the raytown area chat report aquila community housing assessment team martin h. shukert, aicp

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The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP Mark Dawson October 9, 2002

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The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP Mark Dawson October 9, 2002. Population Change Raytown. Raytown’s population has steadily declined since the 1970s. The city experienced an over all decrease of 0.6% over the last ten years. - PowerPoint PPT Presentation

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Page 1: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

The Raytown Area CHAT Report

Aquila Community Housing Assessment TeamMartin H. Shukert, AICPMark DawsonOctober 9, 2002

Page 2: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Population ChangeRaytown

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35000

1960 1970 1980 1990 2000 2012 (est.)

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1960 1970 1980 1990 2000 2012 (est.)

•Raytown’s population has steadily declined since the 1970s. The city experienced an over all decrease of 0.6% over the last ten years.

•The largest increase in population took place during the 1960s when the city’s total population increased by 16,223 persons.

•During the 1990s, Raytown’s population decreased by 213 people. However, the city added 347 units between 1991 and 2001.

•Raytown saw the largest decrease among those 25 to 29 and 60 to 64. Overall, these two cohorts experienced a decline of 1,227 persons between 1990 and 2000.

Source: US Census, RDG Crose Gardner Shukert

Page 3: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Population ChangeRaytown

Source: US Census, RDG Crose Gardner Shukert

1990 (%) 2000 (%) Change

Under 14 5,506 (18.1) 5,595 (18.3) +589

15-19 1,682 (5.5) 1,959 (6.4) +277

20-24 1,787 (5.8) 1,657 (5.5) -130

25-34 4,917 (16.0) 3,753 (12.4) -1,164

35-44 4,315 (14.1) 4,740 (15.6) +425

45-54 3,239 (10.6) 4,030 (13.3) +791

55-64 3,709 (12.1) 2,796 (9.2) -913

65-74 3,335 (10.9) 2,880 (9.5) -455

75-84 1,613 (5.3) 2,257 (7.4) +644

85 and over 498 (1.6) 721 (2.4) +223

Page 4: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Housing Construction1991-2001

0

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80

Multi-Family

Single Family

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10

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Multi-Family

Single Family

•During the last five years, the area has developed 209 new units.

•Development slowed during the mid-1990s before rebounding to a decade high of 70 units in 1999.

•Since 1991, Raytown has developed 180 single-family and 167 multi-family units have been built, a total of 347 units or about 35 annually.

•Single-family construction has been highly cyclical, probably related to lot availability.Source: City of Raytown

Page 5: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Occupancy Changes and Impact on Existing Housing Stock1990-2000

Source: City of Raytown, Census 2000

1990 2000 Net Change Construction,

1990-1999

Net Impact on Existing Housing

Owner-Occupied

9,527(75.02%)

9,500(73.09%)

-27 133 -160

Renter-Occupied

3,170(24.98%)

3,355(26.91%)

+185 151 +34

Vacant 519 454 -65 -65

Vacancy Rate

3.93% 3.41%

Total 13,219 13,309 +93 +284 -191

•Based on comparing census 2000 housing counts and construction rates, about 191 units of Raytown’s 1990 housing stock (or about 1.44%) left the housing market during the 1990s.

•About 160 units that were owner-occupied in 1990 (or about 1.7%) were either lost or converted to renter occupancy during the 1990s. This suggests something of a trend toward renter-occupancy among the city’s older houses.

Page 6: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Changes in Home Sales Prices1997-2002

Source: Multiple Listing Service

1997 1998 1999 2000 2001 2002

Median Sales Price

70,880 75,480 77,531 81,024 87,560 89,000

% of Sales Below $75,000

57.7 49.26 46.2 40.6 28.1 24.7

% of Sales Below $100,000

91.5 87.6 84.1 79.1 71.5 69.9

• Home prices in Raytown have increased steadily (25.6% since 1997), but remain relatively affordable.

• The % of very low cost homes (below $75,000) has been more than reduced by half since 1997.

• The market for houses above $100,000 has also slowly increased during the last six years.

Page 7: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Housing Resources and AssetsHousing Resources and Assets

•Community Identification•Housing Opportunity•Location and Market Demand•School System•Appealing Environment•Substantial Development Community•A Town Center•Planning Foundation•Leadership and Commitment

Page 8: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Community IdentifcationCommunity Identifcation

RRaytown has a strong and distinct sense of community and a high degree of mutual identification. Many residents are in town for the duration. Even those who move away still retain an element of a Raytown identity.

•Community Identification•Housing Opportunity•Location and Market Demand•School System•Appealing Environment•Substantial Development Community•A Town Center•Planning Foundation•Leadership and Commitment

Page 9: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Housing OpportunityHousing Opportunity

DD espite a somewhat negative reputation, Raytown’s housing stock is fundamentally sound and is affordable to entry-level homeowners, allowing people to invest equity in the community as they begin to form their families. Steady but moderate appreciation helps secure this investment.

