's First Ring Suburb Coalition. • Nolan Sunderman – City Manager, Shawnee; Represents the western and northern portion of the County. • Maury Thompson – Deputy County Manager, Johnson County; Represents the County. • Julie Brewer - United Community Services, primary project management and city relations. • Kristy Baughman - United Community Services, primary project management and city relations.

17 United Community Services Role to data, and connections resources, and continued Provide support organizations associated and other to Force, Task the county, cities, this goals.advance housing study's Citizen Role and challenges to understandneeds Seek all the housing of different housing for and circumstances Advocate people in community. your with the community efforts.that Get these involved meets needs. Engagement public a comprehensive included Study County Housing Johnson The the of understand the and needs vision to help process engagement county. listening and of a series sessions input, the public broaden To in the summer The held and meetings fallwere public 2020. of changed the pandemic ability in However, person. COVID-19 to meet remained from many robust different and input participation a community Additionally, the county. across groups demographic than more 14 4,615 responses, received survey the general public of listening discussions with 84 session from participants, and input Human Service UCS registrants. Summitthe 2020 with 170 The over survey was advertised local by organization, e-mail, social media, libraries, similar outlets, and other planning to other efforts. throughout are from community survey spread Quotes respondents the throughout heard to express sentiments the document process. engagement Housing Force Task Role the in strategies thisRefine and detail implementing the for steps on willaction local stakeholder Force Task empower The study. the that strategies a sustaining local fit and have contexts plan for efforts continuing into the future. they for willLastly, advocate in cities. needed market the housing of and sectors residents ROLE OF THE STUDY County Role Similar and efforts listen to to the the recommendations city role, programs, and funding policy, to Adopt Force. Task the Housing of with to align closely cities Work needs. housing the identified support goals meet in study. to the the intentions and possible effortswhere State-level for to lobby require front may actions a coordinated Some Johnson across coordination changes and policy broad in housing County jurisdictions. Read and understand the study. Listen to the recommendations and Listen to the recommendations and understand theRead study. Force withstaff, closely Task Work Force. Task Housing of efforts the and regionallystakeholders, with to determine policy, cities other programs, needs. and funding housing the identified to support that meet policies and adopt work through the Force's Task on Follow context the unique considering the in goals this and intentions study, their cityof and alignment with city goals. City Role To understand the state of housing supply and demand in Johnson and in demand Johnson supply housing understand the state of To process input an this extensivepublic combines study County, trends. and market Thisand analysis study's the demographic of will recommendations Force Task initiated be the by Housing is It the from county. throughout representatives of comprised to address perfect solution thatimportant one there is to note no and capitalizeissues strengths. the included strategies on Therefore, that will options and of in 3 are Section to be combined a menu need aspects thecommunities. unique different altered to meet of A housing study is designed to explore, evaluate, and identify to explore, is designed study A housing area. a given throughout issues The housing to address strategies the region, of impacts the market qualityhousing residents life for of in moving interested to the area, seeking and businesses topeople retain)recruit employees. (and

JOHNSON COUNTY COMMUNITY HOUSING STUDY 18 Social and Racial Equity United Community Services of Johnson County and other A Note on Pandemic Influences... organizations have focused on the need for attainable housing The housing study was done during options for all Johnson County residents. This study was not charged to specifically analyze racial equity in housing practices and uncertain circumstances in 2020. The study perceptions. notes the potential short-term effects of However, there is a history of disproportionate impacts of housing a recession where applicable, an economic challenges on communities of color in cities across the country. situation that was still fluid at the time There were several racially restrictive legal tools that developers, real estate agents, and government agencies used to ensure suburban of this document. Indicators towards the neighborhoods remained all-white. From deed restrictions to home associations to FHA-subsidized communities, Johnson County, like end of 2020 had yet to indicate severe many of the United States’ new suburban developments, witnessed impacts on the housing market. However, each of these tools in action. Structural racism played a significant role in Johnson County’s early development. An exhibit at the Johnson rising housing construction costs partially County Museum tells the story of the birth of Johnson County and its attributed to the pandemic were prevalent. impact on racial diversity in housing to provide context for the data contained in this study: Https://youtu.be/khgp3JOHbwM The next chapter provides detailed market data and potential recession-related DATA implications. A variety of sources were used to develop the demographic and economic analysis. These included:

• The U.S. Decennial Census and American Community Survey (2018 5-year Estimates); JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING • Multiple Listings Service (MLS) data provided by local realtors; • Bureau of Labor Statistics • Local city building permit data, provided by local city staff; • County GIS Department; • United States Geological Survey (USGS) and National Resources Conservation Service (NRCS) mapping data; • Mid America Regional Council (MARC) https://www.marc.org/ Data-Economy • Past plans, studies, and city ordinances provided by county staff.

19 Refers to a short-term loan loan to a short-term Refers Occurs when higher income higherincome Occurs when Gross rent is the contract rent rent is the contract rent Gross It can partner engaged describe It for the purpose meeting anfor of immediate financial until sufficient fundsobligation to financialfinance the longer-term can need be secured. plus the estimated average monthly cost cost monthly the estimated average plus gas, and and water utilities (electricity, of wood, coal, and fuels kerosene, (oil, sewer) paid if (or these are the by renter paid etc) (Census.gov) else). someone by the renter for Leverage. Filter Effect. Gap Financing. Gross Rent. organizations (financial, organizational, and and organizational, (financial, organizations significant a more human to enable capital) funding, provide gain to or access outcome, fundsadditional as grants such pledging by local resources. households are "filtered" out of housing housing of are out "filtered" households units that points are the price well below "move- that they canafford. Oftenit involves thatexisting, housing frees up up" more canmoves be Today the housing. affordable lateral also in but square upgrades footage with amenities or smallerin locations home square footages. Any housing that is not thatAny housing is not A single or couple without without couple A single or For renter-occupied units, the renter-occupied For children living at home. Empty-nesters can children Empty-nesters living home. at often refers most range but age any include children moved whose adults have to older home. at live longer and no out Contract Rent. Empty-Nester. Attainable Housing.Attainable financially burdensome to a household financially to a household burdensome range. Financiallyin specific a income expensesbe housing could that burdensome However, income. household of 30% exceed a where situations also could it include has high care day costs, student household expenses other or thatdebt, limit income in terms Housing of housing. on to spend programs Federal by can subsidized housing in thisbe included definition. contract rent is the monthly rent agreed is rent the monthly rent contract furnishings, regardless any of upon utilities, for Data servicesor that be included. may no which units for excludes rent contract is paid. (Census.gov) cash rent In the context of this study, this of In the context study, Assesses the current market

HOUSINGTERMINOLOGY USED THIS IN STUDY assisted housing is defined and refers to and is refers defined assisted housing that that to households housing caters services. additional need This could want or meals, provided cleaning service,include shared maintenance, similar and other includes This definition accommodations. living Often"assisted those units." in that adults live areassisted older housing well afterindependently retirement. value of a property of value and is usually a key property a sold, is when bought, requirement (comparables) insured, Comps mortgaged. or in these are located properties are needed; the same area, similar have characteristics, sales). an (recent value established and have Assisted Housing. Appraisal. Appraisal. There are many termsThere used to discuss Below actions. and describe needs housing terminology is used throughout common certainthe to describe study situations, conditions, or intended actions.

JOHNSON COUNTY COMMUNITY HOUSING STUDY 20 HOUSING TERMINOLOGY USED IN THIS Move-up Housing. The natural cycle of MOVE-UP HOUSING EXAMPLE STUDY (CONT'D) how people move in the housing market, referring to the process of moving from Market Rate. The price that the broad number renting to mid-sized owner-occupancy to of homebuyers or renters are willing to pay larger single-family homes. The “move-up” for housing. Market rate housing does not generally occurs with income increases, have any restrictions on price. Generally, assuming adequate housing supply and when the demand goes up, the market rate variety is available, opening more affordable price will also go up. Conversely, when housing options for others. Recent trends supply goes down, the market rate price indicate that “move-up” housing may not FAMILY / MOVE-UP tends to go up. Note, the market rate price mean square footage but may mean better may also be a price buyers must pay because ENTRY HOUSING DOWN-SIZE HOUSING finishes and amenities. there are no other options for their situation, putting them housing cost burdened. Peer Counties. Comparisons to peer counties provide a baseline to evaluate Median Household Income. This includes the whether conditions in Johnson County are income of the householder and all other significantly different from other regions. individuals 15 years old and over in the The peer counties were taken from those household, whether they are related to the used in the Johnson County budget book householder or not. The median divides and deemed comparable to Johnson County. the income distribution into two equal While each comparison county is like parts: one-half of the cases falling below Johnson County in one way or another, every the median income and one-half above the community ultimately has a unique set of median. For households and families, the circumstances that set it apart from every median income is based on the distribution other. Nonetheless, differences in conditions of the total number of households and can help indicate localized issues or assets families, including those with no income. for Johnson County. (Census.gov) COUNTYJOHNSON COMMUNITY STUDY HOUSING Universal Design. The process of creating Mixed-Use. Mixed-use districts are areas products that are accessible to people with a with two or more different uses such as wide range of abilities, disabilities, and other residential, office, retail, and civic in a characteristics. Ideally, the concept extends compact urban form. Typical residential uses to neighborhoods. Refer to the Communities in a mixed-use district range from medium for All Ages page maintained by the Mid- density to very high density uses. America Regional Council (MARC).

https://www.marc.org/Community/KC- Communities-for-All-Ages

SECTION ONE JOHNSON COUNTY PROFILE

CHAPTER ONE County Profile The information in this section informs the overall housing demand that could be expected in Johnson County. While the population growth forecasts are the leading indicator of housing demand, housing characteristics inform the type of housing to meet demand and county needs. Trends in home values, income growth, occupancy, and other factors begin to form the housing demand program. However, the perceptions and insights from residents, existing and potential, are equally important. Chapter 2 continues the conversation of what residents want, need, and can afford in Johnson County.

Chapter 1

Takeaways:

JOHNSON COUNTY COMMUNITY HOUSING STUDY 26 • Johnson County will continue to see population growth. cities have also had limited multi-family construction in the › The highest population growth rate through 2030 will be past ten years. Shawnee has seen some multi-family growth in Gardner and Spring Hill. The highest growth in the number of recent years, but many are age restricted. people through 2030 will be Overland Park and Olathe. • Younger and larger households live further out from the Kansas › Strong growth rates should continue in Lenexa, Shawnee, City metro core in communities like Spring Hill, Gardner, Olathe, and Overland Park. Edgerton, and Olathe. › › Growth in De Soto and Edgerton are contingent on overcoming These areas also tend to have more home-ownership and barriers like utilities and infrastructure, and providing local higher growth rates. housing programs. › Lower value to income ratios in these areas also indicate › Fully built-out cities may experience slight growth through homes are relatively more attainable for families. empty-nesters moving and the in-migration of families. Cities like Prairie Village, Mission, Merriam, Leawood, Roeland • Most cities in Johnson County saw household incomes rise by a Park, Westwood, and Fairway would likely experience growth lower percentage than home and rental costs in the past decade. through redevelopment and mixed-use sites. › Exceptions are in Merriam, Mission, Mission Woods, and Westwood Hills. • Almost as many multi-family units were built throughout the » county in the past ten years as single-family units. For Mission Woods and Westwood Hills, the change is likely because of more income earning households as › However, the multi-family units are not spatially distributed opposed to retirees. among cities. » In Merriam and Mission, rents still rose close to incomes, › Demolition of homes is concentrated within a few cities. Cities but home values increased by less. This could be a sign of in the northeast tend to quickly replace demolitions with low rental availability, home age, and condition. another unit. Other cities, like Edgerton, are not replacing all › Home values rose by the highest percentage in Prairie Village,

units that are demolished because the land use changed. Fairway, Lake Quivira, and Spring Hill. COUNTYJOHNSON COMMUNITY STUDY HOUSING › The construction of manufactured homes is mostly non- › Rent rose by the highest percentage in Fairway, Prairie Village, existent and a missed opportunity for more attainable Roeland Park, and Shawnee. housing. Manufactured homes are becoming more popular in many larger cities. They provide a way to reduce the cost of • Most older households want to age in their cities, but increasing housing through economies of scaled production. assessed values make that difficult with higher tax burden, on top of the need for home renovation for universal design. • Households making under $50,000 who rent have more difficulty › finding attainable options than those that can purchase because The ability to stay in the community also means the option of fewer options and rents increasing faster than incomes. to move to a small, accessible, and attainable dwelling, which options are limited. › Cities becoming more cost burdensome for renters include Shawnee, Edgerton, Fairway, Leawood, and De Soto. These • More supply is needed across all price points and home types.

27 Valuations Fluctuating Supply Permit Fees Land & Lot LOCAL MARKET - Survey Respondent Services Zoning Amenities Regulations like Education, like WHAT MARKET DOES DATA NOT TELL US Census and other objective data have dataCensus have objective and other element only one limitations, provides it so understandingof market. the housing capture the feelings not Market data does does It residents. and of observations the quantitative effect indicate those not in different areas. people on have conditions fully of not does capture theIt condition Lastly, community amenities. or housing small for reliable less datamarket becomes sampling of because 1,000) areas(under the error and insufficientUltimately, data. and directions strategic compare conclusions data with the ground on and observations discussions. Decline Growth/ Openings Population Job Growth/ Supply of MARKET Wage Level Wage Contractors REGIONAL WHAT MARKET TELLS DATA US Figure 1.1 summarizes the variety of supply housing that influence elements and demand. Quantitative data describes past trends in housing population, objective other and affordability, occupancy, Market data a quick measurements. gives and straightforward of representation to other compares it the and how county and those in the region. counties comparable are the same explain conditions why helps It other to areas to compared different tailoror successful policies. "The housing crisis is not going away anytime soon. anytime soon. away going crisis is not housing "The and building wealth in economy our to important It’s thisfamilies issue." solve to Sources Funding CDBG, FHA Federal Standards Interest Rates Interest

MARKET MACRO Potential development forces housing on and investment Costs Global Forces Raw Material Raw

FIGURE 1.1: INTRODUCTION This chapter summarizesThis chapter the characteristics County that strongly influence Johnson of market. the A thorough housing and housing understanding demographics of is the first stepconditions in crafting the is important plan. to understandhousing It the historic patterns, trends, population andeconomy, housing market conditions future to forecast today and articulate needs County’s Johnson a program to improve specific cohorts, age for market housing and personal levels, preferences. income

JOHNSON COUNTY COMMUNITY HOUSING STUDY 28 POPULATION MAP 1.1: Annual Growth Rate by City (1990-2018) CHARACTERISTICS AND CHANGE This section reviews the county’s demographic trends—historical population growth, trends in age distribution, and geographic distribution. These trends provide a perspective on how the region has grown, the disparities that may have evolved, and new opportunities created. HISTORIC TRENDS Overall, the region experienced steady growth since 1990, starting with a population of 357,048 and growing by 64% to a 2018 estimated population of 585,502. Map 1.1 and Figure 1.2 (on the next page) illustrates the region’s current and historic population trends. These show:

• A mix of both growth and decline across the county, with De Soto, Gardner, and Spring Hill seeing the highest percentage rates of growth between 1990 and 2018.

They are also cities that mostly abut rural COUNTYJOHNSON COMMUNITY STUDY HOUSING Johnson County.

Source: U.S. Census

29 7% 1.8% 1.9% 1.6% 0.1% 0.1% 1.0% 3.9% 3.6% 2.8% 2.0% 2.0% 0.6% 0.0% 0.0% -0.1% -0.4% -0.3% -0.2% -0.2% -0.03% GROWTH RATE GROWTH 1990-2018 ANNUAL 1990-2018 - - 1.16% 1.61% 0.17% 11.14% 1.92% 1.05% 0.61% 1.08% 3.77% 0.67% 9.44% 3.65% 0.28% 0.28% 5.90% 0.06% 0.03% 23.84% 32.23% COUNTY CURRENT CURRENT SHARE OF OF SHARE 177 378 982 2018 1,624 6,315 6,138 1,665 3,947 9,437 6,796 11,243 21,351 3,580 34,570 55,294 65,239 22,048 188,687 139,588 2,911,510 585,502 ESTIMATE 178 359 906 1,671 2010 6,731 1,506 5,437 5,720 3,498 3,882 9,323 19,123 11,003 21,447 31,867 48,190 62,209 173,372 125,872 544,179 2,853,118 165 378 932 6,817 4,561 1,533 1,440 2,727 2000 9,727 3,952 3,593 9,396 11,008 47,996 27,956 22,072 92,962 40,238 451,086 149,080 2,688,418 182 383 983 2,191 3,191 1990 1,772 4,173 1,244 2,291 11,821 7,706 3,446 9,504 111,790 23,186 19,693 37,993 34,034 63,440 357,048 2,477,574 Population Change County Johnson - Communities FIGURE 1.2: Westwood Hills Westwood Totals County Westwood State of Kansas Spring Hills Shawnee De Soto De Edgerton Olathe Prairie Village Roeland Park Roeland Source: U.S. Census; American Community Survey (2018 5-year Estimates) Fairway Gardner WoodsMission Overland Park Overland Lake Quivira Lenexa Mission Hills Leawood Mission Merriam It is not surprising is not thatIt the growing are the outskirts those on communities the metro areaof with the ability to annex land, while those in decline are landlocked by adjacent communities. For example, Roeland Park lost 0.4% 0.4% Roeland lost Park example, For from 1990 to 2018. population its of the alone, to from 2018 2000 However, size from dropped household average 2.27 to 2.20. Meaning a population for the drop in in 2000, household 6,817 of size results decline to in a population higher estimated population The 6,615. new of is because 6,796 of in 2018 vacant. units longer housing no built or

› › The county grew at an average annual grew county an average at The 1.8% between of 1990 and 2018, rate growthexceeding in Kansas, was which during the same timeonly 0.6% frame. The cities that experienced population that population experienced cities The resulted decline between 1990 and 2018 size rather household fromin fluctuations These residents. of than an out-migration are landlocked mostly communities The development. areasnew without for occurreddeclines in Merriam, Mission, Prairie Woods, Village,Mission Roeland only each However, Park, and Westwood. and 0.4%. between 0.03% lost

• •

JOHNSON COUNTY COMMUNITY HOUSING STUDY 30 FIGURE 1.3: Regional County Population Change Figure 1.3 shows population change for Johnson County compared with surrounding metro area counties and peer 2000 2010 2000-2010 2018 2010-2018 counties across the nation. Johnson County’s growth between POPULATION POPULATION PERCENT POPULATION PERCENT CHANGE ESTIMATE CHANGE 2010 and 2018 continues to be aggressive, especially for a county of its population size. Johnson County grew by more people Johnson County 451,086 544,179 21% 585,502 8% over the past eight years compared to peer counties except for Cass, MO 82,092 99,478 21% 102,678 3% Denton County which has explosive growth since 2010. Clay, MO 184,006 221,939 21% 239,164 8% Jackson, MO 654,880 674,158 3% 692,003 3% MIGRATION PATTERNS Platte, MO 73,781 89,322 21% 98,824 11% Wyandotte, KS 157,882 157,505 0% 164,345 4% Figure 1.4 shows 2010 predicted population versus the actual 2010 Census counts for Johnson County. The forecast is built Dakota, MN 355,904 398,552 12% 418,201 5% from average birth and death rates for age groups. This analysis Waukesha, WI 360,767 389,891 8% 398,879 2% can provide a better understanding of in- and out-migration. Jefferson, CO 527,056 534,543 1% 570,427 7% When the actual population is larger than would be predicted Denton, TX 432,976 662,614 53% 807,047 22% by natural birth and death rates, in-migration occurred. When the actual is less than would be predicted, then out-migration Source: U.S. Census; American Community Survey (2018 5-year Estimates) occurred. The difference in these numbers provides some understanding on the scale of in- or out-migration. Figure 1.4 shows the situation county-wide where there was a large in- FIGURE 1.4: Predicted Versus Actual Population in Johnson County (2010) migration of family age cohorts. For individual cities (not shown here), this comparison indicates: • Many cities were expected to decline naturally, a result of a lower number of births than deaths. • Many cities outperformed the predicted population

indicating strong in-migration during the decade. COUNTYJOHNSON COMMUNITY STUDY HOUSING • Lake Quivira, Leawood, Mission Hills, Mission Woods, and Prairie Village were predicted to lose population but instead gained population. The most significant reversal was Leawood’s projected loss of 838 residents which in reality was a 4,749-resident gain. › For these cities, it means that older populations were likely replaced with larger households or large redevelopment projects that opened new land for residential development. • The greatest in-migration occurred in Olathe and Overland Park, which experienced an additional 17,346 and 16,338 Source: U.S. Census; RDG Planning & Design residents, respectively.

Median Age, 2018 MAP 1.2: Source: U.S. Census illustrates the median in the age

YOUTH SENIOR & POPULATION Conversely, nationally of the number Conversely, individuals moving their into retirement the next yearsyears ten will over the be at shift This population in history. highest rates will market. the housing an on impact have Map 1.2 Mission that Woods, Mission shows map The Hills, Lake Quivira, the have and Leawood between age highest median household This is an46 years old. important and 53 factor when considering the demand for in these areas housing nearby retirement or not does housing Retirement communities. mean only assisted living also but universal design options. The lowest median household age occurs age median household lowest The Spring Hill,in Gardner, at and Edgerton This trend reflects a yearsaround old. 32 families young pattern of moving further median with home to communities lower out data above age median household The values. with Younger values. correlate housing with to be in cities tend lower households have may households Younger values. home expenseshigher other and lack savings to live in areas. other County. Johnson of larger communities In Johnson County, there are significant County, In Johnson households of in differences age the Typically, amenities, the city. on depending where costs influence and housing schools, willfamily if given forming households reside are an Schools especiallya choice. attractive to the rest aspect County compared in Johnson the Kansasof in input as City noted metro, throughgathered this study.

JOHNSON COUNTY COMMUNITY HOUSING STUDY 32 FIGURE 1.5: Population Growth Forecast - Johnson County PROJECTED GROWTH Population forecasts completed by the Mid- ANNUAL America Regional Council (MARC) in 2014 GROWTH 2010 2018 2020 2025 2030 2020-'30 RATE CHANGE provide estimates for population growth that many cities in the county use in local De Soto 1.89% 5,720 6,512 6,635 7,286 8,001 1,366 comprehensive plans. Edgerton 1.44% 1,671 1,665 1,713 1,841 2,188 475 Fairway 0.10% 3,882 3,947 3,955 3,974 3,994 39 For use in the housing demand models Gardner 2.65% 19,123 21,351 22,498 25,641 29,223 6,725 in Section 2, the forecasts in Figure 1.5 Lake Quivira 0.21% 906 982 986 997 1,007 21 considers the MARC forecast along with: Leawood 0.71% 31,867 34,570 35,064 36,329 37,640 2,576 • Each city’s residential building activity Lenexa 1.71% 48,190 53,051 54,878 59,725 65,001 10,123 between 2010 and 2019. Merriam 0.52% 11,003 11,243 11,359 11,656 11,959 600 • Any growth rates identified in city plans Mission 0.75% 9,323 9,437 9,579 9,944 10,322 743 in the last five years, as available. Mission Hills 0.04% 3,498 3,580 3,583 3,591 3,599 16 • The growth rate trend from 2000-2018, a Mission Woods 0.22% 178 177 178 180 182 4 period that includes two recessions with Olathe 1.38% 125,872 139,588 143,647 153,810 164,691 21,044 differing implications toward housing. Overland Park 1.39% 173,372 196,625 199,350 213,554 228,770 29,420 • Consideration of the possible population Prairie Village 0.19% 21,447 22,048 22,132 22,343 22,556 424 given each city’s unique circumstances Roeland Park 0.06% 6,731 6,796 6,804 6,825 6,845 41 and near term development projects. Shawnee 1.08% 62,209 65,239 66,659 70,344 74,233 7,575 For example, landlocked cities or cities close to full build-out have more Spring Hills 2.77% 5,437 6,976 7,409 8,611 9,872 2,463 restrictions on the feasible future growth Westwood 0.43% 1,506 1,624 1,638 1,673 1,709 71 such as available land, transportation COUNTYJOHNSON COMMUNITY STUDY HOUSING Westwood Hills 1.25% 359 378 388 412 439 51 connections, and public spaces. Unincorporated Areas - 11,885 - 13,046 - 14,873 These average annual growth rates consider Johnson County TOtal 1.32% 544,179 - 611,500 - 697,104 times of recession and expansion, as well Source: 2040 Forecast MARC (2014)*, RDG Planning & Design as future land development constraints *MARC Forecasts were updated in 2020 but city allocated forecasts were not available at the time of this study in Johnson County. Under the uncertain circumstances in the second half of 2020, the annual growth could be smaller in the near term as the economy recovers from the 2020 pandemic. As expansionary economic conditions return, the annual growth rates could rise above the average to make up for pent-up demand. Section 2 goes into detail on demand forecasts for each community. 33 $44,317.50 $29,821.50 $41,325.50 $26,182.00 $42,185.00 $36,192.00 $41,250.00 $30,437.50 $30,437.50 $37,992.50 $37,992.50 $27,062.50 $35,257.00 $74,868.00 $74,868.00 $43,373.00 $65,375.00 $65,375.00 $42,253.50 $42,659.00 $66,250.00 $66,250.00 $52,500.00 $82,500.00 $125,000.00 $125,000.00 50% OF MEDIAN $47,714.40 $56,411.20 $56,411.20 $41,891.20 $57,907.20 $66,120.80 $66,120.80 $67,496.00 $67,496.00 $67,605.60 $67,605.60 $119,788.80 $60,788.00 $60,788.00 $68,254.40 $48,700.00 $70,908.00 $69,396.80 $69,396.80 $43,300.00 $84,000.00 $66,000.00 $66,000.00 $132,000.00 $132,000.00 $104,600.00 $104,600.00 $106,000.00 $106,000.00 $200,000.00 $200,000.00 80% OF MEDIAN $70,514 $85,318 $82,651 $72,384 $54,125 $54,125 $75,985 $84,507 $84,370 $60,875 $88,635 $59,643 $82,500 $ 86,746 $52,364 $130,750 $132,500 $165,000 $149,736 $105,000 $105,000 $250,000+ HOUSEHOLD INCOME 2018 ESTIMATED MEDIAN 177 378 982 1,624 6,315 6,138 1,665 3,947 9,437 6,796 11,243 21,351 3,580 34,570 55,294 65,239 22,048 188,687 139,588 585,502 2018 POPULATION2018 2018 Median 2018 Household Income FIGURE 1.6: Johnson CountyJohnson Source: American Community Survey (2018 5-year Estimates) De Soto De Hills Westwood Fairway Leawood Lenexa Merriam Mission Prairie Village Park Roeland Spring Hills Westwood Mission Hills WoodsMission Edgerton Gardner Lake Quivira Overland Park Overland Shawnee Olathe .

2018 estimated median household income income estimated median2018 household asranges from $52,364 as low in Soto De in Hills. Mission to $250,000 median The the entire is county for income household $85,746. Several the smallest 1,000 of under cities above median incomes have residents while the two largest cities $100,000, to low in the mid- medianincomes have $80,000’s.

• • ECONOMIC ASSESSMENT HOUSEHOLD INCOME Like many other counties on the edge of of the edge on Like many counties other disparitiesmetropolitan areas, exist income as illustrated County cities, Johnson among in Figure 1.6 Johnson County’s economy, including including economy, County’s Johnson workforce needs, incomes, and options housing impact rates, unemployment following section The and development. an economic overviewprovides basic of characteristics these characteristics and how to housing. relate

JOHNSON COUNTY COMMUNITY HOUSING STUDY 34 • When compared to surrounding counties MAP 1.3: Median Household Income of Highest Earning Age Group, 2018 (see Figure 1.7), Johnson County has the highest median household income, just above Clay County ($86,269) and well above Jackson County ($55,929). Johnson County has a comparable median income to comparison counties across the U.S. • As expected, shown in Map 1.3, older working age cohorts tend to have higher incomes. However, family age cohorts are the top income earner in selected areas in Johnson County. This is likely because these are higher paying jobs, there are more housing choices, more attainable options, and/or household preferences. Other sections in this plan will show that lower median income in a city does not always correlate to household housing cost burdens. Instead, the combination of income, housing costs, and transportation costs together determine cost burdens.

FIGURE 1.7: 2018 Median Household Income (comparable Counties) JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING Johnson County $ 86,746 Cass, MO $71,114 Clay, MO $86,269 Jackson, MO $55,929 Platte, MO $80,468 Wyandotte, KS $47,285 Dakota, MN $86,302 Waukesha, WI $86,968 Source: American Community Survey (2018 5-year Estimates) Jefferson, CO $85,890 Denton, TX $88,117 Source: American Community Survey (2018 5-year Estimates)

35 1% 3% 0% 3.1% 3.1% 1.5% 1.5% 1.2% 1.6% 1.9% 1.9% 2.4% 2.2% 2.5% 2.3% 2.8% 2.6% 2.8% 2.9% 0.5% 0.3% RATE* 2018 UN- EMPLOYMENT 95 211 422 931 904 3,144 4,376 3,243 2,022 1,609 1,609 11,599 17,071 17,071 6,047 12,132 6,982 6,982 FORCE 30,871 LABOR 77,036 37,355 107,393 456,249 177 378 982 2018 1,624 6,315 6,138 1,665 3,947 9,437 6,796 11,243 21,351 3,580 34,570 55,294 65,239 22,048 188,687 139,588 2,911,510 585,502 POPULATION 2018 Unemployment 2018 Rate FIGURE1.8: De Soto De Edgerton Fairway Gardner Lake Quivira Leawood Spring Hills Lenexa Prairie Village Source: American Community Survey (2018 5-year Estimates); Bureau of Labor Statistics *The pandemic significantly increased unemployment in 2020 and expected to carry into 2021 - at 4.4%as of Oct. 2020. Mission Mission Woods Park Roeland Shawnee Westwood Merriam Mission Mission Hills Olathe Overland Park Westwood Hills State of Kansas Johnson Johnson County JOBS AND EDUCATION As in the on previous section indicated has the region a strong rates, employment The dominanteconomy. industry sector services, County is educational in Johnson and health care and social assistance. Professional, scientific, and management, and administrative and waste management services rank higher as the employment top industry in cities. four usually needs a direct have Employers' of levels and income the education on impact County Johnson of workforce The a region. attainment.has educational of a high level has a either theOnly workforce of 17% the and 57% of less or degree high school higher. or degree has a bachelor’s workforce The very low unemployment rates pre- rates unemployment very low The needed that employers meant pandemic to recruit from the larger region, and the the region, The state. outside during rate the high unemployment is temporary mostly and pandemic 2020 permanent retail, and personal food, service full The permanent losses. job of extent job willlosses be known not until well 2021. into current data and analysis show However, that skilled and white-collar labor positions are still in affected. and demand likely less According to the 2018 ACS estimates, ACS to the 2018 According the state every below or city isnearly at unemployment rate of 2.9%. Statistics Labor estimated of Bureau The in March rate to 2020 the unemployment has which County, 2.5% inbe at Johnson in during April 2020 to 10.6% up shot since climate. economic a post-COVID

• • EMPLOYMENT EMPLOYMENT The struggle every in lies The region for striking balance between an appropriate andjob housing, development, workforce Data growth—all together. go must which of in Figureprovided 1.8 uses the American Estimates) 5-year Community Survey (2018 estimates to illustrate force (ACS) labor participation and unemployment rates. and drastic quick created pandemic 2020 The characteristicschanges in the employment rate unemployment The County. in Johnson and, in to as Aprilrose high 2020 of as 10.6% had fallen the this time toat of 4.4% study, the of some However, 2020. in October of people decline to is unemployed attributed These work. for looking stopped have who in unemployment counted are not people figures.

JOHNSON COUNTY COMMUNITY HOUSING STUDY 36 Figure 1.10 shows community patterns FIGURE 1.10: Resident Work Destination & Distance COMMUTING PATTERNS within Johnson County. The balance between jobs and housing DISTANCE COUNT SHARE has become an important community • About 37% of employed people that live in TOTAL PRIMARY JOBS 278,319 100.0% and economic development issue. Figure Johnson County travel more than 10 miles 1.9 illustrates the daily export and influx to work. Less than 10 miles 174,925 62.9% of workers in the region. Below are key 10 to 24 miles 73,714 26.5% highlights of regional community patterns. • About 25% of those that live in Johnson County travel northeast to their 25 to 50 miles 9,206 3.3% • Johnson County’s workforce is composed workplace, whether in Johnson County or Greater than 50 miles 20,474 7.4% not. The area in northeast Johnson County of just over half by workers that reside DIRECTION in the county and just under half that and beyond is the core of the Kansas City Overland Park city, KS 67,394 24.2% commute in for work each day. Since 2010 metro. In congestion, even a commuting this has remained relatively the same, distance of 10 miles can take over 30 Kansas City city, MO 41,947 15.1% minutes. with 55% residing and working in Johnson Olathe city, KS 36,618 13.2% County and 45% commuting to work. • Just over 22% of workers who live in Lenexa city, KS 27,877 10.0% Johnson County work in Kansas City, MO/ • For in-commuters, most residents come Kansas City city, KS 19,974 7.2% from either Jackson County, Missouri KS. Leawood city, KS 9,242 3.3% (14.3%), or Wyandotte County, Kansas People may choose to live in a place for many (7.4%). reasons. Often, a spouse works locally while Shawnee city, KS 8,834 3.2% For those living and working in Johnson the other spouse must commute longer to Merriam city, KS 6,624 2.4% County, commuting can still be an issue work. However, as illustrated in other parts Mission city, KS 3,754 1.3% of the section, where a household can find where households live and work in different Wichita city, KS 3,606 1.3% cities. As a metropolitan area, travel times attainable housing that meets their needs is can significantly increase with congestion. often a leading factor in housing choice. Topeka city, KS 3,455 1.2%

All Other Locations 48,994 17.6% COUNTYJOHNSON COMMUNITY STUDY HOUSING

FIGURE 1.9: Inflow-Outflow of Johnson county workforce Source: U.S. Census, On the Map 2017

"[My] Husband works at the [Logistics Park Kansas City] Intermodal Facility and nearly everyone he works with lives in KCMO on the MO side because housing there is cheaper even with gas money..." Source: U.S. Census, On the Map (2017) - Survey Respondent 37 Percent of Renter OccupiedUnits by Cityin Johnson County MAP 1.4: Source: American Community Survey (2018 5-year Estimates) Owner- Occupied Renter- Occupied

Owner- Occupied Renter- Occupied ). Map 1.4 69% Chart Title 69% Chart Title

31% 31% Owner Versus Renter Households (Johnson County)

HOUSING & HOUSINGHOUSEHOLD & ASSESSMENTS HOUSING OCCUPANCY FIGURE 1.11: Source: American Community Survey (2018 5-year Estimates) The county is mostly owner-occupied is owner-occupied county mostly The housing units Figure (see 1.11 illustrates the areas with the highest renter- units arehousing which clustered occupied around Merriam, Lenexa, Park, Overland and only city with rental The units more Soto. De than units (46.1% is Mission owner-occupied Several have communities owner-occupied). 90% (Fairway, above rates owner-occupancy Lake Quivira, Hills, Mission Leawood, Hills). Overall, Westwood Woods, Mission ratio County has anJohnson owner-renter has the which remained nearly 69%-31%, of same since 2010. In the following chapter, an assessment an assessment In the followingchapter, trendswill and household housing be of in the Johnson cities of each for provided opportunityan offers This section to County. trends city by housing directly. compare

JOHNSON COUNTY COMMUNITY HOUSING STUDY 38 As Figure 1.12 illustrates, Johnson County has an average owner- FIGURE 1.13: Owner-Occupancy and Total Vacancy Rates for all units, 2010 and 2018 occupancy rate comparable to, but slightly lower than, many counties in the region and the comparison counties across the nation. 2010 2018

Vacancy rates in the region vary widely, some exceeding 15% % OWNER VACANCY % OWNER VACANCY (Westwood and Lake Quivira), others falling below 3% (Mission OCCUPIED UNITS RATE ALL OCCUPIED UNITS RATE ALL Woods and Olathe), as shown in Figure 1.13. A healthy, self-sustaining IN THE CITY UNITS IN THE CITY UNITS vacancy rate is around 7% which allows movement in the market. De Soto 67.7% 8.9% 62.3% 8.5% For the most part, vacancy rates in each community have remained Edgerton 36.5% 8.4% 79.4% 8.2% steady since 2010, some rising a few percentages others falling at the same rate. Westwood and Lake Quivira, however, saw nearly 10% Fairway 87.9% 4.6% 91.9% 7.2% spikes in their vacancy rate over the eight years. Note, small city Gardner 72.0% 9.0% 65.8% 6.8% populations can produce large margins of errors in Census estimates. Lake Quivira 92.4% 5.3% 99.4% 16.0% Leawood 92.4% 4.9% 90.5% 4.7% Johnson County’s Lenexa 62.9% 7.4% 61.8% 5.4% vacancy rate is low FIGURE 1.12: Owner-Occupied Units and Vacancy Rates of when compared to Comparable Counties Merriam 59.7% 6.2% 57.1% 5.9% the counties in the Mission 48.9% 8.7% 46.1% 5.8% % OWNER- VACANCY RATE region. Only Cass OCCUPIED UNITS ALL UNITS Mission Hills 98.8% 5.5% 98.6% 8.6% County, Missouri, has a lower vacancy Johnson County 69.1% 5.2% Mission Woods 96.1% 3.8% 97.4% 2.5% rate according Cass, MO 76.2% 4.8% Olathe 72.7% 5.0% 70.8% 2.6% to the American Clay, MO 69.1% 6.9% Overland Park Community 65.2% 6.3% 63.0% 5.8% Survey data. Both Jackson, MO 58.5% 11.8% Prairie Village 81.4% 4.5% 78.0% 6.8% Jackson County Platte, MO Roeland Park 65.8% 6.5% 77.3% 6.6% 74.4% 6.7% COUNTYJOHNSON COMMUNITY STUDY HOUSING and Wyandotte County have an Wyandotte, KS 57.1% 11.8% Shawnee 73.1% 5.2% 72.7% 4.2% 11.8% vacancy rate. Dakota, MN 74.3% 3.0% Spring Hill 76.8% 7.2% 80.7% 3.6% When measured Waukesha, WI 76.4% 4.3% Westwood 85.3% 5.3% 84.6% 15.4% against comparison counties, vacancy Jefferson, CO 70.4% 3.6% Westwood Hills 91.6% 5.6% 90.6% 6.6% rates in Johnson Denton, TX 64.5% 5.5% Johnson County 70.8% 6.0% 69.1% 5.2% County are healthy and in the middle. Source: American Community Survey (2018 5-year Estimates) Source: U.S. Census; American Community Survey (2018 5-year Estimates)

39 Age of Housing Stock Housing of Age MAP 1.5: Source: Johnson County GIS Department, Assessor Data , the

AGE HOUSING OF Additionally, it is not is not it Additionally, that the oldest uncommon withinand smallest homes are beingcities used as rentals witha high property low of perception maintenance. Whether rentals owner-occupied or housing the older housing, not stock is often, but County’s always, Johnson attainable of source best priced - housing housing and renting $225,000 below a month. $1,000 below As Map shown on 1.5 housing older region’s stock is predominantly in northeast located These County. Johnson homes are 40-plus-years- updated and if not old, and well maintained, these units begin may to structuralshow issues. as such Communities Lenexa, Overland Shawnee, have Park, and Leawood stock built a housing primarily the 1960s, since thewith housing of most 2000. built since

JOHNSON COUNTY COMMUNITY HOUSING STUDY 40 HOUSING CONDITION MAP 1.6: Housing Condition Map 1.6 shows housing conditions. As in most communities, housing condition tends to correlate positively with housing age. Areas in historic town centers tend to have lower condition of housing. However, there are few areas in Johnson County with concentrated housing below fair condition.

"...Rehab loans with COUNTYJOHNSON COMMUNITY STUDY HOUSING very low interest are a great way to help people buy something affordable and fix it up!..."

- Survey Respondent Source: Johnson County GIS Department, Assessor Data Ratings

41 Construction Activity 2015-2019 Construction MAP 1.7: Source: Johnson County GIS Department

highlights the areaswith the most

CONSTRUCTION ACTIVITY *See Chapter 8 for partnership possibilities and strategies where cities can help stimulate such development There is significant demolition and rebuild is significantThere demolition activity occurring the landlocked of in some The County. in northeastcities Johnson rebuilds are typically and in larger homes has to minor population cities led some growth sizes. from larger household construction activity between and 2015 2019. Construction activity varies city. each by saw cities In the past years, ten some construction while others home rapid is little. development saw Multi-family the on the depending county across sporadic opportunities in landlocked redevelopment and growth and towncities centers areas near transportation commercial or nodes. Map 1.7 granny flats, * etc." affordable fourplexes, land/housing to build - Survey Respondent for the city to purchase the purchase to city for apartments. Would love construction is luxury "Much of the new the new of "Much

JOHNSON COUNTY COMMUNITY HOUSING STUDY 42 Figure 1.14 shows the construction of new housing units by type from 2009-2019. Most "How we come out of of the building permits for new residential construction are clustered around Overland the COVID-19 Pandemic Park, Lenexa, Shawnee, and Olathe. can significantly Although Gardner saw an increase recently with significant growth in duplexes. On a impact construction, percentage of population basis, Gardner and lending practices, jobs, Spring Hill are also emerging as high growth markets for new construction. Since the and whether or not housing rebound after the 2008 recession, [COVID-19] impacted multi-family construction is mostly happening in larger cities like Lenexa, businesses can survive. Olathe, Overland Park, and Shawnee. These issues will determine the level of new construction,

FIGURE 1.14: Residential New BuildingTotal Permit Municipality Data 2009-2019 Residential Building Permits availability of loans and 4,5004,500 the extent of changes to

4,0004,000 the loan underwriting

3,5003,500 process and people's ability to regain the 3,0003,000 financial capabilities lost 2,5002,500 during the Pandemic." COUNTYJOHNSON COMMUNITY STUDY HOUSING 2,0002,000

1,5001,500 - Survey Respondent

1,0001,000

500500

0 0 2009 2010 2011 2012 20132013 2014 2015 2016 2017 20182018 2019 Single-FamilySingle Family Duplex MultifamilyMulti-family Manufactured Homes Homes

Source: Johnson County Cities

43 To this grow in should a To cities end, mannerbased and efficient contiguous infrastructure logicalon public provision and sustainability financial of and environmental resources. Vacant Land, 2020 Land, Vacant MAP 1.8: Source: Johnson County GIS Department information: more for here Reference https://www.jocogov.org/sites/default/ files/documents/PLN/Rural%20 Comprehensive%20Plan.pdf illustrates the tracks vacant land of Continued Slow Growth Slow in the Continued Unincorporated Area Protection Natural Resources AgricultureContinued Production Community""Sense and of "Sense of Place" Development Quality (low-density Choices Limited Housing residences) Fiscal and - Adequate Responsibility EffectiveCost Infrastructure and Public Services Coordination County/City ServicesPublic and Utilities Coordination Quality Transportation Predictability Involvement and Public

• • • • • • • • • • LOT AVAILABILITY Much of the vacant land is not within the land vacant is of not Much a city's building activity limits. is spread However, these areasthroughout and areas that will eventually city into limits. be annexed Plan County Comprehensive Johnson The guides growth in specific these areas. The in these areas development for framework includes: Johnson County Unincorporated Areas Map 1.8 within County residential that have Johnson city future on designations land use maps. the on the land available of is located Most Areas in the county. of sides and south west withthe built out, northeast are relatively new only small for available sites scattered availability not does The lots of development. necessarily mean they are will or be easy to to lack utilities, adds Most which develop. development. of the cost

JOHNSON COUNTY COMMUNITY HOUSING STUDY 44 Home sales and Rentals - MLS data FIGURE 1.15: Single-Family Housing MLS Data - 2017-2019 Information for Johnson County in Figure 1.15 shows several indicators of a tight 2017 2018 2019 housing market with high demand and low AVERAGE AVERAGE AVERAGE AVERAGE AVERAGE AVERAGE supply. Through July of 2020: SALES # DAYS ON SALES # DAYS ON SALES # DAYS ON PRICE SOLD MARKET PRICE SOLD MARKET PRICE SOLD MARKET • Average sales price rose 6.6% from 2019 to De Soto $262,806 77 69 $265,740 70 66 $313,485 84 61 $369,259. Edgerton $165,411 47 74 $224,554 59 99 $210,121 51 47 • The days a home was on the market until Fairway sale remained low at 46. No Data Gardner $210,845 506 20 $232,844 496 54 $245,525 475 15 • Homes are generally selling at the asking price. Lake Quivira No Data Leawood $549,048 531 55 $611,145 504 57 $576,719 393 55 • Inventory has fallen by 44%. Lenexa $334,658 789 39 $358,217 795 40 $358,233 819 50 Data for home sales between 2017 and 2019 Merriam $190,726 137 41 $200,927 167 23 $217,208 149 21 reveal differing trends by each city. Mission $203,868 172 23 $223,332 177 20 $249,010 166 20 • In all cities, average sales prices increased Mission Hills/ $1,217,275 67 160 $1,031,955 72 106 $1,013,311 77 66 from 2017 to 2019. Mission Woods and Woods Mission Hills were the exceptions where Olathe $286,686 2,531 54 $301,180 2,509 66 $321,479 2,339 48 homes are already selling over $1 million. Overland Park $356,222 2,772 52 $369,605 2,650 69 $382,762 2,716 64 • The average days a home was on the Prairie Village $334,243 547 42 $346,559 583 29 $370,227 584 35 market, including time from offer to Roeland Park closing, consistently declined in most $207,603 179 14 $216,727 190 42 $230,582 166 14 cities. This means there was a high Shawnee $277,776 1,109 39 $299,333 1,004 70 $307,664 1,060 38 COUNTYJOHNSON COMMUNITY STUDY HOUSING demand for homes, either because of Spring Hill $267,579 163 90 $299,383 212 114 $308,444 207 287 many buyers or low inventory. Spring Hill is a significant outlier, perhaps because Westwood No Data of several unique homes sitting on the Westwood Hills No Data market. Source: Multiple Listings Service (MLS) - All sales, including new construction and re-sale of existing homes

A search of available rental units on Zillow.com in June 2020 returned 366 results. A surprising number of rental units were shown available in Mission Woods and Mission Hills, cities with high owner-occupancy. Units in these areas had higher listed rents of between $1,000 for a 1-bedroom, 1-bathroom, and $3,500 for a 3-bedroom, 3-bathroom unit. Present data illustrates a tight market for rental units. It remains to be seen how the 2020 pandemic will impact rental demand and supply. 45 Assessed Values Assessed MAP 1.9: Source: Johnson County shows

Johnson County keeps a detailed County keeps Johnson which homes, of value assessed specific detail more provides on the tax homeowners for burdens within value of and dispersion Ascities. expected, Map 1.9 assessed values occurlower in and larger the cities of town core withgenerally correlated home age.

• bigger in the area." bigger afford anything anything afford degrees and cannot cannot and degrees jobs withjobs higher ed - Survey Respondent both work full both work time not enough space. We 900 square feet and and feet square 900 family home. It is is It family home. "We... own"We... a single HOUSING COST Factors like condition, age, and value as home influence amenities best reflected in assessed valuations. Assessed VAlue Assessed This section looks at housing housing at looks This section costs perspectives, from different value, medianincluding home housing of and cost rents, mortgages, to income.

JOHNSON COUNTY COMMUNITY HOUSING STUDY 46 The age of households often correlates with MAP 1.10: Median Value by Age of Householder home value. People more established in the workforce tend to make more earnings and can afford higher priced homes.Map 1.10 shows the median value by the age of householder throughout Johnson County.

Higher median home values are spread across age groups, with high earning younger households tending to group in south-central Overland Park. JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING

Source: American Community Survey (2018 5-year Estimates)

47 * * * 41% 51% 37% 37% 42% 32% 43% 49% 43% 25% 36% 38% 39% 28% 52% 59% 50% HOUSING OF INCOME ON ON INCOME OF MORE THAN 30% RENTERS PAYING 9% 17% 17% 17% 17% 14% 14% 13% 19% 16% 16% 19% 22% 23% 28% 22% 20% 20% 20% 20% HOUSING OF INCOME ON ON INCOME OF MORE THAN 30% OWNERS PAYING * * * $812 $901 $784 $795 $756 $796 $907 $1,116 $835 $634 $642 $884 $948 RENT $1,136 $1,574 $1,750 $1,323 MEDIAN CONTRACT CONTRACT * $1.517 $1,315 $2.121 $1,447 $1,792 $1,786 $1,706 $1,687 $1,235 $1,363 $1,692 $1,349 $2,316 $1,839 $1,802 $1,648 $2,638 $3,250 $4,000+ MORTGAGE COSTS WITH A A WITH COSTS MEDIAN MONTHLY VALUE HOUSE HOUSE MEDIAN $121,200 $164,100 $160,100 $178,700 $447,100 $261,200 $261,500 $169,500 $188,800 $277,300 $976,200 $224,000 $248,800 $352,200 $225,900 $596,200 $203,200 $395,500 $656,300 $238,000 $70,514 $85,318 $82,651 INCOME MEDIAN $72,384 $54,125 $54,125 $75,985 $84,370 $84,507 $60,875 $59,643 $88,635 $82,500 $86,746 $86,746 $52,364 $130,750 $132,500 $165,000 $149,736 $105,000 $105,000 $250,000 HOUSEHOLD Housing Affordability, Housing 2018 FIGURE 1.16: Lake Quivira Leawood Source: U.S. Census; American Community Survey (2018 5-year Estimates) *Has a too small of sample size and margin of error for the Census to report Lenexa Gardner Mission Merriam Fairway De Soto De Edgerton Roeland Park Roeland Mission WoodsMission Mission Hills Shawnee Olathe Park Overland Prairie Village Spring Hill Johnson CountyJohnson Westwood Westwood Hills Westwood

Contract rent is the rent agreed upon agreed is upon the rent rent Contract furnishings,regardless any of utilities, or InJohnson services that be included. may is $884 the rent median (see contract County, Median from $715 up in 2010. Figure 1.16), varies greatly rent cities, across contract as $634 asdropping low in Spring Hill to as Hills. areas in Westwood high The as $1,750 with the are highest rents also those with units in share renter-occupied of the lowest their market. housing Renter Occupied The highest increase in between value The to the American according and 2018, 2010 Estimates) 5-year Community Survey (2018 is Spring Hill, Prairie and Village. Fairway, to appear Lake not Quivira. do values Home geographical location to a city’s be related like Woods, Cities Mission in the county. andMission, Merriam slight value seen have growth, although they are cities near other growth.with high-value Owner Occupied County in value Johnson median home The is $244,100. As Figure themedian shows, 1.16 varies value greatly the county. across home HillsMission of value has a medianhome while Roeland is Park only$164,100. $976,200 in Johnson homes the of value 2010, Since County has risen significantly average. on

JOHNSON COUNTY COMMUNITY HOUSING STUDY 48 Cost Burdened households MAP 1.11: Percent Change of Owner-Occupied Cost Burdened Households (2000-2018) A cost-burdened household is defined by HUD as one that spends more than 30% of its income on housing (including utilities, taxes, insurance), either for a mortgage or rent. Map 1.11 shows the percent increase from 2000 to 2018 of households paying more than 30% of their incomes to owner housing.

• For homeowners, the cities north of Prairie Village saw the greatest percent rise in cost-burdened residents than the rest of the county. The cities on the northern border of Johnson County experienced a decline in cost-burdened households. › The decrease in number of owner- occupied households that are cost- burdened likely reflects both the change in lending practices following the 2008 housing crash and the recovery from the recession.

» Lending practices following 2008 became more strict for at-risk borrowers - those more likely to JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING default on a loan. This means the amount a household can borrow better aligns with its income level, and thus, has fewer chances of being cost-burdened. › Several cities in northeast Johnson County show a cost burden but have higher household median age. This could mean more retirees with low incomes but paid off homes. Thus, cost Source: U.S. Census; American Community Survey (2018 5-year Estimates) burden is not as significant.