•Community Identification•Housing Opportunity•Location and Market Demand•School System•Appealing Environment•Substantial Development Community•A Town Center•Planning Foundation•Leadership and Commitment

Page 10: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Location and Market DemandLocation and Market Demand

RRaytown enjoys a strategic location, convenient to most of the metropolitan area’s employment centers and attractions. Kansas City, the Kansas suburbs, and Lee’s Summit are all highly accessible, creating a strong potential demand for housing in Raytown.

•Community Identification•Housing Opportunity•Location and Market Demand•School System•Appealing Environment•Substantial Development Community•A Town Center•Planning Foundation•Leadership and Commitment

Page 11: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

School System School System

RRaytown’s school system is highly regarded and is a major attraction of families to the community. This gives Raytown the ability to attract a new generation of families. However, Raytown competes with parts of the district within Kansas City’s corporate limits.

•Community Identification•Housing Opportunity•Location and Market Demand•School System•Appealing Environment•Substantial Development Community•A Town Center•Planning Foundation•Leadership and Commitment

Page 12: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Appealing Environment Appealing Environment

RRaytown has an attractive physical environment, characterized by mature trees and varied topography, helping to define distinct neighborhoods. These features give parts of Raytown an almost rural quality – a sense of space within a large city. While low density is a challenge for a landlocked inner suburb, it is also a lifestyle asset for many owners.

•Community Identification•Housing Opportunity•Location and Market Demand•School System•Appealing Environment•Substantial Development Community•A Town Center•Planning Foundation•Leadership and Commitment

Page 13: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Substantial Development Community

Substantial Development Community

RRaytown has a strong community of builders and developers, who take advantage of limited land availability. Construction has grown in recent years, and tends to expand with increases in lot supply. Developments such as Golfview Villas, Villa Woods, and Jessica Estates are excellent projects that evidence a commitment to quality. Kansas City’s “boutique” industry of small homebuilders is well suited to capitalize on Raytown’s potential opportunities.

•Community Identification•Housing Opportunity•Location and Market Demand•School System•Appealing Environment•Substantial Development Community•A Town Center•Planning Foundation•Leadership and Commitment

Page 14: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Town Center Town Center

AA lthough not beautiful, Raytown does have a distinct business center that boasts a reasonable variety of basic businesses. This differs from many other suburbs that developed at the same time, which lack any commercial concentration other than old strips. The center provides Raytown with an important image-building and development opportunity.

•Community Identification•Housing Opportunity•Location and Market Demand•School System•Appealing Environment•Substantial Development Community•A Town Center•Planning Foundation•Leadership and Commitment

Page 15: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Planning FoundationPlanning Foundation

RR aytown has gone through a careful and methodical planning process, giving the city a foundation from which to build an implementation program. This process includes a new comprehensive plan, downtown plan, and a community futuring process, all developed with a high degree of community consensus-building.

•Community Identification•Housing Opportunity•Location and Market Demand•School System•Appealing Environment•Substantial Development Community•A Town Center•Planning Foundation•Leadership and Commitment

Page 16: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Leadership and CommitmentLeadership and Commitment

TT he leadership “stars” appear to be aligned in Raytown, partially attributable to the careful and participatory nature of the city’s planning. The City Council appears ready to act on several fronts, including downtown development. Most impressively, a strong cadre of community leadership has emerged, motivated by a strong commitment to the future of Raytown.

•Community Identification•Housing Opportunity•Location and Market Demand•School System•Appealing Environment•Substantial Development Community•A Town Center•Planning Foundation•Leadership and Commitment

Page 17: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Strategic Issues and OpportunitiesStrategic Issues and Opportunities

•Homogeneous Housing Stock•The Equity Ceiling•Sense of Place and Image•Changing Population and the Next Generation•Neighborhood Conservation•Land Availability and Room to Grow•Inefficient Land Use•Community Divisions•Downtown Development•Local Organizational Capacity

Page 18: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Homogeneous Housing StockHomogeneous Housing Stock

RR aytown largely developed during the 1950s and 1960s, giving it a high percentage of similar housing. Many of these units, financed by FHA and VA-guaranteed loans, were “Cape Cod” style houses, ranging from 700 to 900 square feet. The large amount of entry-level housing limits market choices offered by Raytown. In addition, this housing type sometimes fails to appeal to contemporary tastes of current first generation buyers.

•Homogeneous Housing Stock•The Equity Ceiling•Sense of Place and Image•Changing Population and the Next Generation•Neighborhood Conservation•Land Availability and Room to Grow•Inefficient Land Use•Community Divisions•Downtown Development•Local Organizational Capacity

Page 19: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

The Equity Ceiling The Equity Ceiling

RR aytown’s affordable housing stock helps young families invest their equity in the community. However, the lack of move-up housing can prevent people from staying in town as their needs change. As a result, Raytown may be exporting upwardly mobile, emerging leaders to surrounding areas. The city has increasingly become the “entry level” housing environment for Lee’s Summit and similar areas.