49 - Survey Respondent shows the percent increase city by the percent shows For renters, the increase in cost-burdened the increase in renters, cost-burdened For pronounced more is much households a city saw No than homeowners. is for it and households decline in cost-burdened increasesmany around 20%. The cities increases are partially to rent attributed risingprices faster than in many incomes areas. with the cities a decline in Interestingly, homeowner cost-burdened households are thatrise a thesame experience cities is It households. cost-burdened in renter be could it but clear immediately why, not rental additional from the lack of supply years. in recent

• • "As a single mother of of mother a single "As twins, with a college and 12 as years degree, an elementary school Ihave rented teacher... in Prairie Village for because the 7 years past to afford I cannot in the purchase a home qualify not I do area... for assistance." loan any Map 1.12 paying more households of tofrom 2010 2000 housing. than to rent their incomes of 30% 2018 PERCENTAGE: PERCENTAGE: 2018 45.1% 2018 PERCENTAGE: PERCENTAGE: 2018 40.9% 2018 PERCENTAGE: PERCENTAGE: 2018 36.1% 2018 PERCENTAGE: PERCENTAGE: 2018 47.8% 2018 PERCENTAGE: PERCENTAGE: 2018 41.4% 2018 PERCENTAGE: PERCENTAGE: 2018 41.6% 2018 PERCENTAGE: PERCENTAGE: 2018 48.8% 2018 PERCENTAGE: PERCENTAGE: 2018 30.4% 2018 PERCENTAGE: PERCENTAGE: 2018 47.6% 2018 PERCENTAGE: PERCENTAGE: 2018 39.0% Percent change Renter-Occupied of Cost Burdened Households (2000-2018) FAIRWAY 58.9% FAIRWAY LAKE QUIVIRA % - MISSION 35.6% MISSION HILLS % - MISSION WOODS % - PRAIRIE VILLAGE 34.3% 34.3% PARK ROELAND WESTWOOD 22.9% WESTWOOD HILLS % - 2018 TOTAL PERCENTAGE: PERCENTAGE: TOTAL 2018

MAP 1.12: Source: U.S. Census; American Community Survey (2018 5-year Estimates)

JOHNSON COUNTY COMMUNITY HOUSING STUDY 50 Subsidized Housing In just the first three years, the program The Low Income Housing Tax Credit (LIHTC) produced 666 affordable housing units in program is often an important source of Johnson County. In the 1990s, 29 LIHTC attainable workforce housing, offering projects were completed in the county, housing options to households earning less accounting for 2,277 units. However, since than 80% of Area Median Income (AMI). 2000, 24 projects have been placed in service Units in this program are not required with only 731 units. Many other programs to remain permanently attainable. The have experienced less support over the years. incentives usually end after 15 years, but in Recent changes to the federal tax code have the 1990s, this was extended to 30 years with made the sale of LIHTC less lucrative and an option to leave after 15 years. therefore, there have been fewer projects. Johnson County has clearly experienced a Since its inception in 1987, the Low Income decline in the development of these projects Housing Tax Credit (LIHTC) has provided as 2017 was the last year a LIHTC project was funding for 65 housing projects with 6,990 completed. It is difficult to predict whether affordable housing units in Johnson County. property owners will maintain affordable These projects include developments that are rents once the requirement has expired, but all affordable units and projects with a mix the loss of hundreds of units would further of affordable and market rate units. Projects strain the market for affordable or attainable were primarily new construction; however, housing. several involved acquisition and rehab of existing buildings. JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING

51 - Survey Respondent "Housing needs to be by afforded be to able socialteachers, workers, nurses. officers, police student grads w/ College can't carloans, payments on in JoCo live to afford these salaries." of any 50% Annual Salary Annual Bank Teller $28,632 Assistant Administrative $44,372 Food Service Manager Service Food $69,213 Civil Engineer $82,529 Actuarial $104,095 Occupation based on % of annual based of Occupation % median on income AMI 80% 30% 50% 100% 120% FIGURE 1.17: Source: Based on salary data from the 2017 Paycheck to Paycheck Database for the Kansas City region KC-MO and the 2017 Johnson County median household income

WAGES Figure illustrates 1.17 housing affordability salaries professions average for on based making 30%, area 50%, 80%, and 100% (AMI).median While market income housing is information pulled from the Paycheck database and is on based to Paycheck the Kansas a City metro area, provides it summarygood affordability of Johnson in making a bank teller, For about County. AMI,30% a most at they afford could apartment. An administrative1-bedroom assistant making AMI 50% up afford could service apartment. A food to a 2-bedroom manager making AMI 80% afford could any rentaland is the wages breaking for point purchasingthat support would a home.

JOHNSON COUNTY COMMUNITY HOUSING STUDY 52 Age matters as well. Figure 1.18 shows for MAP 1.13: Place of Work for Employees Making less than $1,250/month workers making less than $1,250 per month or less, 48% are under the age of 30. Map 1.13 shows where many of these income brackets High Concentration are employed. Low Concentration

FIGURE 1.18: Age of Worker Making less than $1,250/month*

COUNT SHARE Age 29 or younger 22,494 47.5% Age 30 to 54 14,558 30.8% Age 55 or older 10,255 21.7% SECTOR Retail Trade 9,433 19.9% Accommodation / Food Services 9,289 19.6% Health Care/ Social Assistance 5,593 11.8% Educational Services 4,984 10.5% All Other 18,008 38.1%

Source: U.S. Census, On the Map 2017 *$1,250 is the lowest income bracket provided by the On the Map application. All worker making this much will be housing cost-burdened if paying for housing. JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING

Source: U.S Census, On the Map 2017

53 If the number of households exceeds exceeds households of If the number units of those the available, number in options seek must households different affordability ranges. units the of If the exceeds number that indicates it households, of number in the households by units are occupied ranges. different income This analysis to illustrate is meant larger existing trends in how units not does It are occupied. being exact in demand market demonstrate ranges price certain

› › › The Balance of Supply and Demand. Balance Supply of The

5. Gap or Surplus: The between difference households and supply 5. 4. Number of Housing Options in the Affordability Range 2. Number of Households in Range Income the The number of of number The 1. Household Income Range Income Household 1. 3. Affordable Range for Housing (Owner and Renter Options) Composition of Housing Supply. This Supply. Housing of Composition illustrates the share the supply of housing and renter ownership by met options.

› Number of Households in Each Income in Each Income Households of Number in households of number Range. The range is the these demand; income each in Johnson options housing seek residents Countyto that arethem. affordable Affordability Ranges. An affordable times is calculated 2-3 home ownership at the on depending income the household households income range. Lower income of a higher percentage to spend tend and higher housing on their income a lower to spend tend households income their on total of percentage income rental An be would housing. affordable income. household of 20% about in Each Units Housing of Number Affordability Range. unitshousing in affordability each range options. affordable of is the supply 2. 3. 4. . How to Use the Analysis examines supply and through demand examines supply The starting Ranges. The Income of point the analysis is the spectrum incomes of County Johnson all of across residents corresponding these incomes, From prices are housing "affordable" ownership andestablished rental for opportunities.

1. HOUSINGATTAINABILITY ANDSUPPLY ANALYSIS illustrates five major components Figure 1.19 illustrates components major five story: thein above of pursuit By comparing the distribution of household household thecomparing distributionBy of with costs, a picture housing of incomes all across and emerges demand of supply market. Figure housing County’s Johnson 1.19 to different is "affordable" what of the lens is to answer groups the question: income options housing of supply there an adequate different income of residents for available groups?

JOHNSON COUNTY COMMUNITY HOUSING STUDY 54 FIGURE 1.19: Housing Attainability • Households making less than $25,000 include some retirees living on fixed incomes with no mortgages remaining and students receiving assistance with housing. For example: › 25% of all owner households are over the age of 65. › The median household income for households over 65 is estimated at about $61,000, meaning that 50% of those households make less. › Additionally, 58% of owner-occupied households over the age of 65 do not have a mortgage.

• While it would appear that there are a good number of units available to households making between $25,000 and $75,000, these units are filled by higher income households and often unavailable to households in this income range. › Based on conversations with stakeholders, it is expected that many of the homes in this range see competition from this income bracket and higher income households.

• There is a balance of units attainable for households making between $75,000 and $150,000. However, these households are also competing with a share of households in higher income households for lower cost housing. Builders continues to produce housing for this market and above. JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING

• Slightly under half of the households earning more than $150K fill units also attainable to lower income households, thus creating a shortage of housing units for many first-time home buyers and those looking to step up from their first home. › Over 8,000 households making over $100,000 a year (31% of this income bracket) are living in owner-occupied units priced below $250,000. › They do this for a variety of reasons, including housing cost and neighborhood preferences but also fewer options at higher prices. › Some move-up housing may create a filtering effect, but a greater variety of product types at more moderate rates will likely have a greater impact on the market than attracting households to price points over $300,000. Source: RDG Planning & Design; American Community Survey (2018 5-year Estimates)

55 Value to Income Ratio by Census Block Group Source: American Community Survey (2018 5-year Estimates); RDG Planning & Design MAP 1.14: are Census For example, the area red in example, southern For is industrial mostly Olathe uses. While land the area is Olathe's a large of portion areas, is a similar it residential of portion units as Census other areas.

› Housing costs over three times a household’s three costs over timesHousing household’s a results costs that in housing income income, a household’s of 30% over consume making difficult more attainable it to find down payments, adequate assemble housing, qualifyor financing. for 1.11 Maps See and than paying more of 30% 1.12 households for their towards income housing. that is, housing, median Undervalued than less values housing two times is also an income, issue. median household markets often stagnateUndervalued new construction driven appraisals by that are margins profit construction costs or below that worth are the not risk to construct new speculative housing. areas Map shaded on The 1.14 boundaries. Large areas of one shade do not not boundaries. do Large shade areas one of residential of these areas a lot indicate have units the housing in However, housing. ratio to income a value these areas average shown. the shade of

• • • Value to RatioValue Income a detailed includes next chapter The characteristics housing of assessment and affordability CountyJohnson of within most an attainable households, most For cities. will home be approximately owner-occupied annual income. 2.5 times the household’s than that costs more Housing three times income than less or twotimes a household’s issues. market indicates

JOHNSON COUNTY COMMUNITY HOUSING STUDY 56 Figure 1.20 shows the value to income ratio FIGURE 1.20: Value to Income Change by city.

• Many communities have a relatively VI RATIO 2018 VI RATIO 2010 stable value to income ratio, somewhere De Soto 3.88 3.55 between 2 and 3. Edgerton 2.24 2.07 Fairway 3.35 2.94 • While no communities have undervalued markets, several have ratios well above 3, Gardner 2.35 2.51 indicating significant affordability issues Lake Quivira 4.56 3.65 (Lake Quivira, Mission Hills, Mission Leawood 2.99 2.95 Woods). These are also the communities Lenexa 2.95 2.82 with the highest cost of housing but are also cities with higher senior populations Merriam 2.68 3.10 that may be on fixed incomes with their Mission 2.78 3.42 homes paid off. Mission Hills 3.90 3.89 Mission Woods 3.98 4.29 Olathe 2.63 2.57 Overland Park 3.16 3.11 Prairie Village 2.95 2.60 Roeland Park 2.33 2.70 Shawnee 2.67 2.75 Spring Hills 2.61 2.38 Westwood 2.88 2.98 Westwood Hills 2.98 3.68 Johnson County 3.20 2.85 COUNTYJOHNSON COMMUNITY STUDY HOUSING

Source: U.S. Census; American Community Survey (2018 5-year Estimates); RDG Planning & Design

CHAPTER TWO Housing Perceptions

• Public Engagement Overview • Survey • Listening Sessions • UCS Human Services Summit

Chapter 2

Takeaways:

JOHNSON COUNTY COMMUNITY HOUSING STUDY 60 › Residents of Johnson County have many different preferences about housing needs. However, the affordability of housing rose to the top in much of the input gathered. Not just affordability for low income households, but for all age groups and demographics wanting to live in Johnson County.

› People are passionate and engaged in local housing conversations. This housing study process alone garnered:

» 4,615 total community survey responses » 84 participants in 14 total small group listening sessions. » More than 170 registrants for the 2020 UCS Human Service Summit focused on housing. › People living and working in Johnson County want to find solutions to housing challenges. Of the community survey respondents, 549 said that they would be interested in being part of a Johnson County Task Force on implementing housing strategies. JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING

61 . The survey. The was advertised via Community Survey A community survey perceptions gathered from theand general population desires the took 4,615 people County. in Johnson survey with respondents the distribution of in Figure 2.1 e-mails, social and media, pages, local web through organizations. A Spanish and paper was also Whileversion available. the survey administeredwas not in a statistically valid size is large, although themethod, sample Overall are underrepresented. renters the glean insightsresults housing into help and needs. perceptions illustrate following pages the feelingsThe of survey and essential respondents differences Appendix includes prevalent. The when full comments. results and open-ended than more were 2,400 open-ended There comments. total responses City Planning members Commission City Council Members Realtors and Lenders Builders and Developers Employers and Major Schools Service low-income, Providers for and similar other homelessness, services Chamber Representatives and Retirees Empty-Nesters

› › › › › › › › UCS Human ServiceUCS Summit participation registrantswith 170 and the Board over of County Commissioners. A meeting with Board the of UCS Directors Advisors and Council of Small listening total group - 14 sessions with 84sessions participants. Groups included: Two meetings with the Health Equity Team Leadership Network Community survey - 4,615 64% said that providing safety-net said that providing64% safety-net familiesservices income is to low important very or important.

• • • • • • ENGAGEMENT SUMMARY: Https://www.jocogov.org/sites/default/files/ documents/CMO/Community%20Survey%20 2020.pdf

45% ranked45% as a "very housing important" quality the years. next 20 life over issue of in as priority a top housing selected 10% the next years.five are17% dissatisfied with the affordability housing.of are20% dissatisfied with the variety of (price and type). housing types selected 10% and quality housing of asavailable their three top reasons for living County. in Johnson

• • • • • PUBLIC ENGAGEMENT OVERVIEW PREVIOUS INPUT FOR REFERENCE Leaders in Johnson County have a history County have in Leaders Johnson County gathering The of community input. regularly administers statistically valid a feelings on surveys resident to gauge in the A surveyvariety topics. completed of about several asked questions 2020 winter of general results for are below Those housing. reference: The voices of people who live in Johnson in live Johnson who people of voices The County are vital to identifying housing and demand the market status housing of The and affordability. variety, supply, was a key many stakeholders of involvement the beginning at to achieve the of component captured were voices of Thousands study. all of passion those during The the process. moving housing is invigorating for involved This chapter forward County. in Johnson and those voices of a snapshot presents themes.

JOHNSON COUNTY COMMUNITY HOUSING STUDY 62 Respondent Location (Census reported FIGURE 2.1: Survey Respondent Location share of county, 2018)

• De Soto: 0.36% (1.08%) • Edgerton: 1.74% (0.30%) • Fairway: 3.22% (0.66%) • Gardner: 2.37% (3.65%) • Lake Quivira: 2.1% (0.16%) • Leawood: 4.65% (5.81%) • Lenexa: 8.98% (9.25%) • Merriam: 2.46% (1.87%) • Mission: 3.49% (1.57%) • Mission Hills: 0.16% (0.60%) • Mission Woods: 0.04% (0.03%) • Olathe: 20.69% (23.37%) • Overland Park: 25.63% (32.22%) • Prairie Village: 8.09% (3.75%) • Roeland Park: 2.46% (1.13%) • Rural Johnson County: 0.69% (2.02%) • Shawnee: 9.63% (11.02%)

• Spring Hill: 1.32% (1.17%) COUNTYJOHNSON COMMUNITY STUDY HOUSING • Westwood: 0.58% (0.28%) • Westwood Hills: 1.25% (0.07%)

Proportion of Survey Respondents

Workers making below $16.00 an hour an $16.00 below making Workers

Students

Response for their City Response for the County as a whole

Households needing to be near transit services transit near be to needing Households

People with physical and/or mental disabilities mental and/or physical People with

Senior singles or couples or Senior singles

Single Professionals Single

parents, and grandparents living together living grandparents and parents, Multi-generational families - households with children, children, with households - families Multi-generational

Does Housing Adequately Meet Does Housing these Household's Needs?

have grown up and left home left and up grown have

70% 60% 50% 40% 30% 20% 10% 0 children without couples Young "Empty-nesters" - a parent(s) whose children children whose parent(s) a - "Empty-nesters" Families with children with Families FIGURE 2.2: FIGURE

70% would would 70% consider moving moving consider

). within Johnson County Johnson within Figure 2.2 45% living Is there any reason you'd look for a new place to

happy with happy arrangement Supply - Availability Perceptions

FIGURE 2.3: *Over 100% because respondents could choose multiple answers Looking for a new place to live in the next three years? years? three in the next live to place a new for Looking The responses on housing needs are needs telling housing on responses The moving consider would many people because in the else next in three years to somewhere shown in Figure 2.3 County, Johnson Low paid hourly workers, those to needing workers, hourly Low paid transit,be near and those with disabilities housing the fewest to have are perceived alloptions, survey of 20% fell under ( respondents to have areFamilies adults felt and working although met, best still their needs housing survey of between respondents. 60%-70% As in the listening indicated andthe sessions data,market also survey said respondents supply. that is in housing low Survey Trends live in the next three years?

JOHNSON COUNTY COMMUNITY HOUSING STUDY 64 For those survey respondents that have FIGUREHow would 2.4: Howyou rate would the supply you rate of owner the supply units in of your owner city? units in your city? looked for housing in the last three years, many saw significant differences in the 100% supply of rentals (Figure 2.5) and homes 90% (Figure 2.4) at different price points. 80% • Respondents felt a prominent 70% undersupply of any rental priced below 60% Oversupply $1,000 a month, while a significant 50% Balance oversupply of rental units priced above Undersupply 40% $1,500 a month. Don’t Know 30%

› Prices under $500 a month are mostly 20% secluded to low income housing 10% projects and programs. 0% • The highest balance of rental prices felt $100K-$149K Over $400k by respondents is between $1,000 and Under $100K $150k-$199K $200k-$299k $300k-$399k $1,499 a month. FIGURE 2.5: How would you rate the supply of rental units in your city? • Respondents recognized more of a How would you rate the supply of rental units in your city? balance in homes priced above $200,000. Homes at this level are generally market rate new construction. 100% 90% • Anything under $200,000 was seen as significantly undersupplied. Even a large 80% percentage of undersupply of homes 70% COUNTYJOHNSON COMMUNITY STUDY HOUSING in the $200k's is felt. These homes are occupied by households who are not 60% Oversupply moving for a variety of different reasons. 50% However, one reason to not move is the Balance 40% Undersupply lack of housing products people want to Don’t Know move to and the ability to afford another 30% option. 20%

10%

Under $500 $500-$999 $1,000-$1,499 $1,500-$1,999 Over $2,000

65 58% see 58% 64% see 64% 78% see 78% 43% see 43% successful successful successful successful Accessory dwelling unit dwelling Accessory Larger home with four or more bedrooms Independent - senior living housing living senior - Independent Large lot residential housing residential lot Large 82% see 65% see 65% 54% see 54% 58% see 58% successful successful successful successful Small two- or three-bedroom house Cottage court - A group of smaller homes space. yard share that Mixed-income housing near transit stations transit near housing Mixed-income Apartment 92% see 57% see 57% 61% see 72% see successful successful successful successful Do you think the following housing products would be successful in your city today?

Downtown upper-story residential Mid-size, three-bedroom house three-bedroom Mid-size, FIGURE 2.6: Townhouse or duplex or Townhouse housing Row

or adjacent to family to adjacent or

Residence attached attached Residence

Assisted LIving UNit LIving Assisted

Services

Apt. with Additional Additional with Apt.

Independent Apt. Independent

Preferences shared maintenance shared

What type of housing do you believe area senior Owner-Occupied w/ w/ Owner-Occupied Demand - Housing Product Product DemandHousing -

What type housing of do you believe area seniors and the elderly are most interested in? Owner-occupied

% 0% Independent 0

2 10% 40% 30% FIGURE 2.7: shows what respondents respondents Figure what shows 2.7 that want. While seniors felt 78% felt living be senior would housing independent successful, overwhelmingly most that felt with sharedowner-occupied maintenance was the type want. seniors housing of This page's responses show that many show responses This page's that a variety feel types housing of people The County. be successful inwould Johnson answers partially the see the people indicate singularity being built products housing of options. and other want to see today Survey respondents felt strongly about strongly about felt Survey respondents incertain needed products housing represent responses The County. Johnson and their residents of the preferences in market. theexperiences housing and elderly are most interested in?

JOHNSON COUNTY COMMUNITY HOUSING STUDY 66 FIGURE 2.8: How much is your monthly rent or mortgage FIGURE 2.11: How much is your monthly rent or mortgage Attainability of Housing payment? (Household Income under $25,000) payment? (Household Income $75,000-$100,000) How much is your monthly rent or mortgage payment? How much is your monthly rent or mortgage payment? The cost of housing was a concern by (Household income under $25,000) (Household income $75,000-$100,000) survey respondents, a primary reason for 40% 40% commissioning this study. The concern was Spending more than 30% Spending more in spite of many survey respondents making 30% of income on Housing 30% than 30% of 20% 20% income on incomes above the county median and these Housing respondents appear to live in homes/rentals 10% 10% that cost less than what they could afford. 0% 0%

Paid off/ Paid off/ $500 -$999 $500 -$999 Figures 2.8 through 2.13 on this page Rent FreeUnder $500 Rent FreeUnder $500 $1,000 - $1,499 Over $3,000 $1,000 - $1,499 Over $3,000 shows the reported costs that respondents $1,500 - $1,999$2,000 - $2,999 $1,500 - $1,999$2,000 - $2,999 pay for housing based on their reported incomes. The shaded area represents what is considered cost-burdened by federal FIGURE 2.9: How much is your monthly rent or mortgage FIGURE 2.12: How much is your monthly rent or mortgage standards. payment?How (Household much is your Income monthly $25,000-$50,000) rent or mortgage payment? payment? (Household Income $100,000-$150,000) (Household income $25,000-$50,000)

• The responses generally align with what 40% is expected and market data. Lower Spending more than 30% 30% income households tend to spend more of income on Housing of their total income on housing. This is 20% especially true for those making below 10% $25,000 a year. 0%

Paid off/ • The responses also illustrate that many $500 -$999 Rent FreeUnder $500 $1,000 - $1,499 Over $3,000 household income ranges have similar $1,500 - $1,999$2,000 - $2,999 monthly costs for housing. For example, the $1,000-$1,499 cost range ranks first COUNTYJOHNSON COMMUNITY STUDY HOUSING on housing costs for households making FIGURE 2.10: How much is your monthly rent or mortgage FIGURE 2.13: How much is your monthly rent or mortgage payment? (Household Income $50,000-$75,000) payment? (Household Income $150,000+) between $50,000 and $150,000. This How much is your monthly rent or mortgage payment? may mean competition across all these (Household income $50,000-$75,000) household income categories for similar rentals and homes. 40% Spending more 30% than 30% of 20% income on Housing 10% 0%

Paid off/ $500 -$999 Rent FreeUnder $500 $1,000 - $1,499 Over $3,000 $1,500 - $1,999$2,000 - $2,999

67 -

use use Other Yes 41%

No 36%

modular housing modular assistance

No 25%

Construction financing financing Construction

to housing developments housing to

Don’t Know 34% loans low-interest or Grants Does your cityDoes your need increased continued or subsidies rental Would yousupport Would the use public of funding for rehabilitation assistance?

FIGURE 2.15: FIGURE tions? of city/publicof rehabilitation fundingfor housing renova or "cluster" housing "cluster"

Higher density or or density Higher

dilapidated properties dilapidated

Public acquisition of of acquisition Public

Mortgage assistance Mortgage

infrastructure

Yes 24% loans Public development of of development Public

No 36%

Housing rehabilitation rehabilitation Housing

construction Duplex or townhome townhome or Duplex Which types of housing solutions would you support you typesWhich reduce would of housing solutions to (selectin Johnson County of housing apply)? the cost all that Which types of housing solutions would you support to reduce the cost of housing in johnson county (select all Does your cityDoes your need increased continued or use

Don’t Know 40% % % % % % % % 0 0 0 0 0 0 0 1 2 5 3 6

Would you supportWould the use public of funding dilapidated remove to housing? DownPayment Assistance DownPayment FIGURE 2.16: FIGURE 2.14: that apply)? that of city/publicof funding to remove dilapidated housing? Figure ). Support for for Support ). Figure 2.14 Solutions shows the types shows programs of with ). Note, these responses represent the represent these responses Note, ).

rehabilitation fundingrehabilitation was higher ( 2.15 and rehabilitation However, entire county. as in prevalent are properties not blighted many cities. Respondents had mixed feelings about Respondents increasing local funding poor to remove condition housing ( As for solutions to reduce the cost of housing housing of the cost to reduce As solutions for supported respondents County, in Johnson assistancea mix and direct of resident assistance. Figure oriented supply housing 2.16 potentially support. the most

JOHNSON COUNTY COMMUNITY HOUSING STUDY 68 Survey Demographics FIGURE 2.17: What is yourWhat age is your age? FIGURE 2.19: Are you HispanicHispanic or Latino FIGURE 2.21: Do you own or rent your home 35.00% 3.7% 30.00% Live with parents (for rent or free) 25.00% 2% 96.3% Rent 20.00% 14%

15.00% Responses

10.00%

5.00%

0.00% 17 and 18-29 30-44 45-59 60-74 75 and Over Under Own 2018 Census 24.9% 14.4% 21.1% 20% 13.9% 5.5% 84% Reported

FIGURE 2.18: What is your race Own: 69.1% Yes No 2018 Census 0% Reported Rent: 30.9% 1% 1% 2018 Census White alone 7.5% 92.5% 4% Reported 0% 4% 2% Black or African American alone

American Indian and Alaska Native alone

Asian alone Is there a reason you opt to rent your FIGURE 2.20: How many people live in your household FIGURE 2.22: Is there a reason you opt to rent your home? Native Hawaiian and HowOther Pacific many Islander people live in your household? home? (i.e. By choice or necessity?) 60% 60% Some other race alone 50% 50% Two or more races 88% COUNTYJOHNSON COMMUNITY STUDY HOUSING 2018 Census 40% 40% ReportedPrefer not to say 1% 0% 1% White alone 86.3% 30% Responses30% 4% Responses 0% 4% 2% Black or African American alone 4.7% 20% 20%

American Indian and Alaska Native alone 0.3% 10% 10%

Asian alone 4.9% 0% 0% 1 2-3 4-6 6+ By Choice By Necessity Other (please specify) Native Hawaiian and Other Pacific Islander 0.0% 2018 Census 25.9% 50.6% 23.5% Reported Some other race alone 0.9%

88% Two or more races 2.9%

Prefer not to say

69 7 4 3 3 3 5 5 8 6 6 6 6 9 13 ATTENDANCE DATE August 21, 2020 21, August August 19, 2020 19, August August 19, 2020 19, August August 25, 2020 25, August August 25, 2020 25, August August 25, 2020 25, August 2020 25, August August 26, 2020 26, August August 26, 2020 26, August August 26, 2020 26, August August 20, 2020 20, August 2020 20, August August 20, 2020 20, August August 20, 2020 20, August Mostly prevalent inMostly prevalent Prairie Village, Hills, Mission and Fairway, Leawood, Westwood.

› The conflict between investors and conflict between investors The tearing and downhomeowners houses rebuilding larger with footprint. a much this increases the stormwater city, For housing runoff,eliminates price lower a and startsoption, to diminish older character. neighborhood 4.

GROUP Each city Listening Session Participants Examples include food pantries, food include Examples transitional assistance, rent housing, childcare, and necessities. other

› The number and types number servicesThe of to increase. continues need households Costs like infrastructure requirements standardsanddesign are that a factor drives up housing costs. regulates differently items not and are and gets approved in what consistent denied. 2. 3. FIGURE 2.23: Empty-Nesters and Retirees Council and PlanningCouncil (De Commission Soto, Edgerton, Gardner, Spring HIll) Builders and Developers non-profits providers, Service Realtors and Lenders Council andCouncil Planning Commission (Shawnee, Lenexa, Merriam, Mission) Landlords Employers and Chambers DistrictsSchool Builders and Developers Realtors and Lenders Roeland and Planning Park,Council Hills, Mission (Fairway, Commission Mission Woods, Westwood, Westwood Hills) Providers Service Council and Planning Commission (Olathe, Overland Park, Prairie village, Leawood, County Johnson Board Commissioner) of Stories of projects getting projects of denied Stories Claims of detriment to neighborhood Claims to neighborhood detriment of character. Accusations of the project increasing the project of Accusations property taxes. Suggestions of traffic of Suggestions congestion.

› › › The high amount of public opposition opposition public high of amount The every in projects nearly to housing city. Councilsby though even the project in standards code met mentioned were is not Opposition every session. nearly - necessarily product geared toward one and apartments, low-income, attached, all arrangements have mixed-use other Several reasons are opposition. faced although in opposition, the by public cited facts evidence: or provided on based not

1. Figure 2.23 participating the groups shows opportunityin discussions. The and challenge in 7 reflect Chapter themes the In general, the conversations conversations. the match quantifiablewith stakeholders data in the Census, MLS listings, and local from themes other a few data. However, as easily are shown not in the conversations data: quantifiable Listening Sessions in held listening were of A series sessions to be were sessions These August 2020. of the COVID-19 but in the 2020, spring of changed thepandemic ability in to meet in and input participation However, person. a virtual remained from many format robust across the groups demographic different discussions were Several one-on-one county. inalso with the process. stakeholders held

JOHNSON COUNTY COMMUNITY HOUSING STUDY 70 UCS Human Service Summit FIGURE 2.24: 2020 UCS Human Service Summit Agenda The annual UCS Human Service Summit organized by United Community Services continued in 2020, even with the pandemic. The all virtual Summit was held the morning of August 26th and included small breakout sessions, interactive Q&A, and participant polls. More than 170 people registered.

The 2020 Summit focused on housing, with an early look at this housing study. The event also was an opportunity to introduce the next phase of the effort to address safe, stable, and attainable housing needs through the multi-sector Task Force.

The panel included a discussion on housing, moderated by Steve Kraske, host of KCUR’s Up to Date. Panelists included:

• Mayor Eric Mikkelson, City of Prairie Village • Qiana Thomason, President/CEO, Health Forward Foundation • Dennis Strait, AIA, ASLA, NCARB, LEED AP - Principal at Gould Evans COUNTYJOHNSON COMMUNITY STUDY HOUSING • Maria Zuluaga, The Zuluaga Real Estate Group • Will Ruder, Executive Vice President, Homebuilders Association of Greater Kansas City Attendees participated in breakout listening sessions, discussing who they are most concerned about when it comes to finding stable, attainable housing in Johnson County. The listening session discussions are used as a component of the research for this study. 71

CHAPTER THREE Development Potential

Chapter3 Takeaways:

JOHNSON COUNTY COMMUNITY HOUSING STUDY 74 • Each city in Johnson County faces a different set of local and county-wide factors that influence housing. Thus, a city cannot address all solutions by itself. Some solutions will be unique to a city and its needs and other solutions will need to be a coordinated effort. • The strict cost of a mortgage, property taxes, insurance, or rent are not the only costs a household faces. Transportation, childcare, and property maintenance costs are two other major expenses for Johnson County residents. Therefore, a way to make housing more attainable also includes reducing other expenses. » Increasing access to transportation options other than single passenger cars gives opportunities for households to spend less on mobility. For some households, these options are a necessity. Examples include public transportation, sponsored ride sharing programs, bicycles, electric bicycles, and other small motorized transportation. • There is a large amount of land in Johnson County that is undeveloped along major transportation routes. These are opportunities to increase density and bring public transportation to more areas. • Many areas of Johnson County are also older and have increased needs for regular property maintenance. This is a heavy expense for some households. These are areas to conserve and ensure homeowners have the funds to upkeep the homes. COUNTYJOHNSON COMMUNITY STUDY HOUSING • There are opportunities for infill and transitions of commercial uses to housing throughout the county. These areas tend to be close to jobs and transit options.

75 Type: All types are feasible; homes of single story preferred. maybe perhaps recreation, to work, Close Desires: maintenancelower Needs:Transportation. Type: be restricted May to stay in their to rental, move single or current home, story preferred. maybe perhaps recreation, to work, Close Desires: maintenancelower Needs: Transportation. Type: to assistedliving design Universal complexes to parks, walking, Close Desires: and food medical services Transportation, no or Needs: low maintenance Type: to assistedliving design Universal be restrictedMay to stay in complexes, of outside move or their current home County Johnson to parks, walking, Close Desires: and food medical services Transportation, no or Needs: low maintenance

• • • • • • • • • • • • Empty Nesters to HighMedium Income Empty Nesters Low Income to Medium Retirees to HighMedium Savings Retirees Low Savings to Medium

Needs: Transportation,Needs: care. day Desires: Close to schools, work, and youth and youth work, to schools, Close Desires: recreation. Needs: Transportation,Needs: care day Type: rental bedrooms; 2+ more attainable. Desires: Close to schools, work, and youth and youth work, to schools, Close Desires: recreation. Needs: Transportation.Needs: Type: rental. owner or bedrooms; 2+ Desires: Close to work, recreation, or or recreation, to work, Close Desires: urban centers. Type: be limited May to rentals. Luxury and areas high of valuation homes/condos ownership for reach of out Needs: Transportation.Needs: Desires: Close to work, recreation, or or recreation, to work, Close Desires: urban centers. Type: All types are feasible. homes of

• • • • • • • • • • • • Working families Working Low Income to Medium Working families Working to HighMedium Income Young Person or Couple, no kids. no Couple, or Person Young Low to Medium Income Young Person or Couple, no kids. no Couple, or Person Young Medium to High Income

WHY LOCATION OF HOUSING MATTERS INTRODUCTION With unlimited and options, resources will in topeople live areas often choose most and services. This work, to recreation, close time as traveling less model is a predictable leisure time for to means destinations more household each However, productivity. or balance is most must what and prioritize them andimportant those they for care household’s a Several influence factors for. generally to live, and ability where of choice family by level. statusdecided and income All development does not have the same have not does All development housing challengeson Johnson effect in While an increase in dwellingCounty. units overall, it supply increase housing does increase the attainable not housing does in information all The for people. supply thisdemographic on reflects chapter the and community data, projections, population housing to prioritize ways tours to show those instrategies the to benefit county recommendations The in need. most specific into community issues, lead opportunities, and directions strategic in sections 2 and 3.

JOHNSON COUNTY COMMUNITY HOUSING STUDY 76 As this illustrates, those households with lower incomes and savings are much more "JoCo does not have restricted on housing choice. Often decisions where to live must focus more on cost adequate public than proximity to work, child services, or transportation, once recreational areas. More time traveling to destinations means: that infrastructure can be improved upon then • Less time for leisure and exercise. developments to house › Result – lower health status and more expense on healthcare, both for the the workforce that uses individual and county facilities. that transportation

• Higher transportation costs through fuel, should be supported." vehicle maintenance, tolls, or transit fees. - Survey Respondent › Result – Even less money to devote to housing, savings, and other quality of life benefits. This taxes the county in the long run by adding congestion, more social assistance programs, and long-term healthcare costs.

• Lower workplace productivity from travel stress, long days, and financial insecurity. › Result – The household’s income COUNTYJOHNSON COMMUNITY STUDY HOUSING earner may be more susceptible to losing their job or less opportunity for advancement. Companies are not stimulated to increase wages when not seeing productivity increases.

Because of all these factors, location and quality of attainable housing are just as important as increasing the overall housing supply in Johnson County. A series of housing program strategies should target certain geographies as well as the assistance provided.

77 Application – Incorporating existing – Incorporating Application future land use plans with the other criteria in this where shows section existing want residential policies inform also criterion helps uses. The to potential sites for recommendations zoning districts or rezone amendments certainunder future land use to allow varietydesignations housing and mixed-uses. Application – Shopping centers with centers – Shopping Application transit are stops essential destinations those using transit.for First, with transit centers stops shopping housing are nearby opportunities for shopping opportunities. Second, lines transit or without stops centers the feasibility be evaluated for should transit new stops. of

› › Future Each Land Use. municipality has community growth. plans for the effort Understanding went that these plans,into as areas a identified mixed or useresidential future land uses are a priority. Shopping Centers. Areas Centers. withShopping clusters a variety provide centers shopping of servicesof and all grocery by needed typical levels wage However, households. retailfor and service industries are also household to lower factor a contributing incomes.

• •

Application – Housing options up to a up options – Housing Application transit of around the location half-mile lines and current locations stopping is a high beneficial.are most There much to travel people for disincentive further the added of because to a stop walking/bicycling time and physical ability the user. of near located – Schools Application opportunities housing transit or stops within have schools of a half-mile with households for benefit the most children.

› › For a low- a TransitFor Lines and Stops. be the may vehicle one family, income transit accessible Therefore, only option. is an essential service to their livelihood. Transit than can be cheaper owning a and allow other to do vehicle a person Depending theiractivities on commute. day, and time the destination of on be fastertransit than not may traveling provides it However, personalby vehicle. an opportunity to increase savings and a worker. stress for reduce with children, households For Schools. getting is a large kids to school safely Being closer day. each time commitment kids gives the abilityto schools to walk flexibility parents more in or to their day to and from work. travel

• • The criteria for evaluation of the maps in the maps of evaluation criteria for The this chapter include:

CRITERIA FOR PRIORITY AREAS STRATEGY More reference information and data for and data information for reference More the by Mid- are provided consideration America Regional Council (MARC) through https:// map: 2050 their KC Connected connectedkc.org/plan-documents/ The following criteria and accompanying The a general give understandingmaps of opportunity public to focus on locations criteria all are The not inclusive. policy. Each community will to determine need other applicable situations for each location example, For to determine feasibility. its current property and unknown ownership constraints site like that not easements were thisreadily for available study. Criteria for attainable housing locations can locations attainableCriteria housing for 2 Section city. be tailored each and should for this data andof housing more plan provides city. each for point price by demand

JOHNSON COUNTY COMMUNITY HOUSING STUDY 78 • Housing Conditions. Equally important • Vacant Land. Land that is not as home value is housing condition. already developed and otherwise Understandably, there is a positive free of environmental and man- correlation between housing conditions made constraints are first targets for and housing value. However, more development potential. Each municipality attainable units with poor conditions will have to consider each area separately do not provide a stable housing option to understand development feasibility for certain households. Lower condition given current property ownership, homes are more susceptible to repair infrastructure plans, and public services. expenses, maintenance costs, and safety › concerns. In the long run, these types Vacant land that falls under several of units may create more stress and other criteria is a potential high financial burden for a household. priority to target for housing policy, programs, and development › Application – Areas with dwellings agreements. below fair condition that are otherwise favorable to many other criteria are • Existing Policies. Many municipalities potential candidate areas for targeted already have programs and policies that rehabilitation and stabilization target attainable housing. The criteria programs. For the lowest condition in this plan are not meant to substitute areas, there may be an opportunity for these existing programs. Rather, the for complete redevelopment to new information can supplement existing housing variety or mixed-use. programs to update assistance methods and program areas. • Environmental Features. Environmental features prevent development in some instances, most notably flood prone areas. Other considerations include preserves COUNTYJOHNSON COMMUNITY STUDY HOUSING and steep slopes. › Application – Areas of prohibitive environmental features are excluded as development potential areas.

79 Favorable More Favorable Attainable Development Housing Opportunities New Development New MAP 3.1: Source: RDG Planning & Design

shows shows areas shows the that meet

DEVELOPMENT & POTENTIAL & DEVELOPMENT OUTCOMES COMMUNITY CONFIRMATION Note, Map 3.1 takencriteria a the previous pages, on at these areas of in are time. not Some point served infrastructure utilitiesyet by or but as cities are neighborhoods areas new for naturally time. growover and subdivide for Areas green favorable shaded are less not the housing on based further development attainability criteria are used or already developed. potential priority areas for new attainablepotential areas new priority for housing development. The analysis the of The and interaction of criteria a general give idea development detail inareas targeted more to for explore and programs.strategies Map 3.1 The voices of people living County in people Johnson of voices The confirm importanthelped the criteria most insights Those needs. housing to meet in 2 aredescribed Chapter to information programs and developing when include target for opportunitypolicies areas in this section.

JOHNSON COUNTY COMMUNITY HOUSING STUDY 80 ArcGIS Web Map

ArcGIS Web Map WYANDOTTE

LEAVENWORTH

WYANDOTTE

LEAVENWORTH Map 3.2 shows priority areas for attainable Map 3.3 is a clip of the Connected KC 2050 reasonably afford. Qualitative information housing rehabilitation and stabilization. map for Johnson County showing activity for JOHNSONeach city provides context to the The map is general, showing higher priority centers, mobility hubs, planned transit demand projections to further refine the areas of potential housing rehabilitation improvements, and the urbanized area potential and needs in each city. over time in older neighborhoods, based on before 1990. The blue areas are opportunity • Section 3, A Path Forward, recommends JOHNSON the criteria on the previous pages. redevelopment areas for higher density strategies to meet housing needs relative housing. Information in section 2 and 3 to development potential in each city. Lastly, there are opportunities throughout provides context to Maps 3.1 and 3.2. ArcGIS Web Map the county for redevelopment and infill Housing goals may be the same for housing development. Many of these areas • Section 2, Community Profiles, develops multiple cities, but achieving the goal are along existing commercial corridors with housing demand projections for the requires different strategies for different communityMIAMI contexts. Strategies include decline in retail activity. Underperforming larger municipalities for the next ten ArcGIS Web Map corridors are opportunities for small scale, years. The housing demand projections infill, new development, rehabilitation, WYANDOTTE higher density housing. These are areas for include demand by price point given what ArcGISredevelopment, Web Mapand property maintenance targeted programs. 1:384,154 housing by jobs and transit. 2/3/2021,households 8:42:40 AMunder each income range can MIAMI LEAVENWORTH0 2.5 5 10 mi Counties Other Activity Centers Fast Frequent MAP 3.2: Rehabilitation and Stabilization Areas MAP 3.3: Opportunity Redevelopment areas 0 4 8 16 km Activity Centers Mobility Hubs Supporting Esri, HERE,WYANDOTTE NPS Most Developed/Walkable Redevelopment Area Monitor Area Planned transit improvements (Smart Moves 3.0) 1:384,154 Moderately Developed/Walkable Express 2/3/2021, 8:42:40 AM 0 2.5 5 10 mi Web AppBuilder for ArcGIS Esri, HERE, NPS | MARC | Mid-America Regional Council | U.S. Census,WYANDOTTE ESRI, MARC | MARC Public Safety Program;LEAVENWORTH MARC GIS; The cities and counties comprising the MARC region. | Missouri Regional Integrated Transportation Information System (RITIS), Counties Other Activity Centers Fast Frequent 0 4 8 16 km Activity Centers Supporting Mobility Hubs Esri, HERE, NPS JOHNSON Most Developed/Walkable Planned transit improvements (Smart Moves 3.0) Redevelopment Area Moderately Developed/Walkable LEAVENWORTH Express Web AppBuilder for ArcGIS Esri, HERE, NPS | MARC | Mid-America Regional Council | U.S. Census, ESRI, MARC | MARC Public Safety Program; MARC GIS; The cities and counties comprising the MARC region. | Missouri Regional Integrated Transportation Information System (RITIS),

JOHNSON JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING

JOHNSON MIAMI

1:384,154 2/3/2021, 8:42:40 AM 0 2.5 5 10 mi MIAMI Counties Other Activity Centers Fast Frequent 0 4 8 16 km Activity Centers Mobility Hubs Supporting Esri, HERE, NPS

Most Developed/Walkable Planned transit improvements (Smart Moves 3.0) Redevelopment Area Moderately Developed/Walkable 1:384,154 2/3/2021, 8:42:40 AM Express Web AppBuilder for ArcGIS Esri, HERE, NPS | MARC | Mid-America Regional Council | U.S. Census, ESRI, MARC | MARC Public Safety Program; MARC GIS;0 The cities2.5 and counties comprising5 the MARC region.10 | Missourimi Regional Integrated Transportation Information System (RITIS), Counties Other Activity Centers Fast Frequent 0 4 8 16 km Supporting Source: RDG Planning & Design Source: Mid-America Regional CouncilActivity CentersMIAMI Mobility Hubs Esri, HERE, NPS Most Developed/Walkable Planned transit improvements (Smart Moves 3.0) Redevelopment Area Moderately Developed/Walkable Express 81 Web AppBuilder for ArcGIS Esri, HERE, NPS | MARC | Mid-America Regional Council | U.S. Census, ESRI, MARC | MARC Public Safety Program; MARC GIS; The cities and counties comprising the MARC region. | Missouri Regional Integrated Transportation Information System (RITIS),

1:384,154 2/3/2021, 8:42:40 AM 0 2.5 5 10 mi Counties Other Activity Centers Fast Frequent 0 4 8 16 km Activity Centers Mobility Hubs Supporting Esri, HERE, NPS

Most Developed/Walkable Planned transit improvements (Smart Moves 3.0) Redevelopment Area Moderately Developed/Walkable Express Web AppBuilder for ArcGIS Esri, HERE, NPS | MARC | Mid-America Regional Council | U.S. Census, ESRI, MARC | MARC Public Safety Program; MARC GIS; The cities and counties comprising the MARC region. | Missouri Regional Integrated Transportation Information System (RITIS),

SECTION TWO Community Profiles Population change - The population characteristics population change - The and trendsPopulation a base to current and demand shine provide a light on housing future through demand project and housing population 2030. demand, regardless type,Totalby housing of influenced is most changes in the population. Growth analysis – Future annual growth detail rates the total growth demand. The year per to meet future rate needed housing and expansion recession community consider each forecasts for willtimes, understanding that production housing fluctuate from year to year. future years is a reasonable forecasts Ten – population Ten-year Anytimeline to assign needs. the population housing to forecast provide not increases Any the does margin shorter longer error. of time to establishenough the and evaluate strategies the results. the full 1 for Chapter See methodology. forecast population within varies and location age a by – Income income Household As discussedcity. is in 1, the Chapter largest housing life expense is a driving people Income in factor where households. most for to live. choose gives own rent or households – Whether occupancy Housing is occupancy and in how market the needs housing for indications changing time. Often over a shift rental toward occupancy more can mean an unattainable an or increase market ownership in populations. younger constructionHistoric units activity many housing type by – How understand to the response built market inwere the past helps a indicate factors other When in demand a community. housing lag, construction there may numbers but housing for market good be systematic challenges barriers or in the community to explore further.

Overland Park, Olathe, Shawnee, Lenexa, Shawnee, Overland Park, Olathe, Large 4: Chapter Tier. includes Prairie large-tierLeawood, cohort The Village, Gardner. withcities the largest growth population potential of number by in the future.residents - Merriam, Communities Roeland Mission, Mid-Tier 5: Chapter Park, Hill, Spring Edgerton. The mid-tier De Soto, communities program smaller housing have for and populations resources strategies. Lake Quivira, - Fairway, Communities Small-Tier 6: Chapter Hills. Westwood Hills,Mission Westwood, Woods, Mission and represent are generallySmall-tier communities land-locked are even There the smallest County. in Johnson population by these housing local limited to address for cities resources more be as prominent. not may to address issues strategies. However,

• • • INTRODUCTION its detail city, to provides each This section 1 related from chapter growth, into cities groups section and future demand. The housing characteristics strategies. The common by housing cohorts to shape cohorts include: Each large, and future medium, small demand housing city’s tier forecasts. data to on informrelies reasonable The cities of Johnson County are different. The county's location location county's County areThe different. Johnson of cities The and part the a large edge on of metropolitan area evolving creates characteristics.market are to changepoised cities more Some drastically time through over growth development. and housing Others will to demographic also more related change, but In all affordability conditions. andof housing cities, composition and transportationhousing will to remain an important component manage.

JOHNSON COUNTY COMMUNITY HOUSING STUDY 84 Age of housing – The existing housing stock is often the most › Above market rate price points – These are the homes and abundant resource of attainable housing. However, while older rentals generally being produced by the private market in housing may be more attainable, it also requires the most Johnson County, above $250,000 or $1,500 a month in rent. maintenance that some homeowners cannot afford. These may be These price points would typically require a household to earn target areas for housing programs. more than $100,000 a year.

Home sales – The rate of sales, days on the market, and sale price › High end and luxury price points – These homes and rentals gives current indications on the lack of housing options and a are built in specific areas in some communities or existing community's desirability. homes that have appreciated over time. These may be appealing Housing affordability – The ability to afford to live in a to some households that can afford them. However, if not community will vary by age group, income level, and owner versus appealing, higher-income households will choose price points rental housing costs. Housing programs to address affordability below their means, which takes an attainable unit off the will vary by community-based on housing gaps at certain price market for households with lower incomes. points. Generally, there are several categories and strategies to address affordability gaps: Development potential – A closer look at each community based on the information presented in Chapter 3. › Lowest price points and income levels – Housing cannot be built in the market without substantial public sector assistance. Housing demand – How many housing units are needed each year, However, These ranges also include retirees on fixed incomes on average, in each community to support population changes, and those individuals working minimum wage jobs. These household sizes, and replace lost units households would qualify for most government housing Development program – How the total housing demand should be programs and are traditionally renters, if not a retiree with no allocated by housing occupancy (owner versus rental) and price mortgage. point to meet population demands. › Low to mid-price points – Households looking for these price Together, all these data components and qualitative community points would traditionally be in the ownership market but conversations shape the housing strategies in Section 3. JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING are frequently looking to rent when they first arrive in a community. This market is also the hardest for the private market to produce owner-occupied housing without risk- sharing.

› Workforce housing price points – These tend to be blue-collar or entry-level positions. These households can be looking for owner-occupied housing, but the private market often struggles to produce new units priced below $250,000.

CHAPTER FOUR LARGE-TIER COMMUNITIES Large tier communities have the widest range of housing types, potential challenges, and opportunities. Resources in these communities are generally more feasible to access because of population size and city staff resources. While these communities are in the same cohort, the following data illustrates different social and built characteristics, and housing development programs. -2.50% and Under and -2.50%

Population Growth Rate 2010-2018 by Block OVerland Group, Park MAP 4.1: Source: U.S. Census; American Community Survey (2018 5-year Estimates) . OVERLAND PARK OVERLAND POPULATION CHANGE While Overland Park grew rapidly since While since grew Park Overland rapidly annual1990, growth in declined the rates be expected as would as decade a city recent Growth gets larger. in should Park Overland remain in the future and strong consistent several on major location its of because transportation routes. Growth Analysis Growth Population in Overland Park continues in continues Park Overland Population to grow with change the highest decade occurring Growth between and 1960 1970. willtrajectories In south. general, continue spatial time changes population over city annexations, shown in Mapfollowed 4.1 Overland Park is Park theOverland largest city in Johnson are a variety types There housing of County. in the city with varying housing of degrees characteristics location. on based mostly Land within current city limits will support through demand housing 2030.

Overland Park

JOHNSON COUNTY COMMUNITY HOUSING STUDY 88 Ten-Year Population Forecast Figure 4.1 shows population forecast scenarios through 2030. MARC projects a 1.19% annual growth rate. Population growth based on construction rates since 2012 indicates a 1.47% growth rate, with the actual population growth rate since 2000 slightly below that at 1.47%. The growth rate used for planning purposes in this study is a 1.39% annual growth rate, which Overland Park would see over 29,000 new residents from 2020.

FIGURE 4.1: Population Growth Rate Scenarios, Overland Park Growth Rate Scenarios 240,000

230,802 230,000 228,770

223,951 220,000

211,088 210,000 213,554

Construction Rate: 200,000 199,350 1.47%

196,625 COUNTYJOHNSON COMMUNITY STUDY HOUSING Population 190,000 Chosen Rate: 1.39% 180,000

173,372 MARC Rate: 170,000 1.19% Overland Park

160,000 Year 2010 2019 2020 2025 2030

Source: U.S. Census; MARC; RDG Planning & Design

89 Percent Renter-Occupied Structures, Overland Park Overland Structures, Renter-Occupied Percent MAP 4.2: Source: American Community Survey (2018 5-year Estimates) illustrates the percent of illustrates of the percent and 4.3 Vacancy rates are relatively stable stable are relatively rates Vacancy fromcitywide, and 6% 5% between about vacancy market A healthy rate 2000-2018. is around 6%. per size is around 2.4 people Household is higher which than most household, County. in Johnson cities is occupancy evenly distributed Renter of south for the citythroughout except allStreet, 143rd where Census tracts are mostly owner-occupied.

• • • HOUSING OCCUPANCY Map 4.2 Census by block households renter-occupied group.

Overland Park

JOHNSON COUNTY COMMUNITY HOUSING STUDY 90 MAP 4.3: Percent Owner-Occupied Structures, Overland Park • Across the city about 63% of housing units are owner-occupied. This is a decrease from about 65% in 2010. • With the size and amount of workforce needed in Overland Park, the falling ownership structure ratio is understandable and acceptable to provide rental options for new employees and young professionals. JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING

Source: American Community Survey (2018 5-year Estimates) Overland Park Overland

91 Source: Johnson County GIS Department 2,500 2,000 Multifamily 1,500 Residential New Construction Permits By Location (2010-2019), Overland Park Duplex 1,000 MAP 4.4: Historic Building Permits by Unit 500 Single Family Residential Development Permits By Year By Permits Development Residential 0 Source: City of Overland Park 2012 2019 2018 2017 2016 2015 2014 2013 FIGURE 4.2: shows the location of of the location shows About 32% of new units new single- were of 32% About family annual dwellings. The permits with 2019. consistent were units new multi- were of 68% About family apartments, units include which townhomes, structure and any with more than two these units. units of are Most units. rate market higher end non-existent. relatively were Demolitions that occur did are mostly demolitions The on redevelopment or accidents of because the same lot.

• • • CONSTRUCTION ACTIVITY permits. Between 2012 and 2019: Like construction residential many cities, the to increase since activity continues the average Considering Recession. Great construction residential size, household to a 1.5% annual equate 2012 would since growth Map rate. 4.4

Overland Park

JOHNSON COUNTY COMMUNITY HOUSING STUDY 92 AGE OF HOUSING MAP 4.5: Age of Housing Stock, Overland Park Map 4.5 shows the year built of residential dwellings. The age of housing provides insight into areas more susceptible to deterioration and additional homeowner costs, correlated with the stabilization areas in Chapter 3. If these areas are also occupied by lower income households, then monitoring of rehabilitation needs is even more critical.

• Overland Park has a relatively modern housing stock. About 61% were built after 1980. • About 12% of homes were built before 1950. These are the homes typically in the most need of repairs and at risk of falling into dilapidation.

"I think there is a wide variety of housing COUNTYJOHNSON COMMUNITY STUDY HOUSING avail. in Overland Park. Rehab loans with very low interest are a great way to help people buy something affordable and fix it up! ..."

- Survey Respondent Source: Johnson County GIS Department, Assessor Data Overland Park Overland

93 Overland Park Overland - Survey Respondent Median household income is $85,651. The The is $85,651. income Median household increase in median a 16% city only saw about and 2018, between 2010 income the county. for average are individuals by seen incomes Higher 45 and 64 of between the years ages inand geographically the are located Younger partsouth-central the city. of households understandably tend to make rental and for considerations key less, entry-level housing.

• • HOUSEHOLD INCOME "Mixed/assisted housing in Downtown is needed Overland Park. The 79th at & Santa project owned be to needs Fe a localby non-profit affordable community that is developer housing a consortium." by led provides an overview Map 4.6 provides Overland of Park’s estimated household incomes: Household Income of Top Earning Age Group, Overland Household Top Earningof Income Group, ParkAge

MAP 4.6: Source: American Community Survey (2018 5-year Estimates)

JOHNSON COUNTY COMMUNITY HOUSING STUDY 94 HOME SALES FIGURE 4.3: Single Family Home Sales, Overland Park How quickly homes sell in a market is a leading indicator of housing demand and 2019 supply. Figure 4.3 shows single-family home sales data from 2017-2019. In Overland Park, 2018 similar to other areas in the county: • Average sales prices increased since 2017 2017 by about 7.5% or about 2.4% annually. AVERAGE SALES PRICE • The volume of single-family home sales $369,605 $356,222 remained relatively the same, around $382,762 2,700 units. • The average number of days homes stay

on the market fluctuated between 50 and 70 days. Compared to other Johnson 2,772 sold 2,650 sold 2,716 sold County cities, Overland Park is in the middle for time to sell. However, under 100 days is fast in any market. Some unique or luxury homes likely drive up the average days on the market reported. 69 › For example, homes in the 66214 Zip code had an average days on market under 25 days for the last three years 2018 (around the I-35/Hwy 69 interchange). DAYS ON MARKET 64 In contrast, the 66085 Zip code was COUNTYJOHNSON COMMUNITY STUDY HOUSING over 100 days (southern Overland Park 52 where new homes are being built). 2019

2017

Overland Park Source: Multiple Listings Service (2017-2019)

2018 3.16 5. Gap or Surplus: The between difference households and supply 3 4. Number of Housing Options in the Affordability Range 2. Number of Households in Range Income the 2 VALUE TO INCOME RATIO: TO INCOME VALUE 2 3 Value to Income Benchmark self-sustaining market housing A healthy, betweenwill ratio to income a value have slightly is up 3.16, Park's 2 and 3. Overland from 3.11 in 2010. 1. Household Income Range Income Household 1. 3. Affordable Range for Housing (Owner and Renter Options) The number of of number The Composition of Housing Supply. This Supply. Housing of Composition illustrates the share thesupply of housing and renter ownership by met options. exceeds households of If the number units of those the available, number in options seek must households different affordability ranges. units the of If the exceeds number that indicates it households, of number in the households by units are occupied ranges. different income This analysis to illustrate is meant larger existingtrends in how units not does It are occupied. being exact in demand market demonstrate ranges. price certain

› › › › Number of Housing Units in Each Units Housing of Number Affordability Range. unitshousing in affordability each range options. affordable of is the supply and Demand. Balance Supply of The

How to Use the Analysis 4. 5. The number of households in households of number The The starting Ranges. The Income of point the analysis is the spectrum incomes of . Park Overland all of across residents corresponding these incomes, From prices are housing "affordable" ownership andestablished rental for opportunities. in Each Income Households of Number Range. range is the demand; income each options housing seek these residents to in that Park Overland are affordable them. Affordability Ranges. An affordable times is calculated 2-3 home ownership at the on depending income the household households income range. Lower income of a higherpercentage to spend tend and higher housing on their income a lower to spend tend households income their on total of percentage income rental An be would housing. affordable income. household of 20% about 4 examines supply and through demand 4 examines supply 1. 2. 3. HOUSINGATTAINABILITY ANDSUPPLY ANALYSIS illustrates five major components Figure 4.4 illustrates components major five story: thein above of pursuit By comparing the distribution of household household thecomparing distributionBy of with costs, a picture housing of incomes all across and emerges demand of supply market. Figure housing Park’s Overland 4. to different is "affordable" what of the lens is to answer groups the question: income options housing of supply there an adequate different income of residents for available groups?

Overland Park

JOHNSON COUNTY COMMUNITY HOUSING STUDY 96 The analysis in Figure 4.4 is based on all the households today that are occupying a unit. No household is without a unit. Overland Park has a supply of ownership options priced between $125,000 and FIGURE 4.4: Housing Attainability,Overland Park (2018) $200,000 but without other options households making over $75,000 per year also compete for these units.

• More households than affordable options but some include students with little income and housing costs that are supported by parents and loans. Some also include older households with little income but in homes owned outright. For example: › 27% of all owner-occupied households in Overland Park are over the age of 65. › The median household income for households over 65 is estimated at $58,678, meaning that 50% of those households make less than $50,000. This is lower than the citywide median of $85,651. › 57% of owner-occupied households over the age of 65 and 30% citywide do not have a mortgage.

• Fewer households than attainable options. These units are filled by lower income households.

• Overland Park has a supply of ownership options priced between $125,000 and $200,000 but without other options many of these units are filled by retirees and households making over $75,000 per year. JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING

• There are fewer households than affordable options. Many units in this range see competition from upper income brackets.

HOUSEHOLDS AND ATTAINABILITY RANGES • More households than attainable options in this range. Builders continue to serve this market (over $400,000) but many households in this range continue to occupy lower cost housing. This is good for them because they have more to spend on other things. However, it is not beneficial for lower income brackets that rely on the occupied lower price point housing units for attainable housing. › This may be counterintuitive based on conversations that people only see higher priced construction in the city. That could be the market catching up HOUSEHOLDS OWNER UNITS RENTER UNITS with demand in this income range.

Source: American Community Survey (2018 5-year Estimates); RDG Planning & Design Park Overland

97 Percent of Renter Occupied Cost Burdened Households, Overland Park Overland Households, Burdened Cost Occupied Renter of Percent MAP 4.7: Source: American Community Survey (2018 5-year Estimates) - Survey Respondent illustrates cost- of the level and 4.8

Approximately 37% of Overland Park's Park's Overland 37% of Approximately living spend housing in renter households gross than on rent. more their income of 30% has Park growth strong Overland experienced and in 2018 rentalin of units the number (1,729 traditionally which more demand in 2019), 870 than units.rent older Adding units create to the should market rates units to adjust older on pressures market units the many new of are down. However, high luxury end are what which well above units be charging, may older a and thus, not rents. to adjust force Median in are to Park rents Overland close $948 per the at county the for overall average month.

• • • COST BURDENED RESIDENTS lease is up..." me look elsewhere when my my when elsewhere look me of rentalof makes properties and raised here, but lack lack but and raised here, I love Overland Park. Born Born Park. Overland I love boundaries with my budget. with budget. boundaries my difficult to stay in in stay to difficult district extremely ...it’s "My son is in the SMSD is in the SMSD son "My Map 4.7 burdened households. According to the U.S. to the U.S. According households. burdened than spending more 30% households government, cost- are considered housing on their income of burdened.

Overland Park

JOHNSON COUNTY COMMUNITY HOUSING STUDY 98 MAP 4.8: Percent of Owner Occupied Cost Burdened Households, Overland Park

• About 29% of households living in owner- occupied housing spend more than 30% of their income on housing. This is 11 percentage points lower than renters but higher than several other cities in the county. • Median home values are average for the county at $261,200. The median is up 17.3% since 2010, in line with neighboring communities like Olathe, Lenexa, and Leawood.

"There is a severe lack of housing for smaller, middle income families: 2-3 bedroom homes $120k-180k in the Overland Park area. Almost all homes for sale with 1.5+ bathrooms start COUNTYJOHNSON COMMUNITY STUDY HOUSING at 200k and are in North OP. South OP lacks any smaller, middle income homes at all with houses starting at 300k."

- Survey Respondent

Source: American Community Survey (2018 5-year Estimates) Overland Park Overland

99 100 1,420 14,197 TOTAL 50 1,471 2.33 6.0% 7,357 2030 97,424 103,643 228,770 226,998 50 2.34 6.0% 1,368 2025 6,840 96,336 90,556 211,900 213,554 Figure annual 4.5 an average shows 1,420 average units. of construction The need annual from 2012 construction to 2019 rate was 1,216 units, with a high 2,094 in of 2018 growth in 2012. 705 Recent of hasand a low equally attributed been to a large of number rental units, a trend to needing continue. 2.35 6.0% 2020 84,173 89,546 197,806 199,350

Housing Demand Housing Model, Overland Park Cumulative need shows the number of of the number shows Cumulative need total between the units base year needed the end at and the year indicated 2020 of the period. of Replacement need is the number of of is the number need Replacement converted or unitshousing demolished condition inpoor uses.to Homes other be gradually should replaced obsolete or of number The supply. housing in a city’s units annually lost historic is on based demolition rates.

• • FIGURE 4.5: FIGURE Replacement Need (total lost units) Cumulative Need Period During Average Annual Construction Household Period End Demand of at Unit Needs End at of Period Projected Vacancy Rate Population End at of Period Household Population Period End of at Average People Per Household Source: RDG Planning & Design The proportion of the household the household of proportion The and living in (those households population in dorms, skillednot prisons) or nursing, will remain through stable 2030. is expected household per people Average asto slightly the next decade decline over are projects completed. mixed-use recent growthSome occur may as Millennials their into childbearingmove years, but will households also Boomer Baby continue shrink. to the period of the end at demand Unit is calculated dividing by household per people of the by number population This equals of the number household. units. housing occupied vacancy housing provides A manageable moving to residents for choices housing Overland earlier, As noted the community. recessionary Recent is stable. rate Park's slightly may increase in 2020 concerns in term. thevacancies short are period each of the end at needs Unit demand the actual on based household units. vacant and projected

Overland Park

JOHNSON COUNTY COMMUNITY HOUSING STUDY 100 DEVELOPMENT PROGRAM FIGURE 4.6: Housing Development Program, Overland Park Building on the housing demand model, the 2025 2030 2020-2030 development program forecasts production targets for owner and renter-occupied units Total Owner Occupied based on the following assumptions: Attainable: <$200,000 1,636 1,760 3,369

Moderate Market: $200- 609 655 1,264 • Owner-occupied units will be distributed 250,000 4,104 4,414 8,518 roughly in proportion to the income Market: $250-350,000 814 875 1,689 distributions of the households for whom } } } owner occupancy is an appropriate High Market: Over $350,000 1,045 1,124 2,169 strategy. • Most low-income residents will be Total Renter Occupied accommodated in rental units. It is Attainable: Less than $1,000 1,304 1,402 2,706 challenging for low-income residents to save for the downpayment and maintain Market: $1,000-1,500 810 } 2,736 871 } 2,943 1,681 } 5,679 the savings necessary for maintenance High Market: $1,500+ 623 670 1,292 of a home (replacement of a roof or furnace). Rental units can be many Total Need 6,840 7,357 14,197 types of housing including apartments, townhomes, duplexes, and single-family Source: RDG Planning & Design homes and, as they are now, should continue to be spread throughout the county. › Approximately 4,633 additional owner- › Nearly 2,706 rental units will need to • The model illustrated in Figure 4.6 occupied units are needed priced below be produced with rents below $1,000 targets a split of 60% owner- and 40% $250,000 (in 2019 dollars). This demand per month. The lowest rent units below renter-occupied units. This accounts for will come through existing housing $600 will have to be generated through COUNTYJOHNSON COMMUNITY STUDY HOUSING commercial corridors that may begin to stock being freed up through move- subsidy programs like low-income add density with redevelopment projects up housing, or products that do not fit housing tax credits. and the continued need for rental options the traditional detached single-family in new development areas. homes. Overland Park Overland

101

near transit services transit near near transit services transit near

needing to be to needing Households needing to be to needing Households

$16.00 an hour an $16.00 $16.00 an hour an $16.00

Workers making below making Workers Workers making below making Workers 34% home

16% rent Students I looked to to looked I Students purchase a a purchase Looked to to Looked

Chart Title

mental disabilities mental mental disabilities mental

with physical and/or physical with People with physical and/or physical with People 50% Decision to Move in Past 3 Years

Did not look not Did

singles or couples or singles Seniors, singles or couples or singles Seniors,

FIGURE4.8: independently independently

and live and home, left and up and live and home, left and up

whose children have grown have children whose whose children have grown have children whose

Chart Title Chart Title parent(s) a - "Empty-nesters" "Empty-nesters" - a parent(s) a - "Empty-nesters"

living together living living together living

parents, and grandparents and parents, parents, and grandparents and parents,

households with children, with households households with children, with households

Multi-generational families - families Multi-generational Multi-generational families - families Multi-generational

Families with children with Families Families with children with Families

Housing supply meets the needs in Overland Park Overland in needs the meets supply Housing County Johnson in needs the meets supply Housing Housing supply meets the needs in Overland Park Overland in needs the meets supply Housing County Johnson in needs the meets supply Housing

children children

Young couples without couples Young Young couples without couples Young

Single professionals Single Single professionals Single Perceptions that Housing Supply Currently Meets the Needs of the Following Household Types For those looking for owner units, those for looking a For units under for wasshortage perceived $200,000. rental units,For half those saw looking ina shortage units a month $500 under and half a between and $1,000 $500 month.

› › Half of respondents looked to move to move looked Half respondents of within the past three toan years, 34% to a rental. unit and 16% owner-occupied

0% 0% • 70% 60% 50% 40% 30% 20% 10% 70% 60% 50% 40% 30% 20% 10% FIGURE 4.7: ). According to respondents, the housing the housing to respondents, According all of the needs met groups supply families, multi-generational except mental with and/or physical people wage disabilities, low students, access needing and households workers, to transit.

› When asked about solutions they would solutions about asked When costs in housing to reduce support the highest ranked County, Johnson assistance was downsuggestion payment both by duplex closely to owners, followed construction and housing townor home rehabilitation loans. Housing typesHousing likelyto be successful 3 are those already present–mid-size, bedroom and small homes, bedroom 2-3 also felt respondents of 69% homes. living senior be would independent successful. in supply the housing felt Respondents was Park Overland very similar to that of illustrated County (as in FigureJohnson 4.7

• • • COMMUNITY PERCEPTIONS A total of 1,162 residents from Overland Park Park from Overland residents A total 1,162 of the community surveytook available made online their form. From and in paper responses the following emerged: themes Survey

Overland Park

JOHNSON COUNTY COMMUNITY HOUSING STUDY 102 Listening Sessions FIGURE 4.9: Perceptions of Housing Types Likely to be SuccessfulChart in the Title City Many people familiar with the housing 90% market specific to Overland Park 80% 70% participated in small group discussions. 60% These included representatives from the 50% Chamber, Council, Planning Commission, 40% and real estate agents among others. 30% 20% COMMON COMMENTS 10% Aside from common themes in Chapter 2 0% that pertain to the entire county, several common themes are apparent to Overland Park. Apartment Res idential Hous ing hous e space.

• There are big concerns for transportation bedrooms transit stations transit Townhouse or or Duplex Townhouse

from other areas by employers that Upper-story Downtown Independent - Senior Living Senior - Independent Mixed-income housing near housing Mixed-income Cottage Court - A group of group A - Court Cottage unit located on the same… the on located unit Large Lot Residential Housing Residential Lot Large hire hourly workers. Mostly that their three-bedroom or two- Small smaller homes that share yard share that homes smaller Larger home with four or more or four with home Larger Row Home - Tri-plex and Above and Tri-plex - Home Row (ADU, Unit Dwelling Accessory Mid-size, three-bedroom house three-bedroom Mid-size, employees do not live in Johnson County, also known as "granny flats"). A leading to employee retention issues. • Developers and builders perhaps see Overland Park as the easiest to work FIGURE 4.10: Support for Housing Solutions To Reduce Housing ChartCosts Titlein Johnson County with because they are consistent in their 45% application of design standards. They 40% know what their timeline is going to be 35% even if the design standards are high. 30% 25% JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING • The construction of multi-family has 20% expanded in the past several years, with 15% more luxury apartments being proposed. 10% 5% • There is a disconnect between people 0% wanting attainable options and others not wanting any more apartments or housing of any kind being built. The opposition from neighborhoods has led to housing Mortgageassistance properties

project denials even if they meet all builders housing rental subsidies rental

zoning and city plan requirements. This developments Housing rehabilitation loans rehabilitation Housing is a major barrier for getting a variety homes) mobile (not Public acquisition of dilapidated of acquisition Public Duplex or townhome construction townhome or Duplex Section 8/Housing Choice Voucher Choice 8/Housing Section

of housing in the city and developer to assistance financing Construction Downpayment assistance to owners to assistance Downpayment Public development of infrastructure of development Public Premanufactured or modular housing modular or Premanufactured Higher density or cluster development cluster or density Higher Grants or low-interest loans to housing confidence. Park Overland 103 -2.50% and Under and -2.50%

Population Growth Rate 2010-2018 by Block Olathe Group, MAP 4.9: Source: American Community Survey (2018 5-year Estimates) OLATHE POPULATION CHANGE While Olathe has experienced steady growthWhile has steady Olathe experienced annual 1960, since growth declined rates be expected as would decade in the recent As the larger. becomes as base population to grow and to the south city continues west along major transportation corridors, growth remain should in Olathe and strong in the is future. expectedconsistent It that future growthOlathe's will occur slightly the growthabove since experienced rate 2010. Growth Analysis Growth Population in Olathe continues to grow continues in Olathe Population with change occurring the highest decade the city grew when andbetween 1980 1970 annual The growth 108%. by the over rate haspast several slightly, declined decades between and 2010. 2000 todropping 3.1% revealed a and 2018 Estimates between 2010 1.3% annual growth is still which rate, heavy growth a city size. its for Olathe is the second largest city in is the Johnson second Olathe County and has growing been steadily A variety types 1990. housing since of exist within the community and range in 1900 single family from early age homes construction. hasto new Olathe plenty and redevelopment development new of housing additional opportunities to add units and variety to the market.

Olathe

JOHNSON COUNTY COMMUNITY HOUSING STUDY 104 Ten-Year Population Forecast Figure 4.11 shows population forecast scenarios through 2030. The growth rate of 1.29% is pulled from MARC projections. Although, the population based on residential units added since 2012 equals about a 1.46% rate. Therefore, planning for a growth rate in between, but trending toward recent construction activity at 1.38%, would result in population growth of nearly 31,000 residents.

FIGURE 4.11: Population Growth ForecastGrowth through Rate 2030,Scenarios Olathe

190,000

180,000

170,000

164,691 160,000 Population

153,810 Construction 150,000 Rate: 1.46%

MARC Rate: 143,647 COUNTYJOHNSON COMMUNITY STUDY HOUSING 140,000 1.29%

Chosen Rate: 1.38% 130,000

120,000 2020 2025 2030

Source: U.S. Census; MARC; RDG Planning & Design Olathe

105 Percent Renter Occupied Structures, Olathe Structures, Occupied Renter Percent MAP 4.10: Source: American Community Survey (2018 5-year Estimates) shows the ratio of owners to of the ratio shows Across the city about 71% of housing units housing of 71% Across the city about the This is about are owner-occupied. same as in 2010. citywide, are low rates down Vacancy A in from 5% 2010. in 2.6% to just 2018 vacancy is market aroundhealthy rate 6%. per people size is around 2.7 Household than a higher rate other some household, levels some of and indicative communities of affordability for families.

• • • HOUSING OCCUPANCY Map 4.10 renters across Olathe. Olathe. across renters

Olathe

JOHNSON COUNTY COMMUNITY HOUSING STUDY 106 CONSTRUCTION ACTIVITY MAP 4.11: Residential New Construction Permits By Location (2010-2019), Olathe Like many cities, residential construction activity continues to increase since the Great Recession. Considering the average household size, residential construction since 2010 would equate to a 1.27% annual growth rate, but increasing every year since 2010. Map 4.11 shows the location of permits. Between 2010 and 2019:

• About 66% of new units were single- family dwellings. The annual permits were varied with 2019 among the lowest years of new permits. • About 33% of new units were multi- family units which include apartments, townhomes, and any structure with more than two units. • Demolitions were relatively low, averaging 18 annually due largely to 83 and 29 demolitions in 2016 and 2017, respectively.

FIGURE 4.12: Residential Development PermitsHistoric By Building Year Permits 1,000 Demolitions COUNTYJOHNSON COMMUNITY STUDY HOUSING 900 800 Multifamily 700 Duplex 600 Single Family 500 400 300 200 Source: Johnson County GIS Department 100 0 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019

Source: City of Olathe Olathe

107 shows the year built of residential the residential year built shows of Olathe hasOlathe a varied stock. housing A unitslarge of surrounding number constructeddowntown were before with units the edge the newest at 1930, the community in andof the northwest southeast. stock in the housing hasOlathe an older rehabilitation for to monitor town center are these Many homes of and upkeep. and provide currently condition in stable many households. for an attainable option

• • AGE HOUSING OF Map 4.12 provides housing of age dwellings.The preliminary areas insight into more and additional to deterioration susceptible costs. If these areas arehomeowner also then households income lower by occupied is even needs rehabilitation of monitoring important.more - Survey Respondent "We have plenty of lower-priced lower-priced of plenty have "We but parts Olathe, of in older housing all best, often at but very outdated it's falling apart...Seems like the people a place up buy to afford could who are instead it like that and remodel construction a new buy to choosing that need any doesn't work...."

Olathe

JOHNSON COUNTY COMMUNITY HOUSING STUDY 108 MAP 4.12: Age of Housing Stock, Olathe JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING

Source: Johnson County GIS Department, Assessor Data Olathe

109 - Survey Respondent provides an overview of Olathe's an overview provides Olathe's of Median household income is $85,318, up is up $85,318, income Median household to Compared 14%. or from $75,228 in 2010, isslightly Olathe County, in Johnson cities incomes household for average above level. around 45-64 center year incomes Higher Areasolds. around downtown in the core a variety age but of incomes, lower have groups. tend highest earningThe households into live eastern and far northwestern Olathe.

• • • HOUSEHOLD INCOME "Olathe has mix the best "Olathe all for styles housing of income levels in Johnson County." Map 4.13 estimated household incomes: Source: American Community Survey (2018 5-year Estimates) Household Income of Top Earning Age Group, Olathe Household Top Earningof Income Group, Age MAP 4.13:

Olathe

JOHNSON COUNTY COMMUNITY HOUSING STUDY 110 HOME SALES FIGURE 4.13: Single Family Home Sales, Olathe How quickly homes sell in a market is a leading indicator of housing demand and 2019 supply. Figure 4.13 shows single-family home sales data from 2017-2019. In Olathe, similar 2018 to other areas in the county:

• Average days on market have been 2017 declining along with number of houses sold. This correlates with listening AVERAGE SALES PRICE session discussions that people may be $286,686 $321,479 staying in their homes longer and not $301,180 finding options to move to. • Average sales price has been increasing about $20,000 each year. This is above what is considered natural appreciation 2,531 sold 2,509 sold 2,339 sold from inflation.

"I am currently renting. 66 If I cannot find a house 2018 within my income level DAYS ON MARKET 54 (purchase price under 48 COUNTYJOHNSON COMMUNITY STUDY HOUSING $150,000), I will have 2017 to leave Olathe and 2019 possibly Johnson County altogether."

- Survey Respondent Source: Multiple Listings Service (2017-2019) Olathe

111 2018 5. Gap or Surplus: The between difference households and supply 3

4. Number of Housing Options in the Affordability Range 2.63 2. Number of Households in Range Income the 2 VALUE TO INCOME RATIO: TO INCOME VALUE 2 3 Value to Income Benchmark self-sustaining market housing A healthy, betweenwill 2 ratio to income a value have from 2.57 is in up 2.63, 2010. and 3. Olathe's 1. Household Income Range Income Household 1. 3. Affordable Range for Housing (Owner and Renter Options) The number of of number The Composition of Housing Supply. This Supply. Housing of Composition illustrates the share thesupply of housing and renter ownership by met options. exceeds households of If the number units of those the available, number in options seek must households different affordability ranges. units the of If the exceeds number that indicates it households, of number in the households by units are occupied ranges. different income This analysis to illustrate is meant larger existingtrends in how units not does It are occupied. being exact in demand market demonstrate ranges. price certain

How to Use the Analysis 4. 5. . From these . From The number of households in households of number The The starting Ranges. The Income of point the analysis is the spectrum incomes of Olathe all of across residents incomes, corresponding "affordable" are for established prices housing and rentalownership opportunities. in Each Income Households of Number Range. range is the these demand; income each in Olathe options housing seek residents to that arethem. affordable Affordability Ranges. An affordable times is calculated 2-3 home ownership at the on depending income the household households income range. Lower income of a higherpercentage to spend tend and higher housing on their income a lower to spend tend households income their on total of percentage income rental An be would housing. affordable income. household of 20% about 1. 2. 3. HOUSINGATTAINABILITY ANDSUPPLY ANALYSIS illustrates five major components Figure 4.14 illustrates components major five story: thein above of pursuit By comparing the distribution of household household thecomparing distributionBy of with costs, a picture housing of incomes all across and emerges demand supply market. Figure housing 4.14 Olathe’s of and through demand examines the supply to different is "affordable" what of lens is to answer groups the question: income options housing of supply there an adequate different income of residents for available groups?

Olathe

JOHNSON COUNTY COMMUNITY HOUSING STUDY 112 The analysis in Figure 4.14 is based on all the households today that are occupying a unit. No household is without a unit. It appears there are many units available to households making between $25,000 and FIGURE 4.14: Housing Attainability, Olathe (2018) $75,000, these units are filled by higher income households and often unavailable to households in this income range.

• Some of these households include older households with low incomes but with homes owned outright. For example: › 19% of all owner-occupied households in Olathe are over the age of 65. › The median household income for households over 65 is estimated at $59,341, meaning that 50% of those households make less. › Additionally, 55% of owner-occupied households over the age of 65 do not have a mortgage.

• While it would appear that there are a good number of units available to households making between $25,000 and $75,000, these units are filled by higher income households and often unavailable to households in this income range. › Based on conversations with realtors and other stakeholders, it is expected that many of the homes in this range see competition from this income bracket and higher income households.

• There is a balance of units for households making between $75,000 and $150,000. However, these households are also COUNTYJOHNSON COMMUNITY STUDY HOUSING competing with a share of households in higher income households for lower cost housing. Builders continues to produce housing for this market and above. HOUSEHOLDS AND ATTAINABILITY RANGES • More than half of the households earning more than $150K fill units attainable to lower income households thus creating a shortage of housing units for many first-time home buyers and those looking to step up from their first home. • Over 8,000 households making over $100,000 a year are living in owner-occupied units priced below $250,000. HOUSEHOLDS OWNER UNITS RENTER UNITS › They do this for a variety of reasons, including housing cost and

Source: American Community Survey (2018 5-year Estimates); RDG Planning & Design neighborhood preferences but also fewer options at higher prices. Olathe 113 Percent Renter-Occupied of Cost Burdened Households, Olathe MAP 4.14: Source: American Community Survey (2018 5-year Estimates) illustrates cost- of the level and 4.15 For example, the area south of Dennis the area of south example, For is industrial in mostly Olathe Avenue uses. While the area is a large portion land areas, residential Olathe's its of is marginal.population

› Median contract rents are below average average areMedian rents below contract from $678 up $796, County at Johnson for in 2010. households Olathe's of 47% Approximately than more living spend housing in renter gross on rent. their of income 30% and thus a competitive Low rental supply, market, oftenresults in higher rental has strong Olathe experienced prices. growthrecent rental in of the number units, traditionally which more demand than units.rent Adding units older to the on pressures market create should market downward or rates units to adjust older to their and quality. age steady hold areas 4.14 are Map shaded on Census The boundaries. Large shade areas one of of these areas a lot indicate have not do residential housing.

• • • • COST BURDENED RESIDENTS burdened households. According to the U.S. to the U.S. According households. burdened than spending more 30% Census, households are considered housing on their income of this be may However, cost-burdened. County as other Johnson for conservative expenses like transportation costs can be income lower higher for disproportionately households. Map 4.14

Olathe

JOHNSON COUNTY COMMUNITY HOUSING STUDY 114 MAP 4.15: Percent of Owner-Occupied Cost Burdened Households, Olathe • Median home values ($224,000) are slightly below average for Johnson County communities despite rising 15% since 2010. • About 18% of households living in owner- occupied housing spend more than 30% of their income on housing. • Like the previous map, the shaded areas are Census boundaries. Large areas of one shade do not indicate these areas have a lot of residential housing. › For example, the area south of Dennis Avenue in Olathe is mostly industrial uses. While the area is a large portion of Olathe's land areas, its residential population is marginal.

"Generally speaking, COUNTYJOHNSON COMMUNITY STUDY HOUSING housing in Olathe is too expensive for many people, even those employed full time."

- Survey Respondent

Source: American Community Survey (2018 5-year Estimates) Olathe

115 100 902 9,023 TOTAL 50 938 2.80 5.0% 2030 4,690 61,216 58,156 164,691 162,836 50 867 2.80 4.0% 2025 4,333 54,313 56,576 153,810 152,077 Figure annual 4.15 an average shows net units. 902 The of construction need annual fromaverage construction rate units, was to with 2019 591 2009 a high of in 2009. 296 of andlow a units870 in 2017 2014. since was 749 Although average the net construction to have appears of This rate the with demand met just very vacancies few those entering the market. for and options can inflation, often create Low supply support should thus increasing production growth stable also a healthier, but support market. 2.80 3.0% 2020 50,725 52,293 143,647 142,029

Housing Demand Housing Model, Olathe Cumulative need shows the number of of the number shows Cumulative need total between the units base year needed the end at and the year indicated 2020 of the period. of Replacement need is the number of of is the number need Replacement converted or unitshousing demolished condition inpoor uses.to Homes other be gradually should obsolete or The supply. housing in a city’s replaced units annually of lost number is based may but rates historic demolition on time units as over decrease the worst and in are the removed downtown core further prevents rehabilitation proactive demolitions.

• • FIGURE 4.15: FIGURE AverageAnnual Construction Population End at of Period Household Population Period End of at Average People Per Household Household Period End Demand of at Projected Vacancy Rate Cumulative Need Period During Unit Needs End at of Period Replacement Need (total lost units) Source: RDG Planning & Design The proportion of the household the household of proportion The and living in (those households population in dorms, skillednot prisons) or nursing, will remain through stable 2030. is expected household per people Average to remain the next decade. constant over growthSome occur may as Millennials their into childbearingmove years, will households also Boomer Baby but to shrink.continue the period of the end at demand Unit is calculated dividing by household per people of the by number population This equals of the number household. units. housing occupied vacancy housing provides A manageable moving residents for choices housing the earlier, As noted to the community. is slightly rate likelycounty's high but reflectsin it point wastime the that vacancy rate a low shows Olathe gathered. increase units as This should in new 2018. online. brought get are period each of the end at needs Unit demand the actual on based household units. vacant projected of the number plus

• • • • • HOUSING DEMAND The housing demand analysis demand housing buildsThe the on trends, and housing projections, population the to forecast community conversations model The housing. additional for demand theis built following with on assumptions a 1.38% growth primary The of rate. benefit is to understand forecast a demand needs household points and price different at uses: method The incomes.

Olathe

JOHNSON COUNTY COMMUNITY HOUSING STUDY 116 DEVELOPMENT PROGRAM FIGURE 4.16: Housing Development Program, Olathe Building on the housing demand model, the development program forecasts production 2025 2030 2020-2030 targets for owner- and renter-occupied units Total Owner Occupied based on the following assumptions: Attainable: <$200,000 981 1,062 2,043 Moderate Market: $200- • Owner-occupied units will be distributed 250,000 430 465 895 roughly in proportion to the income 2,600 2,814 5,414 Market: $250-350,000 660 714 1,374 distributions of the households for whom High Market: Over $350,000 529 } 572 } 1,101 } owner occupancy is an appropriate strategy. • Most low-income residents will be Total Renter Occupied accommodated in rental units. Attainable: Less than $1,000 811 877 1,688 • The county’s supply is currently dominated Market: $1,000-1,500 487 1,733 527 1,876 1,013 3,609 by owner units (72%). Over the last several High Market: $1,500+ 436 } 472 } 908 } years, a large portion of new units have been a rental configuration or condos. Over Total Need 4,333 4,690 9,023 the next ten years, production levels need to balance to provide the housing variety Source: RDG Planning & Design necessary for changing demographics. Therefore, the model illustrated in Figure 4.16 targets a split of 60% owner- and 40% renter-occupied units.

› Approximately 2,938 additional owner- › Nearly 1,688 rental units will need to be occupied units should be priced below produced with rents under $1,000 per COUNTYJOHNSON COMMUNITY STUDY HOUSING $250,000. This demand will come month. These units will be generated through the city's existing housing through both the private market and stock being freed up through move- programs like low-income housing tax up housing for households in higher credits. income brackets, or products that do not fit the traditional detached single- family homes. Olathe

117

near transit services transit near

needing to be to needing Households

$16.00 an hour an $16.00 41% below making Workers I looked to to looked I purchase a home

12% rent Students Looked to to Looked

Chart Title

mental disabilities mental

with physical and/or physical with People 47% Decision to Move in Past 3 Years

Did not look not Did

singles or couples or singles Seniors,

FIGURE 4.18:

independently Housingsupply meetsthe needs in JohnsonCounty

and live and home, have grown up and left and up grown have

Chart Title

parent(s) whose children whose parent(s)

"Empty-nesters" - a - "Empty-nesters"

living together living

parents, and grandparents and parents,

households with children, with households

Multi-generational families - families Multi-generational

Families with children with Families

children Young couples without couples Young Housing Supply Currently Supply Housing Meets the Needs the Following of Household Types Housingsupply meetsthe needs in Olathe

For those looking for owner units, those for looking a For units under for wasshortage perceived $200,000. shortage rental units, apparent For no emerged. professionals Single › › Just over half of respondents looked to looked half over respondents Just of withinmove the past three years, 41% unit and 12%to to an a owner-occupied rental.

• FIGURE 4.17: 0% 70% 60% 50% 40% 30% 20% 10% . The housing supply is not seen overall seen is not supply housing The multi- as meetingfor the needs families, withgenerational people mental disabilities, and/or physical and workers, wage low students, to transit, access needing as households shown in Figure 4.17

› Housing types likely toHousing be perceived successful are those already present– and small homes 3 bedroom 2-3 mid-size, also respondents of 68% homes. bedroom living senior be would independent felt successful. in supply the housing felt Respondents meeting successful was at Olathe less than single professionals of inthe needs County as a whole. Johnson to reduce solutions about asked When County, costs in Johnson housing the highest ranking was suggestion assistance todownpayment owners. thanReceiving less were 15% support premanufactured modular or housing and construction financing assistance to builders. This the is likely because to individualsbenefits direct. are not

• • • COMMUNITY PERCEPTIONS A total of 949 residents of Olathe took the took Olathe of A total residents 949 of community survey online available made their form. the From responses and in paper following emerged: themes Survey

Olathe

JOHNSON COUNTY COMMUNITY HOUSING STUDY 118 Listening Sessions FIGURE 4.19: Housing Types Likely to be Successful in the City Chart Title 90%

Many people familiar with the housing 80% market specific to Olathe participated in 70% small group discussions. These included 60% representatives from the City Council, 50%

Planning Commission, Olathe public schools, 40% real estate agents with experience in all of 30% Johnson County, county-wide developers, landlords with property in Olathe, and 20% Olathe residents. . 10% 0% COMMON COMMENTS

Aside from common themes in Chapter 2 Apartment that pertain to the entire county, several common themes are apparent to Olathe. bedrooms stations Townhouse or or Duplex Townhouse • Many express the impact of Olathe's Large Lot Residential Housing Residential Lot Large Larger home with four or more or four with home Larger Row Home - Tri-plex and Above and Tri-plex - Home Row Mid-size, three-bedroom house three-bedroom Mid-size, loan repair program and feelings that it space. yard share that homes Cottage Court - A group of smaller of group A - Court Cottage Mixed-income housing near transit near housing Mixed-income Downtown Upper-story Residential Upper-story Downtown Small two- or three-bedroom house three-bedroom or two- Small appears to have worked. Housing Living Senior - Independent on the same property as the main… as the property same the on Accessory Dwelling Unit (ADU, also • Schools have an increasing population located unit A flats"). "granny as known FIGURE4.20: Housing Solutions Support To Reduce Housing CostsChart in Johnson Title County of students with transportation and 50% homelessness issues. Additionally, several 45% on staff cannot afford to live in Olathe. 40% 35% • For multi-family architectural standards, 30% Olathe may have difficult requirements 25% JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING compared to other cities. Some developers 20% feel the requirements are difficult in 15% regards to architectural standards. 10% 5% • Olathe does have a decent supply of 0% starter homes. However, homes are becoming more and more difficult to serve entry level buyers, those making under $20 an hour. infrastructure Mortgageassistance properties builders Public development of development Public development housing development

• People tend to see improvements in Higher density or cluster rental subsidies rental hous ing developments Housing rehabilitation loans rehabilitation Housing

dilapidated housing and do not see homes) mobile (not housing Premanufactured or modular or Premanufactured Grants or low-interest loans to

demolition of blighted housing as dilapidated of acquisition Public Duplex or townhome construction townhome or Duplex Section 8/Housing Choice Voucher Choice 8/Housing Section Construction financing assistance to assistance financing Construction necessary as perhaps it once was. owners to assistance Downpayment Olathe

119 -2.50% and Under and -2.50%

Population Growth Rate 2010-2018 by Block Shawnee Group,

MAP4.16: Source: American Community Survey (2018 5-year Estimates)

Source: City of Shawnee SHAWNEE POPULATION CHANGE Growth Analysis Growth annual hasShawnee steady seen growth an Despite 1980. around 2.5% of since rates annual growth between only 0.6% of rate and the population, estimated 2018 2010 that indicate forces trend and market willShawnee an to grow average at continue as areas other annual in 1% above just rate built out. the become county Population in Shawnee continues to grow continues in Shawnee Population with change occurring the highest decade Growth willbetween (131%). and 1960 1970 land still in where the west likely continue remains shown in 4.16. Map to be developed, Shawnee is theShawnee third largest city in Johnson and north the west on bounded County, are a variety theby Kansas There River. housing different typesof in city the with varying a high characteristics. However, stock is the in housing single- of percentage family is a limited units. detached There highly development of amount suitable land within current city limits. However, stillShawnee growth has more potential than County. in the Johnson many cities of

Shawnee

JOHNSON COUNTY COMMUNITY HOUSING STUDY 120 Ten-Year Population Forecast FIGURE 4.21: Population Growth Scenarios,Growth Shawnee Rate Scenarios Figure 4.21 shows population forecast 78,000 scenarios through 2030. The rates of 1.16% and 1.08% are pulled from MARC and the 76,000 city comprehensive plan, respectively. If Construction population growth matched the current Rate: construction rate between 2010 and 2019, 0.67% 74,233 Shawnee would only grow at a 0.67% annual 74,000 rate. The growth scenario uses the rate determined in the city comprehensive plan, leading to a 2030 population of 74,233 72,000 residents. MARC Rate: 1.16% 70,344 70,000

"It’s important to keep Population housing affordable, but 68,000 Comprehensive Plan Rate: we also want to see this 66,659 1.08% area be more desirable 66,000 for young couples and families. Downtown 64,000 Shawnee (Nieman Now project as a whole) has 62,000 COUNTYJOHNSON COMMUNITY STUDY HOUSING improved a lot of features 2020 2025 2030 over the years to make Source: U.S. Census; MARC; RDG Planning & Design the area desirable but housing around it needs to follow"

- Survey Respondent Shawnee

121 Percent Renter Occupied Structures, Shawnee Structures, Occupied Renter Percent MAP 4.17: Source: American Community Survey (2018 5-year Estimates) shows the percent of renter- of the percent shows Vacancy rates are quite stable citywide, are stable quite rates Vacancy from 2000- and 5% 3% between about market A healthy a little albeit 2018, low. vacancy is around 6%. rate per size is around 2.6 people Household is higher which than many household, County. in Johnson cities at to cluster tends occupancy Renter I-435, transportation (I-35, major spines and Highway 7).

• • • HOUSING OCCUPANCY Map 4.17 structuresoccupied in Shawnee.

Shawnee

JOHNSON COUNTY COMMUNITY HOUSING STUDY 122 MAP 4.18: Percent Owner Occupied Structures, Shawnee Map 4.18 shows the percent of owner- occupied structures in Shawnee.

• Across the city about 73% of housing units are owner-occupied, about the same percentage as 2010. • Nearly all development in the western portions of the city is owner-occupied. If left on this trend, there will be a significant gap in rental options near future jobs and services.

"There are very few

ranch style homes or COUNTYJOHNSON COMMUNITY STUDY HOUSING other retirement home options in the Johnson County area....specifically Lenexa, Shawnee, Merriam areas."

Source: American Community Survey (2018 5-year Estimates) - Survey Respondent Shawnee

123 shows the year built of residential the residential year built shows of Shawnee's housing stock is relatively stock is relatively housing Shawnee's built between 1990 and 2010), (42% new especially of in areas side the west on in the northeast were Homes the city. primarily 1950. constructed before about at 1950 built before were homes Few typically are12%. the homes These in repairs risk of and of at need the most falling are some There dilapidation. into programs assistance, for in Shawnee groups. non-profit by lead mostly Listening discussion indicated session living homes that many in people older and the adults elderly. are older

• • AGE HOUSING OF Map 4.19 provides housing of age dwellings.The preliminary areas insight into more and additional to deterioration susceptible costs. If these areas arehomeowner also then households income lower by occupied is even needs rehabilitation of monitoring important.more Age of Housing Stock, Shawnee MAP 4.19: Source: Johnson County GIS Department, Assessor Data

Shawnee

JOHNSON COUNTY COMMUNITY HOUSING STUDY 124 CONSTRUCTION ACTIVITY MAP 4.20: Residential New Construction Permits By Location (2010-2019), Shawnee Like many cities, residential construction activity continues to increase since the Great Recession. Map 4.20 shows the location of residential permits. Between 2009 and 2019:

• About 66% of new units were single- family dwellings. Construction of single- family dwellings was highest between 2013 and 2017, but in the past few years has dropped. • About 31% of new units were multi- family units, which include apartments, townhomes, and any structure with more than two units. • Demolitions averaged about 9 per year, with a the most occurring in 2012, likely in preparation for new development or damage by fire.

FIGURE 4.22: Residential Development PermitsHistoric Building By Permits Year 350

300 JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING 250

200

150 Source: Johnson County GIS Department

100

0 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 Single Family Duplex Multifamily Demolitions

Source: City of Shawnee Shawnee

125

2019 38

2018 70

2017

39 AVERAGE SALES PRICE SALES AVERAGE

$307,664 2019

1,060 sold

2018 $299,333

1,004 sold

DAYS ON MARKETDAYS

2017 $277,776

Single Family Home Sales, Shawnee 1,109 sold FIGURE 4.23: Source: Multiple Listings Service (2017-2019)

Sales price is increasingSalesprice annually more than inflation,of whilenumberunits the only slightly. is decreasing, but sold an increase saw in in market the 2018 The this market. However, on days average againdropped to that match in of 2019 sell quickly. Homes levels. 2017

• • HOMESALES provided." some maintenance is is maintenance some to complexes where many friends downsizing downsizing friends many housing here... I've had because they can't afford afford they can't because to live with their parents with live to their parents young people who have "I know at least several several least at know "I How quickly homes sell in is market a quickly a homes How and demand housing of indicator leading Figure sales data 4.23 home shows supply. similar In Shawnee, to other from 2017-2019. areas in the county: - Survey Respondent

Shawnee

JOHNSON COUNTY COMMUNITY HOUSING STUDY 126 MAP 4.21: Household Income of Top Earning Age Group, Shawnee

Source: American Community Survey (2018 5-year Estimates) JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING

HOUSEHOLD INCOME Source: American Community Survey (2018 5-year Estimates) Map 4.21 provides an overview of Shawnee’s estimated household incomes:

• Median household income is $84,507, close to the same as Johnson County. Between 2010 and 2018 median income went up about 17%. • Unlike many other communities in Johnson County, some of the highest incomes are actually individuals between 25 and 44 years of age. Shawnee

127 2018 5. Gap or Surplus: The between difference households and supply

4. Number of Housing Options in the Affordability Range 2.67 2. Number of Households in Range Income the VALUE TO INCOME RATIO: TO INCOME VALUE 2 3 Value to Income Benchmark self-sustaining market housing A healthy, betweenwill 2 ratio to income a value have ratio hasand 3. Shawnee to income a value than is lower which 2.75 the of value 2.67, of is attainable mean it to not This does in 2010. current residents for broadly but everyone, in Shawnee. 1. Household Income Range Income Household 1. 3. Affordable Range for Housing (Owner and Renter Options) The number of of number The Composition of Housing Supply. This Supply. Housing of Composition illustrates the share thesupply of housing and renter ownership by met options. exceeds households of If the number units of those the available, number in options seek must households different affordability ranges. units the of If the exceeds number that indicates it households, of number in the households by units are occupied ranges. different income This analysis to illustrate is meant larger existingtrends in how units not does It are occupied. being exact in demand market demonstrate ranges. price certain

How to Use the Analysis 4. 5. The number of households in households of number The The starting Ranges. The Income of point the analysis is the spectrum incomes of From Shawnee. all of across residents "affordable" corresponding these incomes, are for established prices housing and rentalownership opportunities. in Each Income Households of Number Range. range is the demand; income each in options housing seek these residents to thatShawnee arethem. affordable Affordability Ranges. An affordable times is calculated 2-3 home ownership at the on depending income the household households income range. Lower income of a higherpercentage to spend tend and higher housing on their income a lower to spend tend households income their on total of percentage income rental An be would housing. affordable income. household of 20% about 1. 2. 3. HOUSINGATTAINABILITY ANDSUPPLY ANALYSIS Figure 4.24 illustrates major five story: the in above of pursuit components By comparing the distribution of household household thecomparing distributionBy of with costs, a picture housing of incomes all across and emerges demand of supply market. Figure housing 4.24 Shawnee’s and through demand examines the supply to different is "affordable" what of lens is to answer groups the question: income options housing of supply there an adequate different income of residents for available groups?

Shawnee

JOHNSON COUNTY COMMUNITY HOUSING STUDY 128 The analysis in Figure 4.24 is based on all the households today that are occupying a unit. No household is without a unit. Shawnee has a large number of higher income households filling housing units that would be affordable to FIGURE 4.24: Housing Attainability, Shawnee (2018) households making less than $100,000

• Many of these households often occupy homes well above their incomes when owned outright. For example: › 29% of all owner-occupied households in Shawnee are over the age of 65. › The median household income for households over 65 is estimated at $49,000, meaning that 50% of those households make less than $50,000. › Additionally, 57% of owner-occupied households over the age of 65 do not have a mortgage.

• Fewer households than affordable options. These units are filled by lower income households.

• Shawnee has a supply of ownership options priced between $125,000 and $200,000 but without other options these units are

filled by retirees and households making over $75,000 per year. COUNTYJOHNSON COMMUNITY STUDY HOUSING

• There are fewer households than affordable options. Many units in this range see competition from upper income brackets. HOUSEHOLDS AND ATTAINABILITY RANGES • Over 3,000 households making over $100,000 a year are living in owner-occupied units priced below $250,000. • They do this for a variety of reasons, including housing cost and neighborhood preferences in addition to a lack of other options above this price range.

HOUSEHOLDS OWNER UNITS RENTER UNITS

Source: American Community Survey (2018 5-year Estimates); RDG Planning & Design Shawnee

129 Percent of Renter-occupied Cost Burdened Households, Shawnee Households, Burdened Cost Renter-occupied of Percent MAP 4.22: Source: American Community Survey (2018 5-year Estimates) illustrate of the level and 4.23 Median contract rents are on the lower are theMedian rents lower on contract the spectrum of end $795, inthe at county apartments. older of indicative Shawnee's of 50% Approximately living spend housing in renter households gross than on more their income of 30% rent. and thus a competitive Low rental supply, market, oftenresults in higher rental has Shawnee grownprices. in the rental of unitsnumber with the recent multifamilyconstruction of projects, traditionallywhich rent more demand than units. Adding units older to the on pressures market create should market units similar rates to keep older to today. rental the new construction,Despite rental unitsShawnee's remain under just the share, market of 30% similar to 2000 homeownership Whilelevels. of the cost has the inflation, risen more may there rental for options more for be a need younger households.

• • • • cost-burdened households. According to According households. cost-burdened spending households Government, the U.S. housing than on more their income of 30% this However, cost-burdened. are considered as other Shawnee for be conservative may expenses like transportation costs can be income lower higher for disproportionately have that not use transit do or households access to transit. Maps 4.22

Shawnee

JOHNSON COUNTY COMMUNITY HOUSING STUDY 130 MAP 4.23: Percent of Owner-Occupied Cost Burdened Households, Shawnee • Median home values are also on the lower end for the county at $225,900. The median home value in Shawnee rose nearly 14% between 2010 and 2018. • Only 14% of households living in owner- occupied housing spend more than 30% of their income on housing.

Shawnee needs smaller, newer homes in the [$]250,000 to [$]325,000 for empty nesters or for young professionals. Larger homes for families will not come in the market if newer housing choices are not there... COUNTYJOHNSON COMMUNITY STUDY HOUSING

- Survey Respondent

Source: American Community Survey (2018 5-year Estimates) Shawnee

131 100 343 3,426 TOTAL 50 352 2.60 5.0% 1,762 2030 73,749 74,233 28,365 29,858 50 333 2.60 4.5% 1,664 2025 28,145 70,344 26,879 69,885 Figure annual 4.25 an average shows 343 average of units.construction need The annual from 2012 construction to 2019 rate was units, 207 with and a high in300 2019 of growth 146 in 2013. of Recent a low has been driven a better by mix single-family and of unitsmulti-family than in the past, although restricted. units age multi-family were most Age restricted fill units help needs housing in the units if the Shawnee residents for Their inare Shawnee. moving from homes unit open a new then become homes former was 2019 still the market.on Nonetheless, construction, multi-family year for a big to continue a trend expected and needed points. many price across 2.60 4.0% 2020 25,471 66,224 26,532 66,659

Housing Demand Housing Model, Shawnee Cumulative need shows the number of of the number shows Cumulative need total between the units base year needed the end at and the year indicated 2020 of the period. of Replacement need is the number of of is the number need Replacement converted or unitshousing demolished condition inpoor uses.to Homes other be gradually should replaced obsolete or of number The supply. housing in a city’s units annually lost historic is on based demolition rates.

• • FIGURE 4.25: Cumulative Need Period During Population End at of Period Projected Vacancy Rate Unit Needs End at of Period Replacement Need (total lost units) Household Population Period End of at Average People Per Household Household Period End Demand of at Source: RDG Planning & Design Average Annual Construction The proportion of the household the household of proportion The living in (those households population will skilledand not prisons) or nursing remain through stable 2030. is expected household per people Average to remain the next decade. constant over growthSome occur may as Millennials their into childbearingmove years will households alsoand Boomer Baby to shrink.continue the period of the end at demand Unit is calculated dividing by household per people of the by number population This equals of the number household. units. housing occupied vacancy housing provides A manageable moving residents for choices housing the earlier, As noted to the community. rise and should iscity's low reported rate a level at continues production if housing demand. near are period each of the end at needs Unit demand the actual on based household units. vacant projected of the number plus

Shawnee

JOHNSON COUNTY COMMUNITY HOUSING STUDY 132 FIGURE 4.26: Housing Development Program, Shawnee DEVELOPMENT PROGRAM Building on the housing demand model, the 2025 2030 2020-2030 development program forecasts production Total Owner Occupied targets for owner and renter-occupied units Attainable: <$200,000 369 391 760 based on the following assumptions:

Moderate Market: $200- 145 154 300 250,000 998 1,057 2,056 • Owner-occupied units will be distributed Market: $250-350,000 267 283 550 roughly in proportion to the income distributions of the households for whom High Market: Over $350,000 216 } 229 } 445 } owner occupancy is an appropriate strategy. Total Renter Occupied • Most low-income residents will be Attainable: Less than $1,000 331 351 682 accommodated in rental units. Market: $1,000-1,500 186 665 197 705 383 1,370 • Over the next ten years, productions High Market: $1,500+ 148 } 157 } 306 } levels need to balance to provide the housing variety necessary for a growing Total Need 1,664 1,762 3,426 population. Therefore, the model illustrated in Figure 4.26 targets a split Source: RDG Planning & Design of 60% owner- and 40% renter-occupied units. › Approximately1,060 additional owner- occupied units should be priced below $250,000. This demand will come "Anti multi-family through the city's existing housing stock being freed up through move- COUNTYJOHNSON COMMUNITY STUDY HOUSING housing sentiment is up housing or products that do not fit the traditional detached single-family strong in Shawnee. homes. There are very few areas › About 682 rental units will need to that a developer could go be produced with rents below $1,000 without meeting strong per month. These units will have to be generated through programs community member like low-income housing tax credits, resistance." maintaining the quality of existing rentals, and mixed-income housing developments. - Survey Respondent Shawnee

133

transit stations transit

Mixed-income housing near housing Mixed-income

space.

smaller homes that share yard share that homes smaller Cottage Court - A group of group A - Court Cottage 41%

home

I looked to to looked I house,… main the as property purchase a a purchase

unit located on the same the on located unit

11% A flats"). "granny as known also Accessory Dwelling Unit (ADU, Unit Dwelling Accessory

Looked rent to Looked osing Hous

Independent - Senior Living Senior - Independent

e idential Res Downtown Upper-story Downtown Decision to Move in Past 3 Years 48%

Did not look not Did Apartment

FIGURE 4.28: Row Home - Tri-plex and Above and Tri-plex - Home Row

Chart Title

Townhouse or Duplex or Townhouse

Large Lot Residential Housing Residential Lot Large

bedrooms

Larger home with four or more or four with home Larger

Mid-size, three-bedroom house three-bedroom Mid-size,

ose hous

Perceived Housing Types Likely to beSuccessful in the City Small two- or three-bedroom or two- Small For those looking for owner units, those for looking a For units under for wasshortage perceived $200,000. rental units, less rents For monthly than in supply. short were $1,000

› › Just under half of respondents looked to looked half under respondents Just of withinmove the past three years, 41% to a unit and 11% to an owner-occupied rental.

0% • 90% 80% 70% 60% 50% 40% 30% 20% 10% FIGURE 4.27: The housing supply for people with people for supply housing The mental disabilities, and/or physical and workers, wage low students, to transit all access needing households ranked low.

› When asked about solutions they would solutions about asked When costs in housing to reduce support the highest ranking County, Johnson downpayment were suggestions assistance to owners and housing loans.rehabilitation Similar to other financing construction communities, assistance to ranked builders the at bottom. Housing types respondents felt likely to types felt Housing respondents be successful are those already present– small homes, 2-3 3-bedroom mid-size, senior and independent homes, bedroom all living be successful. would However, least types housing at suggested received 40% support. supply the housing felt Respondents of the needs meet not does in Shawnee as well students as or single professionals In most County does. Johnson the of rest the city align and county categories other more closely.