•Homogeneous Housing Stock•The Equity Ceiling•Sense of Place and Image•Changing Population and the Next Generation•Neighborhood Conservation•Land Availability and Room to Grow•Inefficient Land Use•Community Divisions•Downtown Development•Local Organizational Capacity

Page 20: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Sense of Place and Image Sense of Place and Image

RR aytown has a high degree of community identity, but nevertheless lacks a strong image. It lacks the special districts, nodes, and rhythms of more traditional communities. Yet the city does have major image development opportunities, including downtown, Blue Ridge Boulevard, Ong and Wildwood Lakes, the railroad ROW, the Santa Fe Trail, and even the 350 Highway corridor.

•Homogeneous Housing Stock•The Equity Ceiling•Sense of Place and Image•Changing Population and the Next Generation•Neighborhood Conservation•Land Availability and Room to Grow•Inefficient Land Use•Community Divisions•Downtown Development•Local Organizational Capacity

Page 21: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Changing Population and the Next Generation

Changing Population and the Next Generation

AAs a first-generation suburb, Raytown is aging. During the last ten years, its population over age 75 has increased by 41%, growing from 6.9% to 9.8% of the city’s population. As people age and move from their houses, a new generation of residents will take over. The ability of the city and its housing stock to attract new buyers is vital to its future. In a competitive metropolitan environment, this attraction requires sound housing, good basic services, quality education, and reasonable quality of life amenities.

•Homogeneous Housing Stock•The Equity Ceiling•Sense of Place and Image•Changing Population and the Next Generation•Neighborhood Conservation•Land Availability and Room to Grow•Inefficient Land Use•Community Divisions•Downtown Development•Local Organizational Capacity

Page 22: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Neighborhood Conservation Neighborhood Conservation

BB ecause much of Raytown’s housing was built at the same time, it also ages (and sometimes deteriorates) at the same time. Housing maintenance is a key challenge. Problems are intensified by a moderate, but apparent, trend toward purchase of small, formerly owner-occupied houses as rental properties. Also, many of Raytown’s neighborhoods were built to rural standards, with asphalt paving, surface drainage, and no sidewalks. Despite discussion of new development, existing housing will make up the large majority of Raytown’s supply for the foreseeable future.

•Homogeneous Housing Stock•The Equity Ceiling•Sense of Place and Image•Changing Population and the Next Generation•Neighborhood Conservation•Land Availability and Room to Grow•Inefficient Land Use•Community Divisions•Downtown Development•Local Organizational Capacity

Page 23: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Land Availability and Room to Grow

Land Availability and Room to Grow

RR aytown is completely surrounded by Kansas City and, consequently, cannot grow outward. While the city has some land resources, they are scattered and are not always available for sale at a reasonable market price to prospective developers.

•Homogeneous Housing Stock•The Equity Ceiling•Sense of Place and Image•Changing Population and the Next Generation•Neighborhood Conservation•Land Availability and Room to Grow•Inefficient Land Use•Community Divisions•Downtown Development•Local Organizational Capacity

Page 24: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Inefficient Land UseInefficient Land Use

AAs a “landlocked” community, Raytown ideally should use its land to greatest efficiency. Yet, a fair amount of its land is underused. The city’s overall population density is about 3,000 people per square mile, or less than 2 units per acre, a low density for a city where residential land use is so dominant. Many of its lots are large, dating from a time when septic systems were used for wastewater disposal. In addition, a number of older commercial and industrial sites are vacant or underused.

•Homogeneous Housing Stock•The Equity Ceiling•Sense of Place and Image•Changing Population and the Next Generation•Neighborhood Conservation•Land Availability and Room to Grow•Inefficient Land Use•Community Divisions•Downtown Development•Local Organizational Capacity

Page 25: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Community DividesCommunity Divides

SS ome observers report a north-south community divide in Raytown. This is understandable in a relatively low-density city with relatively low street connectivity, geographic barriers, and a lack of features that are tradiitonally community spaces, such as a major central park or a strong town center. In addition, the railroad and 350 Highway have tended to divide the north and south sides of town.

•Homogeneous Housing Stock•The Equity Ceiling•Sense of Place and Image•Changing Population and the Next Generation•Neighborhood Conservation•Land Availability and Room to Grow•Inefficient Land Use•Community Divisions•Downtown Development•Local Organizational Capacity

Page 26: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Downtown DevelopmentDowntown Development

TT he city is rightly committed to a downtown development program. The city and region have both demonstrated a market for attached housing and multi-family development. The nature of demand for pedestrian-scale retail space and new housing environments remain relatively untested, but nevertheless compelling. This project will require close cooperation between public and private sector, but can generate great community rewards.