• • • COMMUNITY PERCEPTIONS A total of 445 residents of Shawnee took the took Shawnee A total of 445 of residents community survey online available made their form. the From responses and in paper following emerged: themes Survey

Shawnee

JOHNSON COUNTY COMMUNITY HOUSING STUDY 134 FIGURE 4.29: Perceived Housing Supply Currently Meets the Needs of the Following Household Types Listening Sessions Chart Title Many people familiar with the housing 70% market specific to Shawnee participated 60% in small group discussions. These included 50% representatives from the City Council, 40% Planning Commission, school districts, and 30% real estate agents, among others. 20% 10% COMMON COMMENTS 0%

Aside from common themes in Chapter 2 Students that pertain to the entire county, several and live children

common comments are apparent to or singles couples needing to be near an hour

Single professionals Single with physical and/or physical with

living together Families children with Families independently Young couples without mental disabilities mental Shawnee. transit services Seniors, and lefthome, households with children, parents, and grandparents People Multi-generational families - families Multi-generational "Empty-nesters" - a parent(s) "Empty-nesters" - a Workers below $16.00 making Workers whose children have grown up • A lot of high end development is still Households being brought forward even when almost Housing supply meets the needs in Shawnee Housing supply meets the needs in Johnson County all multi-family development gets opposition from neighbors. Uncertainty for development approvals in Shawnee is high compared to other cities and is starting to deter developers from wanting FIGURE 4.30: Housing Solutions Support To Reduce Housing CostsChart in Title Johnson County to build in the city. 50% 45% › A large physical barrier to lot 40% development in many areas is the 35% terrain and increasing infrastructure 30% 25% and construction costs. COUNTYJOHNSON COMMUNITY STUDY HOUSING 20% › The City of Shawnee has an excise tax 15% 10%

for building out infrastructure. The city 5%

can waive the tax for development and 0% several projects have used it. A model to potentially expand in the future.

• Many comments on the survey suggest Mortgageassistance

exploring smaller house and lot sizes, properties builders housing

even so far as tiny homes. On the other subsidies rental developments Housing rehabilitation loans rehabilitation Housing end, many do not see the need for homes) mobile (not Public acquisition of dilapidated of acquisition Public Duplex or townhome construction townhome or Duplex apartments as attainable housing options Voucher Choice 8/Housing Section Construction financing assistance to assistance financing Construction Downpayment assistance to owners to assistance Downpayment Public development of infrastructure of development Public Premanufactured or modular housing modular or Premanufactured Higher density or cluster development cluster or density Higher

for many people that may want to live and Grants or low-interest loans to housing Shawnee work in Shawnee. 135 -2.50% and Under and -2.50%

Population Growth Rate 2010-2018 by Block Lenexa Group, MAP 4.24: Source: American Community Survey (2018 5-year Estimates) shows the annual shows growth rate LENEXA POPULATION CHANGE Growth Analysis Growth growth steady 1990 and Lenexa's since Given the city will projected land it's availability, a similar to grow at continue annual rate. Growth will trajectories west. continue Lenexa has growing been annual a steady at Prior to that, 1990. 1.8% since about of rate growth explosive the community saw the over 255% at andbetween 1980 1970 from a small decade, community toa city. Map 4.24 various census of and 2018 between 2010 Areasblocks. the most in saw the west in census the a few blocks growth. However, also substantial saw neighborhoods older growth. Lenexa is the 4th most populous cityLenexa in is populous the 4th most community has a The County. Johnson stock good and a fairly housing new fairly betweenand renter-occupied owner- split Lenexa has options. amount a good housing in development land for available suitable of years.the next 10

Lenexa

JOHNSON COUNTY COMMUNITY HOUSING STUDY 136 Ten-Year Population Forecast Figure 4.31 shows population forecast scenarios through 2030. The 1.58% rate is the MARC projection. Lenexa is most likely to continue at a similar annual rate as in recent decades (1.71%) which is slightly higher than the MARC rate and lower than construction activity in the last ten years (1.76%). The forecast will produce an estimated 2030 population of 65,001.

Population Growth Scenarios, Lenexa FIGURE 4.31: Growth Rate Scenarios 68,000

65,409 Construction 65,001 Rate: 64,000 64,031 1.76%

60,000 MARC Rate:

1.58% Population 56,000

Chosen Rate:

1.71%

52,000 COUNTYJOHNSON COMMUNITY STUDY HOUSING

48,000 2020 2025 2030

Source: U.S. Census; MARC; RDG Planning & Design Lenexa

137 Percent Renter Occupied Structures, Lenexa Structures, Occupied Renter Percent MAP 4.25: Source: American Community Survey (2018 5-year Estimates) shows the percent of renters across across renters of the percent shows

Vacancy rates are quite stable citywide, are stable quite rates Vacancy down from in 7.4% 5% 2018, between about vacancy is market A healthy rate in 2010. around 6%. per size is 2.48 people Household is higher which than many household, County. in Johnson cities is occupancy highest in the Renter especially eastern the city, of portion to regional in adjacent census blocks transportation infrastructure and in the mixed-usenew core.

• • • HOUSING OCCUPANCY

as well." (Pflumm/ Santa Fe) area area (Pflumm/ Santa Fe) - Survey Respondent pop up in the old town town in the old up pop some apartments also "In Lenexa, I’d like to see Lenexa, I’d"In like see to Map 4.25 Lenexa.

Lenexa

JOHNSON COUNTY COMMUNITY HOUSING STUDY 138 MAP 4.26: Percent Owner Occupied Structures, Lenexa Map 4.26 shows the percent of owners across Lenexa.

• Across the city about 62% of housing units are owner-occupied. This is a about the same as both 2000 and 2010. • Most of the western areas of the city are owner-occupied, which should balance out with more renter options in the future as subdivisions fill out.

Source: American Community Survey (2018 5-year Estimates) COUNTYJOHNSON COMMUNITY STUDY HOUSING Lenexa

139 Source: Johnson County GIS Department 900 800 700 Duplex Multifamily Demolitions Single Family 600 500 400 Historic Building Permits 300 200 Residential Development Permits By Year By Permits Development Residential 100 Residential New Construction Permits By Location (2010-2019), Lenexa 0 2012 2011 2010 2009 2019 2018 2017 2016 2015 2014 2013 Source: City of Lenexa MAP 4.27: FIGURE 4.32: shows the location of of the location shows - Survey Respondent

About 40% of new units new single- 40% were of About family 207 about dwellings. On average, are constructed single-family new homes annually. units multi-family new were of 60% About units, apartments, townhomes, including structureand any with than more two follows influxunits. The 2014-2017 from in the city center. significant development with low an relatively were Demolitions most The year. per only seven of average occurred with in total. 2018 16 demolitions

• • • CONSTRUCTION ACTIVITY down for new builds." builds." new for down homes...instead of tear tear of homes...instead keep, restore and modify restore keep, Help those homeowners like Downtown Lenexa. historical neighborhoods, historical neighborhoods, with time. Invest in in with time. Invest true character that comes true character that comes "new neighborhoods lack Like construction residential many cities, the to increase since activity continues the average Considering Recession. Great construction residential size, household annual to a 1.76% equate 2012 would since growth Map rate. 4.27 permits. Between 2013 and 2019:

Lenexa

JOHNSON COUNTY COMMUNITY HOUSING STUDY 140 MAP 4.28: Age of Housing Stock, Lenexa

Source: Johnson County GIS Department, Assessor Data COUNTYJOHNSON COMMUNITY STUDY HOUSING

AGE OF HOUSING • Lenexa has a fairly modern housing stock. Map 4.28 shows the year built of residential Only 9% of units were built prior to 1969. dwellings. The age of housing provides These are the homes typically in the most preliminary insight into areas more need of repairs and at risk of falling into susceptible to deterioration and additional dilapidation. homeowner costs. If these areas are also • About 83% of homes were built between occupied by lower income households then 1970-2009. Generally, homes built during monitoring of rehabilitation needs is even this time period are only in need of more important. minor cosmetic upgrades and not major structural work. Lenexa

141

2019 50

2018 40

2017

39 AVERAGE SALES PRICE SALES AVERAGE

$358,233 2019

819 sold

2018 $358,217

795 sold

DAYS ON MARKETDAYS

2017 $334,658

789 sold Single Family Home Sales, Lenexa FIGURE 4.33: Source: Multiple Listings Service (2017-2019)

Average sales price of a home has a home of sales price Average only consistent, remained relatively staying but and 2018 risingbetween 2017 homes of number The the same in 2019. the also market on increased.sold remains market on days low. Average time in a of Lenexa the amount However, the has stays market on increased home slightly since 2017. two of trends are indicative These home spec construction or home new is being product one construction where can scale, which built take at slightly time to sellmore until the subdivision fills out.

• • •

HOMESALES sale. practically no homes for In Lenexa there are In are Lenexa there - Survey Respondent childless young couples.... in ready) for families for and in ready) homes (especially move There are not enough How quickly homes sell in is market a quickly a homes How and demand housing of indicator leading sales Figure data 4.33 home shows supply. In Lenexa, unlike areas other from 2017-2019. in the county:

Lenexa

JOHNSON COUNTY COMMUNITY HOUSING STUDY 142 MAP 4.29: Household Income of Top Earning Age Group, Lenexa HOUSEHOLD INCOME Map 4.29 provides an overview of Lenexa's estimated household incomes:

• Median household income is $84,370, about average for the county. Median income increased by 11% since 2010. • The highest incomes are reported in the central portion of the city limits, with a high number of 45 to 64 year olds earning top salaries.

"Very low inventory for houses that cost under $400,000. I think there are now plenty of apartments/condos/ Source: American Community Survey (2018 5-year Estimates) lofts for people. New developments need to be affordable single family homes. In Lenexa all the COUNTYJOHNSON COMMUNITY STUDY HOUSING new developments seem to be for houses that cost $600k+ "

- Survey Respondent Lenexa

143 2018 5. Gap or Surplus: The between difference households and supply

3 2.95 4. Number of Housing Options in the Affordability Range 2. Number of Households in Range Income the 2 VALUE TO INCOME RATIO: TO INCOME VALUE 2 3 Value to Income Benchmark overall in market LenexaThe is housing healthy, nearingA unaffordable. considered willself-sustaining market housing have between 2 and 3. ratio to a value income from 2.82 up in is 2010. 2.95, rate Lenexa's 1. Household Income Range Income Household 1. 3. Affordable Range for Housing (Owner and Renter Options) The number of of number The Composition of Housing Supply. This Supply. Housing of Composition illustrates the share thesupply of housing and renter ownership by met options. exceeds households of If the number units of those the available, number in options seek must households different affordability ranges. units the of If the exceeds number that indicates it households, of number in the households by units are occupied ranges. different income This analysis to illustrate is meant larger existingtrends in how units not does It are occupied. being exact in demand market demonstrate ranges. price certain

How to Use the Analysis 4. 5. . From these . From The number of households in households of number The The starting Ranges. The Income of point the analysis is the spectrum incomes of Lenexa all of across residents incomes, corresponding "affordable" are for established prices housing and rentalownership opportunities. in Each Income Households of Number Range. range is the these demand; income each in Lenexa options housing seek residents to that arethem. affordable Affordability Ranges. An affordable times is calculated 2-3 home ownership at the on depending income the household households income range. Lower income of a higherpercentage to spend tend and higher housing on their income a lower to spend tend households income their on total of percentage income rental An be would housing. affordable income. household of 20% about 1. 2. 3. HOUSINGATTAINABILITY ANDSUPPLY ANALYSIS Figure 4.34 illustrates components major five story: thein above of pursuit By comparing the distribution of household household thecomparing distributionBy of with costs, a picture housing of incomes all across and emerges demand supply market. Figure housing 4.34 Lenexa’s of and through demand examines the supply to different is "affordable" what of lens is to answer groups the question: income options housing of supply there an adequate different income of residents for available groups?

Lenexa

JOHNSON COUNTY COMMUNITY HOUSING STUDY 144 The analysis in Figure 4.34 is based on all the households today that are occupying a unit. No household is without a unit. Units attainable for households making between $25,000 and $75,000 receive

FIGURE 4.34: Housing Attainability,Lenexa (2018) competition from higher income households and cost-burdened lower income households.

• These include older households on fixed incomes who report low earnings but may have their homes paid off. For example: › 25% of all owner-occupied households in Lenexa are over the age of 65. › The median household income for households over 65 is estimated around $68,000, meaning that 50% of those households make less than $68,000. › Additionally, 59% of owner-occupied households over the age of 65 do not have a mortgage.

• Many units are attainable for household’s making between $25,000 and $75,000. The surplus is not a bad thing but many of these units receive competition from higher income households and cost-burdened lower income households. These units should be maintained as attainable options for many households in the future.

• There are fewer households than affordable options. Many units

in this range see competition from upper income brackets. COUNTYJOHNSON COMMUNITY STUDY HOUSING

• Over half of the households earning more than $150K must fill units attainable to lower income households thus creating a

HOUSEHOLDS AND ATTAINABILITY RANGES shortage of housing units for many first-time home buyers and those looking to step up from their first home. • Over 2,300 households making over $100,000 a year are living in owner-occupied units priced below $250,000. • They do this for a variety of reasons, including housing cost and neighborhood preferences in addition to a lack of other options above this price range. HOUSEHOLDS OWNER UNITS RENTER UNITS

Source: American Community Survey (2018 5-year Estimates); RDG Planning & Design Lenexa

145 Percent of Renter Occupied Cost Burdened Households, Lenexa Households, Burdened Cost Occupied Renter of Percent MAP 4.30: "My dad is a retired widower. He made a good living, living, a good made He is a retired dad widower. "My an pays in a small Lenexa. afford cannot He but home but rent, in apartment money of amount outrageous and grandkids..." his near daughter wants a home - Survey Respondent Source: American Community Survey (2018 5-year Estimates) illustrates of the level and 4.31 Median contract rents are theMedian rents on contract This is $907. in the end at county upper multi- of the development of indicative family unitsyears. in recent Lenexa's of 42% Approximately living spend housing in renter households gross than on more their income of 30% living in households of Onlyrent. 14% than more spend housing owner-occupied housing. on their of income 30% and thus a competitive Low rental supply, market, oftenresults in higher rental Lenexa has strong prices. experienced growth rental in of units, the number traditionallywhich rent more demand of most than units. However, older and tends is newer rental supply Lenexa's withto be higher end many amenities.

• • • COST BURDENED RESIDENTS Maps 4.30 to According households. cost-burdened spending households Government, the U.S. housing than on more their income of 30% although cost-burdened, are considered potential high for this account not does transportation those use that must costs for public transit.

Lenexa

JOHNSON COUNTY COMMUNITY HOUSING STUDY 146 MAP 4.31: Percent of Owner Occupied Cost Burdened Households, Lenexa • Median home values are in the middle for the county at $248,800. • Cost burden households are scattered across the city, with the most in the core along Interstate 435.

"As an older citizen I would like more affortable cottage style living with shared common area. That would be my dream to downsize from our now large 4 bd/5 br house in Lenexa."

- Survey Respondent

Source: American Community Survey (2018 5-year Estimates) JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING Lenexa

147 80 439 4,391 TOTAL 40 457 2.48 6.0% 2030 2,287 64,531 26,021 65,001 27,682 40 421 2.48 6.0% 2,104 2025 59,725 25,435 59,294 23,909 Figure annual 4.35 an average shows average units. 439 The of construction need annual from 2012 construction to 2019 rate units, withwas and 493 in a high 2014 690 of growth in 142 2012. of Unit a low between was driven a large by been number 2014-2017 rentalof units in city the center. new 2.48 6.0% 2020 23,371 21,968 54,878 54,482

Housing Demand Housing Model, Lenexa Cumulative need shows the number of of the number shows Cumulative need total between the units base year needed the end at and the year indicated 2020 of the period. of Replacement need is the number of of is the number need Replacement converted or unitshousing demolished condition inpoor uses.to Homes other be gradually should replaced obsolete or of number The supply. housing in a city’s units annually lost historic is on based demolition rates.

• • FIGURE4.35: Household Population Period End of at Population End at of Period Source: RDG Planning & Design Average People Per Household Household Period End Demand of at Average Annual Construction Replacement Need (total lost units) Cumulative Need Period During Unit Needs End at of Period Projected Vacancy Rate The proportion of the household the household of proportion The living in (those households population in will skilledand not prisons) or nursing remain through stable 2030. is expected household per people Average to remain the next decade. constant over growthSome occur may as Millennials their into childbearingmove years, will households also Boomer Baby but to shrink.continue the period of the end at demand Unit is calculated dividing by household per people of the by number population This equals of the number household. units. housing occupied vacancy housing provides A manageable moving residents for choices housing the earlier, As noted to the community. is slightly rate likelycounty's high but reflectsin it point wastime the that gathered. are period each of the end at needs Unit demand the actual on based household units. vacant projected of the number plus

Lenexa

JOHNSON COUNTY COMMUNITY HOUSING STUDY 148 FIGURE 4.36: Housing Development Program, Lenexa DEVELOPMENT PROGRAM Building on the housing demand model, the 2025 2030 2020-2030 development program forecasts production Total Owner Occupied targets for owner and renter-occupied units Attainable: <$200,000 486 528 1,014 based on the following assumptions: Moderate Market: $200- 205 223 429 • Owner-occupied units will be distributed 250,000 1,263 1,372 2,635 Market: $250-350,000 271 295 566 roughly in proportion to the income distributions of the households for whom High Market: Over $350,000 300 } 326 } 627 } owner occupancy is an appropriate strategy. Total Renter Occupied • Most low-income residents will be Attainable: Less than $1,000 395 429 824 accommodated in rental units. Market: $1,000-1,500 236 842 256 915 493 1,756 • The model illustrated in Figure 4.36 High Market: $1,500+ 211 } 229 } 440 } targets a split of 60% owner- and 40% renter-occupied units, similar to the Total Need 2,104 2,287 4,391 current unit breakdown. › Source: RDG Planning & Design Approximately 1,443 additional owner- occupied units should be priced below $250,000. This demand will come through the city's existing housing stock being freed up through move- up housing, or products that do not fit "...Before Covid, I noticed a lot of people the traditional detached single-family in Lenexa Public Market bustling about homes. COUNTYJOHNSON COMMUNITY STUDY HOUSING working their service worker jobs with › Nearly 824 rental units will need to be produced with rents below $1,000 no way of ever affording to live in or per month. These units will have to be near the luxury apartment complexes. generated through programs like low- How beautiful would it be for people income housing tax credits. working at these places to call it their home?..."

- Survey Respondent Lenexa

149

stations

Mixed-income housing near transit near housing Mixed-income

homes that share yard space. yard share that homes Cottage Court - A group of smaller of group A - Court Cottage 31%

20%

I looked to to looked I main… the as property same the on known as "granny flats"). A unit located unit A flats"). "granny as known

purchase a home

Looked rent to Looked also (ADU, Unit Dwelling Accessory

Independent - Senior Living Housing Living Senior - Independent Downtown Upper-story Residential Upper-story Downtown 49% Decision to Move in Past 3 Years

Did not look not Did Apartment

FIGURE 4.38: Row Home - Tri-plex and Above and Tri-plex - Home Row

Chart Title

Townhouse or Duplex or Townhouse

Large Lot Residential Housing Residential Lot Large

bedrooms

Larger home with four or more or four with home Larger Mid-size, three-bedroom house three-bedroom Mid-size,

Housing Types Perceived Likely to be Successful in the City Small two- or three-bedroom house three-bedroom or two- Small For those looking for owner units, those for looking For nearly wasa shortage perceived evenly between all to up brackets cost $300,000. rental units, For existed shortages for $1,000. units below priced

› › About half of respondents looked to move to move looked halfAbout respondents of within the to past an three years, 31% unit to a rental. and 20% owner-occupied

0% • 80% 70% 60% 50% 40% 30% 20% 10% FIGURE 4.37: The housing supply for people with people for supply housing The mental disabilities, and/or physical and workers, wage low students, to transit all access needing households ranked lowest.

› When asked about solutions they would solutions about asked When costs in housing to reduce support the highest ranking County, Johnson downpayment were suggestions assistance to owners and housing rehabilitation loans. Housing typesHousing likelyto be successful are living 3 senior and mid-sized independent small by closely followed homes, bedroom homes. bedroom 2-3 in supply the housing felt Respondents Lenexa wasgenerally in line with Johnson single professionals However, County. to be less perceived were and students in Lenexa than for provided in the county.

• • • COMMUNITY PERCEPTIONS A total of 411 residents of Lenexa took the Lenexa took of A total residents 411 of community survey online available made their form. the From responses and in paper following emerged: themes Survey

Lenexa

JOHNSON COUNTY COMMUNITY HOUSING STUDY 150 Listening Sessions FIGURE 4.39: Perceived Housing Supply Currently Meets the Needs of the Following Household Types Many people familiar with the housing 70% market specific to Lenexa participated in 60% small group discussions. These included 50% representatives from the City Council, 40% Planning Commission, and real estate agents 30% among others. 20% 10% COMMON COMMENTS 0% Aside from common themes in Chapter 2 that pertain to the entire county, several Students common comments are apparent to Lenexa. singles or or singles couples hour Single professionals Single Families children with Families disabilities services needing to be neartransit and live independently Seniors,

• Lenexa faces many of the same issues and mental and/or physical with

Multi-generational families - families Multi-generational Young couples without children home,

opportunities as Shawnee. For example, below $16.00 making an Workers and grandparents livingtogether children have grown upand left householdswith children, parents, People "Empty-nesters"parent(s) - a whose

apartment developments getting denied Households at because neighbors came in opposition, Housing supply meets the needs in Lenexa Housing supply meets the needs in Johnson County even after the developer has spent a lot on design to the code standards. › The new city plan Lenexa 2040 does call out the need for multi-family in certain areas, but these projects may still get FIGURE 4.40: Housing Solutions Support To Reduce Housing Costs in Johnson County

denied at the final approval stage. 45%

40% • Lenexa does have an area in an 35% 30% opportunity zone that has not been taken COUNTYJOHNSON COMMUNITY STUDY HOUSING advantage of yet. 25% 20% • Like those in Shawnee, many survey 15% comments suggest a desire for smaller 10% homes to reach more attainable price 5% points for starter homes and downsizing. 0% Mortgageassistance housing subsidies developments Housing rehabilitation loans rehabilitation Housing mobile homes) mobile Duplex or townhome construction townhome or Duplex Downpayment assistance to owners to assistance Downpayment Public development of infrastructure of development Public Higher density or cluster development cluster or density Higher Grants or low-interest loans to housing Section 8/Housing Choice Voucher rental Voucher Choice 8/Housing Section Premanufactured or modular housing (not housing modular or Premanufactured Public acquisition of dilapidated properties dilapidated of acquisition Public Construction financing assistance to builders to assistance financing Construction Lenexa

151 0.68% 0.71% 0.96% 37,640 38,770 37,499 2030 0.96% 0.68% 0.71% Chosen Rate: Chosen 2025 37,640 38,770 37,499 2030 Growth Growth Rate Scenarios 0.96% 0.68% 0.71% Local Plan Plan Local Rate: 2020 Population Growth Scenarios, Leawood 37,640 38,770 37,499 2025 2030 0.96% 0.68% 0.71% Growth Growth Rate Scenarios 41,000 37,000 35,000 38,000 36,000 39,000 42,000 34,000 43,000 44,000 40,000 FIGURE 4.41: MARC Rate: MARC Source: U.S. Census; MARC; RDG Planning & Design Ten-Year Population Forecast Figure forecast population 4.41 shows 0.96% of rates The scenarios through 2030. are pulledand 0.68% from MARC and the The plan projections. citycomprehensive 2012 equals since construction rate an annual growth population 0.5%. about of (0.71%), the rates of an average Under of population a 2030 see would Leawood residents.37,640 2020 37,640 38,770 37,499 2025 2030

Growth Growth Rate Scenarios 41,000 37,000 35,000 38,000 39,000 36,000 42,000 34,000 43,000 44,000 40,000 2020 2025 Growth Growth Rate Scenarios

41,000 37,000 35,000 38,000 36,000 39,000 42,000 34,000 43,000 44,000 40,000 2020 Population Growth Rate 2010-2018 by Block Group, 41,000 37,000 35,000 38,000 36,000 39,000 42,000 34,000 43,000 44,000 40,000 -2.50% and Under and -2.50% MAP 4.32: Source: American Community Survey (2018 5-year Estimates) Leawood LEAWOOD POPULATION CHANGE While has growth Leawood experienced annual 1960, since growth declining rates be expected would as decade in the recent landavailable declines. As a city stretched severalnorth other that and south touches growthcities, remain should a in Leawood at in the population future.consistent Growth Analysis Growth Population growthPopulation has in Leawood been almost of because decades slowing in recent full annual The growth buildout. rate and dropped was 1.4% between and 2010 2000 In general, and 2018. between 2010 to 1.02% and spatial changespopulation between 2010 shown in 4.32, Map 2018, reflect the greatest growth the north in at and census blocks the community. of ends south Leawood stretches in a linearLeawood north- form the along easternsouth line. county Nearly allthe land available within the citylimits stock is housing The has developed. been primarily detached single-family or attached units (90%).

Leawood

JOHNSON COUNTY COMMUNITY HOUSING STUDY 152 HOUSING OCCUPANCY MAP 3.33: Percent Renter Occupied Structures, Leawood Map 4.33 shows the ratio of renters across Leawood.

• Across the city, about 90% of housing units are owner-occupied. This is a decrease of only 2% since 2010. • Vacancy rates are quite stable citywide, at about 5% since 2010. A healthy market vacancy rate is around 6%. • Household size is around 2.7 people per household, which is higher than most cities in Johnson County. Higher income families are living in Leawood. • The few census blocks with renter housing are located in the center of the city. However, owner-occupied housing remains the largest share of housing in these blocks. JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING

Source: American Community Survey (2018 5-year Estimates) Leawood

153 200 150 Single Family Duplex Multifamily Demolitions 100 Historic Building Permits 50 Residential Development Permits By Year By Permits Development Residential 0 2016 2015 2014 2013 2012 2011 2010 2018 2017 FIGURE 4.42: FIGURE Source: City of Leawood Residential New Construction Permits By Location (2010-2019), Leawood MAP 4.34: MAP Source: Johnson County GIS Department shows the location of of the location shows

About 70% of 562 new units new 562 were of 70% About single-family dwellings. Single-family construction hasover the fluctuated years,declining the 2013 peak since with 128 units. withEven the current large of ratio about units in the city, owner-occupied units units new multi-family were of 30% apartments, townhomes, include which structureand any with than more two theseunits. units of are Most higher units rate market inend multi-story complexes. rebuilding without were Demolitions demolitions The non-existent. relatively that occur did of are because mostly therebuilds same lot. on

• • •

CONSTRUCTION ACTIVITY more diversity." use facilities to create use facilities to create income options or multi- - Survey Respondent options,offering lower more variety in housing variety in housing more and Overland Park need need Park and Overland "I feel that Leawood that feel Leawood "I permits between 2012 and 2019: Like construction residential many cities, the Great to increase since activity continues 4.34 Map Recession.

Leawood

JOHNSON COUNTY COMMUNITY HOUSING STUDY 154 MAP4.35: Age of Housing Stock, Leawood AGE OF HOUSING Map 4.35 shows the year built of residential dwellings. The age of housing provides preliminary insight into areas more susceptible to deterioration and additional homeowner costs. If these areas are also occupied by lower income households then monitoring of rehabilitation needs is even more important.

• Leawood has a fairly modern housing stock. About 65% were built after 1980. • Few homes were built before 1950 at about 16%. These are the homes typically in the most need of repairs and at risk of falling into dilapidation. However, in Leawood they tend to be in good repair and high value for purchase by investors. JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING

Source: Johnson County GIS Department, Assessor Data Leawood

155 Household Income of Top Earning Age Group, Leawood Household Top Earningof Income Group, Age MAP 4.36: Source: American Community Survey (2018 5-year Estimates) provides an overview of Leawood's estimated household estimated household an overview provides Leawood's of

Median household income is $149,736, the 3rd highest in the county. highest in the 3rd the county. is $149,736, income Median household 2010. 15% by rose since Median income between earning top North split group. is a geographic age There the earners top 25 are and 44, between I-435, of the age of while is 45-64south year olds. the highest with of correlate levels the locations income Household home ownership.

• • • HOUSEHOLD INCOME and their families." families." their and provide peace of mind for the elderly the elderly mind for of peace provide would allow people to age in place and and in place age to allow people would given a fixed amount of property tax. It tax. property of a fixed It amount given have been in their homes for years are are years for in their been homes have - Survey Respondent in TX where older home owners who who owners home older in TX where Homestead Exemption that is available that is available Exemption Homestead see Kansas see like something the provide and on fixed incomes. I would like to like to I would fixed incomes. and on MOST Americans....We are now retired retired are now Americans....We MOST are simply becoming out of reach for for reach of out becoming are simply "I live in Leawood where housing prices prices housing where in Leawood live "I Map 4.36 incomes:

Leawood

JOHNSON COUNTY COMMUNITY HOUSING STUDY 156 HOME SALES FIGURE 4.43: Single Family Home Sales, Leawood How quickly homes sell in a market is a leading indicator of housing demand and 2019 supply. Figure 4.43 shows home sales data from 2017-2019. 2018

• Leawood's market is unique in that home prices spiked in 2018 and dropped 2017 back down again in 2019. This could be a result of the inventory that was available. AVERAGE SALES PRICE Nonetheless, the sale price is above that $549,048 in many other cities in Johnson County. $576,719 $611,145 $611,145 • Average days on market have remained fairly consistent. However, the number of units sold dropped significantly in 2019. 531 sold 504 sold 393 sold

2018 DAYS ON MARKET 55 55 JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING

2019 2017

Source: Multiple Listings Service (2017-2019) Leawood

157 2018

3 5. Gap or Surplus: The between difference households and supply 2.99 4. Number of Housing Options in the Affordability Range 2. Number of Households in Range Income the 2 VALUE TO INCOME RATIO: TO INCOME VALUE 2 3 Value to Income Benchmark self-sustaining market housing A healthy, betweenwill 2 ratio to income a value have of ratio hasand 3. Leawood to income a value and values incomes the range where at 2.99, start unaffordability. broad to show 1. Household Income Range Income Household 1. 3. Affordable Range for Housing (Owner and Renter Options) The number of of number The Composition of Housing Supply. This Supply. Housing of Composition illustrates the share thesupply of housing and renter ownership by met options. exceeds households of If the number units of those the available, number in options seek must households different affordability ranges. units the of If the exceeds number that indicates it households, of number in the households by units are occupied ranges. different income This analysis to illustrate is meant larger existingtrends in how units not does It are occupied. being exact in demand market demonstrate ranges. price certain

How to Use the Analysis 4. 5. . From . From The number of households in households of number The The starting Ranges. The Income of point the analysis is the spectrum incomes of Leawood all of across residents "affordable" corresponding these incomes, are for established prices housing and rentalownership opportunities. in Each Income Households of Number Range. range is the demand; income each in options housing seek these residents to thatLeawood arethem. affordable Affordability Ranges. An affordable times is calculated 2-3 home ownership at the on depending income the household households income range. Lower income of a higherpercentage to spend tend and higher housing on their income a lower to spend tend households income their on total of percentage income rental An be would housing. affordable income. household of 20% about 1. 2. 3. HOUSINGATTAINABILITY ANDSUPPLY ANALYSIS Figure 4.44 illustrates major five story: the in above of pursuit components By comparing the distribution of household household thecomparing distributionBy of with costs, a picture housing of incomes all across and emerges demand of supply market. Figurehousing 4.44Leawood’s and through demand examines the supply to different is "affordable" what of lens is to answer groups the question: income options housing of supply there an adequate different income of residents for available groups?

Leawood

JOHNSON COUNTY COMMUNITY HOUSING STUDY 158 The analysis in Figure 4.44 is based on all the households today that are occupying a unit. No household is without a unit. The greatest shortage is for households making below $100,000. This segment FIGURE 4.44: Housing Attainability, Leawood (2018) relies on the existing housing stock some which is being occupied by higher income households.

• The greatest shortage is for households making below $100,000. This segment is supplied by existing housing stock, some which is being occupied by higher income households. However, many of these homes are also captured by retirees with low incomes that may already have a high value home paid off. For example: › 31% of all owner-occupied households in Leawood are over the age of 65. › The median household income for households over 65 is estimated around $99,000, meaning that 50% of those households make less than $99,000. › 58% of owner-occupied households over the age of 65 do not have a mortgage. › Over 2,300 households making less than $100,000 a year are living in owner-occupied units priced above $250,000, or 20% of all households in owner-occupied homes.

• There are many units attainable for households making more than $100,000. This is not a bad thing, but some of these units are

occupied by lower income groups spending more than 30% of their COUNTYJOHNSON COMMUNITY STUDY HOUSING incomes on housing. Others are retirees with paid of homes. • About 500 households making over $100,000 a year are living in owner-occupied units priced below $250,000. HOUSEHOLDS AND ATTAINABILITY RANGES • They do this for a variety of reasons, including housing cost and neighborhood preferences in addition to a lack of other options above this price range.

HOUSEHOLDS OWNER UNITS RENTER UNITS

Source: American Community Survey (2018 5-year Estimates); RDG Planning & Design Leawood

159 Percent Renter-Occupied of Cost Burdened Households, Leawood MAP 4.37: Source: American Community Survey (2018 5-year Estimates) illustrates of the level

Median contract rents are the second areMedian rents the second contract is This rate $1,574. highest in at the region from $1,371up in 2010. Leawood’s of 49% Approximately living spend housing in renter households gross than on more their income of 30% in the southern census block One rent. cost- 100% the community shows of end renters. burdened expectedRental are unit not to prices decline in and be there may Leawood, appear not do reasons thatother incomes to align with rental ranges.

• • • COST BURDENED RESIDENTS

work." afford to live where they they where live to afford service workers, etc can’t etc can’t service workers, - Survey Respondent to grow. Teachers, public public Teachers, to grow. locked, so not much room room much not so locked, people and we are land are land and we people unaffordable for most "Housing in Leawood is Maps 4.37Maps and4.38 to the According households. cost-burdened spending more households Government, U.S. are housing than on their income of 30% cost-burdened. considered

Leawood

JOHNSON COUNTY COMMUNITY HOUSING STUDY 160 MAP 4.38: Percent of Owner-Occupied Cost Burdened Households, Leawood

• Median home values are the 4th highest in the county at $447,100, up 16% since 2010. • About 20% of households living in owner-occupied housing spend more than 30% of their income on housing. JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING

Source: American Community Survey (2018 5-year Estimates) Leawood

161 86 120 857 TOTAL 87 60 434 2.75 5.0% 2030 14,403 13,683 37,627 37,640 85 60 423 2.73 5.0% 2025 13,327 36,317 14,029 36,329 Figure annual 4.45 an average shows average units. 86 of The construction need annual from 2012 construction to 2019 rate was units, 70 with a high 146in 2013 and of growth Recent in has 2019. been 17 of a low primarily single-family dwellings. of Some units 86 the forecast are existing rebuilds on for potential redevelopment and some lots units.multi-family 2.70 5.0% 2020 12,982 13,665 35,052 35,064

Housing Demand Housing Model, Leawood Cumulative need shows the number of of the number shows Cumulative need total between the units base year needed the end at and the year indicated 2020 of the period. of Replacement need is the number of of is the number need Replacement converted or unitshousing demolished units of lost number uses.to The other annually historic demolition is on based are which typicallyrates a rebuilds for structure.new

• • FIGURE 4.45: FIGURE Average Annual Construction Cumulative Need Period During Household Population Period End of at Population End at of Period Average People Per Household Replacement Need (total lost units) Source: RDG Planning & Design Unit Needs End at of Period Household Period End Demand of at Projected Vacancy Rate The proportion of the household the household of proportion The living in (those households population in will skilledand not prisons) or nursing remain through stable 2030. slightly household per people Average as a the nextincreases decade over single-family homes of higher proportion growth online.are Some brought may occur as Millennials their into move childbearing Boomer Baby years, but will to shrink.households also continue the period of the end at demand Unit is calculated dividing by household per people of the by number population This equals of the number household. units. housing occupied vacancy housing provides A manageable moving to residents for choices housing the city's earlier, As noted the community. current and could vacancy is stable rate 5% at is held rate The increase slightly. through 2030. are period each of the end at needs Unit demand the actual on based household units. vacant projected of the number plus

Leawood

JOHNSON COUNTY COMMUNITY HOUSING STUDY 162 FIGURE 4.46: Housing Development Program, Leawood DEVELOPMENT PROGRAM Building on the housing demand model, the 2025 2030 2020-2030 development program forecasts production Total Owner Occupied targets for owner and renter-occupied units Attainable: <$200,000 72 65 137 based on the following assumptions: Moderate Market: $200- 29 26 56 • Owner-occupied units will be distributed 250,000 360 326 685 Market: $250-350,000 68 62 130 roughly in proportion to the income distributions of the households for whom High Market: Over $350,000 191 } 172 } 363 } owner occupancy is an appropriate strategy. Total Renter Occupied • Most low-income residents will be Attainable: Less than $1,000 33 56 89 accommodated in rental units. Market: $1,000-1,500 16 63 27 109 42 172 • The county’s supply is currently High Market: $1,500+ 15 } 26 } 41 } dominated by owner units. Over the last several years, the vast majority of new Total Need 423 434 857 units have been in owner configurations. Over the next ten years, production Source: RDG Planning & Design levels need to balance to provide the housing variety necessary for a growing population. Therefore, the model illustrated in Figure 4.46 targets a split of 85% owner- and 15% renter-occupied units through 2025, dropping to 75%-25% through 2030. JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING › Approximately 193 additional owner- occupied units should be priced below $250,000. This demand will come through the city's existing housing stock being freed up through move-up housing, or products that do not fit the traditional detached single-family homes.

› About 89 rental units will need to be produced with rents below $1,000 per month. These units will have to be generated through subsidy programs

like low-income housing tax credits. Leawood

163

transit stations transit Mixed-income housing near housing Mixed-income

adsp ce. pa s yard smaller homes that share that homes smaller

Looked rent to Looked Cottage Court - A group of group A - Court Cottage

flats"). A unit located on the… on located unit A flats"). (ADU, also known as "granny as known also (ADU,

37% Accessory Dwelling Unit Dwelling Accessory

I looked to to looked I osing Hous

purchase a home Independent - Senior Living Senior - Independent

Chart Title

e idential Res Downtown Upper-story Downtown Decision to Move in Past 3 Years

58% Apartment

Did not look not Did

FIGURE 4.48:

Above Row Home - Tri-plex and Tri-plex - Home Row

Chart Title

Townhouse or Duplex or Townhouse

Large Lot Residential Housing Residential Lot Large

more bedrooms more

Larger home with four or four with home Larger

ose hous

Mid-size, three-bedroom Mid-size, ose hous

Housing Types LIkely to be Successful in the City Small two- or three-bedroom or two- Small For those looking for owner units, those for looking a For equally nearly wasshortage perceived all $300,000. for under brackets cost

› The majority of respondents did not look look not did respondents of majority The withinto move the past three years. Of those that did, 37% searching were an for unit a rental. and 5% owner-occupied

0% • 80% 70% 60% 50% 40% 30% 20% 10% FIGURE 4.47: FIGURE The housing supply for people with people for supply housing The mental disabilities, and/or physical and especiallystudents, wage low access needing and households workers to transit, ranked low.

› When asked about solutions they would solutions about asked When costs in housing to reduce support townhome or duplex County, Johnson constructed ranked only the highest, but support. with 41% All types, housing large lot except ranked housing, highresidential as typesproduct likely to be successful the rankings on in Highest Leawood. and houses 3 bedroom mid-size were living senior housing. independent in supply the housing felt Respondents Johnson that of only matched Leawood familiesCounty for with children, multi- families, generational and empty-nesters. types were household remainder of The in Leawood. for provided less

• • • COMMUNITY PERCEPTIONS A total of 209 residents of Leawood took the took Leawood of A total residents 209 of community survey online available made their form. the From responses and in paper following emerged: themes Survey

Leawood

JOHNSON COUNTY COMMUNITY HOUSING STUDY 164 FIGURE 4.49: Housing Supply Currently Meets the Needs of the Following Household Types Listening Sessions Chart Title Many people familiar with the housing 80% 70% market specific to Leawood participated 60% in small group discussions. These included 50% 40% representatives from the City Council, 30% Planning Commission, and real estate 20% agents, among others. 10% 0% COMMON COMMENTS Students and live

needing to be

Aside from common themes in Chapter 2 children with physical

together singles or or singles couples

that pertain to the entire county, several an hour$16.00 independently Single professionals Single home, Families children with Families "Empty-nesters" - a Multi-generational grandparents living Young couples without People Workers making below near transit services children, parents, and common comments are apparent to have grown up and left parent(s) whose children whose parent(s) and/or mental disabilities mental and/or Households families - households with - households families Leawood. Seniors, Housing supply meets the needs in Leawood Housing supply meets the needs in Johnson County • Leawood has limited land available for new development, which drives up costs and requirements for development. • High end villas are a popular product recently and attract empty-nesters from around Johnson County but many older people currently living in Leawood cannot afford them. FIGURE 4.50: Housing Solutions Support To Reduce Housing CostsChart in Johnson Title County

• Increasing property valuations for 25+ 45% year old homes are a concern for many 40% that want to age in place without moving 35% JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING to a new villa. 30% 25% › Many referenced a need to change the 20% senior property tax relief program 15% rules that a home must be valued less 10% 5% than $350,000 in order to be eligible. 0% Mortgageassistance properties builders development housing development Higher density or cluster rental subsidies rental hous ing developments Housing rehabilitation loans rehabilitation Housing housing (not mobile homes) mobile (not housing Premanufactured or modular or Premanufactured Grants or low-interest loans to Public acquisition of dilapidated of acquisition Public Duplex or townhome construction townhome or Duplex Section 8/Housing Choice Voucher Choice 8/Housing Section Construction financing assistance to assistance financing Construction Downpayment assistance to owners to assistance Downpayment Leawood Public development of infrastructure of development Public

165 PRAIRIE VILLAGE POPULATION CHANGE Growth Analysis Growth the 1970s, since losses population Despite construction innew single-family and two- family units with the structures removal of a slight increase insupported population Prairie for Village. 2010 since Population change inPopulation Prairie Village has primarily 1960, varied since with in a loss began Map 4.39 which inpopulation 1970. illustrates loss the population areas where is the growth and greatest areas where is occurring 2010. since Prairie Village in the northeast is located County and is landlocked. Johnson of end community is fully withThe no developed development. new for areasavailable suitable possibilities redevelopment Therefore, housing new for are theonly option in the future.accommodations

Prairie Village

JOHNSON COUNTY COMMUNITY HOUSING STUDY 166 MAP 4.39: Population Growth Rate 2010-2018 by Block Group, Prairie Village JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING

-2.50% and Under

Source: American Community Survey (2018 5-year Estimates) Prairie Village

167 0.37% 0.19% 0.08% Construction Construction Rate: Rate MARC (Chosen Rate): Adj. Construction Rate: 22,261 23,045 22,556 22,172 22,343 22,624 2030 2025 Growth Rate Rate Scenarios Growth 2020 2018 Population Growth Scenarios, Prairie Village 21,500 21,000 22,500 23,500 22,000 23,000 24,000 FIGURE 4.51: Source: U.S. Census; MARC; RDG Planning & Design Ten-Year Population Forecast MARCFigure scenarios through forecast population 4.51 2030. shows anprojects annual growth 2010 Construction since 0.19%. rates of rate a about units indicate would demolished for accommodating when mixed-use growth0.37% a sizable population excluding When rate. the construction growth in 2016, 0.08%. is about rate redevelopment the MARC growthTherefore, planning is used for rate purposes, understanding growth that on and mostly based average steady is not projects. redevelopment

Prairie Village

JOHNSON COUNTY COMMUNITY HOUSING STUDY 168 HOUSING OCCUPANCY MAP 4.40: Percent Renter Occupied Structures, Prairie Village Map 4.40 shows the ratio of renters across Prairie Village.

• Across the city, about 78% of housing units are owner-occupied. This is a decrease from about 81% in 2010. • Vacancy rates citywide have slowly increased since 2000 from a low of about 3% to a 2018 estimate at 6.8%. A healthy market vacancy rate is around 6%. • Household size is around 2.25 people per household. • Renter occupancy tends to cluster at the edges of the city, with the largest census block concentrations in the south and southeast section of Prairie Village. However, the recent redevelopment at the Market at Meadowbrook in southwest Prairie Village is not captured in the most recent data. JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING

Source: American Community Survey (2018 5-year Estimates) Prairie Village

169 Source: Johnson County GIS Department 2019 2018 2017 2016 2015 Historic BuildingHistoric Permits 2014 Residential New Construction Permits By Location (2010-2019), PrairieVillage 2013 MAP 4.41: 2012 Multifamily Duplex Single Family Demolitions Residential Development Permits By Year By Permits Development Residential 2011 2010 0 50 350 300 250 200 150 100 400 FIGURE 4.52: Source: City of Prairie Village About 42% of new units new single- were of 42% About family dwellings. Single-family since construction has increased slowly with from 34 a jump 2010 to 54 units and 2018. between 2017 units new duplexes were of 58% About units multi-family include which or apartments, townhomes, and any structure with than more two units. Most these units of rate are market higher end units 2016. built since high with relatively were Demolitions occurring almost in demolitions 50 2019. and 2019 between 2010 rate average The Most annually. was units 21 demolished rebuilding for a were these demolitions of the site. on larger home

• • • CONSTRUCTION ACTIVITY Like construction residential many cities, Prairie for to increase, but activity continues Village rebuilds. in Map 4.41 of the form permits of between 2010 the location shows and 2019:

Prairie Village

JOHNSON COUNTY COMMUNITY HOUSING STUDY 170 AGE OF HOUSING MAP4.42: Age of Housing Stock, Prairie Village Map 4.42 shows the year built of residential dwellings. The age of housing provides preliminary insight into areas more susceptible to deterioration and additional homeowner costs. If these areas are also occupied by lower income households then monitoring of rehabilitation needs is even more important.

• Prairie Village has a surprisingly older housing stock. Between 1940 and 1960, 61% of the housing stock was constructed with an additional 18% between 1960 and 1969. • Only 4% of homes were constructed since 1990. • As a result, there are selected areas in Prairie Village in need of rehabilitation in the east-central areas. Instead, these homes are often bought for demolition. This trend needs to stop to maintain relatively attainable housing options in Prairie Village. JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING

Source: Johnson County GIS Department, Assessor Data Prairie Village

171 - Survey Respondent provides an overview provides Prairie of Median household income is $88,365, the income Median household 7th Medianincome largest in the county. 2010. since 11% by rose center higher incomes Geographically, of portion and southern around the core earning top varies,The group age the city. earning workers with and older younger high incomes.

• • HOUSEHOLD INCOME Map 4.43 Village's estimated household incomes: are tearing "Flippers in Prairie houses down Village and rebuilding more expensive houses, apartment rents are crazy high with monthly than higher rents a house payment, but in payments house not these understand I JoCo... amenities drive prices sure how not I'm but up, with my here I stay long rising as fast not income as housing costs." Household Income of Top Earning Age Group, Prairie Village Household Top Earningof Income Group, Age MAP 4.43: Source: American Community Survey (2018 5-year Estimates)

Prairie Village

JOHNSON COUNTY COMMUNITY HOUSING STUDY 172 HOME SALES FIGURE 4.53: Single Family Home Sales, Prairie Village How quickly homes sell in a market is a leading indicator of housing demand and 2019 supply. Figure 4.53 shows home sales data from 2017-2019. In Prairie Village, similar to 2018 other areas in the county:

• Average days on market have remained 2017 low while average sales price increases by more than inflation. AVERAGE SALES PRICE $346,559 $370,227

• The number of units sold is increasing, $334,243 unlike other communities seeing a lack of available housing stock on the market.

"I would like to stay in 547 sold 583 sold 584 sold Prairie Village and sell my larger 4bd / 4.5ba to a young family but it seems all the smaller ranch style houses are 42 being snatched up by DAYS ON MARKET 35 2017 COUNTYJOHNSON COMMUNITY STUDY HOUSING builders... I want to live 2019 in a community like 29 Prairie Village or Lenexa City Center where I can 2018 easily walk to shops, restaurants, grocery and Source: Multiple Listings Service (2017-2019) library."

- Survey Respondent Prairie Village

173 2018

5. Gap or Surplus: The between difference households and supply

3 2.95 4. Number of Housing Options in the Affordability Range 2. Number of Households in Range Income the 2 VALUE TO INCOME RATIO: TO INCOME VALUE 2 3 Value to Income Benchmark self-sustaining market housing A healthy, betweenwill 2 ratio to income a value have and 3. Prairie ratio Village's to income value from 2.60 in up 2010. is 2.95, 1. Household Income Range Income Household 1. 3. Affordable Range for Housing (Owner and Renter Options) The number of of number The Composition of Housing Supply. This Supply. Housing of Composition illustrates the share thesupply of housing and renter ownership by met options. exceeds households of If the number units of those the available, number in options seek must households different affordability ranges. units the of If the exceeds number that indicates it households, of number in the households by units are occupied ranges. different income This analysis to illustrate is meant larger existingtrends in how units not does It are occupied. being exact in demand market demonstrate ranges. price certain

How to Use the Analysis 4. 5. . The number of households in households of number The examines supply and through demand examines supply The starting Ranges. The Income of point the analysis is the spectrum incomes of Prairie Village all of across residents corresponding these incomes, From prices are housing "affordable" ownership andestablished rental for opportunities. in Each Income Households of Number Range. range is the these demand; income each in Prairie options housing seek residents Village to that arethem. affordable Affordability Ranges. An affordable times is calculated 2-3 home ownership at the on depending income the household households income range. Lower income of a higherpercentage to spend tend and higher housing on their income a lower to spend tend households income their on total of percentage income rental An be would housing. affordable income. household of 20% about 1. 2. 3. HOUSINGATTAINABILITY ANDSUPPLY ANALYSIS Figure 4.54 illustrates major five story: the in above of pursuit components By comparing the distribution of household household thecomparing distributionBy of with costs, a picture housing of incomes all across and emerges demand of supply market. FigurePrairie housing Village’s 4.54 to different is "affordable" what of the lens is to answer groups the question: income options housing of supply there an adequate different income of residents for available groups?

Prairie Village

JOHNSON COUNTY COMMUNITY HOUSING STUDY 174 The analysis in Figure 4.54 is based on all the households today that are occupying a unit. No household is without a unit. Many households making more than $150,000 are living in units priced below $400,000. This is good for them to have FIGURE 4.54: Housing Attainability,Prairie Village (2018) more discretionary spending, but may be a reason for recent demo/rebuild trends.

• Many of these households are older or retired and often occupy homes well above their incomes when owned outright. For example: › 35% of all owner-occupied households in Prairie Village are over the age of 65. › The median household income for households over 65 is estimated around $57,000, meaning that 50% of those households make less than $57,000. › Additionally, 63% of owner-occupied households over the age of 65 do not have a mortgage.

• Fewer households than attainable options. These units are also filled by lower and higher income households. These units should be maintained as attainable options for many households in the future.

• Slightly more households than attainable options in this range.

However, there are very few rental units. Renters in this income COUNTYJOHNSON COMMUNITY STUDY HOUSING range compete with lower income ranges for rental options.

• There are fewer households than affordable options. Many units in this range see competition from upper income brackets. HOUSEHOLDS AND ATTAINABILITY RANGES

• Many households making more than $150,000 are living in units priced below $400,000. This is good for them to have more discretionary spending, but may be a reason for recent demo/ rebuild trends because these households want to stay living in the community with a home that better meets their desires. › About 1,000 households making over $100,000 a year are living in owner- HOUSEHOLDS OWNER UNITS RENTER UNITS occupied units priced below $250,000.

Source: American Community Survey (2018 5-year Estimates); RDG Planning & Design Prairie Village

175 Percent of Renter-Occupied Cost Burdened Households, Prairie Village Prairie Households, Burdened Cost Renter-Occupied of Percent MAP 4.44: Source: American Community Survey (2018 5-year Estimates) illustrates of the level and 4.45 Median contract rents areMedian rents the 5thhighest contract $1,116. in at the region Prairie of 38% Village's Approximately living spend housing in renter households gross than on more their income of 30% rent. and thus a competitive Low rental supply, market, oftenresults in higher rental with along prices the desirability and Prairie of Village.location

• • • COST BURDENED RESIDENTS Maps 4.44 to the According households. cost-burdened spending more households Government, U.S. are housing than on their income of 30% cost-burdened. considered

Prairie Village

JOHNSON COUNTY COMMUNITY HOUSING STUDY 176 MAP 4.45: Percent of Owner-Occupied Cost Burdened Households, Prairie Village • Median home values are about average in the county at $261,500 because of the older homes in the north and west portions of Prairie Village. However, home values are up 26% since 2010, the greatest increase of communities in Johnson County. • Currently, only 19% of households living in owner-occupied housing spend more than 30% of their income on housing.

"Prairie Village is a land locked older suburban community that remains desirable. Unfortunately, housing costs tend to

be high for what you COUNTYJOHNSON COMMUNITY STUDY HOUSING get and the recent wave of tearing down small homes and replacing them with much larger homes is adding to housing costs."