•Homogeneous Housing Stock•The Equity Ceiling•Sense of Place and Image•Changing Population and the Next Generation•Neighborhood Conservation•Land Availability and Room to Grow•Inefficient Land Use•Community Divisions•Downtown Development•Local Organizational Capacity

Page 27: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Local Organizational CapacityLocal Organizational Capacity

RR aytown has relatively little experience with community development programs. It does not have a redevelopment authority or a community development corporation, has not carried out major redevelopment or land assembly programs, or administered CDBG-funded rehabilitation or development activities. The city will need to create a community development infrastructure to carry out key programs.

•Homogeneous Housing Stock•The Equity Ceiling•Sense of Place and Image•Changing Population and the Next Generation•Neighborhood Conservation•Land Availability and Room to Grow•Inefficient Land Use•Community Divisions•Downtown Development•Local Organizational Capacity

Page 28: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Development Absorption Potential

2000 2007 Forecast

2012 Forecast

0% Migration

30,388 30,075 29,859

1% annual Growth Rate

30,388 32,590 34,252

•In determining a theoretical absorption rate for development in Raytown, we look at the annual growth rate that occurs in many mature metropolitan communities. While the city is limited in the amount of growth that can occur, this theoretical calculation helps determine the number of housing units that could be needed if the city were able to grow unfettered.

•We consider a 1% annual growth rate to be a realistic target for a healthy, growing mature community. If a 1% annual growth rate is applied to Raytown, the city would have a 2007 population of 32,590 and a 2012 population of 34,252

•Almost 28% of the city’s households moved into their homes before 1979, indicating a large number of empty-nesters. As these units are sold they will likely be occupied by families, increasing the people per household and the city’s overall population.

Page 29: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Defining Potential Markets: Methodolgy

•Use 1% growth scenario and assumptions about people per household generate ten-year overall housing demand.

•Consider the distribution of household income in Raytown

•Match income ranges with affordability price points, based on housing costs equal to 30% of adjusted gross income.

•Define price breakouts for new housing demand, based on the assumption that new construction should ideally be affordable to the existing household income distribution.

Page 30: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Theoretical Ten-Year Development Potential1% Annual Growth Scenario

2002-2007 2008-2012 Total

Population at End of Period

32,590 34,252

HH Population at End of Period

31,998 33,630

Average PPH 2.37 2.4

HH Demand at End of Period

13,507 13,989

Projected Vacancy Rate

3.40 3.40

Unit Needs at End of Period

13,982 14,482

Replacement Need 90 75 165

Cumulative Need During Period

664 575 1,239

Average Annual Construction

111 115 113

•Housing demand calculation is based on a slowly increasing number of people per household and a constant vacancy rate.

•We assume a continued replacement need of 15 units annually. This reflects the level of demolition of deteriorated units and conversion of some units.

•This suggests a theoretical absorption of about 113 units annually.

Page 31: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Income Distributions and Housing Affordability Ranges

Income Range

Number of Households

Affordable Range for

Owner Units

Number of Owner

Units

Affordable Range for

Renter Units

Number of Renter

Units

Total Affordable

Units

Balance

$0-25,000 3,081 $0-50,000 572 $0-300 307 879 -2,202

$25-49,999 4,645 $50,000-99,999

6,981 $300-500 1,028 8,009 3,364

$50-74,999 2,990 $100,00-149,999

1,569 $500-699 1,550 3,119 129

$75-99,999 1,254 $150,00-200,000

273 $700-999 321 594 -660

$100,000 885 $200,000+ 105 $1,000+ 149 254 -631

Median Household Income $41,949

•Raytown has a negative balance of housing in the lowest and highest price points. •The city is short 2,202 units with values less than $50,000 or rents less than $300.•A shortage of the highest value houses leads many higher income earners filling housing that would be affordable to more moderate income households. This indicates the continued presence of a significant potential move-up market.

Source: Census 2000, RDG Crose Gardner Shukert

Page 32: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Ten-Year Housing Development Program, Raytown

2002-2007 2008-2012 Total

Total Need 664 575 1239

Total Owner Occupied 465 403 868

Affordable Low: $60-90,000 99 85 184

Affordable Moderate: $90-125,000 122 106 228

Moderate Market: $125-190,000 142 123 265

High Market: $190-250,000 60 52 112

High End: Over $250,000 42 36 78

Total Renter Occupied 199 173 372

Assisted: Less than $400 53 46 99

Affordable: $400-650 66 57 123

Market: Over $650 80 70 150

•Raytown has a 10-year absorption potential of about 500 units of owner-occupied housing within moderate or “move-up” ranges, between $90,000 and $190,000.

•Raytown has a need for about 222 affordable rental units.