- Survey Respondent Source: American Community Survey (2018 5-year Estimates) Prairie Village

177 43 210 434 TOTAL 38 80 192 2.25 6.0% 2030 9,976 10,613 22,619 22,447 48 241 130 2.25 6.0% 9,871 2025 10,501 22,379 22,209 Cumulative need shows the number of of the number shows Cumulative need total between the units base year needed the end at and the year indicated 2020 of the period. of

• Figure annual 4.55 an average shows 434 of units,construction need with 224 units units new being likely net in the form in redevelopment mixed-use denser of commercial corridors. gross annual average construction rate The was to 2019 66 units, withfrom 2010 a high net 3 in 2012. of The and a low 312 inof 2016 annual was construction rate units 36 when subtracting units demolished. 2.25 6.0% 2020 9,766 21,974 22,142 10,390

Housing Demand Housing Model, Prairie Village Replacement need is the number of of is the number need Replacement converted or unitshousing demolished uses.to Prairie other Village is unique are rates in that historical demolition but conditions housing from poor not to build larger investors by a desire to be curbed This trend needs homes. to maintain and attainable options future The character neighborhoods. of standards design of implementation this of rebuilds some decrease may for units of the lost number Thus, activity. time.decreases over

• FIGURE 4.55: Population End at of Period Household Population Period End of at Average People Per Household Household Period End Demand of at Replacement Need (total lost units) Average Annual Construction Source: RDG Planning & Design Unit Needs End at of Period Cumulative Need Period During Projected Vacancy Rate The proportion of the household the household of proportion The living in (those households population in will skilledand not prisons) or nursing remain through stable 2030. will household per hold people Average Some the next decade. constant over growth occur may as Millennials move theirinto childbearing Baby years, but will to households alsoBoomer continue shrink. the period of the end at demand Unit is calculated dividing by household per people of the by number population This equals of the number household. units. housing occupied vacancy housing provides A manageable moving residents for choice housing remains rate The to the community. rate. a healthy constant at are period each of the end at needs Unit demand the actual on based household units. vacant projected of the number plus

Prairie Village

JOHNSON COUNTY COMMUNITY HOUSING STUDY 178 DEVELOPMENT PROGRAM FIGURE 4.56: Housing Development Program, Prairie Village

Building on the housing demand model, the 2025 2030 2020-2030 development program forecasts production targets for owner and renter-occupied units Total Owner Occupied based on the following assumptions: Attainable: <$200,000 52 42 94

Moderate Market: $200- 28 22 50 • Owner-occupied units will be distributed 250,000 157 125 282 roughly in proportion to the income Market: $250-350,000 36 29 65 distributions of the households for whom High Market: Over $350,000 41 } 32 } 73 } owner occupancy is an appropriate strategy. • Most low-income residents will be Total Renter Occupied accommodated in rental units. Attainable: Less than $1,000 37 30 67 • The city's supply is currently dominated Market: $1,000-1,500 23 84 19 67 42 152 by owner units. Over the next ten years, High Market: $1,500+ 24 } 19 } 42 } net growth will be in the form of mixed- use redevelopment with more rental Total Need 241 192 434 units and perhaps some owner condos. Therefore, the model illustrated in Figure Source: RDG Planning & Design 4.56 targets a split of 65% owner- and 35% renter-occupied units through 2030. › Approximately 144 owner-occupied units should be priced below $250,000. This demand will come through the city's existing housing stock being "Johnson County COUNTYJOHNSON COMMUNITY STUDY HOUSING freed up through move-up housing or products that do not fit the traditional (especially Prairie detached single-family homes. Village) is lacking in › About 67 rental units will need to be diversity. I think more produced with rents below $1,000 per month. These units will have to be housing options & generated through programs like low- housing assistance could income housing tax credits or other subsidized means. definitely help."

- Survey Respondent Prairie Village

179

stations 6% transit near housing Mixed-income rent

Looked to to Looked

homes that share yard space. yard share that homes

Cottage Court - A group of smaller of group A - Court Cottage main house, typically above a garage,… a above typically house, main

32%

home the as property same the on located

known as "granny flats"). A unit A flats"). "granny as known

I looked to to looked I purchase a a purchase

Accessory Dwelling Unit (ADU, also (ADU, Unit Dwelling Accessory

Independent - Senior Living Housing Living Senior - Independent Downtown Upper-story Residential Upper-story Downtown 62% Decision to Move in Past 3 Years

Did not look not Did Apartment

FIGURE 4.58: Row Home - Tri-plex and Above and Tri-plex - Home Row

Chart Title

Townhouse or Duplex or Townhouse

Large Lot Residential Housing Residential Lot Large

bedrooms

Larger home with four or more or four with home Larger

Mid-size, three-bedroom house three-bedroom Mid-size, Housing Types perceived to be Successful in the City house three-bedroom or two- Small For those looking for owner units, those for looking a For units under for wasshortage perceived $200,000.

› The majority of respondents did not look look not did respondents of majority The withinto move the past three years. Of an for looking those that were did, 32% unit a rental and 6% unit.owner-occupied

0% • 90% 80% 70% 60% 50% 40% 30% 20% 10% FIGURE 4.57: The housing supply for multi- for supply housing The families,generational single seniors, with and/or physical people coupled, or wage mental disabilities, low students, access needing and households workers, to transit all ranked low.

› When asked about solutions they would solutions about asked When costs in housing to reduce support the highest ranking County, Johnson unlike were suggestions other that of rank, top The large communities. tier still with was support, only 45% housing by closely loans,rehabilitation followed duplex and townhome construction. Housing types to be successfulHousing perceived 3 are those already present–mid-size, bedroom and small homes bedroom 2-3 also felt respondents 67% of homes. living senior be would independent successful. in supply the housing felt Respondents Prairie of Village the needs meet not did typesall to Johnson compared household County.

• • • COMMUNITY PERCEPTIONS A total of 365 residents of Prairie of VillageA total residents 365 of the community surveytook available made online their form. From and in paper responses the following emerged: themes Survey

Prairie Village

JOHNSON COUNTY COMMUNITY HOUSING STUDY 180 FIGURE 4.59: Housing Supply Currently Meets the Needs of the Following Household Types Listening Sessions Chart Title Many people familiar with the housing 80% 70% market specific to Prairie Village 60% participated in small group discussions. 50% These included representatives from the 40% 30% City Council, Planning Commission, and real 20% estate agents among others. 10% 0% COMMON COMMENTS Students and live

Aside from common themes in Chapter 2 needing to be

children singles or or singles couples

that pertain to the entire county, several an hour$16.00 independently Single professionals Single home, with physical and/or physical with

living together Families children with Families "Empty-nesters" - a Young couples without mental disabilities mental Workers making below near transit services

common themes are apparent to Prairie have grown up and left parent(s) whose children whose parent(s) Households Seniors, households with children, parents, and grandparents People Village. - families Multi-generational Housing supply meets the needs in Prairie Village Housing supply meets the needs in Johnson County • The trend of redeveloping existing ranch homes to larger homes are perhaps most prevalent in Prairie Village. This is a challenge for character and maintaining an attainable housing stock. • Demand and interest in Prairie Village is trending toward walkable developments with services. FIGURE 4.60: Housing Solutions Support To Reduce Housing Costs in Johnson County 50% • There is a perception that all of Prairie 45% Village is high end homes and luxury. 40% However, there are older areas in need 35% JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING of rehabilitation and maintenance, if not 30% 25% bought by developers first. 20% 15% • Like Leawood, rising property valuations 10% are pricing out older population on fixed 5% incomes. 0% • People that live in Prairie Village prefer rehabilitation over demolition of homes. owners infrastructure Mortgageassistance properties to builders to Public development of development Public development housing development Higher density or cluster rental subsidies rental hous ing developments Housing rehabilitation loans rehabilitation Housing Downpayment assistance to assistance Downpayment housing (not mobile homes) mobile (not housing Premanufactured or modular or Premanufactured Grants or low-interest loans to Public acquisition of dilapidated of acquisition Public Construction financing assistance financing Construction Duplex or townhome construction townhome or Duplex Prairie Village Section 8/Housing Choice Voucher Choice 8/Housing Section

181 -2.50% and Under and -2.50%

Population Growth Rate 2010-2018 by Block Gardner Group, MAP 4.46: Source: American Community Survey (2018 5-year Estimates) GARDNER POPULATION CHANGE Growth Analysis Growth growthWhile has Gardner rapid experienced declining 1990, since annual growth rates is expected as decade a cityin the recent As a citygets that larger. is near growing a major and along centers employment transportation growth route, in Gardner remain in theshould and strong consistent future. Gardner experienced high experienced Gardner growth rates triplingthe between 1990 and 2010, between 1990 and andpopulation 2000 Since between and 2010. 2000 it doubling this growth2010, a slower at hascontinued the annual and 2018, Between 2010 rate. growth 1.40%. was rate Map 4.46 about illustrates growth during this by period only areas that The group. census block are two loss population major experienced the eastern on groups, boundaryblock and highlightedthe west in red. Of the large tier communities in Johnson Of the in large Johnson communities tier has Gardner potential the for most County, growth new rapid the given largeareas of to land withinundeveloped and adjacent and strong I-35 on location The the city. past growth the community will indicate to grow 2030. into continue

Gardner

JOHNSON COUNTY COMMUNITY HOUSING STUDY 182 FIGURE 4.61: Population Growth Scenarios, Gardner Growth Rate Scenarios 31,000

30,089 29,223 29,000 MARC Rate: 1.10%

27,000

25,000 24,346 Chosen Rate: 2.65% 23,000 Population

21,000

Local Plan Rate: 2.90% 19,000

17,000

15,000 2010 2018 2020 2025 2030

Source: U.S. Census; MARC; RDG Planning & Design COUNTYJOHNSON COMMUNITY STUDY HOUSING

Ten-Year Population Forecast Figure 4.61 shows population forecast scenarios through 2030. The rates of 1.10% and 2.90% are pulled from MARC and local housing study completed in 2018. Because the local housing study was completed recently, this study adjusts the rate slightly and uses a 2.65% growth rate to accommodate for any lasting impacts of the recession. Gardner

183 Percent Renter Occupied Structures, Gardner Structures, Occupied Renter Percent MAP 4.47: Source: American Community Survey (2018 5-year Estimates) shows the ratio of renters across across renters of the ratio shows Across the city about 66% of housing units housing of 66% Acrossthe city about This is a decrease are owner-occupied. in 72% 2010. from about 7% from a to about dropped rates Vacancy a current is at rate The high 9% in 2010. of providing options level healthy relatively in the market. movement for per size is around 2.97 people Household is higher which than most household, County. in Johnson cities around to cluster tends occupancy Renter Street and MainCenter Street with a at censusprimarily block renter-occupied 56. and Highway Moonlight Road

• • • • HOUSING OCCUPANCY Map 4.47 Gardner.

Gardner

JOHNSON COUNTY COMMUNITY HOUSING STUDY 184 CONSTRUCTION ACTIVITY MAP 4.48: Residential New Construction Permits By Location (2010-2019), Gardner Like many cities, residential construction activity continues to increase since the Great Recession. Map 4.48 shows the location of permits pulled between 2010 and 2019:

• About 59% of new units since 2010 were single-family dwellings and manufactured homes. In the last few years, single-family construction is between 85 and 100 units annually. • Gardner has significant duplex construction compared to other cities at about 17% of all units since 2010. These can be owner and renter units. • About 25% of new units were multi- family units which include apartments, townhomes, and any structure with more than two units. Most of these units are higher end market rate units. • Demolitions were relatively non-existent. Outside of 2017 when 13 units were demolished, most years saw below three units lost. JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING FIGURE 4.62: Residential Development PermitsHistoric By Building Year Permits 180

160 Single Family

140 Duplex

120 Multifamily Demolitions 100

40 Source: City of Gardner 20 0 Source: Johnson County GIS Department 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 Gardner

185 shows the year built of residential the residential year built shows of Gardner has a reasonably modern housing housing modern hasGardner a reasonably built between were 2000 42% stock. About and 2009. 1980. built before were Only homes of 22% are 1950 located built before homes The and Main Center areat Streets. These typicallythe homes need in the most repairs risk fallingof and at of into dilapidation.

• • AGE HOUSING OF Map 4.49 provides housing of age dwellings.The preliminary areas insight into more and additional to deterioration susceptible costs. If these areas arehomeowner also then households income lower by occupied is even needs rehabilitation of monitoring important.more

Gardner

JOHNSON COUNTY COMMUNITY HOUSING STUDY 186 MAP 4.49: Age of Housing Stock, Gardner JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING

Source: Johnson County GIS Department, Assessor Data Gardner

187 - Survey Respondent provides an overview provides Gardner's of Median household income in Gardner income Median household of end the is lower on which is $75,985, rising in the quickly, but county incomes 2010. 19% since up top the youngest of hasGardner some earning in Johnson neighborhoods 25 years of under with residents County, earning theage highest incomes of some in Gardner.

• • HOUSEHOLD INCOME Map 4.50 estimated household incomes: "I would love a light rail other or convenient public transportation from Gardner/Edgerton KCMO or Lawrence into and I think that would also encourage more view to our people communities as desirable places to live..” Household Income of Top Earning Age Group, Gardner Household Top Earningof Income Group, Age MAP 4.50: Source: American Community Survey (2018 5-year Estimates)

Gardner

JOHNSON COUNTY COMMUNITY HOUSING STUDY 188 HOME SALES FIGURE 4.63: Single Family Home Sales, Gardner How quickly homes sell in a market is a 2019 leading indicator of housing demand and supply. Figure 4.63 shows home sales data from 2017-2019. In Gardner, similar to other 2018 areas in the county:

• Homes sales price is rising by more 2017 than inflation, reflecting the rise in construction costs for new homes. AVERAGE SALES PRICE $ 245,525 $ 245,525 $232,844 $232,844 • The average days a home is on the market $210,845 is at one of the lowest levels in the county.

506 sold 496 sold 475 sold

2018 DAYS ON MARKET 20 15 COUNTYJOHNSON COMMUNITY STUDY HOUSING

2017 2019

Source: Multiple Listings Service (2017-2019) Gardner

189 2018 5. Gap or Surplus: The between difference households and supply 3 4. Number of Housing Options in the Affordability Range

2. Number of Households in Range Income the 2.35 2 VALUE TO INCOME RATIO: TO INCOME VALUE 2 3 Value to Income Benchmark self-sustaining market housing A healthy, betweenwill 2 ratio to income a value have ratio and has 3. Gardner to income a value 2.35 is from a decrease 2.51 which of in 2010. higher income of is decrease indicative The moving to the city. households 1. Household Income Range Income Household 1. 3. Affordable Range for Housing (Owner and Renter Options) The number of of number The Composition of Housing Supply. This Supply. Housing of Composition illustrates the share thesupply of housing and renter ownership by met options. exceeds households of If the number units of those the available, number in options seek must households different affordability ranges. units the of If the exceeds number that indicates it households, of number in the households by units are occupied ranges. different income This analysis to illustrate is meant larger existingtrends in how units not does It are occupied. being exact in demand market demonstrate ranges. price certain

How to Use the Analysis 4. 5.

illustrates major five The number of households in households of number The The starting Ranges. The Income of point the analysis is the spectrum incomes of From Gardner. all of across residents "affordable" corresponding these incomes, are for established prices housing and rentalownership opportunities. in Each Income Households of Number Range. range is the these demand; income each in Gardner options housing seek residents to that arethem. affordable Affordability Ranges. An affordable times is calculated 2-3 home ownership at the on depending income the household households income range. Lower income of a higherpercentage to spend tend and higher housing on their income a lower to spend tend households income their on total of percentage income rental An be would housing. affordable income. household of 20% about 1. 2. 3. HOUSINGATTAINABILITY ANDSUPPLY ANALYSIS By comparing the distribution of household household thecomparing distributionBy of with costs, a picture housing of incomes all across and emerges demand of supply market. Figure housing Gardner’s 4.64 Figure 4.64 story: the in above of pursuit components examines supply and through demand examines the supply to different is "affordable" what of lens is to answer groups the question: income options housing of supply there an adequate different income of residents for available groups?

Gardner

JOHNSON COUNTY COMMUNITY HOUSING STUDY 190 The analysis in Figure 4.64 is based on all the households today that are occupying a unit. No household is without a unit. Many households making over $75,000 are living in units priced below what they can actually afford. Building trends show a FIGURE 4.64: Housing Attainability, Gardner (2018) continued increase in units at and above the $200,000 price range.

• Household’s making less than $25,000 includes seniors on fixed incomes who report low earnings but may have their homes paid off.However, this is not a significant percentage in Gardner as only about 9% of owner-occupied households are over the age of 65.

• Gardner has a supply of ownership options priced between $125,000 and $200,000. Without options at other price points these units are also filled by households making over $75,000 per year.

• The greatest shortage is for households making over $75,000. This illustrates the relatively lower cost of housing built in Gardner in the early 2000s and rising incomes in the city. Continued high levels of residential construction will continue to fill these gaps. Many households making over $75,000 are living in units priced below what they can actually afford. This JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING is good for them to have more discretionary spending. › About 1,300 households making over $100,000 a year are living in owner- occupied units priced below $250,000.

HOUSEHOLDS AND ATTAINABILITY RANGES › They do this for a variety of reasons, including housing cost and neighborhood preferences in addition to a lack of other options above this price range.

HOUSEHOLDS OWNER UNITS RENTER UNITS

Source: American Community Survey (2018 5-year Estimates); RDG Planning & Design Gardner

191 Percent of Renter-Occupied Cost Burdened Households, Gardner Households, Burdened Cost Renter-Occupied of Percent MAP 4.51: Source: American Community Survey (2018 5-year Estimates) illustrates of the level

Median contract rents areMedian rents fairly contract in the cities to other attainable compared this is up rate However, $835. at county from $688 in 2010. of 43% As a result, approximately living in renter households Gardner's than more their spend of 30% housing are likely hourly These rent. on income inat the working community or workers facilities. the inter-modal and thus a rentalLower supply, market, can in result higher competitive rental has Gardner prices. experienced substantial growth in of the number units constructed in recent duplex market create help should years which rates units to adjust older on pressures down.

• • • COST BURDENED RESIDENTS Maps 4.51Maps and 4.52 cost-burdened households. According to the According households. cost-burdened spending more households Government, U.S. are housing than on their income of 30% cost-burdened. considered Gardner - Survey Respondent the rent is too high for high is too for therent I hear a lot of people say say people of a lot I hear

Gardner

JOHNSON COUNTY COMMUNITY HOUSING STUDY 192 MAP 4.52: Percent of Owner-Occupied Cost Burdened Households, Gardner

• Median home values are lower than average for Johnson County at $178,700. However, the median value is up 11.8% since 2010, an average increase compared to other cities. • As a result, only 17% of households living in owner-occupied housing spend more than 30% of their income on housing. JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING

Source: American Community Survey (2018 5-year Estimates) Gardner

193 40 253 2,534 TOTAL 20 270 7.0% 2.90 1,348 2030 10,077 10,835 29,223 29,223 shows an average annual an average shows 20 237 7.0% 2.90 1,185 2025 9,507 8,842 25,641 25,641 Figure 4.65 average units. 253 of The construction need annual to 2019 from 2010 construction rate was units, 140 with a high 264 in of 2019 unit housing in 2012. 51 Recent of and a low construction trends will with some continue years having having and others fewer more units than the average. 7.0% 2.90 7,758 2020 8,342 22,498 22,498

Housing Demand Housing Model, Gardner Cumulative need shows the number of of the number shows Cumulative need total between the units base year needed the end at and the year indicated 2020 of the period. of Replacement need is the number of of is the number need Replacement converted or unitshousing demolished condition inpoor uses.to Homes other be gradually should replaced obsolete or of number The supply. housing in a city’s units annually lost historic is on based demolition rates.

FIGURE 4.65: Household Period End Demand of at Population End at of Period Household Population Period End of at Average People Per Household Cumulative Need Period During Average Annual Construction Replacement Need (total lost units) Source: RDG Planning & Design Unit Needs End at of Period Projected Vacancy Rate • • The proportion of the household the household of proportion The living in (those households population in will skilledand not prisons) or nursing remain through stable 2030. is expected household per people Average to remain the next decade. constant over attractsGardner and family households, this will the future. into continue the period of the end at demand Unit is calculated dividing by household per people of the by number population This equals of the number household. units. housing occupied vacancy housing provides A manageable moving to residents for choices housing will Gardner the a stable community. have vacancy rate. are period each of the end at needs Unit demand the actual on based household units. vacant projected of the number plus

Gardner

JOHNSON COUNTY COMMUNITY HOUSING STUDY 194 DEVELOPMENT PROGRAM FIGURE 4.66: Housing Development Program, Gardner Building on the housing demand model, the development program forecasts production 2025 2030 2020-2030 targets for owner and renter-occupied units Total Owner Occupied based on the following assumptions: Attainable: <$200,000 312 355 666 Moderate Market: $200- • Owner-occupied units will be distributed 173 197 371 250,000 711 809 1,520 roughly in proportion to the income Market: $250-350,000 159 181 340 distributions of the households for whom High Market: Over $350,000 67 } 76 } 143 } owner occupancy is an appropriate strategy. • Most low-income residents will be Total Renter Occupied accommodated in rental units. Attainable: Less than $1,000 190 216 406 • Over the last several years, the large Market: $1,000-1,500 136 474 154 539 290 1,013 majority of new units have been in owner High Market: $1,500+ 149 } 169 } 317 } configurations or very low density owner/ renter options (duplex units). Over the Total Need 1,185 1,348 2,534 next ten years, production levels need to balance to provide the housing variety Source: RDG Planning & Design necessary for a growing population. Therefore, the model illustrated in Figure 4.66 targets a split of 60%-40% through 2030. "More ranch houses. In › Approximately 1,037 additional owner-

occupied units should be priced below Gardner there are too COUNTYJOHNSON COMMUNITY STUDY HOUSING $250,000. This demand will come many in splits with many through the city's existing housing stock being freed up through move- stairs. If you buy to get up housing, or products that do not fit the traditional detached single-family old there you don't want homes. to have so much ladder

› Nearly 406 rental units will need to and levels of home" be produced with rents below $1,000 per month. These units will have to be - Survey Respondent generated partially through programs like low-income housing tax credits. Gardner

195

stations

Mixed-income housing near transit near housing Mixed-income

homes that share yard space. yard share that homes Cottage Court - A group of smaller of group A - Court Cottage

41%

I looked to to I looked main… the as property same the on known as "granny flats"). A unit located unit A flats"). "granny as known

purchase a home Accessory Dwelling Unit (ADU, also (ADU, Unit Dwelling Accessory

17% Independent - Senior Living Housing Living Senior - Independent

Looked to to rent Looked Downtown Upper-story Residential Upper-story Downtown Decision to Move in Past 3 Years Decision to Move in Past 3 Years

42% Apartment Did not look not Did

FIGURE 4.68:

Row Home - Tri-plex and Above and Tri-plex - Home Row

Townhouse or Duplex or Townhouse Large Lot Residential Housing Residential Lot Large

Housing Types Likely to be Successful Likely to be Housing in Gardner Types

bedrooms

Larger home with four or more or four with home Larger Mid-size, three-bedroom house three-bedroom Mid-size,

Housing Types Perceived to be Successful in the City Small two- or three-bedroom house three-bedroom or two- Small For those looking for owner units, those for looking a For units under for wasshortage perceived $200,000. rental shortage units, evident For no emerged.

› › Over half of respondents looked to move to move looked Over half respondents of within the to an past three years, 41% unit to a rental. and 17% owner-occupied

0% • 90% 80% 70% 60% 50% 40% 30% 20% 10% FIGURE 4.67: The housing supply for multi- for supply housing The families,generational single seniors, with and/or physical people coupled, or wage mental disabilities, low students, access needing and households workers, to transit all ranked low.

› When asked about solutions they would solutions about asked When costs in housing to reduce support the highest ranking County, Johnson downpayment were suggestions assistance to owners and mortgage assistance. Housing types to be successfulHousing perceived 3 are those already present–mid-size, bedroom and small homes bedroom 2-3 respondents of 73% Additionally, homes. living senior would independent also felt be successful. in supply the housing felt Respondents single of the needs meet not did Gardner a County did Johnson but professionals, meetingbetter this job need.

• • • COMMUNITY PERCEPTIONS A total of 116 residents of Gardner took the took Gardner of A total 116 residents of community survey online available made their form. the From responses and in paper following emerged: themes Survey

Gardner

JOHNSON COUNTY COMMUNITY HOUSING STUDY 196 Housing Supply Currently Meets Needs of the Following Household Types 60% Listening Sessions FIGURE 4.69: Housing Supply Currently Meets the Needs of the Following Household Types Many people familiar with the housing 50% market specific to Gardner participated in small group discussions. These included representatives from the City Council, 40% Planning Commission, staff, and real estate agents, among others. COMMON COMMENTS 30% Aside from common themes in Chapter 2 that pertain to the entire county, several 20% common themes are apparent to Gardner.

• Gardner is a popular location right now 10% for families wanting 3+ bedrooms. New homes are still relatively attainable for

median income households. 0% Single professionals Young couples Families with Multi-generational "Empty-nesters" - Seniors, singles or People with Students Workers making Households without children children families - children, children have couples physical and/or below $16.00 an needing to be near • However, rental options are limited parents, and grown up and left mental disabilities hour transit services grandparents living home for hourly workers. No transit options together further limits the ability for these Housing supply meets the needs in Gardner Housing supply meets the needs in Johnson County workers to live in Gardner. Housing Solution Support to Reduce Housing Costs in Johnson County FIGURE 4.70: Housing Solutions Support To Reduce Housing Costs in Johnson County • Households with one income may still 50% have difficulty finding attainable housing, 45% especially if they have kids. 40% 35% • Many see an opportunity for more senior 30% COUNTYJOHNSON COMMUNITY STUDY HOUSING 25% options as Gardner continues to rapidly 20% grow and long-time resident grow older 15% with more needs. 10% 5% 0% cons truction owners infrastructure Mortgageassistance Duplex or townhome or Duplex Public acquisition of as sis ta nce to builders properties dilapidated Construction financing Construction of development Public development housing development Higher density or cluster Voucher rental subsidies rental Voucher Section 8/Housing Choice 8/Housing Section hous ing developments Housing rehabilitation loans rehabilitation Housing Downpayment assistance to assistance Downpayment housing (not mobile homes) mobile (not housing Premanufactured or modular or Premanufactured Grants or low-interest loans to Gardner

197

CHAPTER FIVE MID-TIER COMMUNITIES Medium tier cities in Johnson County are evolving cities through land growth and redevelopment. While these cities currently have similar populations, some have opportunities to grow faster than others. The follow data illustrated different social and built characteristics to shape housing programs. 11,243 2010 11,003 2000 11,008 1990 11,821

1980 10,794 City Historic Population Change - Survey Respondent Downtown Merriam needs mixed a missed is such It use residential. is probably location The opportunity. were If we county. inthe Johnson best mixed use housing buildto high density flock would to People in downtown. our the area 1970 10,851

1960 5,084 Historic Population Change, Merriam 0 2,000 8,000 6,000 4,000 FIGURE 5.1: FIGURE Source: U.S. Census; American Community Survey (2018 5-year Estimates) 12,000 14,000 10,000 Population MERRIAM POPULATION CHANGE FORECAST& Merriam’s objective is to add housing housing is to add objective Merriam’s and to enhance commercial options the to live. place community as a desirable that an end, optimisticTo and slightly growthaggressive is around 0.52% rate Comprehensive used in the 2020 year, per increased anticipates rate The Plan Update. in projects and dense the redevelopment in result about next would years ten which residents. new 600 The population in Merriam population since The is stable land its limitations. of because Some 2000 growth through occurred 2010 since Growth in the futureredevelopment. will be generally limited to areas that can more add the re-purposing mall example, For density. from underused commercial tosite pads mixed-use development. Figure the shows 5.1 historical change. population Merriam landlocked isa medium-sized, Interstate city County. in northernJohnson a sense of creates which bisects35 the city, However, betweendivision the two sides. this also to the gives city access good living in people for a benefit the metro, Merriam Merriam. has more seen Recently, and infill redevelopment perhaps interest, the by popular IKEAaccelerated the at Street. and W 63rd I-35 of intersection

Merriam

JOHNSON COUNTY COMMUNITY HOUSING STUDY 200 HOUSING OCCUPANCY FIGURE 5.2: Housing Occupancy, Merriam Figure 5.2 shows occupancy characteristics in Merriam. 2000 2018 5YR CHANGE 2000-2018

• The number of renters increased slightly NUMBER % OF OCCUPIED NUMBER % OF OCCUPIED UNITS UNITS since 2000 by about 3%. Owner-Occupied 2,925 59.7% 2,911 57.1% -14 • Vacancy rates are quite stable citywide, Renter-Occupied 1,975 40.3% 2,189 42.9% 214 between about 5 and 6% from 2000-2018. Total Vacant 324 317 -7 A healthy market vacancy rate is around 6%. Vacancy rate 6.2% 5.9% Total Units 5,224 5,417 193 • Household size is around 2.2 people per household which is on the lower end of Source: U.S. Census; American Community Survey (2018 5-year Estimates) other cities in Johnson County. This could indicate Merriam as a good market for those starting their careers and older households. › There is also a higher percentage of rental occupancy in Merriam compared to other cities. Renters are typically smaller households. JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING Merriam

201 Switzer Senior VillasSwitzer Senior (2020) Residential New Construction Permits By Location (2010-2019), Merriam MAP 5.1: Source: Johnson County GIS Department About 85% of new units new single- were of 85% About family annual dwellings. The permits year. per ten generallywere under units new multi- 15% were of About family apartments, units include which townhomes, structure and any with more than two units. All these units of were constructed in 2019. occurred each demolitions A few this at are not rate Demolitions year. a city with for concerning an older stock likehousing Merriam. However, remain not should ideally these lots aftervacant demolition. permit contain 2020 not does map The andata, to important note but project is the Switzer Villas. Senior project The living 45 senior unitsadded to the market and Switzer 71st Road at located in 2020, and both rate market includes Street. It Federalunits, usingaffordable Low the Tax program. Credit Housing Income

• • • • CONSTRUCTION ACTIVITY Opportunities construction in new for Merriam arepast difficult The to create. construction a steady yearsten shows dwellings, of alsoof rate but a steady demolitions. of the location shows Map 5.1 permits. Between and 2019: 2009

Merriam

JOHNSON COUNTY COMMUNITY HOUSING STUDY 202 MAP 5.2: Year Built, Merriam AGE OF HOUSING Map 5.2 shows the year built of residential dwellings. The age of housing provides preliminary insight into areas more susceptible to deterioration and additional homeowner costs. Some of these areas have up to 20% cost-burdened owners. For these households, monitoring rehabilitation needs is even more important.

• Merriam has an established housing stock with nearly a third built before 1950. The age is reflective of the smaller footprint and condition of many homes in Merriam. • Only about 22% of homes came onto the market after 1980. • The map does not show the Switzer Senior Villas at the corner of Switzer Road and 71st Street completed in 2020.

"Downtown Merriam ... Affordable housing

could help inject support COUNTYJOHNSON COMMUNITY STUDY HOUSING for local businesses and encourage more to come to Merriam."

- Survey Respondent

Source: Johnson County GIS Department, Assessor Data Merriam

203

2019 21

2018 23

41 2017

AVERAGE SALES PRICE SALES AVERAGE

$217,208 2019

149 sold

2018 $200,927

167 sold DAYS ON MARKETDAYS

2017 $190,726

137 sold Single Family Home Sales, Home SingleFamily Merriam FIGURE 5.3: Source: Multiple Listings Service (2017-2019)

The average sales price of homes is homes of salesprice average The thanincreasing more by inflation.The People year is each stable. sold number in Merriam attainable. homes see as more While are sales rising, prices they are still an many attainable at range for households. of As number a result, the average remains theis a home market days on levels the lowest of decreasing to some the market on put A home in the county. in often being sold last long, not does a day. under

• • this type." inadequate housing of stay in Merriam due to to in Merriamstay due next and not sure we can can sure we next and not what we will look for will we for what look place housing. This is is This housing. place single aging story, in have much lower priced, priced, lower much have "In Merriam we don’t Merriam"In don’t we HOMESALES - Survey Respondent How quickly homes sell in is market a quickly a homes How and demand housing of indicator leading sales Figure data home 5.3 shows supply. In Merriam, similar to other from 2017-2019. areas in the county:

Merriam

JOHNSON COUNTY COMMUNITY HOUSING STUDY 204 HOUSEHOLD INCOME AND COST BURDEN VALUE TO INCOME RATIO: 2018 Figure 5.4 shows the median household income is around $59,600, the lowest tier in the county. However, since 2010 median 3 incomes grew at a rate close to the highest tier of the cities in Johnson County. 2 2.68

According to the U.S. Government, households spending more than 30% of their income on housing are considered 2 3 cost-burdened. Additionally, a healthy, self- sustaining housing market will have a value to income ratio between 2 and 3. Merriam FIGURE 5.4: Median Household Income Comparison has a value to income ratio of 2.68, indicating a homeownership market that is not overly 2010-2018 MEDIAN 2018 MEDIAN CITY INCOME PERCENT CITY burdensome for many residents. Only about INCOME RANGE CHANGE RANGE 9% of homeowners pay more than 30% of their income for homeownership. • De Soto • Edgerton However, renters appear to be more • De Soto <$60,000 • Edgerton <10% • Fairway disproportionately affected by affordability. • Merriam • Lake Quivira About 43% of renters pay more than 30% of • Mission Woods • Spring Hills their income on gross rent. The percentage has risen substantially since 2000 while • Leawood • Gardner • Lenexa the level of burden on home ownership $60,000 - • Mission • Mission Hills decreased. $80,000 • Roeland Park 10% - 15% • Olathe

• Spring Hills • Prairie Village COUNTYJOHNSON COMMUNITY STUDY HOUSING • Westwood • Merriam has a lower median contract rent compared to other cities. However, • Lenexa • Olathe • Johnson County rents could still be inflated for residents $80,000 - • Overland Park • Gardner based on the quality of the units, which $100,000 • Prairie Village 15% - 20% • Merriam the high percentage of cost-burdened • Shawnee • Overland Park • Westwood • Shawnee renters may indicate. • Johnson County • Low rental supply, and thus a competitive • Fairway • Lake Quivira market, often results in higher rental • Leawood • Mission prices. Adding units to the market should >$100,000 • Mission Hills >20% • Roeland Park create market pressures on older units • Mission Woods • Westwood Hills to adjust rates down. This may happen • Westwood Hills when current redevelopment projects are Source: American Community Survey (2018 5-year Estimates) completed. Merriam 205 5. Gap or Surplus: The between difference households and supply 4. Number of Housing Options in the Affordability Range 2. Number of Households in Range Income the If the number of households exceeds exceeds households of If the number units of those the available, number in options seek must households different affordability ranges. units the of If the exceeds number that indicates it households, of number in the households by units are occupied ranges. different income This analysis to illustrate is meant larger existing trends in how units not does It are occupied. being exact in demand market demonstrate ranges. price certain

› › › The Balance of Supply and Demand. Balance Supply of The

5. 1. Household Income Range Income Household 1. 3. Affordable Range for Housing (Owner and Renter Options) The number of of number The Composition of Housing Supply. This Supply. Housing of Composition illustrates the share the supply of housing and renter ownership by met options.

› Affordability Ranges. An affordable times is calculated2-3 home ownership at the on depending income the household households income range. Lower income of a higher percentage to spend tend and higher housing on their income a lower to spend tend households income their on total of percentage income rental An be would housing. affordable income. household of 20% about in Each Units Housing of Number Affordability Range. unitshousing in affordability each range options. affordable of is the supply How to Use the Analysis 3. 4. . From . From The number of households in households of number The The starting Ranges. The Income of point the analysis is the spectrum incomes of Merriam all of across residents "affordable" corresponding these incomes, are for established prices housing and rentalownership opportunities. in Each Income Households of Number Range. range is the demand; income each in options housing seek these residents to that arethem. affordable Merriam 1. 2. HOUSINGATTAINABILITY ANDSUPPLY ANALYSIS illustrates five major components Figure 5.5 illustrates components major five story: thein above of pursuit By comparing the distribution of household household thecomparing distributionBy of with costs, a picture housing of incomes all across and emerges demand supply market. Figure housing 5.5 Merriam’s of and through demand examines the supply to different is "affordable" what of lens is to answer groups the question: income options housing of supply there an adequate different income of residents for available groups?

Merriam

JOHNSON COUNTY COMMUNITY HOUSING STUDY 206 The analysis in Figure 5.5 is based on all the households today that are occupying a unit. No household is without a unit. Many of the units priced for incomes between $25,000 and $75,000 see FIGURE 5.5: Housing Attainability,Merriam (2018) competition from both lower income and upper income brackets.

• There are more households than attainable options. These households must resort to more expensive housing options. However, some of these households often occupy homes above their incomes that are owned outright.

• There are many units that would be attainable for household’s making between $25,000 and $75,000. This price point reflects the older housing stock in Merriam. These units should be maintained as attainable options for many households in the future. However, many of the units in this range see competition from both lower income and upper income brackets.

• There are limited options that could be attainable for households in higher income ranges making more than $75,000. Most housing for these income ranges will be owner-occupied housing. › The gaps indicate new homes priced above $200,000 and rentals above $1,500 a month are viable, attainable options in Merriam. COUNTYJOHNSON COMMUNITY STUDY HOUSING

› Over 750 households making over $100,000 a year are living in owner- occupied units priced below $250,000.

HOUSEHOLDS AND ATTAINABILITY RANGES › They do this for a variety of reasons, including housing cost and neighborhood preferences in addition to a lack of other options above this price range.

HOUSEHOLDS OWNER UNITS RENTER UNITS

Source: American Community Survey (2018 5-year Estimates); RDG Planning & Design Merriam

207 20 30 305 TOTAL 31 10 154 2.21 6.0% 2030 11,792 5,676 5,336 11,959 10 30 151 2.21 6.0% 2025 5,532 11,492 11,656 5,200 Owner-occupied unitsOwner-occupied will be distributed to theroughly income in proportion whom for thedistributions households of isowner occupancy appropriate. will residents be low-income Most in rental units.accommodated Over the next years, ten production to balance the need to provide levels varietyhousing a growing necessary for the model Therefore, population. illustrated in Figure targets 5.7 a split renter-occupied and 55% owner- 55% of units. Owner units condos also include sold for individual ownership.

• • • DEVELOPMENT PROGRAM PROGRAM DEVELOPMENT Building on the housing demand model, the Building model, demand the housing on program forecasts production development units targets owner and renter-occupied for the following on based assumptions: 2.21 6.0% 2020 5,392 11,359 5,068 11,200

For example, the Switzer Senior example, For Villas 45 units in added 2020 contains income project The alone. restricted and those units 55 for across product a needed over, County. Johnson Housing Demand Housing Model, Merriam

» This may seem like an out of reach reach like of seem This may an out major one However, construction need. satisfy could project redevelopment average many years. over The the need annual mean not construction does evenly. these units be split must

› shows an average annualFigure an average shows 5.6 average units. 30 of The construction need annual to from 2009 construction rate was2019 7 units, with a high 12 of in 2013 0 in 2009. of and a low and 2019 Cumulative need shows the number of of the number shows Cumulative need total between the units base year needed the end at and the year indicated 2020 of the period. of

• • FIGURE 5.6: FIGURE Household Population Period End of at Population End at of Period Cumulative Need Period During Average Annual Construction Replacement Need (total lost units) Average People Per Household Household Period End Demand of at Projected Vacancy Rate Unit Needs End at of Period Source: RDG Planning & Design The proportion of the household the household of proportion The living in (those households population in will skilledand not prisons) or nursing remain through stable 2030. is expected household per people Average to remain the next decade. constant over growthSome occur may as Millennials their into childbearingmove years, will households also Boomer Baby but to shrink.continue the period of the end at demand Unit is calculated dividing by household per people of the by number population This equals of the number household. units. housing occupied vacancy housing provides A manageable moving to residents for choices housing the rate earlier, As noted the community. in Merriam around 6%. at is stable are period each of the end at needs Unit demand the actual on based household units. vacant and projected of is the number need Replacement converted or unitshousing demolished condition in poor uses.to Homes other be gradually should replaced obsolete or of number The supply. housing in a city’s units annually lost historic is on based demolition rates.

• • • • • • HOUSING DEMAND The housing demand analysis demand housing buildsThe the on trends, and housing projections, population the to forecast community conversations model The housing. additional for demand theis built following with on assumptions a annual0.52% growth rate:

Merriam

JOHNSON COUNTY COMMUNITY HOUSING STUDY 208 • Approximately 126 additional owner- FIGURE 5.7: Housing Development Program, Merriam occupied units should be priced below $250,000. This demand will come through 2025 2030 2020-2030 the city's existing housing stock being Total Owner Occupied freed up through move-up housing, or products that do not fit the traditional Attainable: <$200,000 44 45 89 detached single-family homes. Moderate Market: $200- 18 19 37 250,000 83 85 168 • About 71 rental units will need to be Market: $250-350,000 12 13 25 produced with rents below $1,000 per High Market: Over $350,000 8 } 8 } 17 } month. These units will have to be generated through existing rentals being freed up with new market rate rental Total Renter Occupied construction. Attainable: Less than $1,000 35 36 71 COMMUNITY PERCEPTIONS Market: $1,000-1,500 17 68 17 69 33 137 A total of 111 residents completed the High Market: $1,500+ 16 } 17 } 33 } community survey. Key takeaways from the survey are: Total Need 151 154 305

• The majority of respondents felt there Source: RDG Planning & Design was a lack of housing available for multi-generational families, people with a physical and/or mental disability, Listening Sessions • A transition is happening where a lot of students, workers making less than $16 homeowners are aging and the population an hour, and households that need close Many people familiar with the housing market specific to Merriam participated is turning over. Most of the current transit access in Merriam. population is either elderly or just putting in small group discussions. These included COUNTYJOHNSON COMMUNITY STUDY HOUSING • Most respondents were not looking to representatives from the City Council, down roots as young families. change housing in the next three years. Planning Commission, staff, and real estate › These older households are starting to Those that are looking primarily were agents, among others. feel isolated because they don’t have looking to up-size to a larger owner- access to public transportation. occupied house or move to a different COMMON COMMENTS community for quality of life reasons. Aside from common themes in Chapter 2 • Several people expressed knowledge of • There was not an overwhelming amount that pertain to the entire county, several existing grant programs in Merriam for of support for any of the programs common themes are apparent to Merriam. rehabilitation and repair, knowledge not proposed to lower housing costs. The two • Merriam has a larger lot size diversity, as widely know or available in other cities. that received the most support were down which offers opportunities for things like • Mixed-use development in Merriam is an payment assistance to owners (38%) and accessory dwelling units. opportunity, especially in the downtown housing rehabilitation loans (35%). and Town Center area. Merriam

209 2018 9,437 2010 9,323 9,727 2000 Prices might be too high high too be might Prices professionals young for owners. first time home I would like more incentives for younger into move to adults Mission. - Survey Respondent 1990 9,504 CityHistoric Population Change 1980 8,643

1970 8,376

1960 4,626 Historic Population Change, Mission 0

2,000 8,000 6,000 4,000

12,000 10,000 FIGURE5.8: Source: U.S. Census; American Community Survey (2018 5-year Estimates) Population . Recent . Recent MISSION POPULATION CHANGE Mission's population is predicted to is grow predicted population Mission's to MARC according 1% and a over just by to a local according rate higher ambitious growth recent plan. Given and construction growth 0.75% conservative trends, a more is used, to an leading rate 885 increase of While this may 2030. by rate residents new to projections, the other compared low seem this will require a substantial increase in the to accommodate construction rates will in Much population. accommodated be through and the Gateway the short-term projects Locale development mixed-use willwhich than more higher end add 350 rental units to the market. growth from additional come has not of is units likely a combination housing but with groups age younger of in-migration families. Population fluctuated since 1960 1960 since with fluctuated Population alternating of growthdecades and decline. has Mission maintained a recently, Most with population slight growth stable fairly as shown in Figure 2010, 5.8 since Mission is a medium size, landlocked size, is a medium cityMission Interstate County. in northern Johnson forms the35 northern city limits while 169 the western and Highway 69 Highway This the gives city boundary. the southern for a benefit to the metro, access good living inpeople A large Mission. commercial the of exists the center center at and jobs community.

Mission

JOHNSON COUNTY COMMUNITY HOUSING STUDY 210 HOUSING OCCUPANCY FIGURE 5.9: Housing Occupancy, Mission Figure 5.9 shows occupancy characteristics in Mission. 2000 2018 5YR CHANGE 2000-2018

• The number of renters, already a large NUMBER % OF OCCUPIED NUMBER % OF OCCUPIED UNITS UNITS share of the housing market, increased slightly since 2000 by almost 4%. Owner-Occupied 2,446 48.9% 2,134 46.1% -312 Renter-Occupied 2,554 51.1% 2,491 53.9% -63 • Vacancy rates are quite stable citywide, reflecting a healthy market vacancy rate Total Vacant 477 286 -191 around 6%. Vacancy rate 8.7% 5.8% Total Units 5,477 4,911 -566 • Household size is around 1.86 people per household which is on the lower Source: U.S. Census; American Community Survey (2018 5-year Estimates) end of other cities in Johnson County, indicative of the high percentage of rental occupancy. This could indicate Mission as a good market for those starting their careers and older households. JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING Mission

211 Residential New Construction Permits By Location (2010-2019), Mission MAP 5.3: Source: Johnson County GIS Department

Single-family dwellings accounted for all an at construction activity 2010 since only 1.4 of annually. average occurred A total since 12 of demolitions demolition- these were Only of a few 2010. left as many lots. rebuilds; vacant were

• • very limiting." very big enough to expand is expand to is enough big large enough or on a lot a lot on or large enough kids and finding housing housing finding and kids Mission. We have four four have We Mission. "I would love to stay in in stay to love would "I - Survey Respondent CONSTRUCTION ACTIVITY Opportunities construction in new for areMission challenging The to create. construction of a low past years ten show Map 5.3 showsdwellings and demolitions. permits. of Between and 2009 the location 2019:

Mission

JOHNSON COUNTY COMMUNITY HOUSING STUDY 212 MAP 5.4: Year Built, Mission AGE OF HOUSING Map 5.4 shows the year built of residential dwellings. The age of housing provides preliminary insight into areas more susceptible to deterioration and additional homeowner costs. If these areas are also occupied by lower income households then monitoring of rehabilitation needs is even more important.

• Mission has a well-balanced housing stock, with no one decade comprising the major of units. • While many units were built prior to 1980, about 26% were built since then, but not many since 2000. JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING

Source: Johnson County GIS Department Mission

213

2019 20

2018 20

23 2017

AVERAGE SALES PRICE SALES AVERAGE

$249,010 2019

166 sold

2018 $223,332

177 sold DAYS ON MARKETDAYS

2017 $203,868

172sold Single Family Home Sales, Home SingleFamily Mission FIGURE 5.10: Source: Multiple Listings Service (2017-2019)

The average sales price is increasing sales price by average The ishigher which year, each $20,000 about than inflation. is market on days of number The fromdropping an number. already low market This reflectscompetitive the are currentlybuyers seeing with homes selling extremely fast.

• • HOMESALES

teach in." in." teach school districts thatschool they to afford to live in the in the live to afford to teachers should be able able be should teachers - Survey Respondent lower income people. Ex. Ex. people. income lower housing opportunities for County needs to increase increase to needs County Johnson Countians. The housing for lower income income lower for housing few places that offers that offers places few "Mission is one of the the of is one "Mission How quickly homes sell in is market a quickly a homes How and demand housing of indicator leading sales data home Figure shows 5.10 supply. In similar Mission, to other from 2017-2019. areas in the county:

Mission

JOHNSON COUNTY COMMUNITY HOUSING STUDY 214 VALUE TO INCOME RATIO: 2018 HOUSEHOLD INCOME AND COST BURDEN FIGURE 5.11: Median Household Income Comparison

Figure 5.11 shows median household income 2010-2018 MEDIAN is 4th lowest in Johnson County at $60,875. 2018 MEDIAN INCOME RANGE CITY INCOME PERCENT CITY 3 However, since 2010 median incomes grew CHANGE RANGE 2.78 about 26%, in the highest tier among other 2 cities in the county. • De Soto • De Soto • Edgerton • Fairway According to the U.S. Government, <$60,000 • Edgerton <10% • Merriam • Lake Quivira households spending more than 30% of • Mission Woods 2 3 their income on housing are considered • Spring Hills cost-burdened. Additionally, a healthy, self- • Leawood sustaining housing market will have a value • Mission • Lenexa $60,000 - • Gardner 10% - 15% • Mission Hills to income ratio between 2 and 3. $80,000 • Roeland Park • Olathe • Spring Hills • Prairie Village • Mission has a value to income ratio of • Westwood 2.78, indicating a homeownership market • Lenexa that is not overly burdensome for many • Olathe • Johnson County residents. This rate has dropped from 3.10 $80,000 - • Overland Park • Gardner $100,000 • Prairie Village 15% - 20% • Merriam in 2010 indicating improvement in the • Shawnee • Overland Park ownership market. • Westwood • Shawnee • Johnson County › Despite improvements, 23% of • Fairway homeowners pay more than 30% of • Lake Quivira • Mission their income for homeownership • Leawood >$100,000 • Mission Hills >20% • Roeland Park • Mission Woods • Westwood Hills › Rents are increasing at a similar rate to • Westwood Hills

incomes. Source: American Community Survey (2018 5-year Estimates) COUNTYJOHNSON COMMUNITY STUDY HOUSING

• Renters appear to be disproportionately affected by affordability. About 37% of renters pay more than 30% of their income on gross rent. Median contract rent levels ($812) remain on the lower end of cities in Johnson County. Mission

215 5. Gap or Surplus: The between difference households and supply 4. Number of Housing Options in the Affordability Range 2. Number of Households in Range Income the If the number of households exceeds exceeds households of If the number units of those the available, number in options seek must households different affordability ranges. units the of If the exceeds number that indicates it households, of number in the households by units are occupied ranges. different income This analysis to illustrate is meant larger existing trends in how units not does It are occupied. being exact in demand market demonstrate ranges. price certain

› › › The Balance of Supply and Demand. Balance Supply of The

› Affordability Ranges. An affordable times is calculated2-3 home ownership at the on depending income the household households income range. Lower income of a higher percentage to spend tend and higher housing on their income a lower to spend tend households income their on total of percentage income rental An be would housing. affordable income. household of 20% about in Each Units Housing of Number Affordability Range. unitshousing in affordability each range options. affordable of is the supply How to Use the Analysis 3. 4. . From . From The number of households in households of number The The starting Ranges. The Income of point the analysis is the spectrum incomes of Mission all of across residents "affordable" corresponding these incomes, are for established prices housing and rentalownership opportunities. in Each Income Households of Number Range. range is the these demand; income each in Mission options housing seek residents to that arethem. affordable 1. 2. HOUSINGATTAINABILITY ANDSUPPLY ANALYSIS illustrates five major components Figure 5.12 illustrates components major five story: thein above of pursuit By comparing the distribution of household household thecomparing distributionBy of with costs, a picture housing of incomes all across and emerges demand supply market. Figure housing 5.12 Mission’s of and through demand examines the supply to different is "affordable" what of lens is to answer groups the question: income options housing of supply there an adequate different income of residents for available groups?

Mission

JOHNSON COUNTY COMMUNITY HOUSING STUDY 216 The analysis in Figure 5.12 is based on all the households today that are occupying a unit. No household is without a unit. Mission has many units that would be attainable for households making between $50,000 and $75,000. However, many units in this range see competition from both FIGURE 5.12: Housing Attainability,Mission (2018) lower and upper income brackets.

• Many of these households often occupy homes above their incomes when owned outright, such as retirees. For example: › 33% of all owner-occupied households in Shawnee are over the age of 65. › The median household income for households over 65 is estimated at about $49,000, meaning that 50% of those households make less than $49,000. › Additionally, 64% of owner-occupied households over the age of 65 do not have a mortgage.

• There are limited rental options above $1,000. Lower and higher income groups who must rent are all generally competing for the same price point.

• There are many units that would be attainable for households making between $50,000 and $75,000. This price point reflects the older housing stock in Mission. These units should be maintained as attainable options for many households in the COUNTYJOHNSON COMMUNITY STUDY HOUSING future. However, many of the units in this range see competition from both lower income and upper income brackets. HOUSEHOLDS AND ATTAINABILITY RANGES • There are limited units that would be attainable for households in higher income ranges making more than $75,000. Most housing for these income ranges will be in the form of owner- occupied housing. › The gap indicates that new homes priced above $200,000 and rentals above $1,500 a month could be viable options in Mission. Adding these units could free up more attainable units for lower-income residents to HOUSEHOLDS OWNER UNITS RENTER UNITS fill.

Source: American Community Survey (2018 5-year Estimates); RDG Planning & Design Mission

217 Average people per household is expected household per people Average with theto remain next decade over low redevelopment apartment new some and familyprojects Some turnover. growth occur may as Millennials move theirinto childbearing Baby years, but will to households alsoBoomer continue shrink. the period of the end at demand Unit is calculated dividing by household per people of the by number population This equals of the number household. units.housing occupied vacancy housing provides A manageable moving to residents for choices housing and is stable Mission's the community. is maintained in the future. As noted is slightly rate the county's high earlier, likely reflectsin it point but time the that was gathered. are period each of the end at needs Unit demand the actual on based household units. vacant and projected of is the number need Replacement converted or unitshousing demolished or condition inpoor uses.to Homes other be gradually should in a replaced obsolete units of number The supply. housing city’s annually trendslost recent is on based but stock housing older that reflect and still extreme levels. at not of the number shows Cumulative need total between the units base year needed the end at and the year indicated 2020 of the period. of

• • • • • • The portion of the a form- city under of portion The There are more maintenance in are issues more There thanMission people but in cities, other some provides understand Mission options for lower income households. for confusion some create does code based more with to educate a need developers requirements. its on There is a desire to create more more to create is a desire There around existingdensity commercial and leaders by supported developments, the community. the household of proportion The living in (those households population in will skilledand not prisons) or nursing remain through stable 2030. Mission does have some of the most the most of some have does Mission in options attainablediverse housing County. Johnson

• • • • • HOUSING DEMAND COMMON COMMENTSCOMMON The housing demand analysis demand housing buildsThe the on trends, and housing projections, population the to forecast community conversations model The housing. additional for demand theis built following with on assumptions a growth0.50% rate: Aside from common themes in 2 Chapter themes from common Aside that pertain several to the entire county, are themes specific to Mission. common The majority of respondents felt there felt respondents of majority The for available was housing a lack of making thanworkers less an in hour $16 County as a both and Johnson Mission whole. to looking not were respondents Most change in the housing next three years, those that primarily were but were to a larger tolooking owner- up-size house. occupied 48% proposed, solutions Of the housing down support would respondents of assistance to owners and 39% payment assistance. mortgage supported

• • • COMMUNITY PERCEPTIONS Listening Sessions familiarMany people with the housing in specificmarket participated to Mission small included discussions. group These from the City Council, representatives Planning staff, Commission, real and estate others. among agents, A total of 158 residents completed the completed A total 158 of residents Key takeaways from thecommunity survey. survey are:

Mission

JOHNSON COUNTY COMMUNITY HOUSING STUDY 218 • Figure 5.13 shows an average annual construction FIGURE 5.13: Housing Demand Model, Mission need of 45 units. The average annual construction rate from 2010 to 2019 was 1.4 units, with a high of 3 2020 2025 2030 TOTAL in 2019. Population at End of Period 9,579 9,944 10,322 › Mission's development model will not evolve at consistently 45 units per year. Rather, units will Household Population at End of Period 9,579 9,944 10,322 be added in "chunks" as redevelopment projects Average People Per Household 1.86 1.86 1.86 are completed, a couple in the first five years in Household Demand at End of Period 5,150 5,346 5,550 particular. Projected Vacancy Rate 6.0% 6.0% 6.0% DEVELOPMENT PROGRAM Unit Needs at End of Period 5,479 5,687 5,904 Building on the demand model, the development Replacement Need (total lost units) 10 10 20 program forecasts production targets for owner and Cumulative Need During Period 219 226 445 renter-occupied units with the following assumptions: Average Annual Construction 44 45 45 • Owner-occupied units will be distributed roughly Source: RDG Planning & Design in proportion to the income distributions of the households for whom owner occupancy is an appropriate strategy. FIGURE 5.14: Housing Development Program, Mission • Most low-income residents will be accommodated in rental units. 2025 2030 2020-2030 Total Owner Occupied • Over the next ten years, production levels need to balance to provide the housing variety necessary Attainable: <$200,000 63 65 127 for a growing population. Therefore, the model Moderate Market: $200- 20 21 41 illustrated in Figure 5.14 targets a split of 50% owner- 250,000 109 113 223 COUNTYJOHNSON COMMUNITY STUDY HOUSING and 50% renter-occupied units. Owner units also Market: $250-350,000 18 19 36 include condo units that have individual ownership. High Market: Over $350,000 8 } 9 } 17 } • Approximately 168 additional owner-occupied units should be priced below $250,000. This demand will Total Renter Occupied come through the city's existing housing stock being freed up through move-up housing as higher priced Attainable: Less than $1,000 58 59 117 options come online. Market: $1,000-1,500 29 109 30 113 59 223 High Market: $1,500+ 23 } 23 } 46 } • Nearly 117 rental units produced with rents below $1,000 per month. Similarly, these units will free up from the existing stock as luxury units are produced, Total Need 219 226 445 studios priced in this range, or generated through Source: RDG Planning & Design programs like low-income housing tax credits. Mission

219 2018 6,796 2010 6,731 6,817 2000 1990 7,706

City Historic Population Change 1980 7,962 1970 9,760

1960 8,949 Historic Population Change, Roeland Park 0 2,000 8,000 6,000 4,000 12,000 10,000 FIGURE 5.15: FIGURE Source: U.S Census; American Community Survey (2018 5-year Estimates) Population ROELAND PARK POPULATION CHANGE Roeland Park’s objective is to maintain objective Roeland Park’s its and enhancepopulation the community as a while to live accommodating place desirable that a end, To populations. existing older slight growth MARC by forecasted rate is anticipates rate The year. per around 0.06% households transition from older some to families mixed-use and selected inopportunities density the that add would in result next would years. ten This rate residents. new 49 about Population in Roeland has Park Population been its of because 2000 since stable relatively Figure the 5.15 shows limitations. land historical change population trending down residents peak 9,760 the population of since in 1970. Roeland Park is a medium size, landlocked size, Roeland is Park a medium A County. in Johnson I-35 of city south just large commercial district along is located retailers like big-box including 69 Highway stock isWalmart housing and The Lowes. primarily single-family dwellings. older theSeveral eastern on blocks city limits are to primaryhome facilities. educational

Roeland Park

JOHNSON COUNTY COMMUNITY HOUSING STUDY 220 HOUSING OCCUPANCY FIGURE 5.16: Housing Occupancy, Roeland Park Figure 5.16 shows occupancy characteristics 2000 2018 5YR CHANGE 2000- in Roeland Park. 2018 NUMBER % OF OCCUPIED NUMBER % OF OCCUPIED • The number of renters increased slightly UNITS UNITS since 2000 by about 3%. Owner-Occupied 2,370 77.3% 2,290 74.4% -80 • Vacancy rates are quite stable citywide Renter-Occupied 695 22.7% 790 25.6% 95 at 6% from 2000-2018. A healthy market Total Vacant 217 222 5 vacancy rate is around 6%. Vacancy rate 6.6% 6.7% • Household size is around 2.2 people per Total Units 3,282 3,302 20 household, which is on the lower end Source: U.S. Census; American Community Survey (2018 5-year Estimates) of other cities in Johnson County. This could indicate there are not many family households in Roeland Park. JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING Roeland Park Roeland

221 Residential New Construction Permits By Location (2010-2019), Roeland Park Source: Johnson County GIS Department MAP 5.5:

CONSTRUCTION ACTIVITY Roeland Park has seen no net new housing housing new Roeland has net Park no seen While 2010. unitconstruction since 15there single-family were new homes constructed, a total 15 of demolitions also occurred. construction activity Most Only one andoccurred 2017. between 2016 unit was and 2019. built between 2018

construction or remodels" saving features in new in new saving features design and energy- or require universal plan to encourage reflect a comprehensive - Survey Respondent building codes do not not do building codes saving features. Current is not in with step energy- is not housing is old stock that that stock is old housing all ages & abilities; most most all & abilities; ages features for persons of of persons for features lack universaldesign "Most Roeland Park homes homes Park Roeland "Most

Roeland Park

JOHNSON COUNTY COMMUNITY HOUSING STUDY 222 MAP 5.6: Year Built, Roeland Park AGE OF HOUSING Map 5.6 shows the year built of residential dwellings. The age of housing provides preliminary insight into areas more susceptible to deterioration and additional homeowner costs. If these areas are also occupied by lower income or elderly households then monitoring of rehabilitation needs is even more important.

• Roeland Park has an established housing stock with about 86% built before 1970. • Conversely, less than 5% of homes came on the market since 2000.

"There is almost no dilapidated housing in

Roeland Park" COUNTYJOHNSON COMMUNITY STUDY HOUSING

- Survey Respondent Source: Johnson County GIS Department Roeland Park Roeland

223

2019 14

2018 42

14 2017

AVERAGE SALES PRICE SALES AVERAGE

$230,582 2019

166 sold

2018 $216,727

190 sold DAYS ON MARKETDAYS

2017 $207,603

179 sold Single Family Home Sales, Roeland Park FIGURE 5.17: FIGURE Source: Multiple Listings Service (2017-2019)

Sales prices areSales increasing yearprices by each thanmore inflation. an saw in market 2018 housing The unitsincrease in of the sold number this rate market. However, on and days the following levels year returned to 2017 in the levels county. the lowest of to one

• • HOMESALES

that reason." that properties in KCK for for in KCK properties or renting multiple considered buyingconsidered moment. I've seriously of my price range at the the at range price my of - Survey Respondent under $200k, which is out isout which $200k, under there is nothing available isthere nothingavailable in Roeland Park, but but in Park, Roeland would consider buying to do so on my own. I own. I my on so do to Park, but can't afford afford can't but Park, another unit in Roeland in unit Roeland another "I would love to rent rent to love would "I How quickly homes sell in is market a quickly a homes How and demand housing of indicator leading sales data home shows Figure 5.17 supply. In Roeland Park, similar to from 2017-2019. areasother in the county:

Roeland Park

JOHNSON COUNTY COMMUNITY HOUSING STUDY 224 HOUSEHOLD INCOME AND COST BURDEN VALUE TO INCOME RATIO: 2018 Figure 5.18 shows that median household income is around $70,514, just below average 3 in the county. However, since 2010 median incomes grew by about 22%, four times that 2 of the increase in home values, but less than 2.33 the rise in median rent.

According to the U.S. Government, 2 3 households spending more than 30% of their income on housing are considered cost-burdened. Additionally, a healthy, self- FIGURE 5.18: Median Household Income Comparison sustaining housing market will have a value 2010-2018 MEDIAN to income ratio between 2 and 3. Roeland 2018 MEDIAN CITY INCOME PERCENT CITY Park has a value to income ratio of 2.33 INCOME RANGE CHANGE RANGE indicating a homeownership market that is not overly burdensome for many residents. • De Soto • De Soto • Edgerton • Only about 17% of homeowners pay <$60,000 • Edgerton <10% • Fairway • Merriam • Lake Quivira more than 30% of their income for • Mission Woods homeownership. • Spring Hills • Leawood Renters appear to be more • Mission • Lenexa disproportionately affected by affordability. $60,000 - • Gardner 10% - 15% • Mission Hills About 36% of renters pay more than 30% of $80,000 • Roeland Park • Olathe • Spring Hills • Prairie Village their income on gross rent. The percentage • Westwood

has substantially rose since 2000 while COUNTYJOHNSON COMMUNITY STUDY HOUSING • Lenexa the level of burden on home ownership • Olathe • Johnson County decreased. $80,000 - • Overland Park • Gardner $100,000 • Prairie Village 15% - 20% • Merriam • Shawnee • Overland Park • Roeland Park does not have an overly • Westwood • Shawnee high median contract rent compared to • Johnson County other cities. However, rents could still be • Fairway inflated if the units are low quality. • Lake Quivira • Mission >$100,000 • Leawood >20% • Roeland Park • Low rental supply, and thus a competitive • Mission Hills • Mission Woods • Westwood Hills market, often results in higher rental • Westwood Hills prices. Adding units to the market could create market pressures on older units to Source: American Community Survey (2018 5-year Estimates) adjust rates down. Roeland Park Roeland

225 5. Gap or Surplus: The between difference households and supply 4. Number of Housing Options in the Affordability Range 2. Number of Households in Range Income the If the number of households exceeds exceeds households of If the number units of those the available, number in options seek must households different affordability ranges. units the of If the exceeds number that indicates it households, of number in the households by units are occupied ranges. different income This analysis to illustrate is meant larger existing trends in how units not does It are occupied. being exact in demand market demonstrate ranges. price certain

› › › The Balance of Supply and Demand. Balance Supply of The

› Affordability Ranges. An affordable times is calculated2-3 home ownership at the on depending income the household households income range. Lower income of a higher percentage to spend tend and higher housing on their income a lower to spend tend households income their on total of percentage income rental An be would housing. affordable income. household of 20% about in Each Units Housing of Number Affordability Range. unitshousing in affordability each range options. affordable of is the supply How to Use the Analysis 3. 4. . From . From illustrates five major components illustrates components major five The number of households in households of number The 5.19 examines supply and through demand examines supply The starting Ranges. The Income of point the analysis is the spectrum incomes of Roeland Park all of across residents "affordable" corresponding these incomes, are for established prices housing and rentalownership opportunities. in Each Income Households of Number Range. range is the these demand; income each in Roeland options housing seek residents Park to that arethem. affordable 1. 2. HOUSINGATTAINABILITY ANDSUPPLY ANALYSIS Figure By comparing the distribution of household household thecomparing distributionBy of with costs, a picture housing of incomes all across and emerges demand of supply market. Figure housing Roeland Park’s 5.19 to different is "affordable" what of the lens is to answer groups the question: income options housing of supply there an adequate different income of residents for available groups? in pursuit of the above story: thein above of pursuit

Roeland Park

JOHNSON COUNTY COMMUNITY HOUSING STUDY 226 The analysis in Figure 5.19 is based on all the households today that are occupying a unit. No household is without a unit. There are many units that would be attainable for households making between $25,000 and $75,000. These units should be maintained as attainable options for many FIGURE 5.19: Housing Attainability,Roeland Park (2018) households in the future.

• Many making under $25,000 are retired households on fixed incomes who have their homes paid off. Therefore, the affordability gap is not as severe as indicated. For example: › 24% of all owner-occupied households in Shawnee are over the age of 65. › The median household income for households over 65 is estimated at about $50,000, meaning that 50% of those households make less than $50,000. › Additionally, 63% of owner-occupied households over the age of 65 do not have a mortgage.

• There are many units that would be attainable for households making between $25,000 and $75,000. This price point reflects some of the older housing stock in Roeland Park. These units should be maintained as attainable options for many households in the future. However, many of the units in this range see competition from both lower income and upper income brackets. JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING

• There are limited options that could be attainable for households in higher income ranges making more than $75,000. Most housing for these income ranges will be in the form of owner- HOUSEHOLDS AND ATTAINABILITY RANGES occupied housing. › This indicates that many homeowners could afford a home at a higher cost but reside in a lower price point home. › About 550 households making over $100,000 a year are living in owner- occupied units priced below $250,000. › They do this for a variety of reasons, including housing cost and HOUSEHOLDS OWNER UNITS RENTER UNITS neighborhood preferences in addition to a lack of other options above this price range.

Source: American Community Survey (2018 5-year Estimates); RDG Planning & Design Park Roeland

227 The proportion of the household thehousehold of proportion The living in (those households population in will skilledand not prisons) or nursing remain through stable 2030. is expected household per people Average to slightly the next increase decade. over growthSome occur may as Millennials their into childbearingmove years, will households also Boomer Baby but to shrink.continue the period of the end at demand Unit is calculated dividing by household per people of the by number population This equals of the number household. units.housing occupied vacancy housing provides A manageable moving residents for choices housing rate Roeland Park's to the community. remains stable. are period each of the end at needs Unit demand the actual on based household units. vacant projected of the number plus of is the number need Replacement converted or unitshousing demolished condition inpoor uses.to Homes other be gradually should replaced obsolete or of number The supply. housing in a city’s units annually lost historic is on based demolition rates. of the number shows Cumulative need total between the units base year needed the end at and the year indicated 2020 of the period. of

• • • • • • • There are opportunities to update There type any to support multi- codes of family to better housing align with the are to open plan. People comprehensive issues. design to solve ideas new There may be more seniors moving out of of moving out seniors be more may There the community to find As better options. universala result, for many design ideas and aging are city in priorities. place Roeland Park is now startingRoeland is Park now the tosee attainable and rebuild of demolition likehousing, in Prairie Village.

• • • HOUSING DEMAND COMMON COMMENTSCOMMON Many express support for assistance to older assistanceMany to older for express support to maintain residents their homes. The housing demand analysis demand housing buildsThe the on trends, and housing projections, population the to forecast community conversations model The housing. additional for demand theis built following with on assumptions a growth0.03% rate: Aside from common themes in 2 Chapter themes from common Aside that pertain several to the entire county, to Roeland are themes apparent common Park. The majority of respondents felt there felt respondents of majority The people for available was housing a lack of mental disability, with and/or physical making thanworkers less an hour, $16 proximity needing to and households transit services in both Roeland and Park County as a whole. Johnson to looking not were respondents Most change in the housing next years, but those that primarily were looking were quality community for to a new to move to a unit life that reasons,of allows move to a larger to up-size aging or in place, house. owner-occupied the programs of to reduce proposed None support. majority costs received housing supported respondents of 38% However, loans. rehabilitation housing

• • • COMMUNITY PERCEPTIONS Many people familiarMany people with the housing specificmarket to Roeland participated Park in small included discussions. group These from the City Council, representatives Planning staff, Commission, real and estate others. among agents, Listening Sessions A total of 112 residents completed the A total completed 112 of residents from the Key themes community survey. survey results were:

Roeland Park

JOHNSON COUNTY COMMUNITY HOUSING STUDY 228 Figure 5.20 shows an average annual FIGURE 5.20: Housing Demand Model, Roeland Park construction need of around 1-2 units, equal to the average annual construction rate 2020 2025 2030 TOTAL from 2009 to 2019. The rate hinges on some population growth coming from existing Population at End of Period 6,804 6,825 6,845 single person household turnover to larger Household Population at End of Period 6,804 6,825 6,845 households. Average People Per Household 2.20 2.21 2.21 DEVELOPMENT PROGRAM Household Demand at End of Period 3,093 3,095 3,097 Building on the housing demand model, the Projected Vacancy Rate 6.5% 6.5% 6.5% development program forecasts production Unit Needs at End of Period 3,308 3,310 3,313 targets for owner and renter-occupied units based on the following assumptions: Replacement Need (total lost units) 5 5 10 Cumulative Need During Period 7-8 7-8 14-18 • Owner-occupied units will be distributed roughly in proportion to the income Average Annual Construction 1-2 1-2 1-2 distributions of the households for whom Source: RDG Planning & Design owner occupancy is an appropriate strategy. FIGURE 5.21: Housing Development Program, Roeland Park • Most low-income residents will be accommodated in rental units. 2025 2030 2020-2030 • Over the next ten years, production levels Total Owner Occupied illustrated in Figure 5.21 targets a split Attainable: <$200,000 2 2 4 of 70% owner- and 30% renter-occupied Moderate Market: $200- 1 1 2 units. This is similar to past trends. 250,000 5 5 10 Market: $250-350,000 1 1 3 COUNTYJOHNSON COMMUNITY STUDY HOUSING • Approximately six additional owner- High Market: Over $350,000 1 } 1 1 } occupied units should be priced below } $250,000. This demand will come through the city's existing housing stock being Total Renter Occupied freed up through move-up housing, or products that do not fit the traditional Attainable: Less than $1,000 1-2 1-2 2-4 2-4 2-4 4-8 detached single-family homes. Market: $1,000+ 1-2 } 1-2 } 2-4 } Total Need 7-9 7-9 14-18

Source: RDG Planning & Design Roeland Park Roeland

229 2018 6,976 2010 5,437 2,727 2000 2,191 1990

City Historic Population Change 1980 2,005 1,186 1970

909 1960 Historic Population Change, Spring Hill 0 1,000 7,000 2,000 3,000 5,000 8,000 6,000 FIGURE 5.22:FIGURE 4,000 Source: U.S. Census; Census Population Estimates Program Population SPRING HILL POPULATION CHANGE It is expectedIt that Spring Hill will continue the given consistent rate a rapid to grow at the over construction experienced housing past years. ten MARC a 1.97% predicted growth while a local rate, plan estimated past years ten also The saw a 3.29% rate. equivalent construction rate a residential annualto a 3.05% growth This study rate. in the next is achievable suggests a 3.05% growth a lower by years rate five followed as grows the population through 2030, resulting in a growth residents 2,896 new of by 2030. Figure 5.22 the historical shows population Spring Hill 1960. change since has been withgrowing rate, a large a steady at reflecting a increase between and 2010 2000 7% annual the city growth 2010, Since rate. has growing been an annual at 5.4% of rate and is likely to continue. Spring Hill is a fast growingcommunity 169 Highway County. Johnson in southwest bisects the access city good giving residents land, vacant available its Given to the metro. SpringHill inthe Johnson cities of is one rate. a rapid to growCounty continuing at

Spring Hill

JOHNSON COUNTY COMMUNITY HOUSING STUDY 230 HOUSING OCCUPANCY FIGURE 5.23: Housing Occupancy, Spring Hill Figure 5.23 shows occupancy characteristics 2000 2018 5YR CHANGE 2000- in Spring Hill. 2018 NUMBER % OF OCCUPIED NUMBER % OF OCCUPIED • About 80% of housing units in Spring UNITS UNITS Hill are owner-occupied. The number of Owner-Occupied 1,473 76.8% 1,682 80.7% 209 owner-occupied units increased slightly since 2000 by about 4%. Renter-Occupied 446 23.2% 402 19.3% -44 Total Vacant 150 78 -72 • Vacancy rates are quite low citywide, dropping from about 7 to just under Vacancy rate 7.2% 3.6% 4% from 2000-2018. A healthy market Total Units 2,069 2,162 93 vacancy rate is around 6%. Source: U.S. Census; American Community Survey (2018 5-year Estimates) • Household size is around 3.01 people per household which is on the higher end of other cities in Johnson County. This translates into showing that Spring Hill is a desirable community for younger families. JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING Spring Hill

231 Residential New Construction Permits By Location (2010-2019), Spring Hill MAP 5.7: Source: Johnson County GIS Department Almost all units new single-family were annualdwellings. The permits averaged County since year 66 per in Johnson about 2010. unitsOnly County new in eight Johnson units, multi-family include which were apartments, townhomes, and any structure with than more two units. apartments 100+ there were However, built Spring in Hill the of portion in Miami County. occurred have Only two demolitions this at are rate Demolitions 2010. since a city with for concerning a newer not stock likehousing Spring Hill.

• • • CONSTRUCTION ACTIVITY The opportunities for new construction in new opportunities for The Spring past years ten Hill The are ample. dwellings. construction of a steady shows permits of within the location shows Map 5.7 the permit data for Note, County. Johnson Spring Hill of portion in Miami County is also There significant available. was not building activity in Miami including County, like Hawk the Black developments recent developments. Apartments and duplex

Spring Hill

JOHNSON COUNTY COMMUNITY HOUSING STUDY 232 MAP 5.8: Year Built, Spring HIll YEAR BUILT Map 5.8 shows the year built of residential dwellings. The age of housing provides preliminary insight into areas more susceptible to deterioration and additional homeowner costs. If these areas are also occupied by lower income households then monitoring of rehabilitation needs is even more important.

• Spring Hill in Johnson County has a relatively new housing stock with 45% constructed between 2000 and 2009. • Conversely, there is an old town core where about 31% of homes came onto the market before 1970.

"I see very little COUNTYJOHNSON COMMUNITY STUDY HOUSING dilapidated housing in rural JoCo./Spring Hill area."

- Survey Respondent

Source: Johnson County GIS Department Spring Hill

233

2019

207

2018 114

90 2017

AVERAGE SALES PRICE SALES AVERAGE

$308,444 2019

207 sold

2018 $299,383

212 sold DAYS ON MARKETDAYS

2017 $267,579

163sold Single Family Home Sales, Spring Hill FIGURE 5.24: Source: Multiple Listings Service (2017-2019) Average sales price continued to rise continued sales price Average in with unitsalong of the sold number line with surrounding and communities new construction activity. are market actually on days Average unlike significantly, up other going most a drop in seen have which communities resulting market on days from a highly market. This is housing a competitive coming online many homes new of result sell quickly not until may which the is fullysubdivision built out.

• • HOMESALES How quickly homes sell in is market a quickly a homes How and demand housing of indicator leading Figure sales data 5.24 home shows supply. In Spring Hill, similar to from 2017-2019. areasother in the county:

Spring Hill

JOHNSON COUNTY COMMUNITY HOUSING STUDY 234 HOUSEHOLD INCOME AND COST BURDEN VALUE TO INCOME RATIO: 2018 Figure 5.25 shows the median household income is around $72,384, which is in the 3 lower tier for the county. Since 2010 median 2.61 incomes grew about 10%, also in the lower 2 tier for income growth in Johnson County.

According to the U.S. Government, households spending more than 30% of 2 3 their income on housing are considered cost-burdened. Additionally, a healthy, self- sustaining housing market will have a value to income ratio between 2 and 3. Spring Hill FIGURE 5.25: Median Household Income Comparison has a value to income ratio of 2.61 indicating a homeownership market that is not overly 2010-2018 MEDIAN 2018 MEDIAN CITY INCOME PERCENT CITY burdensome for many residents. INCOME RANGE CHANGE RANGE

• Only about 22% of homeowners pay • De Soto more than 30% of their income for • De Soto • Edgerton homeownership. <$60,000 • Edgerton <10% • Fairway • Merriam • Lake Quivira • Mission Woods However, renters appear to be more • Spring Hills disproportionately affected by affordability. • Leawood • Mission • Lenexa • About 51% of renters pay more than 30% $60,000 - • Gardner 10% - 15% • Mission Hills of their income on rent. Despite the cost- $80,000 • Roeland Park • Olathe • Spring Hills • Prairie Village

burden on many renters, Spring Hill COUNTYJOHNSON COMMUNITY STUDY HOUSING • Westwood median contract rent is the lowest in Johnson County at $634. This rose 20% • Lenexa • Olathe • Johnson County since 2010 while incomes only rose 10% $80,000 - • Overland Park • Gardner during the same time. $100,000 • Prairie Village 15% - 20% • Merriam • Shawnee • Overland Park • Low rental supply, and thus a competitive • Westwood • Shawnee market, often results in higher rental • Johnson County prices. Adding units to the market should • Fairway • Lake Quivira create market pressures on older units • Leawood • Mission to adjust rates down. This does not >$100,000 >20% • Roeland Park • Mission Hills • Westwood Hills appear to be happening yet in Spring Hill • Mission Woods which only saw 8 new multi-family units • Westwood Hills constructed since 2010. Source: American Community Survey (2018 5-year Estimates) Spring Hill

235 5. Gap or Surplus: The between difference households and supply 4. Number of Housing Options in the Affordability Range 2. Number of Households in Range Income the If the number of households exceeds exceeds households of If the number units of those the available, number in options seek must households different affordability ranges. units the of If the exceeds number that indicates it households, of number in the households by units are occupied ranges. different income This analysis to illustrate is meant larger existing trends in how units not does It are occupied. being exact in demand market demonstrate ranges. price certain

› › › The Balance of Supply and Demand. Balance Supply of The

› Affordability Ranges. An affordable times is calculated2-3 home ownership at the on depending income the household households income range. Lower income of a higher percentage to spend tend and higher housing on their income a lower to spend tend households income their on total of percentage income rental An be would housing. affordable income. household of 20% about in Each Units Housing of Number Affordability Range. unitshousing in affordability each range options. affordable of is the supply How to Use the Analysis 3. 4. . From . From The number of households in households of number The The starting Ranges. The Income of point the analysis is the spectrum incomes of Spring all of across Hill residents "affordable" corresponding these incomes, are for established prices housing and rentalownership opportunities. in Each Income Households of Number Range. range is the these demand; income each in Spring options housing seek residents Hill to that arethem. affordable 1. 2. HOUSINGATTAINABILITY ANDSUPPLY ANALYSIS illustrates five major components Figure 5.26 illustrates components major five story: thein above of pursuit By comparing the distribution of household household thecomparing distributionBy of with costs, a picture housing of incomes all across and emerges demand of supply Spring Hill’s market. Figure housing 5.26 and through demand examines the supply to different is "affordable" what of lens is to answer groups the question: income options housing of supply there an adequate different income of residents for available groups?

Spring Hill

JOHNSON COUNTY COMMUNITY HOUSING STUDY 236 The analysis in Figure 5.26 is based on all the households today that are occupying a unit. No household is without a unit. Spring Hill has a supply of units available for household’s making between $50,000 and $75,000. The supply at this price point reflects the types of units being built in FIGURE 5.26: Housing Attainability, Spring Hill (2018) bulk in recent years, without much variety in housing type or price point.

• There are more households than affordable options for those making under $25,000. These households must resort to more expensive housing options and often must rent. However, some of the household in this income range a retirees with low incomes and paid off homes.

• Spring Hill has a supply of units available for household’s making between $50,000 and $75,000. The supply at this price point reflects the types of units being built in bulk in recent years, without much variety in housing type or price point. › Without other options these units are filled by retirees and households making over $75,000 per year. JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING • There are limited options that could be attainable for households in higher income ranges making more than $100,000. Most housing for these income ranges will be in the form of owner-occupied housing. HOUSEHOLDS AND ATTAINABILITY RANGES › The gap indicates that new homes priced above $250,000 and rentals above $2,000 a month could be viable options in Spring Hill to potentially free up homes currently being occupied by owners with greater purchasing capacity.

HOUSEHOLDS OWNER UNITS RENTER UNITS

Source: American Community Survey (2018 5-year Estimates); RDG Planning & Design Spring Hill

237 population by the number of people per per people of the by number population This equals of the number household. units. housing occupied vacancy housing provides A manageable moving residents for choices housing the earlier, As noted to the community. and should estimated is low rate 2018 as high level healthy increase to a more construction rates continue. are period each of the end at needs Unit demand the actual on based household units. vacant and projected of is the number need Replacement converted or unitshousing demolished or condition inpoor uses.to Homes other from damage be gradually should obsolete The supply. housing in a city’s replaced units annually of lost number is on based rates. historic demolition of the number shows Cumulative need total between the units base year needed the end at and the year indicated 2020 of the period. of than is lower the average Note, construction activity years. in recent years will some many have However, For less. have could units, andmore some will a large complex apartment example, significantly in increase units produced year. given one

• • • • • shows an average annualFigure an 5.27 average shows average units. 106 The of construction need annual to 2017 from 2010 construction rate was trending units 100 62 upward over but units years. A high in recent was 152 in 2017 was 24and a low in 2011. SpringHill is growing still fast but The school districts and school areThe desirable, There are high infrastructureThere costs reported the by city. the period of the end at demand Unit is calculated dividing by household a small as community many without non-residential New resources. will onlydevelopments increase the growthresidential potential. is expected household per people Average to decline slightly the next decade over multi-family with more the for demand options. familiessome are livingwithin together to stay in the district. home one the household of proportion The living in (those households population in will skilledand not prisons) or nursing remain through stable 2030. Manufacturers had to increase their have starting and to attract wages people starting offer sometimes Many bonuses. cannot in live the community employees living of the cost because andlocal wages aligned.are not

• • • • • • • HOUSING DEMAND The housing demand analysis demand housing buildsThe the on trends, and housing projections, population the to forecast community conversations model The housing. additional for demand theis built following with on assumptions a growth through and 3.05% 2025 of rate as the todropping 2.77% to 2030 from 2025 grows.population The community is startingThe more to see opposition to development. There is an There to development. opposition opportunity to the to expose residents areas before housing different of benefits townhomes example, limited. For become in the community to be accepted are slow offer could but product housing as a new owner and rentalgood options.

Most people feel there is an adequate there is an feel adequate people Most in the lots city. buildable of supply would type feel housing The respondents successful arebe the most mid-size, and small (98%) three-bedroom houses two- (86%). three-bedroom or houses in confident least were Respondents near transit housing mixed-income and cottagestations courts. Likely available are these not products because in Spring Hill and unfamiliar. today

• • • • COMMON COMMENTSCOMMON COMMUNITY PERCEPTIONS Aside from common themes in 2 Chapter themes from common Aside that pertain several to the entire county, to Spring Hill. are themes apparent common Listening Sessions familiarMany people with the housing specificmarket to Spring Hill participated in small included discussions. group These from the City Council, representatives Planning staff, Commission, real and estate others. among agents, A total of 60 residents completed the completed A total residents 60 of size is small, This sample community survey. from the themes surveybut results were:

Spring Hill

JOHNSON COUNTY COMMUNITY HOUSING STUDY 238 DEVELOPMENT PROGRAM FIGURE 5.27: Housing Demand Model, Spring Hill

Building on the housing demand model, the 2020 2025 2030 TOTAL development program forecasts production targets for owner and renter-occupied units Population at End of Period 7,409 8,611 9,872 based on the following assumptions: Household Population at End of Period 7,409 8,611 9,872 • Owner-occupied units will be distributed Average People Per Household 3.00 2.95 2.90 roughly in proportion to the income distributions of the households for whom Household Demand at End of Period 2,470 2,919 3,404 owner occupancy is an appropriate Projected Vacancy Rate 4.0% 5.0% 6.0% strategy. Unit Needs at End of Period 2,572 3,073 3,621 • Most low-income residents will be Replacement Need (total lost units) 5 5 10 accommodated in rental units. Cumulative Need During Period 505 554 1,059 • Over the next ten years, production Average Annual Construction 101 111 106 levels need to balance to provide the housing variety necessary for a Source: RDG Planning & Design growing population. Therefore, the model illustrated in Figure 5.28 targets a split of 65% owner- and 35% renter- FIGURE 5.28: Housing Development Program, Spring Hill occupied units. There has been limited multi-family construction recently and 2025 2030 2020-2030 the market will need to catch up with Total Owner Occupied demand. Attainable: <$200,000 145 159 303 • Approximately 431 additional owner- Moderate Market: $200- 61 67 128 occupied units should be priced below 250,000 328 360 688 COUNTYJOHNSON COMMUNITY STUDY HOUSING $250,000. This demand will come through Market: $250-350,000 87 96 183 the city's existing housing stock being High Market: Over $350,000 35 } 39 } 74 } freed up through move-up housing, or products that do not fit the traditional detached single-family homes. Total Renter Occupied • Nearly 140 rental units will need to be Attainable: Less than $1,000 65 72 137 produced with rents below $1,000 per Market: $1,000-1,500 69 177 75 194 144 371 month. These units will tend to be one- High Market: $1,500+ 43 } 47 } 90 } bedroom models or funding through programs like low-income housing tax Total Need 505 554 1,059 credits.

Source: RDG Planning & Design Spring Hill

239 2018 6,138 2010 5,720 4,561 2000 1990 2,291 1980 2,061 City Historic Population Change

1970 1,839

1,271 1960 Historic Population Change, Soto De 0 1,000

7,000 2,000 3,000 5,000 6,000 4,000

FIGURE 5.29: FIGURE Source: U.S. Census; American Community Survey (2018 5-year Estimates) Population . While slow . While slow DE SOTO DE POPULATION CHANGE Population in De Soto has been steady since since in has Soto De steady been Population as illustrated1960, in Figure 5.29 growth slower Despite in the past decade, estimate sources a growthmost rate returning to that between closer seen 2000 MARCand estimated 2010. a 1.89% growth in study 2017 housing while a recent rate, used several scenarios ranging from 1% to 2.9%. maintains This study the MARC growth 1.89%. in result This at a would rate residents. 8,001 of population 2030 to start, 1990the annual since growth rate since slowinghas significantly, some jumped 2010. De Soto is located in eastern Johnson County, in County, eastern islocated Soto Johnson De the Kansasof south just and River bisected previous trend in growth The 10. Highway by A neighborhoods. is dispersed low-density in the southwest is present commercial node the community with of portion primarily large chain businesses.

De Soto

JOHNSON COUNTY COMMUNITY HOUSING STUDY 240 HOUSING OCCUPANCY FIGURE 5.30: Housing Occupancy, De Soto Figure 5.30 shows occupancy characteristics 2000 2018 5YR CHANGE 2000- in De Soto. 2018 NUMBER % OF OCCUPIED NUMBER % OF OCCUPIED • The number of renters increased slightly UNITS UNITS since 2000. Owner-Occupied 1,078 65.7% 1,495 62.3% 417 • Vacancy rates are quite stable since 2010 Renter-Occupied 564 34.3% 904 37.7% 340 at about 8%, but have increased from Total Vacant 88 222 134 about 5% in 2000. A healthy market vacancy rate is around 6%. Vacancy rate 5.1% 8.5% Total Units 1,730 2,621 891 • Household size is around 2.54 people per household which is about average Source: U.S. Census; American Community Survey (2018 5-year Estimates) compared to other cities in Johnson County. JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING De Soto De

241 Residential New Construction Permits By Location (2010-2019), De Soto MAP 5.9: Source: Johnson County GIS Department About 47% of new units new single- were of 47% About annual The family dwellings duplexes. or permits around 15 were year. per units new multi- were of 53% About family apartments, units include which townhomes, structure and any with more than two units. occurred year each demolitions Numerous Demolitions 3 annually. of an average at a city this for concerning at are rate not units housing like De older with some not do ideally these lots However, Soto. remain and in the after vacant demolition future rehabilitation transition to more over demolition.

• • • CONSTRUCTION ACTIVITY The opportunities for new construction in new opportunities for The past years ten show The are Soto De ample. dwellings, also construction of a steady but shows Map 5.9 demolitions. of rate a steady permits. and of Between 2010 the location 2019:

De Soto

JOHNSON COUNTY COMMUNITY HOUSING STUDY 242 MAP 5.10: Year Built, De Soto AGE OF HOUSING Map 5.10 shows the year built of residential dwellings. The age of housing provides preliminary insight into areas more susceptible to deterioration and additional homeowner costs. If these areas are also occupied by lower income households then monitoring of rehabilitation needs is even more important.

• Half of De Soto's housing stock was built between 1980 and 2009. • Conversely, only about 44% of homes came onto the market before 1980. These homes are the greatest supply of attainable housing in the community and should be maintained in good condition. JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING

Source: Johnson County GIS Department De Soto De

243

2018 3.88 3 CITY 2 De Soto De Edgerton Fairway Lake Quivira WoodsMission Spring Hills Leawood Lenexa Mission Hills Olathe Prairie Village Westwood CountyJohnson Gardner Merriam Park Overland Shawnee Mission Park Roeland Hills Westwood • • • • • • • • • • • • • • • • • • • • VALUE TO INCOME RATIO: TO INCOME VALUE 2 3 CHANGE RANGE INCOME PERCENTINCOME 2010-2018 MEDIAN <10% 10% - 15% 15% - 20% >20% CITY Mission Gardner Park Roeland Spring Hills Lenexa Olathe Park Overland Prairie Village Shawnee Westwood CountyJohnson Fairway Lake Quivira Leawood Mission Hills WoodsMission Hills Westwood De Soto De Edgerton Merriam • • • • • • • • • • • • • • • • • • • • Median Household Comparison Income RANGE INCOME INCOME De Soto has the second lowest median lowest has Soto De the second rents However, County. in Johnson rent stillcould be inflated if unitsthe low are quality. About 51% of renters pay more than more 30% pay renters of 51% About The rent. contract on their income of has while 2000 risen percentage since ownership home on burden of the level decreased.

2018 MEDIAN • • FIGURE 5.31: Source: American Community Survey (2018 5-year Estimates) $60,000 - - $60,000 $80,000 $80,000 - $100,000 >$100,000 <$60,000 The V/I ratio is high even compared to is high ratio compared even V/I The County be and may in Johnson cities other high of a result margin errors from the of Census. than more pay homeowners of 17% About homeownership. for their of income 30% than are a higher rate increasingRents at incomes.

• • • HOUSEHOLD AND INCOME COST BURDEN Renters appear to be more to be more appear Renters affectedby disproportionately affordability. According to the U.S. Government, Government, to the U.S. According than spending more of 30% households are considered housing on their income a healthy, Additionally, cost-burdened. willself-sustaining market housing have between 2 and 3. ratio toa value income 3.88 of ratio has Soto De to income a value that market is a indicating a homeownership residents. some for burdensome shows the median household Figure the median shows 5.31 household County at in Johnson is the lowest income $52,364, actually which 15% by declined since to Census estimates according (likely a 2010 the large of result margin reported error of was This drop in income theby Census). a decline in by median home accompanied a rise in but values median rents.

De Soto

JOHNSON COUNTY COMMUNITY HOUSING STUDY 244 HOME SALES FIGURE 5.32: Single Family Home Sales, De Soto How quickly homes sell in a market is a leading indicator of housing demand and 2019 supply. Figure 5.32 shows home sales data from 2017-2019. In De Soto, similar to other 2018 areas in the county:

• The average sales price is increasing 2017 faster than inflation, jumping a significant amount between 2018 and AVERAGE SALES PRICE 2019. $262,806 $265,740 $313,485 • Average days on market have remained fairly stable but low overall, as have the number of housing units sold. Homes generally sell quickly. 77 sold 70 sold 84 sold

69 66 DAYS ON MARKET 61 "De Soto is a great place 2017 COUNTYJOHNSON COMMUNITY STUDY HOUSING 2018 to live. It is much more 2019 diverse than most of Johnson County. Houses are increasing value so fast that I worry that others may not be able to Source: Multiple Listings Service (2017-2019) move here."

- Survey Respondent Soto De

245 5. Gap or Surplus: The between difference households and supply 4. Number of Housing Options in the Affordability Range 2. Number of Households in Range Income the If the number of households exceeds exceeds households of If the number units of those the available, number in options seek must households different affordability ranges. units the of If the exceeds number that indicates it households, of number in the households by units are occupied ranges. different income This analysis to illustrate is meant larger existing trends in how units not does It are occupied. being exact in demand market demonstrate ranges. price certain

› › › The Balance of Supply and Demand. Balance Supply of The

› Affordability Ranges. An affordable times is calculated2-3 home ownership at the on depending income the household households income range. Lower income of a higher percentage to spend tend and higher housing on their income a lower to spend tend households income their on total of percentage income rental An be would housing. affordable income. household of 20% about in Each Units Housing of Number Affordability Range. unitshousing in affordability each range options. affordable of is the supply How to Use the Analysis 3. 4. . From these . From The number of households in households of number The The starting Ranges. The Income of point the analysis is the spectrum incomes of De all of across Soto residents incomes, corresponding "affordable" are for established prices housing and rentalownership opportunities. in Each Income Households of Number Range. range is the these demand; income each in Soto De options housing seek residents to that arethem. affordable 1. 2. HOUSINGATTAINABILITY ANDSUPPLY ANALYSIS illustrates five major components Figure 5.33 illustrates components major five story: thein above of pursuit By comparing the distribution of household household thecomparing distributionBy of with costs, a picture housing of incomes all across De and emerges demand of supply market. Figure housing 5.33 examines Soto’s and through demand what of the lens supply to groups income to different is "affordable" is thereanswer an adequate the question: for available options housing of supply groups? different income of residents

De Soto

JOHNSON COUNTY COMMUNITY HOUSING STUDY 246 The analysis in Figure 5.33 is based on all the households today that are occupying a unit. No household is without a unit. There is a need for workforce housing in De Soto. Many of the units in these income ranges see competition from

FIGURE 5.33: Housing Attainability,De Soto (2018) both lower income and upper income brackets.

• There is a moderate supply of units are available for household’s making between $25,000 and $150,000. This reflects the older housing stock in De Soto. These units should be maintained as attainable options for many households in the future. › It should not be construed to indicate there is not a need for workforce housing at lower income ranges. Many of the units in this range see competition from both lower income and upper income brackets.

› Additionally, most attainable options for households making $25,000 to $50,000 are rentals. This may suit many people, but those that want to COUNTYJOHNSON COMMUNITY STUDY HOUSING buy have few options within an attainable price range.

HOUSEHOLDS AND ATTAINABILITY RANGES • There are limited options that could be attainable for households in higher income ranges making more than $150,000. Housing for these income ranges will be in the form of built owner- occupied housing priced above $400,000. Many of these households now are living below their means in lower price point homes that are needed by others. › They do this for a variety of reasons, including housing cost and neighborhood preferences in addition to a lack of other options above this HOUSEHOLDS OWNER UNITS RENTER UNITS price range.

Source: American Community Survey (2018 5-year Estimates); RDG Planning & Design Soto De

247 to slightly decline over the next decade to slightly the next decade decline over Some options. with multi-family more growth occur may as Millennials move theirinto childbearing Baby years, but will to households alsoBoomer continue shrink. the period of the end at demand Unit is calculated dividing by household per people of the by number population This equals of the number household. units.housing occupied vacancy housing provides A manageable moving to residents for choices housing the rate earlier, As noted the community. as rate healthy decline to a more should qualitythe lowest units are fixed or up from the market. removed are period each of the end at needs Unit demand the actual on based household units. vacant and projected of is the number need Replacement converted or unitshousing demolished condition inpoor uses.to Homes other be gradually should replaced obsolete or of number The supply. housing in a city’s units annually lost historic is on based demolition rates. of the number shows Cumulative need total between the units base year needed the end at and the year indicated 2020 of the period. of

• • • • • The completion of the fiber network will the fiber network of completion The appeal and the school increase Soto's De in thedistrict future. many people for De Soto is far enough away from is faraway Soto De enough the can metro that be hard it to find there are many so when contractors to the metro. closer projects There is some demonstrated smaller demonstrated lot is some There that in be a the could core development areas. other for model De Soto has Soto De attainable rental options an offer but help rehabilitation that need today. some for option is expected household per people Average There are more environmental are more barriersThere in than Soto De in Johnson in cities other drainage. including County, the household of proportion The living in (those households population in will skilledand not prisons) or nursing remain through stable 2030. About halfAbout the land of mass in is Soto De will There rural development. residential development for pressure be continued smallversus town character in the future.

• • • • • • • • HOUSING DEMAND The housing demand analysis demand housing buildsThe the on trends, and housing projections, population the to forecast community conversations model The housing. additional for demand theis built following with on assumptions a 1.89% growth rate: COMMON COMMENTSCOMMON COMMUNITY PERCEPTIONS Aside from common themes in 2 Chapter themes from common Aside that pertain several to the entire county, to Soto. De are themes apparent common Many people familiarMany people with the housing in specificmarket participated to Soto De small included discussions. group These from the City Council, representatives Planning staff, Commission, real and estate others. among agents, Listening Sessions A total of only 17 residents completed the completed residents A total only 17 of size is This sample community survey. too small to discern meaningful trends or However, perceptions. takeaways inresident in 2019 completed assessment a housing several insights.provides

De Soto

JOHNSON COUNTY COMMUNITY HOUSING STUDY 248 Figure 5.34 shows an average annual FIGURE 5.34: Housing Demand Model, De Soto construction need of 69 units. The average annual construction rate from 2010 to 2019 2020 2025 2030 TOTAL was 32 units. Population at End of Period 6,635 7,286 8,001 DEVELOPMENT PROGRAM Household Population at End of Period 6,635 7,286 8,001 Building on the housing demand model, the Average People Per Household 2.54 2.52 2.49 development program forecasts production targets for owner and renter-occupied units Household Demand at End of Period 2,612 2,897 3,213 based on the following assumptions: Projected Vacancy Rate 8.5% 8.3% 8.0% Unit Needs at End of Period 2,855 3,158 3,493 • Owner-occupied units will be distributed roughly in proportion to the income Replacement Need (total lost units) 25 25 50 distributions of the households for whom Cumulative Need During Period 328 360 688 owner occupancy is an appropriate strategy. Average Annual Construction 66 72 69 Source: RDG Planning & Design • Most low-income residents will be accommodated in rental units. • Over the next ten years, production FIGURE 5.35: Housing Development Program, De Soto levels need to balance to provide the housing variety necessary for a growing 2025 2030 2020-2030 population. Therefore, the model Total Owner Occupied illustrated in Figure 5.35 targets a split Attainable: <$200,000 97 107 204 of 55% owner- and 45% renter-occupied Moderate Market: $200- units. 250,000 8 9 17 164 198 378 COUNTYJOHNSON COMMUNITY STUDY HOUSING • Approximately 221 additional owner- Market: $250-350,000 34 37 71 occupied units should be priced below High Market: Over $350,000 42 } 46 } 87 } $250,000. This demand will come through the city's existing housing stock being freed up through move-up housing or Total Renter Occupied products that do not fit the traditional Attainable: Less than $1,000 108 118 226 detached single-family homes. Market: $1,000-1,500 32 147 35 162 67 310 • Nearly 226 rental units will need to High Market: $1,500+ 8 } 9 } 17 } be produced with rents below $1,000 per month. These units will have to be Total Need 328 360 688 generated through programs like low- income housing tax credits. Some could be Source: RDG Planning & Design feasible as one-bedroom units. Soto De 249 2018 1,665 1,671 2010 1,440 2000 1990 1,244 City Historic Population Change 1,214 1980 513 1970 414 1960

Historic Population Change, Edgerton

0 200 800 600 400

1,200 1,800 1,600

1,400 1,000 FIGURE 5.36: Source: U.S. Census; American Community Survey (2018 5-year Estimates) Population illustrates change the population since EDGERTON POPULATION CHANGE Growth rates projected by MARCGrowth by projected rates and the local very plan increases forecast aggressive annual at the 1970s since rates seen not greater or rate a 3% 3%. Instead of above potential hinges Edgerton's annually, and make attractingon land developers this Given a 1.44% scenario, ready. shovel annual growth the average under just rate, in thein next five the is reasonable 2000s rise could higher 2% to wellyears. over It annually if through making 2030 significant infrastructure This scenario improvements. by residents new 525 in result about would 2030. 1960. Edgerton's population has population rising been since Edgerton's with substantial1950, the most growth in the the population 1970s. doubling the population and 2018 Between 2010 1.5% annual a steady stagnantstayed despite Figure change population from 1990 to 2010. 5.36 Edgerton is located in southwest Johnson Johnson in southwest isEdgerton located and Highway County to I-35 with access with to easy providing56, access residents than citythe metro is area. less The half to develop space leaving ample developed, in the next options years ten housing new infrastructure if overcoming and beyond barriers.

Edgerton

JOHNSON COUNTY COMMUNITY HOUSING STUDY 250 HOUSING OCCUPANCY FIGURE 5.37: Housing Occupancy, Edgerton Figure 5.37 shows occupancy characteristics 2000 2018 5YR CHANGE 2000- in Edgerton. 2018 NUMBER % OF OCCUPIED NUMBER % OF OCCUPIED • Owner-occupancy has remained high UNITS UNITS near 80% and above of occupied units. Owner-Occupied 497 84.1% 474 79.4% 420 • Vacancy rates are quite stable citywide, Renter-Occupied 94 15.9% 123 20.6% 29 remaining at 8% from 2000-2018. Total Vacant 53 However, a more healthy market vacancy rate is around 6%. Vacancy rate 8.4% 8.2% Total Units 645 650 5 • Household size is around 2.8 people per household, about average compared to Source: U.S. Census; American Community Survey (2018 5-year Estimates) other cities in Johnson County. JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING Edgerton

251

Residential New Construction Permits By Location (2010-2019), Edgerton

MAP 5.11: Source: Johnson County GIS Department

improve infrastructure." improve lead to better taxlead to base housing choices would to grow into. Improved Improved growto into. type homes then nothing plenty of small of "starter" plenty class homes. There is is There class homes. bedroom, 2 bath middle bedroom, 2 bath middle that meets need for 3 3 for that need meets of housing development "Edgerton is in dire need is in dire need "Edgerton CONSTRUCTION ACTIVITY - Survey Respondent Edgerton has had very low rates of has of Edgerton rates had very low Demolitions construction activity 2010. since units 23 housing construction at outpaced many to only six constructed.lost However, uses new for were these demolitions of the Logisticsat Kansas Park In the City. to stock needs housing an older central city, be maintained to retain attainable housing units These future for residents. options units as new back in thecannot be brought units. demolished range of price

Edgerton

JOHNSON COUNTY COMMUNITY HOUSING STUDY 252 MAP 5.12: Year Built, Edgerton AGE OF HOUSING Map 5.12 shows the year built of residential dwellings. The age of housing provides preliminary insight into areas more susceptible to deterioration and additional homeowner costs. If these areas are also occupied by lower income households and the elderly, then monitoring of rehabilitation needs is even more important.

• Between 1970 and 2009, 79% of Edgerton's housing stock was constructed, 36% just in the 1970s. Less than 1% of the housing was built in the last ten years. • About 19% of the housing units were built before 1970. JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING Edgerton has adequate space for bigger housing for growing families...

- Survey Respondent

Source: Johnson County GIS Department Edgerton

253

47 2019

2018 99

74 2017

AVERAGE SALES PRICE SALES AVERAGE

$ 210,121 sold51 2019

2018 $ 224,554

59 sold DAYS ON MARKETDAYS

2017 $ 165,411

47 sold Single Family Home Sales, De Soto FIGURE 5.38: FIGURE Source: Multiple Listings Service (2017-2019)

Sales prices and the volume sold is steady is steady sold and the volume Salesprices in cities to other compared and low County. Johnson varied market by on days average The but levels, extremely low at not year, periods long sale for for sit not do homes time either. of

• • HOMESALES

How quickly homes sell in is market a quickly a homes How and demand housing of indicator leading sales Figure data home 5.38 shows supply. In Edgerton: from 2017-2019. out of the community." of out middle class tax payers classmiddle tax payers lack of housing is forcing is forcing housing of lack - Survey Respondent in Johnson County. The The County. in Johnson "country" alternative good school & a great & a great school good "It's a great community, community, a great "It's

Edgerton

JOHNSON COUNTY COMMUNITY HOUSING STUDY 254 HOUSEHOLD INCOME VALUE TO INCOME RATIO: 2018 Figure 5.39 shows the median household income is the second lowest in Johnson 3 County at $54,124, down 11% since 2010. This mirrored a decline in median home values 2 of 4% during the same time period. Median 2.24 rents, however, increased 14% to $756.

According to the U.S. Government, 2 3 households spending more than 30% of their income on housing are considered cost-burdened. Additionally, a healthy, self- sustaining housing market will have a value FIGURE 5.39: Median Household Income Comparison to income ratio between 2 and 3. Edgerton has a value to income ratio of 2.24 indicating 2010-2018 MEDIAN 2018 MEDIAN CITY INCOME PERCENT CITY a homeownership market that is not overly INCOME RANGE CHANGE RANGE burdensome for many residents. • De Soto • About 22% of homeowners pay more than • De Soto • Edgerton 30% of their income for homeownership. <$60,000 • Edgerton <10% • Fairway • Merriam • Lake Quivira • Mission Woods Renters appear to be more • Spring Hills disproportionately affected by affordability. • Leawood • Mission • Lenexa • About 39% of renters pay more than 30% $60,000 - • Gardner 10% - 15% • Mission Hills of their income on gross contract rent. $80,000 • Roeland Park • Olathe • Spring Hills • Prairie Village • Edgerton's median contract rent is third • Westwood COUNTYJOHNSON COMMUNITY STUDY HOUSING lowest in Johnson County at $756. This • Lenexa rate is up 14% since 2010 which would • Olathe • Johnson County not be of great concern except that this $80,000 - • Overland Park • Gardner $100,000 • Prairie Village 15% - 20% • Merriam coincides with a decline in median income • Shawnee • Overland Park of 11% during the same time. • Westwood • Shawnee • Johnson County • A variety of rental units are not available • Fairway in Edgerton. Therefore, existing rental • Lake Quivira • Leawood • Mission landlords are able to charge higher prices >$100,000 • Mission Hills >20% • Roeland Park even if the quality is low. • Mission Woods • Westwood Hills • Westwood Hills

Source: American Community Survey (2018 5-year Estimates) Edgerton

255 5. Gap or Surplus: The between difference households and supply 4. Number of Housing Options in the Affordability Range 2. Number of Households in Range Income the If the number of households exceeds exceeds households of If the number units of those the available, number in options seek must households different affordability ranges. units the of If the exceeds number that indicates it households, of number in the households by units are occupied ranges. different income This analysis to illustrate is meant larger existing trends in how units not does It are occupied. being exact in demand market demonstrate ranges. price certain

› › › The Balance of Supply and Demand. Balance Supply of The

› Affordability Ranges. An affordable times is calculated2-3 home ownership at the on depending income the household households income range. Lower income of a higher percentage to spend tend and higher housing on their income a lower to spend tend households income their on total of percentage income rental An be would housing. affordable income. household of 20% about in Each Units Housing of Number Affordability Range. unitshousing in affordability each range options. affordable of is the supply How to Use the Analysis 3. 4. . From . From The number of households in households of number The The starting Ranges. The Income of point the analysis is the spectrum incomes of Edgerton all of across residents "affordable" corresponding these incomes, are for established prices housing and rentalownership opportunities. in Each Income Households of Number Range. range is the demand; income each in options housing seek these residents Edgerton to that arethem. affordable 1. 2. HOUSINGATTAINABILITY ANDSUPPLY ANALYSIS Figure 5.40 illustrates major five story: the in above of pursuit components By comparing the distribution of household household thecomparing distributionBy of with costs, a picture housing of incomes all across and emerges demand of supply market.Figure housing 5.40 Edgerton’s and through demand examines the supply to different is "affordable" what of lens is to answer groups the question: income options housing of supply there an adequate different income of residents for available groups?