Page 33: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Raytown Area Housing Objectives Raytown Area Housing Objectives

A housing program for Raytown should:

1. Focus on two solid areas of accomplishment to develop additional housing and define a new image of growth and dynamism – Downtown mixed use development and a new, urban residential development on a site outside of Downtown, preferably providing about 20 acres.

2. Identify future housing development sites and create a mechanism capable of assembling these sites for private development.

3. Establish standards that emphasize land-efficient housing forms to take full advantage of limited land resources while incorporating features that sustain high value residential areas.

4. Meet target market niches that are clearly needed in Raytown, with some emphasis on housing that provides move-up opportunities for maturing families and alternative settings for older adults.

Page 34: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Raytown Area Housing Objectives Raytown Area Housing Objectives

A housing program for Raytown should also:

1. Preserve existing neighborhoods and housing stock by maintaining their value for a new generation of homeowners. Use a variety of neighborhood development strategies, including organizational and infrastructure support, neighborhood amenities and identification, and rehabilitation and conservation programs.

2. Unify neighborhoods with each other and reinforce Downtown development by developing and implementing a pedestrian and trail plan, focused on the downtown center as its nucleus.

Page 35: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Organization for Implementation Organization for Implementation

Raytown’s housing strategy will be built on two pillars – finding and packaging sites for new development and rehabilitation of existing homes. The city must create the organizations capable of implementing these efforts.

Components of this organizational framework include:

•A Redevelopment Authority (LCRA)•A Community Development Corporation•Homebuilders•A Lenders Consortium

Page 36: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Organization for Implementation Organization for Implementation

Components

Land Clearance and Redevelopment Authority (LCRA)An LCRA is a public agency that can assemble, prepare, and convey land for private redevelopment. Under Missouri law, the City Council can act as an LCRA or create an independent agency. Because Raytown is new to redevelopment, and because redevelopment may well involve involuntary acquisitions, we recommend the City Council option. This ensures that difficult decisions are made by politically accountable officials and according to a consensus in the community. After initial successes and a demonstrated track record, the LCRA could ultimately evolve into an independent agency.

Page 37: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

The Members

Community Development Corporation (CDC)Community Development Corporations are nonprofit developers governed by a Board of Directors and operating in the same entrepreneurial way as a conventional developer. A type of CDC, called a Community Development Housing Organization (CHDO) must have a majority of board members drawn from the community and has special access to some federal community development funding. CDC’s can develop projects, acquire and rehabilitate properties, and act as general partners for affordable housing development.

Organization for Implementation Organization for Implementation

Page 38: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

The Members

Lenders ConsortiumA cooperative venture of Raytown’s lenders, designed to provide working capital for CDC-based initiatives. A consortium shares the risk and exposure of projects that may be perceived as high-risk or requiring “patient money.” Capitalization for loans may be derived proportionate to the local assets of participants. Potential deals include:

•Construction financing for CDC-sponsored rehabilitation projects.

•Construction financing for new infill construction.

•Securing of assistance through Federal Home Loan Bank programs.

Organization for Implementation Organization for Implementation

Page 39: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Roles of the Participants

LCRA Acquisition and site preparation of downtown and other redevelopment sites; arranging financing assistance through TIF, 353, and other tax abatement programs.

Community Development Corporation (CDC)

Development of rehab/resale projects; potential construction on infill sites

Lending Consortium Construction financing of CDC projects.

Construction and Development Community

Project construction and marketing

Organization for Implementation Organization for Implementation

Page 40: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Downtown Development Downtown Development

Raytown is highly and appropriately committed to Downtown development, and has selected a developer to begin this process. As a development partner and initiator, the City should follow consistent principles based in the market and producing a great district for the long-run.•Land Assembly

•Avoid Orthodoxies•Initial Critical Mass•Incremental Development•Multiple Developers and Consistent Design Standards•Mixed Uses and Housing Types•Linkages and Pedestrian Scale•Supporting Public Improvements

Page 41: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Downtown Development Downtown Development

Land Assembly

The city will almost inevitably have to assemble land and development sites beyond the land that it currently controls – the First Baptist Church site. Therefore, creating an LCRA should be initiated in the early stages of the Downtown enterprise.

Page 42: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Downtown Development Downtown Development

Avoid Orthodoxies

The key to successful Downtown development will be growth that is supported by the market; works for potential retail, office, and residential tenants; and maintains the values of town center development, such as mixed uses, public space, pedestrian scale, variety within unified themes. Projects should be designed around these objectives, rather than their complete consistency with a single design product. In other words, the objective should be “good urbanism” rather than “New Urbanism.” (By the way, they are often the same)

Page 43: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Downtown Development Downtown Development

Initial Critical Mass

The building block of Downtown development must be a successful initial project. The scale of the project must be small enough to receive rapid absorption and large enough to achieve critical mass – a scale that is economically and physically self-sustaining and complete. We suspect that this initial project area will include both the First Baptist property (city-owned) and the mostly vacant Raytown Plaza. Redevelopment of Raytown Plaza will remove a highly visible symbol of commercial obsolescence.