Edgerton

JOHNSON COUNTY COMMUNITY HOUSING STUDY 256 The analysis in Figure 5.40 is based on all the households today that are occupying a unit. No household is without a unit. There are units in Edgerton that would be attainable for household’s making up to $75,000. These units should be maintained as attainable options for many households FIGURE 5.40: Housing Attainability,Edgerton (2018) in the future.

• There are units in Edgerton that would be attainable for household’s making up to $75,000. The surplus in at this price point reflects the older housing stock in Edgerton. These units should be maintained as attainable options for many households in the future. › However, there are few rental options at other price points, leading all households to compete for the same price point units.

• The greatest shortage is for households in higher income ranges making more than $75,000. Most housing for these income ranges will be in the form of owner-occupied housing. › The gap indicates that new homes priced above $200,000 and rentals above $1,500 a month could be viable options in COUNTYJOHNSON COMMUNITY STUDY HOUSING Edgerton. HOUSEHOLDS AND ATTAINABILITY RANGES

HOUSEHOLDS OWNER UNITS RENTER UNITS

Source: American Community Survey (2018 5-year Estimates); RDG Planning & Design Edgerton

257 The proportion of the household thehousehold of proportion The living in (those households population in will skilledand not prisons) or nursing remain through stable 2030. is expected household per people Average to remain the next decade. constant over growthSome occur may as Millennials their into childbearingmove years, will households also Boomer Baby but to shrink.continue the period of the end at demand Unit is calculated dividing by household per people of the by number population This equals of the number household. units.housing occupied vacancy housing provides A manageable moving to residents for choices housing the rate earlier, As noted the community. in is Edgerton slightly high and should time units as over decrease the worst are from the market. removed are period each of the end at needs Unit demand the actual on based household units. vacant projected of the number plus of is the number need Replacement converted or unitshousing demolished condition inpoor uses.to Homes other be gradually should replaced obsolete or of number The supply. housing in a city’s units annually lost historic is on based demolition rates. of the number shows Cumulative need total between the units base year needed the end at and the year indicated 2020 of the period. of

• • • • • • • Internet access is a big issue for Edgerton Edgerton for issue is a big access Internet Some people think people Some the Logistics Park Most people that work at the Logistics at that work people Most facilitiesPark within live minute a 30 multi-family is for a demand drive. There commute to the facilitiescloser to reduce times for workers. Cost of extending of Cost infrastructure is an reach of out not expansion but for issue recognize theif for demand developers is high.housing and lagging,- slow is a deterrent which attractingfor residents. new Kansas City will affectquality the of life and has it not but in the community, many higher good, paying jobs. provides Interestingly, Edgerton is Edgerton the only Interestingly, County withcommunity in Johnson mostly very little development, housing parcels available the sizeof of because to utilityand access infrastructure.

• • • • • HOUSING DEMAND COMMON COMMENTSCOMMON The housing demand analysis demand housing buildsThe the on trends, and housing projections, population the to forecast community conversations model The housing. additional for demand theis built following with on assumptions a growth1.44% through increasing rate 2025, to the MARC 3.5%through of rate 2030: Aside from common themes in 2 Chapter themes from common Aside that pertain several to the entire county, to Edgerton. are themes apparent common Many are aware of an undersupply of lots lots of Many are an aware undersupply of in the community. by products successful housing most The small include and mid-sized respondents houses. to as favorable not were Respondents cottagelarge courts, houses, and mixed- transit. near housing income recognize the attainable Respondents in as Edgerton starter options home also often but that these homes homes, help. rehabilitation need

• • • • COMMUNITY PERCEPTIONS Many people familiarMany people with the housing specific market participated to Edgerton in small included discussions. group These from the City Council, representatives Planning staff, Commission, real and estate others. among agents, Listening Sessions A total of 78 residents completed the completed A total residents 78 of size provides This sample community survey. several from the themes survey results:

Edgerton

JOHNSON COUNTY COMMUNITY HOUSING STUDY 258 Figure 5.41 shows an average annual FIGURE 5.41: Housing Demand Model, Edgerton construction need of 21 units. The average annual construction rate from 2010 to 2019 2020 2025 2030 TOTAL was under one unit annually, making this an aspirational growth strategy for Edgerton. Population at End of Period 1,713 1,841 2,188 DEVELOPMENT PROGRAM Household Population at End of Period 1,713 1,841 2,188 Average People Per Household 2.80 2.80 2.80 Building on the housing demand model, the development program forecasts production Household Demand at End of Period 612 657 782 targets for owner and renter-occupied units Projected Vacancy Rate 8.0% 7.5% 7.0% based on the following assumptions: Unit Needs at End of Period 665 711 840 • Owner-occupied units will be distributed Replacement Need (total lost units) 15 15 30 roughly in proportion to the income Cumulative Need During Period 61 145 205 distributions of the households for whom owner occupancy is an appropriate strategy. Average Annual Construction 12 29 21 • Most low-income residents will be Source: RDG Planning & Design accommodated in rental units. • Over the next ten years, production levels FIGURE 5.42: Housing Development Program, Edgerton need to balance to provide the housing variety necessary for a growing population. 2025 2030 2020-2030 Therefore, the model illustrated in Figure Total Owner Occupied 5.42 targets a split of 80% owner- and 20% renter-occupied units, adjusting to 75%-25% Attainable: <$200,000 29 65 94 by 2030. Moderate Market: $200- 7 17 24 250,000 48 108 157 COUNTYJOHNSON COMMUNITY STUDY HOUSING • Approximately 118 additional owner- Market: $250-350,000 9 20 28 occupied units should be priced below High Market: Over $350,000 3 } 7 } 10 } $250,000. This demand will come through the city's existing housing stock being freed up through move-up housing, or products Total Renter Occupied that do not fit the traditional detached single-family homes. Attainable: Less than $1,000 7 20 27 Market: $1,000-1,500 3 12 10 36 13 48 • Nearly 27 rental units will need to be High Market: $1,500+ 2 } 6 } 8 } produced with rents below $1,000 per month. These units are generally one- Total Need 61 145 205 bedroom or will have to be generated through programs like low-income housing Source: RDG Planning & Design tax credits. Edgerton 259

CHAPTER six small-TIER COMMUNITIES Small tier cities in Johnson County are well established neighborhoods of primarily single-family housing. These cities are well-maintained. Growth will only occur from changes in density or larger households. Maintaining the character of the neighborhoods is the primary goal for the future. 2010 3,8823,882 37 57 50 -70 2018 3,9523,952 2000 CHANGE 2000- 1990 4,1734,173 8.1% 1980 4,6194,619 91.9% UNITS % OF OCCUPIED 1970 5,2275,227 2018 5YR City Historic Population Change 141 134 Historic Population Change, Fairway 7.2% 1,870 1,595 1960 5,3985,398 NUMBER 0 1,000 2,000 3,000 5,000 6,000 4,000

FIGURE 6.1: Source:U.S. Census 12.1% 87.9% UNITS

% OF OCCUPIED 2000 84 211 4.6% 1,833 1,538 NUMBER

Housing Occupancy, Fairway Occupancy, Housing What some may argue may as some historicalWhat with incomplete become neighborhoods that were homes modern larger, scattered Fairway was originally when intended not platted. Existing homes at more attainable prices attainable prices Existing more at homes are eliminated market. from the housing Home prices and assessed values rise and values assessed prices Home from construction. the new

• • • FIGURE 6.2: Owner-Occupied Renter-Occupied Vacant Total Vacancy rate Units Total Source: U.S. Census; American Community Survey (2018 5-year Estimates) The city began to take effortsThe to some regulate the character the rebuilds, but of willpractice to be an to issue continue balance in the future. This practice resultsThispractice in several effectsfor Fairway: FAIRWAY CONSTRUCTION ACTIVITY HOUSING OCCUPANCY POPULATION CHANGE Changing preferences and lack of buildable buildable Changing and lack of preferences areas County create in northeast Johnson In addition redevelopment. for pressure costs, the isto higher market housing existing rebuilds on seeing consistent lots. lots In the past 91 years ten there were an existingwhere was acquired, house a larger footprint. at and rebuilt demolished, Housing in Fairway remainsHousing primarily ranging around 90% of single-family, alsototal rates units. housing Vacancy likely reflecting remainlittle turn- low, and the desirability the of in homes over community. Figure 6.2 illustrates the change between and 2018. 2000 As a landlocked city, population change population As a landlocked city, Fairwaysize. mainlyhousehold by fluctuates originated subdivision course as a golf primarily families. for suited As family dwindled as childrenhouseholds leftthe declined. subsequently the population house, Fairway steadily of the 1960 population Since the population 2010, Since through 2010. grew. Fairway is an community established in are a few There County. northeast Johnson small in commercial the city corners with the by occupied portion the northwest Kansas Much of University Medical Center. the community isof single-family dwellings than points price of the the higher end at the county. of rest

Fairway

JOHNSON COUNTY COMMUNITY HOUSING STUDY 262 HOUSING COSTS FIGURE 6.3: Housing Affordability, Fairway Figure 6.3 displays housing cost characteristics in Fairway. Fairway residents have high incomes, but the housing stock is also high VALUE TO INCOME RATIO: 2018 value. According to the U.S. Government, households spending more than 30% of their income on housing are considered cost-burdened. Additionally, a healthy, self-sustaining housing market will have a 3 3.35 value to income ratio between 2 and 3. By these metrics, Fairway has an overall unaffordable housing ownership market. 2

• Fairway has a value to income ratio of 3.35, indicating a homeownership market that is high priced relative to resident incomes. About 19% of homeowners pay more than 30% of their 2 3 income for homeownership. › However, about 30% of homeowners do not have a mortgage.

The burden for renters is even more pronounced. Rents in Fairway since 2010 increased four times more than incomes. However, only 10% of all housing units in Fairway are rentals. About 59% of renters pay more than 30% of their income on gross rent.

• Low rental supply, and thus a competitive market, often results in higher rental prices. With few opportunities for new rentals, there is likely to continue to be high rent prices. COMMUNITY PERCEPTIONS

A total of 144 residents of Fairway took the community survey. COUNTYJOHNSON COMMUNITY STUDY HOUSING Further discussions occurred with representatives from Council, Planning Commission, staff, and other stakeholders. ISSUES & OPPORTUNITIES Aside from common themes in Chapter 2 that pertain to the entire county, several issues and opportunities are apparent to Fairway. • Fairway is one of the communities with prevalent demolition and rebuild activity, with these residents coming from outside the city Source: American Community Survey (2018 5-year Estimates); RDG Planning & Design or residents wanting to up-size. • Trends in the last ten years include housing turnover from the • Opportunity to update codes to allow multi-generational housing oldest age cohorts to younger families moving in with children. without demolishing homes. Such as accessory dwelling units. Retirees with needs need to look elsewhere. Fairway

263 4 45 -16 -28 2018 982 2018 CHANGE 2000- 0.6% 99.4% 906 UNITS 2010 % OF OCCUPIED 2018 2 67 418 349 16.0% 932 NUMBER 2000 7.6% 92.4% UNITS 983

1990 % OF OCCUPIED 2000 City Historic Population Change 22 30 414 365 5.3% NUMBER 1980 1,087

0 1970 Housing Occupancy, Lake Occupancy, Housing Quivira Historic Population Change, Lake Quivira 0 200 800 600 400 FIGURE 6.5: FIGURE Owner-Occupied Total Vacant Total Vacancy rate Units Total Source: U.S. Census; American Community Survey (2018 5-year Estimates) Renter-Occupied 1,200 1,000 FIGURE 6.4: 10% of the housing stock was the housing units built. of No built10% had been in Lake In the past three years, new ten Quivira between and 2017. 2009 built. were single-family homes Source U.S. Census; American Community Survey (2018 5-year Estimates) LAKE QUIVIRA CONSTRUCTION ACTIVITY HOUSING OCCUPANCY POPULATION CHANGE Much of the existing homes were the existing were of Much homes constructed between 1940 (65%). and 1970 another between and 2009 2000 However, Housing in LakeHousing Quivira remains entirely single-family ranging with than less 1% vacancy was rate The to renters. available was reported however in healthy fairly 2000, almostat 15% This high in 2018. vacancy that is the from mostly result homes rate unknown for vacant were reasons according Americanto the 2018 Community Survey the because estimates. concerning This is not community is small so and margin errors of datain are ACS high. Figure 6.5 illustrates the change between and 2018. 2000 Figure population 6.4 demonstrates Lakechange since Quivira was established a large saw rise first decade The in 1970. has declined. which in since population the However, and 2018. Between 2010 reversing residents, 76 community added decades of slow decline. Lake Quivira is a small community in Johnson and Wyandotte counties only stock housing established.recently The around lake, a the gives which centers community name, its with the Lake Quivira in the northeast corner located County Club Lake Quivira the community. of only has units, residential single-family detached almost entirely owner-occupied.

Lake Quivira

JOHNSON COUNTY COMMUNITY HOUSING STUDY 264 HOUSING COSTS FIGURE 6.6: Housing Affordability, Lake Quivira Figure 6.6 displays housing cost characteristics in Lake Quivira. As illustrated, there are no units available to households making less than $75,000, largely because of the lack of any rental units in the VALUE TO INCOME RATIO: 2018 community. A surplus of units priced above $150,000 exists. 3 4.56 Lake Quivira residents have high incomes (5th highest median income in Johnson County at $130,750), but the housing stock has the 3rd highest median home value ($596,200). According to the U.S. 2 Government, households spending more than 30% of their income on housing are considered cost-burdened. Additionally, a healthy, self- sustaining housing market will have a value to income ratio between 2 3 2 and 3. By these metrics, Lake Quivira has an overall unaffordable housing ownership market.

• Lake Quivira has a value to income ratio of 4.56 indicating a homeownership market that is high priced relative to resident incomes. About 28% of homeowners pay more than 30% of their income for homeownership. › About 41% of homeowners in Lake Quivira do not have a mortgage.

• However, the housing market in the community is not meant to serve a broad range and appeals to one subset of the population in Johnson County. COMMUNITY PERCEPTIONS COUNTYJOHNSON COMMUNITY STUDY HOUSING A total of 94 residents of Lake Quivira took the community survey. ISSUES & OPPORTUNITIES • Lake Quivira is a unique community that is not meant to serve a variety of housing types and preferences. The community does provide one desired housing product for the Johnson County market, larger homes with four or more bedrooms. Source: American Community Survey (2018 5-year Estimates); RDG Planning & Design Lake Quivira

265 2 19 43 -26 2018 2018 3,580 CHANGE 2000- 2010 3,498 1.4% 98.6% UNITS % OF OCCUPIED 2018 3,593 2000 17 116 1,212 8.6% 1,345 NUMBER 1990 3,446 1.2% 98.8% UNITS % OF OCCUPIED 2000 1980 3,904 City Historic Population Change 15 73 5.5% 1,238 1,326 NUMBER 1970 4,198 1960 3,621

Housing Occupancy, Mission Hills Occupancy, Housing Historic Population Change, Mission Hills

0 500 1,500 1,000 2,500 3,500 FIGURE 6.8: Owner-Occupied Renter-Occupied Vacant Total Vacancy rate Source: U.S. Census; American Community Survey (2018 5-year Estimates) Total Units Total 4,500 2,000 3,000 4,000 FIGURE 6.7: Source: U.S. Census; American Community Survey (2018 5-year Estimates) . This is mainly to the land locked due MISSION HILLS HOUSING OCCUPANCY POPULATION CHANGE Housing in Hills Mission Housing remains single- family ranging and almost owner- entirely remain rates low, Vacancy (98.6%). occupied likely reflecting little homes turn-over in and the desirability the community. of Figure 6.8 illustrates the change between and 2018. 2000 nature the city of in tandem with the low pattern. density residential development the a city see did and 2018 Between 2010 inslight boost residents. Similar smaller to other communities Hills Mission a saw County, in Johnson increase betweenpopulation and 1960 1970, has as declined which shown in since Figure 6.7 Mission HillsMission in eastern is located Johnson the state lineCounty Missouri. on bordering has it community because is unique The withinthree located courses golf its limits. are commercialno corporate There within the city limitsdevelopments and single-family stock isthe entirely housing price dwellings of the higherdetached end at the county. to the of rest compared points

Mission Hills

JOHNSON COUNTY COMMUNITY HOUSING STUDY 266 CONSTRUCTION ACTIVITY FIGURE 6.9: Housing Affordability, Mission Hills Changing preferences and lack of buildable areas in northeast Johnson County create pressure for redevelopment. In addition to VALUE TO INCOME RATIO: 2018 higher housing costs, the market is seeing consistent rebuilds on existing lots. Since 2010, 50 lots with an existing house were acquired, demolished, and rebuilt at a larger footprint. This trend is one reason 3 3.90 for a 13% increase in median home value between 2010 and 2018. 2 HOUSING COSTS Figure 6.9 displays housing cost characteristics in Mission Hills. There are a lack of attainable units to households making between $25,000 and $150,000, with surplus units above and below this range. 2 3

Mission Hills has the highest median income in Johnson County ($250,000+) and the highest median home value ($976,200). According to the U.S. Government, households spending more than 30% of their income on housing are considered cost-burdened. Additionally, a healthy, self-sustaining housing market will have a value to income ratio between 2 and 3. By these metrics, Mission Hills has an overall unaffordable housing ownership market for its residents. • Mission Hills has a value to income ratio of 3.90, indicating a homeownership market that is high priced relative to resident incomes. About 20% of homeowners pay more than 30% of their income for homeownership. › However, just under half of homeowners in Mission Hills do not have a mortgage. COUNTYJOHNSON COMMUNITY STUDY HOUSING • Like other smaller communities in northeast Johnson County, the housing market in the community is meant to serve one subset of the population in Johnson County. COMMUNITY PERCEPTIONS Seven community surveys were received from residents. Discussions also occurred with representatives from Council, Planning Commission, staff, and other stakeholders. Source: American Community Survey (2018 5-year Estimates); RDG Planning & Design ISSUES & OPPORTUNITIES also cause issues with stormwater runoff that affects neighbors. • Recent demolition and rebuilds are occurring in Mission Hills and New design standards in 2020 are an opportunity to start to there is a desire to maintain the scale of neighborhoods. Rebuilds address these issues. Mission Hills 267 2 0 -1 -1 177 2018 2018 CHANGE 2000- 178 2010 2.6% 97.4% UNITS % OF OCCUPIED 2018 165 2000 2 2 76 80 2.5% NUMBER 182 1990 3.9% 96.1% UNITS % OF OCCUPIED 2000 213 1980 City Historic Population Change 3 3 74 80 3.8% NUMBER 237 1970 243

1960 Housing Occupancy, Mission Woods Occupancy, Housing Historic Population Change, Mission Woods

0 50 150 100 FIGURE 6.11: Owner-Occupied Renter-Occupied Vacant Total Vacancy rate Units Total Source: U.S. Census; American Community Survey (2018 5-year Estimates) 250 200 300 FIGURE 6.10: Source: U.S. Census; American Community Survey (2018 5-year Estimates) shows Mission Woods population has population Woods Mission shows MISSION WOODS HOUSING OCCUPANCY POPULATION CHANGE Mission Woods has a very small Woods Mission housing stock with units. only 80 All the units of are almost and occupied single-family detached vacancy The asentirely owner units (97.4%). only 2.5%. at Many remains rate very low, are life-long in Woods Mission residents Figureresidents. 6.11 illustrates the change between and 2018. 2000 As a landlocked city, population change population As a landlocked city, size. Figuremainly household by fluctuates 6.10 been in decline since 1960 but recently recently but 1960 inbeen decline since Only one between and 2010. 2000 bumped unit was housing new constructed during growth population this was time. Therefore size and a increased household of a result decline in vacancy rates. Mission Woods is a very small Woods Mission community the border County on in northeast Johnson with Missouri. the other of Unlike some small Mission County communities, Johnson has a smallWoods between commercial node the two areas residential by separated Shawnee Mission Parkway.

Mission Woods

JOHNSON COUNTY COMMUNITY HOUSING STUDY 268 CONSTRUCTION ACTIVITY FIGURE 6.12: Housing Affordability, Mission Woods Mission Woods has an older housing stock, primarily built before 1969. Only 7% of housing units were constructed after 1970, with VALUE TO INCOME RATIO: 2018 only one unit constructed since 2009. The small neighborhood that comprises the city is built up and the existing housing stock will remain for the planning horizon. 3 4.29 HOUSING COSTS 2 Figure 6.12 displays housing cost characteristics in Mission Woods. Residents have high incomes (2nd highest in Johnson County at $165,000), but the housing stock is also high value. According to the U.S. Government, households spending more than 30% of their 2 3 income on housing are considered cost-burdened. Additionally, a healthy, self-sustaining housing market will have a value to income ratio between 2 and 3. By these metrics, Mission Woods has an overall unaffordable housing ownership market. Despite the high median home values, they have remained nearly the same, rising only 1% since 2010 to $656,300 in 2018.

• Mission Woods has a value to income ratio of 4.29, indicating a homeownership market that is high priced relative to resident incomes. Despite this high ratio, only 7% of homeowners pay more than 30% of their income for homeownership. • Like other smaller communities in northeast Johnson County, the housing market in the community is meant to serve one subset of

the population in Johnson County. COUNTYJOHNSON COMMUNITY STUDY HOUSING COMMUNITY PERCEPTIONS Two community surveys were received from residents, although the population is below 200. Discussions also occurred with other stakeholders that know the area around Mission Woods. ISSUES & OPPORTUNITIES • Mission Woods is a unique community that is not meant to serve a variety of housing types and preferences. The community does provide one desired housing product for the Johnson County market, larger homes with four or more bedrooms. Source: American Community Survey (2018 5-year Estimates); RDG Planning & Design Mission Woods

269 3 19 28 -12 2018 1,624 2018 CHANGE 2000- 2010 1,506 15.4% 84.6% UNITS % OF OCCUPIED 2018 1,533 2000 67 751 105 579 8.9% NUMBER 1990 1,772 14.7% 85.3% UNITS % OF OCCUPIED 2000 1980 1,783 CityHistoric Population Change

39 591 102 732 5.3% NUMBER 1970 2,383

1960 2,040 Housing Occupancy, Westwood Occupancy, Housing Historic Population Change, Westwood 0 500 FIGURE 6.14: Total Units Total Owner-Occupied Renter-Occupied Vacant Total Vacancy rate Source: U.S. Census; American Community Survey (2018 5-year Estimates) 1,500 1,000 2,500 2,000 3,000 FIGURE 6.13: Source: U.S. Census; American Community Survey (2018 5-year Estimates) . WESTWOOD WESTWOOD CONSTRUCTION ACTIVITY HOUSING OCCUPANCY POPULATION CHANGE Changing preferences and lack of buildable buildable Changing and lack of preferences areas County create in northeast Johnson to In addition redevelopment. for pressure costs, the ishigher market seeing housing existing rebuilds 2010 on consistent Since lots. single-family new units 21 saw Westwood constructed with Ninety-one 13 demolitions. units constructed multi-family new were in Village Apartments. the Woodside at 2016 Housing in Westwood remains in Westwood primarilyHousing total of 98% housing about single-family at Village the Woodside units. However, multi- 91 added in 2016 Apartments completed appear family not do which units tothe city, in Census figures. to be included Westwood than (15%) rate has occupancy a higher renter surrounding smaller Vacancy communities. increased since have remain but rates low to 8.9%. Figure2000 illustrates 6.14 the change between and 2018. 2000 As a landlocked city, population change population mainlyAs a landlocked city, Westwood, like size. household by fluctuates saw County, inmany northeast cities Johnson increase ina population the followed 1960s the 2010, Since decline. of severalby decades grewpopulation as shown in Figure 6.13 Westwood is an city established in northeastWestwood are small few a There County. Johnson in commercial the city corners with the Walmart. by occupied portion Much northwest the community isof single-family dwellings at County. in values Johnson of the mid-range

Westwood

JOHNSON COUNTY COMMUNITY HOUSING STUDY 270 HOUSING COSTS FIGURE 6.15: Housing Affordability, Westwood Figure 6.15 displays housing cost characteristics in Westwood. Westwood residents have lower median incomes ($82,500), in line with lower median VALUE TO INCOME RATIO: 2018 home values ($238,000). According to the U.S. Government, households spending more than 30% of their income on housing are considered cost-burdened. Additionally, a healthy, self-sustaining housing market 3 will have a value to income ratio between 2 and 3. By these metrics, 2.98 Westwood has a healthy housing market but is nearing an unaffordable 2 level. • Westwood has a value to income ratio of 2.98, indicating a homeownership market that is high priced relative to resident 2 3 incomes. About 20% of homeowners pay more than 30% of their income for homeownership. The burden for renters is more pronounced. Rents in Westwood since 2010 increased by $419 and is the third highest median contract rent in Johnson County. Although only 15% of all housing units in Westwood are rentals, about 28% of renters pay more than 30% of their income on contract rent. • Low rental supply, and thus a competitive market, often results in higher rental prices. With few opportunities for new rentals, there is likely to continue to be high rent prices. The Woodside Village Apartments referenced earlier rent between $1,500 and $3,000, adding to the market rate rental stock.

COMMUNITY PERCEPTIONS COUNTYJOHNSON COMMUNITY STUDY HOUSING A total of 27 residents took the community survey. Discussions also occurred with representatives of the Planning Commission and other stakeholders that have knowledge of the area around Westwood. ISSUES & OPPORTUNITIES • Westwood has issues with rebuilds like other nearby cities. Lots are smaller and rebuilds are taking up the entire lots. This affects the elderly population who do not know what their lot is worth in the market and may sell at prices lower than its worth. Source: American Community Survey (2018 5-year Estimates); RDG Planning & Design • Seniors that cannot age in place tend to move to southwest Johnson County or other counties. Single level homes or universal design • There are some larger redevelopment prospects in the city but rehabilitations are an opportunity to offer a needed product in residents do tend to push back at the changes. Westwood. Westwood 271 2 3 -1 -6 2018 378 2018 CHANGE 2000- 359 2010 4.9% 95.1% UNITS % OF OCCUPIED 2018 378 2000 8 12 176 164 6.6% NUMBER 383 1990 8.4% 91.6% UNITS % OF OCCUPIED 2000 City Historic Population Change 437 1980 14 10 177 153 5.6% NUMBER 414 1970

495 1960 Housing Occupancy, Westwood Occupancy, Housing Hills Historic Population Change, Westwood Hills 0 FIGURE 6.17: Owner-Occupied Renter-Occupied Vacant Total Vacancy rate Source: U.S. Census; American Community Survey (2018 5-year Estimates); City of Westwood Hills Total Units Total 100 200 300 500 600 400 FIGURE 6.16: Source: U.S. Census; American Community Survey (2018 5-year Estimates) . WESTWOOD HILLS WESTWOOD CONSTRUCTION ACTIVITY HOUSING OCCUPANCY POPULATION CHANGE Westwood Hills Westwood new any seen has not construction activity As 1990. since stock was the housing of most mentioned, Unlike nearby 1939. constructed before Hills Westwood seen communities, has not and rebuilds the demolition high of levels historic its years, of likely a factor in recent designation. Housing in Westwood Hills in Westwood Housing remains primarily housing single-family detached units. Renter-occupied units comprise just also rates the market. Vacancy of 5% about since 6% about remain at and stable, healthy illustrates Figure2000. the 6.17 change between and 2018. 2000 As a landlocked community, population population As a landlocked community, size. change mainlyhousehold by fluctuates As dwindled family as children households subsequently the population left the house, of the 1960 population declined. Since HillsWestwood has through declined 2010. as grew the population slightly, 2010, Since shown in Figure 6.16 Westwood HillsWestwood is a very small residential the at commercial with node enclave one The the community. of corner southeast with aged, 77% stock is relatively housing almost as entirely single- 1939 built before family units detached (99%).

Westwood Hills

JOHNSON COUNTY COMMUNITY HOUSING STUDY 272 HOUSING COSTS FIGURE 6.18: Housing Affordability, Westwood Hills Figure 6.18 displays housing cost characteristics in Westwood Hills. Westwood Hills has the 5th highest median home value in Johnson county ($395,500), which is up 11% since 2010. Median incomes are also VALUE TO INCOME RATIO: 2018 high, which are 4th in the county at $132,500. According to the U.S. Government, households spending more than 30% of their income on housing are considered cost-burdened. Additionally, a healthy, self- 3 2.98 sustaining housing market will have a value to income ratio between 2 and 3. By these metrics, Westwood Hills has an overall attainable 2 housing ownership market. • Westwood Hills' value to income ratio dropped to 2.98 from 3.68 in 2010, indicating a homeownership market that is becoming more 2 3 attainable. This may be a result of younger families with higher incomes replacing older homeowners in the market. • Despite the drop, about 20% of homeowners pay more than 30% of their income for homeownership. The burden for renters is even more pronounced, although only about 5% of all housing units in Westwood Hills are rentals. About 25% of renters pay more than 30% of their income on gross rent. • Westwood Hills rentals are unique and will continue to ask high rents for a specific market of renters. These renters may be high income households in transition or older high income households wanting less maintenance. COMMUNITY PERCEPTIONS COUNTYJOHNSON COMMUNITY STUDY HOUSING A total of 56 residents took the community survey. Discussions also occurred with representatives of the Planning Commission and other stakeholders that have knowledge of the area around Westwood Hills. ISSUES & OPPORTUNITIES • The small community is a transition of neighborhoods into high end areas of the county. Developers are coming in and bidding out first-time homebuyers. Source: American Community Survey (2018 5-year Estimates); RDG Planning & Design • Westwood Hills is a unique National Historic District community that is not meant to serve a variety of housing types and

preferences. The historic character should be maintained. Westwood Hills

273

JOHNSON COUNTY COMMUNITY HOUSING STUDY 274 SECTION Three A Path Forward

CHAPTER Seven Strategic Directions

The data, input, and analysis lead to several themes focused on issues to overcome and opportunities to leverage. While there may be more specific details for each city, these themes represent the most common themes spread throughout Johnson County. "[My] top amenities - single-family - single-family amenities top "[My] and lawn care - snow s.f. 1,600 home, want [I] lot. s.f. 7,000 under included, - walk to be mobile or to continue drive." "The revitalization"The downtowns of are Overland Park) as old (such creating and betterbusiness housing options..." is options housing of diversity "A vital in to supporting diversity the community. Unique housing a singleopportunities street on build and race income, across networks that in a way makes our generation communities more resilient..."

HIGH-QUALITY HOUSING STOCK DESIRE TO AGE WITHIN COMMUNITIES DEMAND FOR HOUSING VARIETY OPPORTUNITIES FOR INFILL DEVELOPMENT Existing housing in Johnson County is well-kept on average in most cities, with few concentrated with cities, concentrated in few most average on Existing County is well-kept in Johnson housing areas.dilapidated quality Lower areas are typically and often fall town centers in older within targeted program rehabilitation areas. Existing are an essential home these homes asset because willconstructionnew to compared CountyJohnson typically in options affordable be the most that is a similar size and location. Many people that live in Johnson County want to remain that in live Johnson Many living people after in their neighborhoods accessible floor, eventually may many living one years. They on need for retirement options Communal areinteriors. also options a popular these households for and accessible entrances, with shared lawns, gathering areas, shared or maintenance managed the by property manager. within can move their households Infill older these arrangements are where for lots ideal family. a new for a their house up and open neighborhood There is not only demand from people that want to live in Johnson County, but many people many people but County, that in want to live Johnson from only demand people is not There over the From community survey, living housing. to new like County would to in move Johnson living from rental like to an would County today to housing move in people Johnson 40% of move from existing their to a or home downsizehome, to a different home, owner-occupied Building existinglarger keep a variety units home. housing rental helps of at and smaller homes stabilize and helps existing units. appreciation affordable price manageable Some cities have obsolete or underused sites served infrastructure by underused sites or obsolete have cities that Some are prime for or industry, vacant centers, commercialshopping old Often these include: redevelopment. an infillof and redesign While demolition site membership. less of because closing churches to existing design, costs more infrastructure both the city costs for and the developer. can reduce the rise in propertyAdditionally, will valuation the in time city a shorter back than often pay development. subdivision new

HOUSING OPPORTUNITY THEMES

JOHNSON COUNTY COMMUNITY HOUSING STUDY 278 HOUSING OPPORTUNITY THEMES (CONT'D)

CONTINUED DEMAND FOR RENTALS AT ALL PRICE POINTS "Housing needs to be able to be Aside from the smallest landlocked cities, there is demand and need for rental housing across afforded by teachers, social workers, many price points. People moving to Johnson County or new graduates will often need to rent police officers, nurses. College grads first, and some must rent by necessity. w/ student loans, car payments can't afford to live [here] on any of these salaries."

HIGHLY RESPECTED COMMUNITIES AND SCHOOLS "...raised our children here and love Growth in Johnson County is an effect of many economic and locational factors. However, it! Great schools, parks, libraries, the great school systems offer a significant force for housing demand. Not only schools, but infrastructure, governance, and most communities in Johnson County also have many amenities that people desire and factor into of all great people." choosing where to live.

LARGE JOB CENTERS WITH THE NEED FOR ADJACENT HOUSING Johnson County is fortunate to have job and population growth. There are substantial expansion "Low-wage workers in the area can opportunities in light manufacturing, warehousing, white-collar office environments, and more. not find housing close to their jobs." Many large employers locate on campus-like settings but recognize employee desires to live near COUNTYJOHNSON COMMUNITY STUDY HOUSING their jobs. Development agreements for new job centers can leverage resources to incorporate housing development. Also, if office space demand decreases after the pandemic, converting office space to living space could be another way to add housing options.

LAND AND TRANSPORTATION OPPORTUNITIES THAT SUPPORT INNOVATIVE HOUSING "JoCo does not have adequate PRODUCTS public transportation, once that infrastructure can be improved Johnson County has a large amount of land yet to be developed. Some obviously should be upon then developments to house reserved for flood protection, steep slopes, greenways, parks, and open spaces. However, near the Interstate system offers areas to try new housing products where traditional single-family the workforce that uses that development is less desirable to the market, such as near rail lines and areas closest to the transportation should be supported." Interstate.

279 "We would love to stay in old to stay in old love would "We maintenance but neighborhood opportunities areprovided not just many. for too high or priced here be a may buy or rent for homes Town solution for seniors." “missing County needs "Johnson middle” housing: duplexes, townhomes, small and mid-size apartment developments, etc."

SLOWER RETURN TO BUILDING LIMITED HOUSING VARIETY LACK- "MISSING OF MIDDLE" HOUSING ATTAINABLE OPTIONS FOR RESIDENTS TO AGE WITHIN THEIR COMMUNITIES Large cities like Overland Park, Olathe, and Lenexa are building homes at record highsLarge like record and Lenexa annually. Park, are cities Overland at Olathe, building homes is that a it the indicates market However, numbers. record to see yet have Other communities timematter as of and Gardner Spring Hill building with are and Edgerton rapidly Soto De out next in line if barriers availability like lot and infrastructure are addressed. Housing construction permits county-wide show a dominance of traditionaldominance a of single-family show construction permitsHousing county-wide a large of have portion cities While some andlarge development. apartment development (owner typetownhouse there are plex significantly type developments 3-12 fewer development, and renters, and long-term short homebuyers, first-time for are products ideal These renter). or homes. currently nesters empty occupying lower-priced 3-4 bedroom Home appreciation and the overall number of the baby boom generation reaching retirement generation and the overall boom the baby of number appreciation Home homes accessible for Competition households. many older for decisions tough creates and beyond with stairs no is and maintenance high. County provided are facilities in Most luxury Johnson staying face in their homeowners existing to These homes many. for reach of ranges out price affordable the to more county of moving or out community relationships retain their long-time options.

HOUSING CHALLENGE THEMES

JOHNSON COUNTY COMMUNITY HOUSING STUDY 280 HOUSING CHALLENGE THEMES (CONT'D)

LIMITED ADVOCACY FOR HOUSING VARIETY "Find a way to provide housing for those who work in the County. But Public meetings for multi-family housing projects in most cities are characterized by the public it must recognize ... neighborhood voicing opposition to the projects. However, recent engagement in cities during long-term preconceived ideas about "higher comprehensive planning processes shows support for attainable housing. The many voices in density housing." You can't make support of housing variety need to make their presence known to local decision-makers, like those heard in the community survey and listening sessions during this study. City staff cannot it affordable without either public speak for them. subsidies or higher density..."

LIMITED SUPPLY OF FIRST-TIME HOMEBUYER OPTIONS "Very difficult to break into Homeownership is not for everyone. However, many people want to buy a home but are restricted the market for first time home by available options that meet their price point, which generally is below $250,000. Results are people renting for longer than they would like, living with someone else to save, or moving to buyers. The market is extremely another county with more attainable housing. competitive."

LACK OF CONSISTENCY IN REGULATIONS AND THE BASIC GROUND RULES Developers voice a notable difference in approval processes from city to city. There are some "Zoning laws make infill housing cities easier to develop in than others. What developers all want are clear rules upfront and cities very difficult" to stick to those rules through the approval process. COUNTYJOHNSON COMMUNITY STUDY HOUSING

UNSEEN HOMELESSNESS "I would like to see a program to help Many do not realize the effects that housing prices have already taken on many households in homeless, working poor, be able to Johnson County. Homelessness is present, even though many of these homeless have jobs. The obtain housing and get back on their cost of rent and other essential needs is high enough to price some households out of reliable feet. Like Habitat for Humanity but options. These populations are increasing in Johnson County. extended."

281 Clip from the virtual UCS Human Services Summit in 2020

Community Leaders City and County Elected Officials City and County Administrators Educators Employers Developers Residents Impacted Health Care Providers Social Service Providers

• • • • • • • • • HOUSING TASK FORCE PATH A FORWARD– Figure 7.1 on the next page shows the preliminary shows the next page on the Figure for schedule 7.1 with to be covered. along the topics Force, Task Taking the strategies forward is a Housing Task Force that includes thatTaking includes the forward Force strategies Task is a Housing solutions Housing the than county. throughout more stakeholders 200 willmunicipalityForce on depending Task different the and the look will Force Task will these varied The meet needs. be there to help to refinebegin a strategy 2021 meeting in toolkit the to early activate membership The in strategies city each and county-wide. housing includes: The housing assessment for Johnson County was never meant to be County meant was never Johnson for assessment housing The in the gaps of data market and identification of only an assessment is to identify the target assessment housing market. The housing programs that can challenges. the starts housing address That with this Chapter.

JOHNSON COUNTY COMMUNITY HOUSING STUDY 282 FIGURE 7.1: Housing Task Force Preliminary Schedule

HOUSING FOR ALL PROCESS DIAGRAM

Task Force Perspective UCS Board, TASK FORCE LEADERSHIP Leadership Panel HEN, Council 1 2 3 4 MEETINGS 5 1 & 2 Members of Advisors, WORKSHOP WORKSHOP WORKSHOP WORKSHOP ROLLOUT MARC Wednesday Wednesday Wednesday Wednesday January 20, 2021 February 10, 2021 February 24, 2021 March 10, 2021 April 2021 May 2021 Task Force Membership 7:00 - 9:00 p.m. 7:00 - 9:00 p.m. 7:00 - 9:00 p.m. 7:00 - 9:00 p.m. PURPOSE: PURPOSE: PURPOSE: PURPOSE: PURPOSE: PURPOSE: Share Knowledge & Vision & Goal Breaking Down Loading Up the Toolkit Develop Draft Healthy Celebrate! Roll Out Strategy TASK FORCE COLLABORATIVE Take a Deeper Dive Alignment; Dissecting Barriers & Seizing & Aligning to Vision Housing for All & Toolkit; Activate Strategy into Barriers Issues Opportunities Strategy & Toolkit Task Force Leadership Healthy Equity Network MATERIALS: MATERIALS: MATERIALS: MATERIALS: MATERIALS: MATERIALS: (HEN) Multi-Sector Perspective ■ Participant Guide ■ Summary Meeting ■ Summary Meeting ■ Summary Meeting ■ Draft Strategy and ■ Summary Meeting Notes Panels Council of Advisors ■ List of Participants by Notes from Previous Notes from Previous Notes from Previous Toolkit from Previous Meeting Meeting Meeting Meeting UCS Board MARC Perspective Panels ■ Healthy Housing for

■ Link to Housing ■ Link to Vision and ■ Link to Values and ■ Link to Potential All Strategy and Toolkit Study Goals Questionnaire Strategies by Goal Tools and Game (Draft) Area Questionnaire Changers TASK FORCE LEADERSHIP ■ EnRICHLY Guide ■ EnRICHLY articles ■ Best Practices Guide for ■ EnRICHLY articles Questionnaire Activating the Toolkit MULTI-JURISDICTIONAL & SECTOR ■ Meeting Agenda ■ Meeting Agenda ■ EnRICHLY articles Playbook Playbook ■ Meeting Agenda Technical Support Healthy Equity Network Playbook ■ Meeting Agenda Committee Leadership Team Playbook AGENDA AGENDA AGENDA AGENDA AGENDA AGENDA PERSPECTIVE PANELS ■ Share Housing Study ■ Storytelling - Impact ■ Success Stories ■ Success Stories ■ Share draft Strategy ■ Healthy Housing for MULTI-SECTOR Results of Barriers Presentation Presentation and Toolkit All Strategy and Toolkit Presentation Educators Employers ■ Share Draft Vision ■ Vision and Goals ■ Values and Strategies ■ Potential Tools and ■ Determine if there and Goals from Questionnaire Questionnaire Results Game Changers are any items ■ Activate Strategy -- Break Developers Residents Housing Study Results ■ Deeper Dive -- Break Questionnaire Results missing or in conflict into goal areas and Healthcare & Social Community Leaders ■ Deeper Dive -- Break ■ Deeper Dive -- Break into multi-sector ■ Deeper Dive -- Break ■ Break ideas and discuss activation strategy into multi-sector into multi-sector Perspective Panels into multi-sector tools into cohorts and sign-up for action COUNTYJOHNSON COMMUNITY STUDY HOUSING Service Providers meet-ups Perspective Panels Perspective Panels by by topic area to Perspective Panels by ■ Finalize format by topic area to topic area to dissect explore and evaluate topic area to define ■ Share Outcomes -- Each ■ Finalize discuss barriers and barriers and focus potential strategies potential tools, baby group shares top three PERSPECTIVE PANELS BREAKOUT Deliverables: Draft Market Realities - Reduce Costs & Share Risk opportunities on results ■ Align vision, values, steps, and game activation ideas changers Healthy Housing ■ Share Outcomes -- ■ Share Outcomes -- goals, and strategies for All Strategy and FOLLOW-UP Moving People from Not In My Backyard (NIMBY) to Each group shares Each group shares ■ Share Outcomes -- ■ Share Outcomes -- Toolkit ■ Final Strategy and Toolkit Yes In My Backyard (YIMBY) top three takeaways top three takeaways Each group shares Each group shares ■ Activation Strategy Preserving Existing Attainable Housing & Choice top three takeaways top three takeaways ■ Post-Process Evaluation Form Addressing Socio-Economic Challenges

Source: Shockey Consulting

283

plains Action org/resources Section: kc-apa.org City Chapter: aiakc.orgCity Chapter: communityhealth.ku.edu jccc.edu/about/sustainability Center for Community Health and for Center of Sustainability: www.jocogov.org/ Johnson County Government, Office County Government, Johnson Bridging the Gap: bridgingthegap.orgBridging the Gap: Communities: ipsr.ku.edu/compassion www.marc.org/Environment/Climate- www.usgbc.org/chapters/usgbc-central- American Architects, Institute of Kansas Development at the University of Kansas: of the University at Development Metropolitan metroenergy. Energy Center: Climate and Climate Action KC Plan: Action Building Green Council,U.S. Central Plains: The Center for Sustainability www. for Center JCCC: at The American Planning Association, Kansas City environment/sustainability-johnson-county KU's Center for Compassionate & Sustainable Compassionate for KU's Center Sustainable Design: and Current Resources Initiatives Environmentally friendly approaches to a high design, to many value cities. Sustainability initiatives are already the See taking the county. across place the right. on in theresources sidebar and betweenConnections incentives thatprojects or attainable create housing the or county specific for address needs city. respective not that projects does housing Design of strain cityoverly infrastructure capacity and fiscal ability to maintain public services in the future. Partnerships with organizations other not should market.and the It private be the full the a city responsibility or of to takecounty all on the risk in housing will programs. Force Task help The creatingaddress these partnerships. and guidance of recommendations The the or county for Force Task the Housing respective city.

1. 2. 3. 4. 5. STRATEGY GOALS SUMMARY Applying theApplying Goals the goals and to apply policy Adopting also in 7 andstrategies should 8 Chapter be mindful to incorporate: It is important to note there is no silver silver is there is important no tonote It bullet to all aspects market. the housing of in actions Kansas example, CityFor and will counties alwaysthe influence adjacent County. Johnson throughout market housing market, the housing of elements Further, not do products, as housing high-end such supply. more for require interventions policy them today. is market producing The

Pooling resources and funding resources Pooling mechanisms housing to encourage thatproducts are otherwise difficult for to produce. market the private Managing projects housing of the cost owners. entry-level for intended Ensuring regulations reliable that to every type applied are consistently certainty This provides project. of to undertaking when builders products. new

• • • STRATEGIC MARKET APPROACHES MARKET INFLUENCES MARKET As discussed in 1, Chapter many market housing market. Many the influence forces such local control, of are outside forces The to build lumber homes. as of the cost in 7 andstrategies 8 focus Chapters on that local and incentives actions, policies, and organizationsgovernments can use to housing offset the market's help or influence inefficiencies. A few examples include: The information in information the previous chapters The providing the is market not indicates products. housing several needed for means gaps the housing Understanding little them. a plan to address The without trending the itself market is past not shows this to fix chapter's Therefore, these gaps. local governments, how explore strategies organizations, builders, and other partners all to meet together can the housing work County. in Johnson needs

JOHNSON COUNTY COMMUNITY HOUSING STUDY 284 GOAL 1. Establish/create/develop a GOAL 2. Create mechanisms to share GOAL 3. Preserve and rehabilitate network of housing advocates risk existing attainable housing

Tools: Tools: Tools: 6. Develop and Manage a Housing Fact Book 1. Public/Private Partnerships 1. Expanding Program Options › › › Housing communication Existing partnerships Purchase Rehab Resale program for owner and rental units › » Local advocacy Trust funds 2. Continue Existing Programs » Terminology - Relate housing to › Lending consortium people 3. Market Existing Programs › Housing Development Fund › Rental rehabilitation programs

› Community Housing Bond › First-time homebuyer rehab programs

2. Non-Profit › Non-city/county programs

› Develop or identify a non-profit COUNTYJOHNSON COMMUNITY STUDY HOUSING › developer Promote design guides for code requirements and energy efficiency 3. Reducing Site Costs programs › Shared cost

› Special assessments

› Subordinate payments

› Infrastructure standards

285 Tools: Tools: A One-Stop Database for Housing Housing for Database A One-Stop Programs PartnershipsLeverage Housing Leverage AllLeverage in This Tools Risk-Sharing with GoalsChapter Housing to maintain the attainability the existing of stock and opportunities. housing new 1. 2. 1. GOAL 7. Connect existingGOAL 7. housing resources help (including for other expenses) and fill gaps left by the marketprivate GOAL 6. Prioritize funding/incentives for attainable adjacent housing to jobs and transportation Tools: Streamline Approval Procedures Prepackaged RFPs Plans and Site Small Middle-Density Lot, Townhome, Product Demonstration 1. 2. 3. GOAL 5. Remove uncertainties code in the development process Tools: Rethink Neighborhood Design Rethink Neighborhood Infill Development in ProductsAllow By-right Housing More ZoningResidential Districts Missing Target Proactively Middle- Products Density Housing

1. 2. 3. 4. GOAL 4. Increase the variety product of types, especially in middle-density

JOHNSON COUNTY COMMUNITY HOUSING STUDY 286 Figure 7.2 shows the situations where strategies to address these goals can have the most significant impact.

FIGURE 7.2: Housing Goals Applicability

GOAL POLICY TARGET HOUSING PRODUCT TARGET HOUSING PRICE POINT CITY OR LOCATION CONTEXT Various price points, moderate All products, especially Most applicable to fastest 1. Establish/create/develop a network of market rate preferred as targets middle and higher density growing cities and areas of housing advocates because of their increased risk rental options major redevelopment for builders. All cities and all locations All price points acceptable. More outside of environmentally policy incentives for homes under sensitive areas. $250,000 and rents under $1,000. 2. Create mechanisms to share risk All products that meet the needs in this assessment Deferred loans and developer Incentive policies reserved for paybacks more appropriate for areas contiguous to existing higher price points that meet a development and/or mixing of product gap. housing types All products, especially 3. Preserve and rehabilitate existing Focus on homes priced under All cities based on single-family homes built attainable housing $250,000. recommendations in Section 2 before 2000 For landlocked cities - opportunities in redevelopment 4. Increase the variety of product types, Townhomes, patio homes, All price points, focus toward site. multi-plexes, co-housing, moderate to market rate rents especially in middle-density ranges COUNTYJOHNSON COMMUNITY STUDY HOUSING Accessory Dwelling Units and home price points. Other cities incorporated into new subdivisions and infill development. 5. Remove code uncertainties in the development process All products Various price points. Applicable to all cities 6. Prioritize funding/incentives for All price ranges, but target Cities on the Interstate or mixed-income developments section arterial street systems; attainable housing adjacent to jobs and Focus on rental options with a portion of rents under Logistics Park Kansas City transportation $1,000. Intermodal Facility 7. Connect existing housing resources and Below market rate housing fill gaps left by the private market N/A prices and rent; Below median All cities and all locations household income levels.