Page 44: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Downtown Development Downtown Development

Incremental Development

Downtown development will probably be (and arguably should be) an incremental process, growing over time. Incrementalism is often an attribute of successful development programs in emerging town centers. Each increment should be designed to build on the foundation of previous development, creating a unified whole at the end of each stage.

Page 45: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Downtown Development Downtown Development

Multiple Developers and Design Standards

Because of the incremental nature of Downtown development, and the number of individual ownerships along 63rd Street and Raytown Road, the downtown canvas will be completed by many painters. The city should continue its downtown master planning process to establish a detailed framework for continued development. The city should also develop design standards to guide a variety of individual decisions. Design standards should avoid micro-management, but should address issues that are fundamental to the character and function of the district. Examples of key issues include scale, building articulation, materials, relationship to the street, and signage.

Page 46: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Downtown Development Downtown Development

Mixed Uses and Housing Types

Downtown development should include commercial, office, and residential development. Residential development may find a more ready short-term market than retail development. We believe that market support exists in Raytown for quality apartments over commercial development and for townhouse, attached housing, and high-density single-family configurations. Development in the downtown “core” should feature higher density forms, while areas on the edge, most notably the horse track site northwest of 63rd and Arlington, can accommodate a larger variety of housing types.

Page 47: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Downtown Development Downtown Development

Linkages and Pedestrian Scale

New development should have a strong relationship to public spaces, including sidewalks and public spaces. Overall planning must also address linkages and progressions of development centers, including the racetrack, Center 63 shopping center, First Baptist sites, Raytown Plaza sites, and the existing commercial fabric along 63rd Street. Challenges include the distances between these development centers, the three north-south streets (Raytown Trafficway, Raytown Road, and Blue Ridge Boulevard), and the depressed railroad corridor.

Page 48: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Downtown Development Downtown Development

Supporting Public Improvements

The Downtown Raytown effort will require supporting public improvements. Some may be financed through project revenues, but others may require city capital budgeting. Some of these potential improvements may require streetscape, replacement of the Raytown Road bridge, public spaces, and some street improvements.

Page 49: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Development Site Assembly Development Site Assembly

Outside of Downtown, Raytown’s fundamental development challenge is one of site assembly. The second pillar of Raytown’s development program should be identification and (if necessary) assembly of sites for new residential development. An LCRA will be fundamental to this effort. Sites will then be conveyed to developers, possibly based on an RFP process that defines development objectives and standards.Components of this strategy include:

•Identification and development of vacant sites•Redevelopment site identification and assembly•Development objectives and standards

Page 50: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Vacant Site Identification and Assembly

Raytown’s housing development program should start by identifying, inventorying, and potentially assembling largely vacant sites that do not require relocation of residents or redevelopment of housing. The city should begin by assembling a priority site of about 20 acres and offering it to developers, with specific design and development standards. Land assembly may require creation of an LCRA.

Development Site Assembly Development Site Assembly

Page 51: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Vacant Sites

Redevelopment Sites

City Center

Potential SitesPotential Sites

Page 52: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Potential Development SitesPotential Development Sites

Site #

Location Acreage Projected Development Types Gross Density

(du/acre)

Number of Units

1 Hidden Lake 2.0 Attached, townhouse 8 16

2 51-Blue Ridge 9.0 Small Lot SF, attached, townhouse 8 72

3 55-Hunter Terrace 8.0 Small Lot SF 5 40

4 59-Raytown Road 22.0 SF Cluster/Conservation 5 110

5 60-62 Blue Ridge 1.5 Attached 6 10

6 Racetrack/63rd Street 22.0 Small Lot SF, attached, townhouse 6 132

7 Downtown 5.0 Upper level residential, townhouse 10 50

8 63-Willow 3.0 Small Lot SF 5 15

9 63-Northern 5.0 Small Lot SF, Attached 6 30

10 Blue Ridge/Laurel Sites 5.0 Small Lot SF 5 25

11 350/Gregory 11.0 Townhouse, Multifamily 12 132

12 Ong Lake 11.0 Small Lot SF 5 55

13 350 South 9.0 Commercial, Multifamily 12 108

14 83-Evanston 6.5 Small Lot SF, Attached 6 40

15 83-Maywood 7.5 Small Lot SF, Attached 6 45

16 84-Raytown 4.5 Attached, townhouse 8 36

17 Crestview 20.0 Small Lot SF 5 100

Totals 152.0 6.68 1,016

Page 53: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Vacant Site Identification and Assembly

Based on the theoretical 1% annual growth rate scenario, a capacity for 1,016 units represents a 9 to 10-year land supply. If this potential is discounted by 20%, the land supply could be absorbed in about 7 to 8 years. A redevelopment approach may then be seen as a second phase of the development program.

Development Site Assembly Development Site Assembly

Page 54: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Redevelopment Sites

Raytown should identify sites for potential redevelopment and should begin, through an LCRA, a program of gradual site assembly. Full reuse of redevelopment sites should follow use of vacant sites that do not require relocation or acquisition of houses. Criteria for potential redevelopment sites may include areas with:

•Very low densities, below 1.75 du/acre•Rental occupancy above city averages•High concentrations of code complaints and housing deterioration•Obsolete platting, such as areas with extreme lot depths or high depth to width ratios

Development Site Assembly Development Site Assembly

Page 55: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Vacant Sites

Redevelopment Sites

City Center

Potential SitesPotential Sites

Page 56: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Development Objectives and Standards

Raytown must take advantage of precious development opportunities. These will require housing approaches that provide higher densities in amenity-rich environments. These configurations include small-lot single-family, single-family attached, and townhouse development, with some multi-family development in appropriate or mixed use sites. As the LCRA prepares requests for development proposals for sites that it has assembled, it should establish development programs for various sites.

Existing platting will provide large-lot settings into the future. Raytown may ultimately experience a phenomenon where private buyers buy existing houses on large lots, demolish the houses, and build new homes.

Development Site Assembly Development Site Assembly

Page 57: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Development Objectives and Standards

Primary markets for new housing on these development sites should be:

•Move-up housing, a critical market niche that remains in undersupply in Raytown in 2000.

•Housing for older adults, including cluster house, single-family attached or townhouse settings with good amenities and, in many cases, common area property maintenance.

Higher-density, amenity-rich development that addresses these niches requires special design standards and features in the public environment to establish a special and desirable identity.

Development Site Assembly Development Site Assembly

Page 58: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Raytown’s Population Potential

Development Site Assembly Development Site Assembly

2000 2020

Existing Household Base 12,855 12,855

Population/Household 2.32 2.45

Household Population 29,836 31,494

Non-Household Population 552 573

Potential New Units on Vacant Sites 1,013

Population/Household on New Development 2.4

Population from New Development on Vacant Sites 2,431

Potential New Units on Redevelopment Sites 1,000

Population/Household on New Development 2.4

Population from New Development on Redevelopment Sites 2,400

Total 36,898

Page 59: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Neighborhood Conservation Neighborhood Conservation

Neighborhood conservation and housing preservation is vital to Raytown’s future development efforts. This strategy should address preservation of existing housing, property maintenance standards, supporting public improvements, and neighborhood identification.Components of this strategy include:

•An acquisition/rehab/resale program on existing homes.•A property maintenance program, emphasizing assistance and voluntary action.•Continued street rehabilitation efforts.•Neighborhood identification and organization

Page 60: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Acquisition/Rehab/Resale

An acquisition/rehab/resale program can help preserve existing housing for a new generation of homebuyers and discourage current trends toward acquisition of lower-priced houses by investor owners or assembly of properties for rental. This program is appropriate when candidate houses can be purchased at relatively moderate cost – a condition present in some parts of Raytown. Under the program, a CDC purchases existing houses, completely rehabilitates them, and resells them to new homebuyers. This allows a new owner to buy a completed house, rather than attempt to manage a rehabilitation effort. It also helps assure that houses needing work are preserved, rather than allowed to run down further or be conveyed to investor owners who are likely not to upgrade the property. The Lenders Consortium may participate in this effort by providing interim financing.

Neighborhood Conservation Neighborhood Conservation

Page 61: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Acquisition/Rehab/Rental (or rent-to-own)Under a variation of this program, the CDC could retain units for income, in partnership with a quality investment group.

It may well be in the interest of the city to maintain some quality rental houses. Under a variation of the rehab/resale program, the CDC purchases and rehabilitates houses, but maintains them in an inventory as rental properties. This type of project can be financed with the help of Section 42 Low Income Housing Tax Credits. Here, the CDC assembles limited equity partners who invest in return for favorable tax credit incentives. A tax credit allocation should be secured to do a number of units. Alternatively, the project may be privately financed and sold to an investment group. These units can also be used as part of a rent-to-own program, where tenants accumulate equity that permits them to buy the rehabilitated house in the future.

Neighborhood Conservation Neighborhood Conservation

Page 62: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Property Standards ProgramA Property Standards Program should emphasize voluntary action and assistance, using enforcement as a last resort.

Program components include:

•A user-friendly Property Standards Guide, meant for popular distribution and designed to communicate expectations for maintaining property in Raytown.

•An assistance program, using city code enforcement or volunteers to assist people with clean-up problems and referrals.

•At least one additional code-enforcement inspector, addressing both voluntary administration and enforcement activity.

Neighborhood Conservation Neighborhood Conservation

Page 63: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Infrastructure/Street RehabilitationResidential street rehabilitation programs appear to have a major impact on property maintenance and encourage private home improvements.