287

CHAPTER Eight Housing Strategies

families." See See more in the Appendix and public policies. For example, For policies. and public 30 teachers and nurses and their Housing should be discussed be should and Housing reports, presentations, developer developer reports, presentations, presented in a way that to in a way relates presented "The project will provide space for Crime type, data housing by area, costs. and housing income, occupancy, impacts on development Housing transportation. of size and the number Household children in households. time. over Others can be added people’s lives. This means This lives. framing people’s how we talk in we staff housing how about

• • • • communication, realtors with realtors clients, communication, Fact book Terminology: City by city goals statement andCitylong- city by goals statement in theirto housing term related actions plans. andstrategic comprehensive Demographics of renter-occupied renter-occupied of Demographics taken in City, the County or households sources. Census other from the or U.S. Cost comparisons of infrastructure of comparisons Cost for (3 development housing low-density medium versus units and under) acre per units (5-12 development housing density acre). per Prototypical affecting factors property tax rates. Design examples of density ranges, using density of Design examples County as examples. in Johnson products Prototypical development proforma for showing products, housing different the marginsprofit in financing. and gaps

• • • • • • Tools: Develop & Manage a Housing Fact Book starts advocacy The creating by common a facts. development housing of framework understanding a common is not There that and how development of the cost of there affects Additionally, prices. housing that certainare misconceptions housing and crime, cause deterioration, products property A start values. lower a such for willfact book be refined the by Housing used widely be a piece should It Force. Task officials, elected realtors, by citizen groups, housing for advocating when and others Topics programs, and location. products, include:

Publicly display support of housing housing of support display Publicly andprojects understanding the needs. of community communication Open more officials.with and appointed elected balance with community desires a Help variety quality of products. housing

2. 3. 1. STRATEGY FOCUSES CREATE/DEVELOP A NETWORK OF HOUSING ADVOCATES The 4,615 community surveysThe and during with stakeholders conversations clear that it made assessment the housing understand needs the housing many people the needs. to address projects and support new withinEven conversations, the group between non- made were connections and organizationstoward profits working goalsthe same housing in their community. areConnections crucial and already County. Johnson throughout prevalent be paired must these connections However, with consistently advocacy. more Objectives 1. OVER-ARCHING GOAL - ESTABLISH/ - GOAL OVER-ARCHING 1. The strategic directions for Johnson County directions strategic Johnson for The is an communities incrementaland its programs of andstrategy a toolbox on based use as a coordinated for interventions policy by individualand cities county-wide effort their Figures on based context. 8.3 and 8.4 at summarizes the chapter of the end the array programs goals.of the housing to meet

JOHNSON COUNTY COMMUNITY HOUSING STUDY 290 HUSIN FR ALL PROCESS DIAGRAM Tools: Housing Communication Task Force Perspective UCS Board, TASK FORCE LEADERSHIP Local Advocacy. Leadership Panel HEN, Council 1 Task 2Force Agenda3 4 MEETINGS 5 Advocacy on the ground 1 & 2 Members of Advisors, WORKSHOP WORKSHOP WORKSHOP WORKSHOP ROLLOUT includes the development of a network of MARC Wednesday Wednesday Wednesday Wednesday housing advocates in all communities that January 20, 2021 February 10, 2021 February 24, 2021 March 10, 2021 April 2021 May 2021 Task Force Membership Workshop #1: will attend public meetings and be a voice 7:00 - 9:00 p.m. 7:00 - 9:00 p.m. 7:00 - 9:00 p.m. 7:00 - 9:00 p.m. for housing diversity. People advocating PURPOSE: PURPOSE: PURPOSE: PURPOSE: PURPOSE: PURPOSE: Share KnowledgeShare & KnowledgeVision & Goal & BreakingTake Down a Deeper Loading Up the Toolkit Develop Draft Healthy Celebrate! Roll Out Strategy for housing is a primary reason for the TASK FORCE COLLABORATIVE Take a Deeper Dive Alignment; Dissecting Barriers & Seizing & Aligning to Vision Housing for All & Toolkit; Activate Strategy into Barriers Issues Opportunities Strategy & Toolkit commission of this assessment. The Housing Task Force Leadership Healthy Equity Network Dive on Barriers MATERIALS: MATERIALS: MATERIALS: MATERIALS: MATERIALS: MATERIALS: (HEN) Task Force starting in 2021, will likely be the Multi-Sector Perspective ■ Participant Guide ■ Summary Meeting ■ Summary Meeting ■ Summary Meeting ■ Draft Strategy and ■ Summary Meeting Notes Panels Council of Advisors ■ List of Participants by Notes from Previous Notes from Previous Notes from Previous Toolkit from Previous Meeting Meeting Meeting Meeting network to sustain advocacy in the future UCS Board MARC Perspective Panels ■ Healthy Housing for through a county-wide coordinated effort. ■ Link to Housing ■ Link to WorkshopVision and ■ Link #2:to Values and ■ Link to Potential All Strategy and Toolkit Study Goals Questionnaire Strategies by Goal Tools and Game (Draft) Area Questionnaire Changers TASK FORCE LEADERSHIP ■ EnRICHLY Guide ■ EnRICHLY articles ■ Best Practices Guide for ■ EnRICHLY articles Questionnaire Activating the Toolkit MULTI-JURISDICTIONAL & SECTOR ■ Meeting Agenda State Advocacy. ■ MeetingVision Agenda & Goal Alignment; Dissecting■ EnRICHLY articles The Housing Task Force can Playbook Playbook ■ Meeting Agenda Technical Support Healthy Equity Network Playbook ■ Meeting Agenda be the leading organization to lobby for Committee Leadership Team Issues Playbook State level changes to housing policy. Several AGENDA AGENDA AGENDA AGENDA AGENDA AGENDA statutes in the State of Kansas preempt cities PERSPECTIVE PANELS ■ Share Housing Study ■ Storytelling - Impact ■ Success Stories ■ Success Stories ■ Share draft Strategy ■ Healthy Housing for MULTI-SECTOR Results of Barriers Presentation Presentation and Toolkit All Strategy and Toolkit Presentation from undertaking certain actions that would Educators Employers ■ Share Draft Vision ■ Vision Workshopand Goals ■ Values #3: and Strategies ■ Potential Tools and ■ Determine if there help advance the strategies of this study. and Goals from Questionnaire Questionnaire Results Game Changers are any items ■ Activate Strategy -- Break Developers Residents Housing Study Results ■ Deeper Dive -- Break Questionnaire Results missing or in conflict into goal areas and Healthcare & Social Community Leaders ■ Deeper DiveBreaking -- Break ■ Deeper Down Dive -- Break Barriers into multi-sector & Seizing■ Deeper Dive -- Break ■ Break ideas and discuss activation strategy into multi-sector into multi-sector Perspective Panels into multi-sector tools into cohorts and sign-up for action Service Providers meet-ups • Prohibition of Local Ordinances Perspective Panels Perspective Panels by by topic area to Perspective Panels by ■ Finalize format by topic area to topic areaOpportunities to dissect explore and evaluate topic area to define ■ Share Outcomes -- Each ■ Finalize Requiring Inspections of Private discuss barriers and barriers and focus potential strategies potential tools, baby group shares top three PERSPECTIVE PANELS BREAKOUT Deliverables: Draft Market Realities - Reduce Costs & Share Risk opportunities on results ■ Align vision, values, steps, and game activation ideas Residences. This includes interior changers Healthy Housing ■ Share Outcomes -- ■ Share Outcomes -- goals, and strategies for All Strategy and FOLLOW-UP Moving People from Not In My Backyard (NIMBY) to inspections. Overland Park does have an Each group shares Each group shares ■ Share Outcomes -- ■ Share Outcomes -- Toolkit ■ Final Strategy and Toolkit Yes In My Backyard (YIMBY) top three takeaways top threeWorkshop takeaways #4: Each group shares exterior inspection program. For local Each group shares ■ Activation Strategy Preserving Existing Attainable Housing & Choice top three takeaways top three takeaways ■ Post-Process Evaluation Form cities, this prevents action to proactively Addressing Socio-Economic Challenges stop property deterioration and protect Loading Up the Toolkit & Aligning to Source: Shockey Consulting

renters from unsafe conditions. Vision COUNTYJOHNSON COMMUNITY STUDY HOUSING • Prohibiting Rent Control or Control of Real Estate Purchase Price by Leadership Meeting: Political Subdivisions. In the context of recommendations in this study, the Develop Draft. Healthy Housing for statute does not allow cities to require certain price points for homes or All Strategy& Toolkit apartment units within a development agreement. Incentives would allow for such projects. Roll Out & Activation: Celebrate! Roll Out Strategy & Toolkit and Activate Strategy

291 Such a fund Such could A housing trustA housing fund a provides Developers either provide some affordable affordable some provide either Developers a fund into a fee to support units pay or product typesother or housing affordable that cannot make a profit. Thinking like just have housing we of for economic development funds to build parks and industrial business funds devote annually – cities sites to housing endeavors. Funds could come from a small all and private for fee public from to highways investments, new that commercial could housing, to new in strategies recommended support help this chapter. Support construction of new entry-level entry-level new construction of Support under generally priced products housing $250,000. existing of Rehabilitation owner and or points price lower rental for housing lower-income families. attainable rental of housing Development mixed- include could which options, income developments.

• • • • • be in many forms. Sometimes the city holds be in many the city forms. Sometimes holds the fund a separate are and others under organization. Two to fundways include: source of seed capital, seed unconstrained of by source non- or program regulations, a developer for housing needed to develop developer profit types. popularity The trust of funds can be For to theirattributed flexibility. inherent these dollars be for: could County, Johnson Trust Fund.Trust Tools: Public/Private Partnerships Fund. Development Housing Successfully increase the availability a of variety products/types. housing of Increase the financial ability builders of to try housing and developers different thatproducts are more attainable for households. purchaseof prices lower Encourage and site lots of the cost reducing by homes development. 1. 2. 3. SHARE RISK 2. GOAL: CREATE MECHANISMS TO Objectives

//www.grandrapidsmi.gov/Government/Programs- City appropriations from taxCity appropriations growth. funds, State Private contributions, grants. other County, from General revenues Excess Operating Fund.

• • •

https: and-Initiatives/Housing-NOW Eligible applicants include non-profits housing affordable and for-profit housing and public developers, Individuals are for authorities. eligible financialhomeownership assistance. Fund allocation is for used only that like city needs meet situations mixed-use development, projects with fundingother and sources, small scale development. The city of Grand Rapids set an Grand Rapids city of The target policy aggressive a citywide for housing affordable 30% of inventory with the to help units. created tool One Housing effort is Fund an Affordable city revenues, dedicated by leveraged and interest contributions, private earnings. a board provides Additionally, changes policy and for recommendations managing allocations. from: Funds come

- Grand Rapids, MI Rapids, - Grand Affordable Housing Fund Lawrence, KS has a similar fund where the public approved a sales tax increase for a new housing fund. The fund supports the acquisition, rehabilitation, and development of affordable housing. Over the next 10 year the fund expects to raise $10 million.

JOHNSON COUNTY COMMUNITY HOUSING STUDY 292 • Construction of any of the targeted under other regions in the Midwest operate a built housing products in this study. housing plan, much like a 401(K) plan. Housing Incentives at The employer provides a matching Support may include gap financing or contribution for a down payment on Saint Louis University even direct incentives to developers a home within the community or a for the development of target market specific part of the community. Saint Louis University has provided a projects. Trust funds receive funds in housing benefit to its employees through several ways, including the dedication of › Marketing local housing opportunities, an Employer Assisted Housing Program a specific share of local option sales tax, including rental and ownership (EAHP). The EAHP provides three fees, local revenue bond issues, grants, and options, rehabilitation, or first-time benefits for the University employees: charitable contributions. Through charitable home-buyer programs. contributions to a trust fund, employers • Housing information and education on home ownership. could play a vital role in housing quality and › Daycare assistance or provision, or choice. other necessary living expenses • When available, preferred rates and reduced closing costs on mortgage and Forming Partnerships. The role of existing › Direct investment in housing partnerships at the city, county, and refinancing costs through partnering development where their employees institutions. organization level like United Community can get a discount on housing in the Services, are invaluable to housing development. • When available, forgivable loans for initiatives today and the work moving eligible employees, applicable towards forward through the Housing Task Force. • Realtors, in particular, play an essential the purchase of a new home located in The role of other partners in the Task Force role in a housing partnership that designated areas. like realtors, builders, and developers will involves informing builders, cities, be as the contractors, marketers, and when and chambers on the preferences of This program applies to all current, appropriate, as financial partners for new buyers. Realtor’s secondary role involves full-time faculty and staff members. policies and programs. marketing new housing, or rehabilitated Properties eligible for the forgivable homes, to potential residents and working loan program must be located with JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING • Major employers (private & public) have with employers to match recruits with specific revitalization areas. In the SLU jobs available, and companies are ready housing that fits employees’ needs. program the percentage of the loan that to expand. One way to help attract the is forgiven increases with the number of workforce is attractive communities and • Builders and developers have the vital years of employment after origination of attainable housing options. Employers role of building new housing products know this and locate where there is not being produced in the market today. the loan, up to 100% of the loan after five housing or adequate transportation to Of course, they cannot be expected to years of employment. housing. Employers can and should play take on all the risk of such projects an active role in housing partnerships. without ensuring that profit can be made. However, they must be willing to › Rent subsidies and down payment come to the table and build high-quality assistance for employees residing products designed for incorporation into within Johnson County or their neighborhoods and meet the city's goals, respective cities. Some employers in which may mean agreeing to certain price points. 293 Some cities initiate A cooperative, private private A cooperative, Provide short term financing or “patient termProvide short financing “patient or financing” for builders and contractors in communities, especially for non- traditional that projects the private and lending federal avoids market mechanisms support. not do

• a bond issue to fund housing projects. The to fund issue projects. The housing a bond the by community requireand, a vote bonds project for clear support if passed, show a County cities, Johnson approval. For creating be used for should bond housing attainable both units owners and renters. for of the development include This may infrastructure housing. to support Community Housing Bonds. Housing Community Lending Consortium. Consortium. Lending sector venture among lending institutions lending among venture sector market County housing inactive the Johnson their risks. to spread consortium could The the trust alongside fund with or work other partnerships and distribute reasonable institution risk that one a way in no such this County, Johnson is For over-exposed. growing be a matter just of may the existing that canrelationships be established objective The through Force. Task a Housing and directive is to:

Development or buyer assistance buyer for or Development housing. units workforce 320 of repair through compliance a Code 120 fund repairs for load revolving with property liens. accessibility Handicapped units. 80 for improvements units housing supportive new 27 targeted to homeless/disabled/ veterans. income low 50 fund loan Revolving for homebuyers. 150 systems, units heating lead- of paint,based health hazards and repairs.emergency multi-family units. 150 affordable rehabs. home owner-occupied 30

• • • • • • • •

Projects include: In October 2016, Greensboro put to put Greensboro In October 2016, to million a $25 project vote bond fund the purchase, construction, and to low for to housing improvements Projects include households. moderate revitalization neighborhood or housing programs providing loans or and grants other toindividuals, or developers, bothorganizations single and for multi- arefamily projected bonds The projects. $54 millionto leverage in investments units. housing 1,007 on

Greensboro, NC Greensboro, Housing Bonds,

JOHNSON COUNTY COMMUNITY HOUSING STUDY 294 Tools: Non-Profit Develop or identify a non-profit developer. Housing Next - Ottawa Sometimes there needs to be an entity that County, MI produces or preserves housing in ways that the private market cannot succeed. Typically, the action falls to housing Housing Next was formed as a 5-year products at price points well below the pilot initiative to work closely with local market rate. There are different ways that units of government, developers and such an organization could form. Johnson non-profits to remove barriers to the County has several potential organizations creation of more housing supply at all that could be recognized, but with limited price points. capacity or experience. Often, these are formed as community housing development It is an independent organization, not organizations (CHDOs), which provide them a non-profit, acting as a middle person with additional access to state and federal to navigate resources and connect dollars. developers with projects. It is nested within the structure of the Greater An economic development corporation could Ottawa County United Way and funded achieve similar goals as a CHDO: by the community foundations of Holland/Zeeland, Grand Haven and • Operate as a private developer and private donors in Ottawa County. Some with the same permanent expertise of its initiatives include: and adequate capitalization as a private enterprise. • Evaluate local zoning standards to find ways to reduce regulatory barriers • Can also focus on existing housing. Specifically, buying low-quality houses, • Works with developers to find completing major rehabilitation, and available land, assemble preliminary COUNTYJOHNSON COMMUNITY STUDY HOUSING selling them to new owners. development plans that align with a community master plan and seek out • Uses financing primarily from private funding opportunities. donations and leverage from a lending consortium. Funds focus on generating • Works with other non-profits and working capital for the organization from housing advocates to seek out long many lenders. term funding mechanisms and organizational structures.

https://www.housingnext.org/

295

Besides cost-sharing, cost-sharing, Besides A city front-ends a A city front-ends Planning departments understanding existinghow standards conflict with city policies. thatUnderstanding city review reviews between and multiple processes is passed which departments money cost housing. of to the cost on A step building further how and includes alignfire requirements code with housing in certain encouraged products zoning unit thresholds districts. example, For that trigger high-cost development likerequirements fire sprinklers. (see Plans). case study: Prepackaged Site

• • • portion of public improvements, repaid repaid improvements, public of portion an through period extended over second a This reduces the property. on mortgage special over payments by assessments extending the the term loan and reducing principal. Subordinate payments. payments. Subordinate standards. Infrastructure city departments across be made to ensure while efficiency retaining cost Not quality. all departments understand that the impact Like housing. standards of the price on have zoning ordinances, infrastructure standards change possibilities frequently and design regularly updated at are often not but requirements the Additionally, city level. many organizations across are spread that conflict may otheras such with each and utility government, county providers, Beginning agencies. federal to evaluate infrastructure standards includes: units, likely below $250,000 to waive the units, $250,000 likely below special assessment. a review of improvement standards should a review improvement of Special assessments Cities canCities share new Shared costs. assessments. Special Tools: Reducing site costs to leads a site to develop the cost Reducing costs lower costs and subsequently lot lower for to incentives tied unit when housing per certain including housing or points price Severalproducts. methods are already used County cities. in extent Johnson to some subdivisions new developing for Examples include: are used to finance infrastructure. While the initial reduce purchaseassessments they are the through house, repaid of price to the monthly and add payments monthly special Thus, and overall the house. of cost useful are not assessments to target tools rather but households income the lowest funds. monthly those adequate that have waive city the special could The assessments a certain o support on lots of percentage households These housing. affordable more a downpayment saving for trouble have may high loans or current student of because with requires costs. working This tool rent the type on these of the developer and price infrastructure the on costs depending andtype. public location The development share the might of to be from 50% 30% experiencing cities for construction cost development. subdivision consistent property is taxes from the added Repayment Johnson For development. new by created and their cities partners should County, to include require these developments various types housing and smaller to lots balance future infrastructure maintenance and tax Lot variety and housing revenue. variety also should be allowed outright.

Smart Growth KC How? Where?

View the presentation at https://kclibrary.org/signature- events/smart-growth-kc-how-where brought in consultants and from Urban3 brought fiscal Towns to show Strong impacts of insightful growth. The infrastructure the of that much showed presentation traditional growth subdivision is not fiscally with six times responsible, more infrastructure growth than the growth are effectively in Subsides population. infrastructurebuilt into large lot for the tax Or burden subdivisions. rather, all increases insteadfor of residents those living for only in the large lot Instead,subdivisions. investing in first existing and more neighborhoods patterns can development new compact infrastructurecover costs and services. A lecture sponsored by the Mid-America the by A lecture Mid-America sponsored 2019 Regional Council in October, titled The topic of smart of growth topic The and infrastructure city on burdens costs, and the housing governments, taxpayers to the new Kansas is not City Pastmetro. discussions and lecture have metro interesting how dataunveiled on funding prioritize should cities in the future.

City. Smart Growth in Kansas

JOHNSON COUNTY COMMUNITY HOUSING STUDY 296 3. GOAL: PRESERVE AND REHABILITATE Tools: Expanding Program Options EXISTING ATTAINABLE HOUSING Purchase Rehab Resale Program. Houses are Neighborworks of acquired and sold in a rehabilitated or Northeast Nebraska Objectives “turnkey” state to owner-occupants. 1. Continue to maintain the most attainable It recognizes the limited number of Over a five year period NeighborWorks housing in the county. prospective buyers who want to carry out a significant home rehabilitation project. The Northeast Nebraska has implemented 2. Make people aware of programs for program works best when candidate houses a highly successful Purchase Rehab housing conservation. can be purchased at relatively low costs. Resale program. Under the program a qualifying household identifies a home, 3. Target programs to strategic areas of an assessment of the home for structural most need or most opportunity. Under the program, a CHDO or other non- profit developer purchases existing houses, stability is completed, followed by a 4. Ensure cities adopt and implement rehabilitates them, and resells them to NeighborWorks Northeast Nebraska both complaint-based and systematic new home-buyers, often first time buyers. purchasing the home to complete any minimum property maintenance code The lending community may participate repairs needed. Repairs can range from enforcement to prevent substantial cooperatively in this effort by providing $2,000 to $25,000. Following completion deterioration of existing housing. interim financing. Mortgage financing for of the repairs the home is sold to the low- and moderate-income buyers may be qualifying household often with down Good conditions in many areas of the county assisted by CDBG or HOME “soft-second” payment assistance of 20% of the final today are not guaranteed in the future. loans. Realtors may also participate by Monitoring and encouraging investment reducing commissions on selected projects. purchase price, up to $20,000. For regularly should protect “naturally Columbus, Nebraska this has resulted occurring affordable housing.” In certain Depending on the funding sources this may in 140 homes being updated and owned, instances, protecting the existing housing require households to make 80% or less of often by first time home buyers. in good condition from demolition through .http://www.nwnen.org/what-we-do/homeownership- the area median income (AMI). Using local assistance/purchase-rehab-resell-program design standards may be necessary. dollars through a development fund can

potentially broaden this to 80% to 120% COUNTYJOHNSON COMMUNITY STUDY HOUSING of AMI. These households are much more likely to be bankable, and based on realtor input, have the most challenging time finding quality housing. There may also be the opportunity to expand the number of houses eligible for the program. This type of program could also be paired with the production of housing that is appealing to empty-nesters and retirees looking to downsize.

A similar approach can also be used for dated multi-family developments.

297 With little code Kansas limit statutes State the ability rental to create inspection cities for described programs. advocacy level State rentalin Goal because be pursued 1 should inspection and registration programs they staff- are However, can be effective. smaller and must for cities intensive be administered that in way a avoids displacing low-income households. Partnerships to share staff defray and solution as a short-term costs are possible as a city grows. Rental rehabilitation must include both include Rental must rehabilitation to create and consequences incentives a balanced "carrot and based stick" housing effective program. Therefore, is the to ensure key enforcement code that units minimum meet housing standards.

• • enforcement in most cities and a tight rental cities in most enforcement rental for market, there incentive is often no property owners to make improvements. Rental programs rehabilitation focus should providing leveraged housing, workforce on with enforcement. code loans combined Rental rehabilitation programs. programs. rehabilitation Rental

communication with owners and tenants. partnerships. all properties NOAH in Bloomington. term affordabilityof one theirmost for challenging multifamily developments. addresses critical health andsafety issues rehabilitation additional and 172 new units.

Pursue funding. Pursue Develop engagement strategiesDevelop engagement to improve Focus on theFocus on 25 top potential future sales. Engage in community broader Establish a project tracking team. Track Provided housing stability and long- Established a maintenance plan which Preserved 306 existing affordable units. via a site Redeveloped tax credit for

• • • • Strategic Approach: • • • • • The partnershipThe by formed the city and other organizations the took to identify lead preservation for apartment and complexes infill based size, on proximity condition, to transit and amenities. team to The works acquire apartments NOAH private before can.developers apartment In one complex acquisition, the team: Affordable Housing for Naturally Occurring Occurring Naturally for Housing Action Team Team Action Housing Bloomington, MN

JOHNSON COUNTY COMMUNITY HOUSING STUDY 298 Tools: Continue existing programs Tools: Market Existing Programs Design guides. Marketing could include design There are many programs used in Johnson Marketing existing repair programs, guidance for homeowners and builders County cities today that are proven assets neighborhood clean-ups, and local trade to understand ordinance requirements to meet housing needs. Each city should resources for home maintenance needs for quality neighborhoods and homes. An make sure to evaluate its programs for should complement a consolidated resource example could be guidance on the basics of effectiveness regularly. That means: for all the programs that exist today (see energy efficiency for reduced utility costs Goal 7). Programs to address housing needs or universal design applications for older • Setting up performance metrics with any mean little if people are not using them or households to age in place. program to measure success toward the are unaware that they exist. program’s intended goal. Figure 8.1 at the end of the chapter shows Partnerships. Many of the partners described programs available throughout Johnson • Allocating adequate funding streams for in this chapter have a role in telling County today. The list comes from Internet the program to be able to influence the residents about existing programs. Realtors searches of government websites. Other intended goal. are especially important as one of the first programs may exist but are not easy to find touch points for a new resident. from a home computer without calling the • Restructuring criteria, reallocating funds, local city. or eliminating the program for something else if metrics do not align with intended First-time homebuyer rehab programs. There are goals. Ideally, metrics are reviewed on many examples where funds are allocated an annual basis with a detailed program only to first-time homebuyers in no-interest review every three years. loans or forgivable loans. Understandably, funds will not always go to households that need financial assistance. However, the program is still an incentive to trigger housing improvements or purchase older homes (that may sell at a premium), knowing that the costs for updates will be reduced.

See the case study for the Des Moines, Iowa COUNTYJOHNSON COMMUNITY STUDY HOUSING Neighborhood Reinvestment Program.

Non-city/county programs. Not every possible housing program in Johnson County is listed on a city website or even known by every city. A central database maintained by a group could be formed as a result of the Housing Task Force work. The database would connect organizers of programs, community members, those looking for help, and those wanting to help. See Figure 7.1.

299 Campbells Mixed Use Development - Lincoln, NE The design fits the housing styles fits styles design the housing The Context. if even the typearound a site, units of are site on a different. variables context Other views that enhance include may the site space open facilities add stormwater or amenities. Scale. new of size and height The buildings are with in keeping surrounding buildings the or context. neighborhood's Transitions. Provide a transition between intensity uses and lower higher-intensity issues. compatibility uses to address

• • • Tools: Rethink NeighborhoodDesign – Design not Density were neighborhoods Many pre-1940 with a variety types.developed housing of on often had 4-plexes neighborhoods The in the heart a block, of duplexes corners, dwellingand accessory units scattered This mix of a neighborhood. throughout variety and neighborhoods gave housing these options to add desire The character. and use infrastructure has efficiently more to existing density many to looking add this current residents, For neighborhoods. about raises and concerns many questions mean infill would what and redevelopment to their neighborhood. to complement needs Infill development character and the existing neighborhood's transitions where appropriate provide with infill any to consider Principles needed. development include: Provide rental options beyond traditionalProvide rental beyond options duplexes, apartments, including dwellingtownhomes, and accessory units. of the theLower risk development for that products fill built housing under local needs. missing for housing a focus on Include as well – those that incomes do middle programs qualify not but income low for still affording rate market trouble have new housing.

2. 3. 1. PRODUCT TYPES, ESPECIALLY IN MIDDLE-DENSITY RANGES Housing product gaps in market, the gaps private product Housing especially types, "missing housing middle" scale to be profitable of require economies many developers. larger market for private thatWhile the Kansas noted City metro that company a development have not does ranks smaller in in the 50 top the U.S., scale a crucial in middle play could role developers density housing. Objectives 4. GOAL:4. INCREASE THEVARIETY OF

JOHNSON COUNTY COMMUNITY HOUSING STUDY 300 Good examples in Johnson County today of design with density include: "We need to find a way › Townhomes east of Olathe West High to provide housing for School. those who work in the › The Townhomes at Buckley Court in County. But it must Overland Park (15.38 dwelling units per recognize the actual acre). costs of construction or reconstruction and the zoning policies Olathe Townhomes Olathe Townhomes and neighborhood preconceived ideas about "higher density housing." You can't make it affordable without either public subsidies or higher density. That trade-off is not well understood."

Overland Park Townhomes Overland Park Townhomes - Survey Respondent COUNTYJOHNSON COMMUNITY STUDY HOUSING

301 forming the managing Board. consortium or devoted local funds. devoted or consortium Overland Park and Olathe have land bank have and Olathe Park ordinancesOverland Land banks are they appealing land allow because for in place but are not in active use. However, having the use. However, in active are not but in place assembly without the city having to hold and maintainthe city having without to hold assembly properties. However, cities can projects cities sell the for lots However, properties. land banks, As 2019, listing so. of to do the requirements ordinance in place reduces the time and begin to activate reduces ordinance in place is coupled with funding as a lending steady a such source is coupled than meet specified needs. It isthan crucial It specified needs. that meet the land bank 24 cities or counties in Kansas have a land bank ordinance. in Kansas counties 24 or a land cities bank have ordinance. Kansas to establish allow and counties Statutes cities State Land banks are governmental nonprofit nonprofit governmental are banks Land vacant, that canorganizations acquire dilapidated or abandoned properties for renovation or demolition for future development. and d The rewards The

will the risks outweigh the often not for site. a redevelopment on market private in theCommunities will county to need identify infill they can where in aid site sites infrastructureprep, and up-sizing, share rate market risks new some in developing units.residential the in Many tools this of should cities However, canchapter apply. annually capital improvements plan for targeted infill at funded through sites, TIF general city funds.or Infrastructure improvements. improvements. Infrastructure Most cities and organizations not-for-profits regularly can property acquire through gifts,estate property or tax delinquency, liens. be maintaine This land must Tools: Infill Development Free orReduced-Cost Infill Development Lots. likely best kept under a land bankunder likely kept best (see lots offering By or discounted free sidebar). the total development development, new for is significantlycost than less in greenfield the and the benefit city reaps development using existing its of infrastructurewhile also directing to existing investment This is different from neighborhoods. demolishing, housing, buyinginvestors older the lot. and on rebuilding larger homes especially cities, locations, strategic For those that town are with landlocked or older multiple to acquire choose may centers, parcels to allow a larger development for with significantproject a more impact. the to support be appropriate may It infill of using by tax lots redevelopment financing missingincrement and only for types this by product identified housing assessment.

JOHNSON COUNTY COMMUNITY HOUSING STUDY 302 Tools: Allow more housing products by-right in residential zoning districts 4d Affordable Housing Incentive If local officials and the public agree on the above principles as Program, Minneapolis, MN components of high-quality neighborhoods, local city ordinances should be amended to allow missing middle housing by-right in more The 4d program in Minneapolis is a good model of combining districts. This does not mean through a Planned Unit Development property tax relief and the preservation of naturally occurring (PUD). It means the same approval process as one and two-unit affordable housing (NOAH) units. homes. The 4d program preserves affordable housing in Minneapolis Understandably there will be more design criteria to review and for by assisting apartment building owners with property tax the developer to meet. However, reducing public hearing processes reductions in exchange for their agreement to keep 20% or more reduces risk for the developer and saves money on soft costs for of their rental units affordable for a minimum of 10 years. It also attending and preparing for meetings. This should be combined with provides funding for energy efficiency improvements and solar housing advocacy in GOAL 1 for rezoning processes. If neighbors installations. Affordability is defined as households making less come out and oppose a rezoning to any residential district, then the than 60% Area Median Income (AMI). same issue persists. See also GOAL: Remove Code Uncertainties, Tool: Streamline Approval Procedures. Benefits to Property Owners: • 40% tax rate reduction on qualifying units for 10 years. The Appendix includes a city zoning ordinance review checklist as the • $100 per affordable unit grant (up to $1,000 per property). lowest hanging fruit for reducing attainable housing barriers. • Payment of first year application fee for the Low Income Rental Classification ($10/unit). Tools: Proactively target missing middle-density housing • Free or low cost energy efficiency and healthy homes assessment. products • Cost share funding up to 90% of qualified upgrades for green After amending codes and establishing design criteria, developers energy upgrades. For Johnson County, this could be based on the may still be leery of changing their building model. Therefore, new Climate Action Plan or other regional "green" initiatives. the tools in this assessment should be leveraged as incentives and • Priority for Solar Project funding up to $75,000 per project. COUNTYJOHNSON COMMUNITY STUDY HOUSING financing mechanisms targeting these missing product types. Requirements/Eligibility: Focusing on incremental development through pre-packaged sites • Building must have at least 2 units. allows some developers or non-profit organizations to create "missing • Can include owner occupant units, but those units are not middle" structures on a site by site basis. Gap financing or local eligible for 4d tax status. assistance may be needed for a small scale project to pencil out for • Property must not have rental housing license revocations or private market developers, along with zoning code adjustments outstanding housing orders. for smaller lot size and higher density allowances. These types of • Owner must record a 10-year affordability declaration that runs projects are not new to cities in Johnson County. Still there are few with the property. in recent years as larger scale subdivisions and apartment complexes dominate the market (see GOAL: Remove Code Uncertainties in the • Annual income verification is not required but as units turn over, new tenants must have household incomes at or below 60% AMI. Development Process). • Must accept tenant based assistance (ex: Section 8 vouchers).

303 There are There The housing assessment assessment housing The few developers building anything developers few beyond large or apartment/ single-family homes is understandable That complexes. condo historicalbecause and in consistency profits the past local of approvals reduces evidence fallingrisk a project of through. creating By plans and products site example of a package risk that of is will a level approved, get economic or Cities taken builder. off the organizations as go far could development Proposals for as Requests (RFP) to release specific under sites assembled to develop criteria and standards. Both methods are straightforward to eliminate ways approval risks. as technicalThis also applies assistance for experienced localless builders, investors, in a interested community members or are Soto De or community Edgerton project. community-driven where examples good garnermay interest.investment Small Lot, Townhome, Middle-density Product Demonstration. Tools: PrepackagedRFPs and site plans Show developers what will get approved, reduce soft costs, and trigger investment. shows demand for housing construction still may it However, and absorption. demonstration be necessary to provide leading a non-profit projects. This includes consortium the lending or development providing financialassistance. Types financing, gap assistanceof include infrastructure assistance, financial or tax assistance, and expedited permitting. there are also examples proven However, County to point Johnson throughout spread success. product to for Match zoning codes, building andMatch zoning codes, codes, Approve projects objectively and logically. objectively projects Approve Decrease quality, timelines approval for that projects meet community-driven and the by Force Task identified policies this as of a result study. adopted regulations current cityUpdate for and needs. policies restrictions. financing 1. 2. 3. 4. IN THEIN DEVELOPMENT PROCESS 5. GOAL:5. REMOVE CODEUNCERTAINTIES Objectives Each city will priorities different have into the address regulatory framework. Matching with is zoning codes what financially in building as well codes feasible is a first requirements lending as step. for to allow amendments different Zoning code typeshousing will trigger themselves not mitigating these However, variety. more form is a passive potential barriers upfront fillingof housing gaps. :

//www.cneinc.org/creating-homes Picking a building type the on based financing and site developer's options circumstances. urban good plans for and site Guides amiddesign traditional single-family neighborhoods. Technical considerations for packaging development applications. building Bank different for packages types to bring the how project to show lenders. to life provingby for profits

• • • •

https://www.incrementaldevelopment.org/ https: With help from the Incremental With help Alliance,Development Chattanooga undertook and stakeholder leaders an intensive developer workshop to missing middle for identify solutions types. resulted housing process The that the packet lays in a development to pursue a developer for framework including projects these

Chattanooga, TN Missing Middle for for Middle Missing

JOHNSON COUNTY COMMUNITY HOUSING STUDY 304 THE DEVELOPMENT PROCESS Tools: Streamline Approval FIGURE 8.1: The Prototypical Development Process Procedures PHASE 1: PLANNING APPROVALS | 1-2 Years

There are ways to increase opportunities DEVELOPER DESIGN & REVIEW CITY & PUBLIC for administrative site plan approval. PRE-DEVELOPMENT | 1-2 Years SCHEMATIC DESIGN | 6 mo » 1 year PUBLIC PROCESS | 1-2 years Especially when housing proposals meet » Site due diligence » Hiring of architect & engineer » Neighborhood engagement a city’s comprehensive plan goals and » Secure financing for » Finalize market analysis » Review by city departments targeted housing needs. There should not land acquisition » Review process with city staff completed » Draft development plan begins » Finalize site revisions based on be a question of public approval because the » Draft project life budget » Revisions related to codes and environmental comprehensive planning process includes » Marketing to investors administrative reviews completed regulations » Initial design presented » Potential appeals process » Conditional approvals requested heavy public participation to frame the to Planning Department » Biggest time variables in the vision, goals, and actions for the city's development process future. Additionally, a well-structured and design-oriented zoning ordinance will prevent possible adverse effects of density, building mass, land use conflicts, and PROJECTPROJECT APPROVAL transportation. Exceptions include: • The project requests an amendment to the PHASE 2: FINANCING & FINAL DESIGN | 6 months-2 years comprehensive plan. FINANCING | Up to 1 year BUILDING PERMIT | 6 months » 2 years

• The project requests a change to the » Potentially hold on project or sell to another investor » Building department and related agencies, such as zoning or subdivision ordinance. » Secure final financing the fire marshal and public works review construction » Complete final construction drawings drawings for compliance • The project requests a rezoning. » Revise drawings based on review • State or Federal law requires a public hearing because of specific funding or BUILDING PERMIT ISSUED

permit procedures. COUNTYJOHNSON COMMUNITY STUDY HOUSING

Interdepartmental Coordination. Review of PHASE 3: CONSTRUCTION | 18 months-3 years site plans is not only on the shoulders of planning departments. Many departments CONSTRUCTION | 18 Months » 3 years INSPECTIONS | Throughout Construction partake in review processes. Open » Selection of contractor » Inspections by building department communication between departments is » Sales and leasing work begins » Certificate of Occupancy issued with final inspection » Construction period of 12 to 36 months and critical for the success of efficient approvals potentially longer for full build-out of a subdivision (public works, engineering, stormwater, or mixed use development inspections). Better departmental communication means education on how departments impact housing costs and how CERTIFICATEBUILDING OF PERMIT OCCUPANCY ISSUED ISSUED to make changes without sacrificing public health and safety. PHASE 4: POST-CONSTRUCTION

LEASING & SALES | 6 Months » 1 year 305

» Final lease up or sale of units » On-going monitoring for non-traditional financing up to 15 or more years. . The ordinance took several years to develop and included and several included ordinance took years to. The develop 1 Expedited Plan Review Development Fee Reimbursement and/or Deferment and/or Reimbursement Fee Development Landscape Fee In-Lieu Reduction In-Lieu Landscape Fee Storage Space Reductions Alternative Exterior Materials Allowance Minimum Reduction Size Unit Parking and Parking Enclosed Reductions Allowance Density, Floor Area Ratio, and Height Bonuses Area and Height Ratio, Floor Density,

• • • • • • • • www.bloomingtonmn.gov/oh/opportunity-housing-creation-and-preservation 1 For newly constructed or infill single-family detached residential developments with 20 or more new units, at least 9% must be affordable to households making up to 110% AMI. In February 2019 the City of Bloomington passedIn the February the Bloomington Opportunity City of 2019 OrdinanceHousing requiring all and substantial housing new created newly with projects more rehabilitation or housing 20 60% of rates of at AMI leastunits 9% affordable at units to offer less or The amount of incentives available to the project is available directly to the project incentives of amount The of or units affordable the amount of to the number correlated or landcontributing of option the have Developers affordability. per $9.60 trustof at a rate to thefund affordable-housing money they housing build. market-rate of square foot developers, affordable housing experts,housing affordable in other stakeholders and developers, the process. canand financing developers use costs incentives offset To like taxoptions financing, housing increment land write-down, and project based housing vouchers. Incentives include: Opportunity Housing Ordinance, Bloomington, MN Help lessen the transportation barriers faced by lower-income the transportation lessen barriers lower-income by Help faced households. with households for Make feasible living County more in Johnson personal no vehicles. or only one Smart and cities. planning sustainable neighborhoods more Create use and sustainable mean that design neighborhoods principles provide many transportation options, urban services efficiently, and preserve natural the See features. links in 7 on Chapter the Goals"initiatives already for happening in the "Applying funding in sustainable practices best region, and design, possible for these practices.

2. 3. 1. HOUSING ADJACENT TO JOBS AND TRANSPORTATION Examples include gap financing gap include thatExamples to higher a gives priority type to product closer in locations a needed thatprojects produce mixed smaller or assistance for on transportation lot lot or options types and transportation.product to jobs closer Map 3.1 in Chapter 3 identifies how to apply tools for the greatest for tools to apply how in 3 identifies 3.1 Map Chapter this cities, may some and transportation For job for access. benefit to zoning regulations mean adjustments range to of allow a broader typeshousing districts, in more criteria. to design subject As attainable shown in 3, there housing are Chapter more areas where housing. for ability pay to willhousehold's on a greater influence have and transportation options, to local employment adjacent When owning for a car as much to and spend have not may households to to devote available income is result more expenses.associated The the private for needed subsidy or the incentive lessens which housing, attainable that points meet price at housing to produce market and retail nurses, like teachers, people service for workers. thresholds Tools: Leverage risk-sharing tools with goals housing Objectives 6. GOAL:6. PRIORITIZE FUNDING/INCENTIVES FOR ATTAINABLE

JOHNSON COUNTY COMMUNITY HOUSING STUDY 306 7. GOAL: CONNECT EXISTING HOUSING Tools: One-Stop Housing Program RESOURCES (INCLUDING HELP FOR DataBase Grand Rapids Great OTHER EXPENSES) AND FILL GAPS LEFT There are many resources scattered Housing Strategies BY THE PRIVATE MARKET throughout Johnson County that lead to fragmented efforts targeted at specialized Toolkit Objectives solutions. Each city understandably has its The City of Grand Rapids has made 1. Ensure programs are fully accessible to own strategic plans and targeted programs households that need them most. that could be included in a central database housing a forefront policy for the of housing programs. community. Much like this study and 2. Ensure developers and builders know the its Task Force follow up, Grand Rapids resources available when creating their The database can also include a page for began their initiative with a robust development proformas. other financial assistance programs. community listening schedule. The Housing is typically the highest regular efforts evolved into a series of focused 3. Encourage partnerships of resources and expense for a household. However, the cost targeted programs. work groups to develop policy and of other necessities affects the price that can program recommendations. Work be spent on housing. For families, especially groups include: childcare, transportation, and school costs are a non-negotiable barrier to attainable • Land use and zoning housing options. Reducing these costs can increase housing options. • Housing finance, economic Tools: Leverage Housing Partnerships • Workforce development As discussed under Goal 1, partner • Low-income and vulnerable populations organizations in the county are a resource The efforts are ongoing and have to inform people about housing programs. resulted in a Housing Strategies Toolkit

Habitat for Humanity has already made COUNTYJOHNSON COMMUNITY STUDY HOUSING some internal strides to develop a central listing all the available programs or resource. Leveraging all the partner initiatives in progress and what they organizations, especially the Housing Task will address.

Force's work, ensures all programs are https://www.grandrapidsmi.gov/Government/Departments/ captured and actively reviewed and updated. Community-Development/Housing-Rehabilitation-Program/ Great-Housing-Strategies

307 . DESCRIPTION . Area where the program below applies The NRA offers tax rebates of 95% for 10 years on increased property taxes assessed as a result of property improvements within a specific geographical area Partially reimburses for architectural, construction and material costs for your improvements or new construction. applicant The must investleast at $3,000 and apply within 90 days of completing your project Provides a 20 percent reimbursement for exterior improvements upon completion. There is no income requirement but Homeowners need to have at least $2,500 in combined repairs/renovations Income-eligible residents may apply to receive a full rebate of city telephone, electricity, or gas franchise fees for the year, a partial rebate of city property taxes, and a partial rebate of solid waste utility fees Assists Mission homeowners with the removal of physical barriers, dilapidated structures, qualifyinghouse minor painting, home repairs, and tree trimming. Funds are awarded based on the applicant's income, eligibility to receive Medicare/SocialSecurity disability benefits, involvement in code case resolution, and other factors A rebate of 90 percent of the incremental increase in property taxes from qualifying residential property improvementsCity's in Original the Town Three programs which provide: grants for beautification projects or neighborhood events, a neighborhood health index map used to select a project yearly to help improve quality of life, and a neighborhood registration program. Residents who meet guidelines can qualify to purchase taxi rides for work, medical or personal needs The Family Self-Sufficiency (FSS) Program assists families participating in the SectionHousing 8 VoucherChoice Program to achieve economic self-sufficiency Residents purchasing homes through this program may qualify for down payment assistance. Program is limitedHousing to Section Choice Voucher 8 participants. Income eligible homeowners who need to make major repairs to their home can apply for an interest-free, zero percent deferred loan. Income eligible homeowners can apply for repairs that would pose a threat to their health and safety, if left undone. Examples include a collapsed sewer, damaged roof or furnace Income eligible homeowners with physical limitations can apply for a grant to remove structural barriers from their home. PROGRAM Accessibility Modification Program Exterior Home Improvement Grant Community Rebate Program (Franchise Fee/ Property Tax/Solid Waste Utility Rebates) Mission Possible - minor home repair, dilapidated structures foundNone foundNone Neighborhood Revitalization Area Healthy Neighborhood Initiative Taxi Coupon Program Self-Sufficiency Family ProgramHomeownership Program Loan Deferred Emergency Repair Program Land Bank - Not active and holds no assets None foundNone foundNone foundNone Neighborhood Revitalization Area foundNone Neighborhood Revitalization Area ProgramExterior Reimbursement Grant Housing Related Programs in Johnson County CITY

FIGURE8.2: Olathe Mission Hills WoodsMission Merriam Mission Leawood Lenexa Fairway Gardner Edgerton Soto De

JOHNSON COUNTY COMMUNITY HOUSING STUDY 308 FIGURE 8.2: Housing Related Programs in Johnson County

CITY PROGRAM DESCRIPTION

Overland Park Community Development Block Grant Programs Various programs for income-eligible households

Land Bank - Not active and holds no assets

A grant of twenty percent will be awarded as a reimbursement for construction costs between $2,500 and $12,500 for Prairie Village Exterior Grant Program exterior remodeling Will rebate 100% of the City’s portion of property taxes to those meet the Dept. of Housing and Urban Development’s Roeland Park Property Tax Rebate Program income guidelines for Johnson County Provides assistance to qualified Roeland Park resident homeowners for exterior home improvements using volunteers Neighbors Helping Neighbors Program and contract labor Minor exterior home repairs. Projects include: Landscaping, Painting, Weatherization, Wheelchair ramp installation. Community Revitalization Program Labor is completed by volunteers and homeowners If improvements made to the property increase the appraised value by at least $5,000, applicants may then qualify for Shawnee Neighborhood Revitalization Tax Rebate Program a rebate of 90% of the eligible taxes paid on that increased value for ten years. The remaining 10% of the taxes will be placed in a special fund that the City will use to make improvements to the Neighborhood Revitalization boundary.

Rebuilding Together Shawnee (Not a City Program) Minor home repair and rehabilitation projects targeted for veterans and seniors.

Provides transportation to Senior Citizens (age 65 years and older) and the disabled. Provides for rides to private residences, to businesses, to physician offices, and any other location inside the Shawnee City limits or to the Shawnee Shawnee City Ride Program Mission Hospital complex or the Merriam Nutrition Center as well as the Johnson County Transit Center in Mission at no additional charge. Volunteer program coordinated by the City of Shawnee to connect home owners in need with minor property Neighbors Helping Neighbors maintenance and repair issues to those that are willing to volunteer help.

Spring Hill None found

Johnson County Johnson County Minor Home Repair Program

Johnson County Utility Assistance Program JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING The HOME Program assists eligible Johnson County homeowners with rehabilitation of their homes to bring them into HOME Program compliance with local housing codes (Housing Quality Standards). Designed to assist low-to-moderate income Johnson County residents or persons who have been employed for at least Homebuyer Assistance Program two consecutive years in Johnson County with down payment/closing cost assistance. This program provides a deferred payment loan at 0% interest, and is forgiven 10% per year for 10 years, after which the loan is completely forgiven. The Minor Home Rehabilitation program assists eligible Johnson County homeowners with home repairs and provides Minor Home Rehabilitation Program limited accessibility modifications for eligible persons with a disability. City of Olathe residents are not eligible for Minor Home Rehabilitation program services, but can apply with their city programs. Provides assistance to low-income residents of Johnson County in making their homes more comfortable, safe and Weatherization Program energy efficient. Eastern Central Kansas Economic Opportunity Corporation administered the program.

Neighborhood Stabilization Program

Senior Rebate Program

Brings volunteers and communities together to improve the homes and lives of low-income, elderly, disabled, and Christmas in October (Not a County Program) Veteran homeowners on one day each October.

309 CITY OR LOCATION CONTEXT Most applicable to fastest applicable Most growing and areas cities of major redevelopment All and all cities locations environmentally of outside areas.sensitive reserved for policies Incentive areas to existingcontiguous mixing and/or of development typeshousing All on based cities recommendations in Section 2 - landlocked cities For opportunities in redevelopment site. into incorporated Other cities subdivisions and infillnew development. Applicable to all cities or the Interstate on Cities arterialsection street systems; Logistics Kansas Park City Intermodal Facility All and all cities locations TARGET POINT PRICE HOUSING Focus on homes priced under under priced homes on Focus $250,000. points. price Various Various price points, moderate moderate points, price Various as targets preferred rate market their increased of riskbecause for builders. More All acceptable. points price under homes for incentives policy $1,000. under and rents $250,000 loansDeferred and developer for appropriate more paybacks a that points meet higher price gap. product All focus points, toward price rents rate to market moderate points. price and home All target ranges, but price mixed-income developments under with rents of a portion $1,000. housing rate market Below median Below and rent; prices household income levels. POLICY TARGET PRODUCT HOUSING All especially products, built single-family homes 2000 before All products All especially products, and highermiddle density rentaloptions All the that products meet inneeds this assessment homes, patio Townhomes, co-housing, multi-plexes, Accessory Dwelling Units rental on options Focus N/A

GOAL

Housing Goals Applicability Goals Housing

FIGURE8.3: 1. Establish/create/develop1. a network of advocateshousing 2. Create mechanisms to share risk 3. Preserve and rehabilitate existing attainable housing 4. Increase the variety product of types, especially middle-density in ranges 5. Remove uncertainties code the in development process 6. Prioritize funding/incentives for attainable adjacent housing to jobs and transportation Connect existing7. resources housing and fill gaps left by the market private

JOHNSON COUNTY COMMUNITY HOUSING STUDY 310 FIGURE 8.4: Strategy Tool Summary by Target Price Point

HOUSING ATTAINABLE ATTAINABLE HOME TARGET HOUSING TYPES APPLICABLE STRATEGIES/GOALS POSSIBLE FINANCING TOOLS INCOMES RENT OWNERSHIP

• Public/Private partnerships (GOAL 2) • Project-based Section 8 • Expanding program options (GOAL 3) Most certificates and vouchers • Rentals <$25,000 <$500-700 households in • Market existing programs (GOAL 3) • Low Income Housing Tax rental units • Public Housing • Funding for attainable housing near jobs/transportation Credit rental development (GOAL 6) • Senior only housing • Connect existing resources (GOAL 7) • Housing factbook/Housing communication (GOAL 1) • Market rate rentals • Public/Private partnerships (GOAL 2) • Rehabilitation and Around Purchase price • Entry-level • Non-profit (GOAL 2) revitalization programs $25,000-$50,000 Homeownership (existing housing) $700-$1,200 under $125,000 • Leverage risk sharing tools with housing goals (GOAL 6) • State and Federal grants, • Market rate senior credit programs housing • Broaden residential permitted uses (GOAL 4) • Connect existing programs (GOAL 7) • Housing fact book/Housing communication (GOAL 1) • Rehabilitation and • Public/Private partnerships (GOAL 2) revitalization programs • Non-profit (GOAL 2) • Special assessment or • Market rate rentals subordinate/deferred $125,000- • Infrastructure cost-sharing (GOAL 2) payments for new $50,000-$75,000 >$1,000 • Entry-level development (GOAL 2) $200,000 Homeownership • Expanding program options (GOAL 3) (existing housing) • Tax Increment Financing • Market existing programs (GOAL 3)

• State and Federal grants, COUNTYJOHNSON COMMUNITY STUDY HOUSING • Variety in product types (GOAL 4) credit programs for ownership • Pre-packaged site plans/ RFPs (GOAL 5)

• Housing fact book/Housing communication (GOAL 1) • Infrastructure financing • Market rate rentals • Public/Private partnerships (GOAL 2) • Tax Increment Financing $75,000- $200,000- $100,000 >$1,500; • Some market rate • Infrastructure cost-sharing (GOAL 2) $250,000 housing; Gap financed • Special assessment or Mostly development subordinate/deferred • Remove code uncertainties (GOAL 5) payments for new home- development (GOAL 2) ownership • Pre-packaged site plans/RFPs (GOAL 5)

• Market rate development • Housing factbook/Housing communication (GOAL 1) >$100,000 >$250,000 • Generally not needed or • Gap financing generally advisable use of public funds not provided • Remove code uncertainties (GOAL 5)

311

Appendix Consider opportunities to increase the Consider city's contribution for wastewater, storm Andrain, improvements. and water a higher at is contributions to tier option in areas higher density percentage of or 50% when or development residential the units of willmore to be affordable AMI 80% at less. or households Allow uses in residential more districts. commercial/employment Change zoning districts that only allow single-family uses also to allow duplexes, tri-plexes. and even housing, attached Each city will to evaluate the have thisfeasibility of their on based context criteria.and design Allow mixed and commercial residential uses in the same structure right by site or thanrather only throughtraditional a district or Development Planned Unit similar rezoning. overlay

6. 7. 8. 9. Restoration after damage Restoration - Exempt uses zoning in residential residential districts trigger from compliance any setbacks, size, building lot size, for damaged.and parking when Instead, these damaged of allow restoration thestructures time at to the condition of damage. reuse and reconstruction Adaptive - Specify reuse and adaptive reconstruction any is allowed for non-conforming building so long as the property has known no nuisance complaints or safety violations Special permits for nonconforming structures special - Exempt permit reconstruction or for requirements structural uses residential of alteration changingif not or the height, setback, area as existing today

› › › Evaluate nonconforming building regulations to ensure compliance properties focus on mostly requirements building or nuisance with of records than rather violations merely code to align properties seeking more with the time at regulations apply that not did of construction. Examples include: Eliminate regulating units housing by is “families.” to use best of the It number languageother determine not that does similar or family relation means. blood by

4. 5.

Review past exceptions granted Review on past exceptions If there are development. residential than similar five more or four exceptions making consider the granted year, each allowed right. by exception eliminate or parking Reduce requirements for low-income or affordablehousing units, especially within a of a half-mile parking off-street transit line. Generally, uses should residential for requirements Multiple- most. unit per at be two spaces family type uses can typically have standards than unit. lower per two spaces and coverage, Review setbacks, site parking to allow requirements building small nonconforming on that lots exist in the city today.

1. 2. 3. ORDINANCE REVIEW CHECKLIST FOR ATTAINABLE HOUSING An individual ordinance city each review for this of The the scope assessment. is beyond following is a general checklist typical of ordinance standards to change. Nationally, there is a growing discussion Nationally, ordinancesregarding impact the adverse As housing. of the development on have shown in this numerous assessment, to the ability to produce contribute factors codes. of exclusive housing affordable to make need sure that cities once However, codes municipal arethese hurdles overcome, time to affordable add or prohibit not do housing development.

JOHNSON COUNTY COMMUNITY HOUSING STUDY 314 HOUSING TERMINOLOGY FOLLOW-UP Housing should be discussed and presented in a way that relates to people’s lives. This means framing how we talk about housing in staff reports, presentations, developer communication, realtors with clients, and public policies. Recommendations are below:

• Tell stories that balance the people, places, and systems perspectives. • Don’t directly contest the public assumptions about mobility, consumer choice and personal responsibility. Instead, explain the role of systems in shaping outcomes for people and the communities in which they live. • Tell a “Story of Us” rather than a “Story of Them.”Bring the connection between housing and other issues into sharper focus. • Staffing shortages as schools and hospitals or increased property taxes when city costs rise, but population and new development don’t. • Help people connect the causes and effects of housing insecurity. • Make it clear that where you live affects you. • It’s okay to raise challenges of the past but focus on the kinds of change that lead to better outcomes.

• Use robust examples that show how new housing policies worked. COUNTYJOHNSON COMMUNITY STUDY HOUSING • Avoid leading with or over-relying on the terms “housing” or “affordable housing.” • Widen the public’s view of who is responsible for taking action and resolving outcomes.

Source: Kendall-Taylor, Nat. Tiffany Manuel. ““You Don’t Have to Live Here” Why Housing Messages Are Backfiring and 10 Things We Can Do About It.” Enterprise Community Partners, Inc. FrameWorks Institute.

315 What is your Zipcode? your is What

FULL COMMUNITY SURVEY RESPONSES

JOHNSON COUNTY COMMUNITY HOUSING STUDY 316 JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING

317

Do you think the following housing products would be successful in Johnson County today? County Johnson in successful be would products housing following the think Do you

JOHNSON COUNTY COMMUNITY HOUSING STUDY 318 JOHNSON COUNTYJOHNSON COMMUNITY STUDY HOUSING

319