Program components include:

•A regular, annual set-aside of funds raised through the proposed sales tax for residential street rehabilitation.

•Strategic analysis of neighborhood street rehabilitation needs, based on neighborhood factors and physical conditions. Rehab program should be targeted to areas where street rehabilitation will have a stabilizing effect.

•Include street resurfacing, curb and gutter construction, or upgrade of surface drainageways.

Neighborhood Conservation Neighborhood Conservation

Residential street rehab program in Clinton, Missouri

Page 64: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Neighborhood Organization and IdentificationGregory Heights and Wildwood Lake benefit from strong neighborhood identifiability. These models can be used in other parts of Raytown, to encourage designation of neighborhoods and neighborhood organization.Program components include:

•Defining neighborhood or addition names on city maps.

•Developing gateways or graphics that distinguish neighborhood entrances. Connect with the Kansas City Neighborhood Alliance on technical organizational assistance and small grant programs for amenity development.

•Encouraging and supporting the development of neighborhood organizations. Provide a written guide or brochure on how to organize a neighborhood group. Capitalize on current neighborhood watch efforts. Emphasize the positive, social aspects of neighborhood organization.

Neighborhood Conservation Neighborhood Conservation

Neighborhood identification graphics in Lincoln, NE

Page 65: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Community Unification and Trail DevelopmentCommunity Unification and Trail Development

Raytown should help bridge geographic barriers that separate neighborhoods by developing a linked trail and pedestrian system that serves each quadrant of the community. This system focuses on Downtown as its central node. The system can be further reinforced by the location of a Kansas City Metro transit node in Downtown Raytown.We recommend a basic trail/pedestrian

network serving Raytown and connecting it with a regional trail system. The proposed concept is a “Figure 8,” with its crossing node in Downtown. This basic system would be the foundation of a community-wide pedestrian system, financed as a public utility rather than a special benefit and designed to serve major community destinations.

Page 66: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Trail ConceptTrail Concept

Page 67: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Community Unification and Trail DevelopmentCommunity Unification and Trail Development

Trail Components

Elements and configurations of the system include:

•Exclusive Trails, using drainageways, the railroad corridor, major utility easements, roads, and public or semi-public open spaces.

•Sidewalk trails, developed along major streets as part of street improvement projects.

•Bicycle lanes with a parallel continuous sidewalk on streets with adequate width.

•Share-the-Road route designations with continuous sidewalks on one side.

Page 68: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Community Unification and Trail DevelopmentCommunity Unification and Trail Development

Trail Segments

Northwest/Southeast Leg

From Super Splash Water Park through Downtown and to 83rd Street or South Drainageway, using Raytown Road, the railroad right-of-way through Downtown and Wildwood Lake to a north-south utility easement, south along the edge of First Baptistn and along Hedges to 83rd, with a branch to the YMCA on 350 Highway.

Northeast/Southwest Leg

From northeast city limits along Blue Ridge Boulevard to Downtown, along Evanston and 64th Terrace to Elm Avenue, across 350 Highway and south along Ditzler through Gregory Heights to Ong Lake, around Ong Lake and the edge of Mt. Olivet Cemetery to 79th, south along Ditzler through potential redevelopment site to 83rd Street.

Page 69: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Community Unification and Trail DevelopmentCommunity Unification and Trail Development

Trail Segments

53rd Street Leg Sidewalk trail along 53rd Street connecting Super Splash to Blue Ridge Boulevard.

83rd Street Leg Sidewalk trail from Hedges across town. Current street width is adequate to accommodate bicycle lanes.

350 Highway Trail Trail development with possible boulevarding of the highway, depending on future design and planning study of road, now underway.

Page 70: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Strategic ProgramStrategic Program

2002-2003 •Establish implementation framework, including LCRA and CDC.•Begin redevelopment process in Downtown, with development of first stage program.•Acquire initial 20 acre residential development site and offer the site to developers, subject to specific development requirements and guidelines.•Launch first CDC-sponsored acquisition and rehab program.•Railbank railroad corridor.•Connect with KC Neighborhood Alliance and begin neighborhood organization effort; participate in the KCNA’s small neighborhood grant program.

Page 71: The Raytown Area CHAT Report Aquila Community Housing Assessment Team Martin H. Shukert, AICP

Strategic ProgramStrategic Program

2004-2005 •Complete first stage of the Downtown Development project and begin development on second phase.•Through CDC, achieve 5 to 10 annual rehab/resale houses.•Continue buildout on initial residential development, acquire additional parcels through the LCRA•Initiate a Neighborhood Street Rehabilitation Program on an annual basis•Begin phased development of the Raytown Trail System, potentially with the rail corridor link between Super Splash Water Park and Wildwood Lake. Connect trail into Downtown and to a KC Metro Transit Hub.