This document discusses strategies to double the residential population of downtown Kansas City from 17,353 to 40,000 residents. It provides an overview of the housing markets in the Central Business District, River Market, and Crossroads neighborhoods, including current residential density, average rents and home prices, occupancy rates, and the types of housing units. The document also examines trends in downtown residents, showing increasing household incomes, home ownership rates, and decreasing shares of residents paying $1,000 or less in monthly rent. Overall, the document analyzes downtown Kansas City's housing market and outlines both public and private sector initiatives needed to achieve the goal of doubling the residential population.
2. Downtown KC Housing Summit June 2010
Model Downtown Residential Development Strategies
Private/Public Sector Research and Strategy
• Development of a residential strategy based on GDAP & EDIP guidelines
– Agreed upon residential development market gap analysis
– Tax base impact of Downtown resident
– Advocacy process for State and Federal economic development tools
Private Sector Initiatives
• Define Downtown in terms of sub‐districts – drill down analysis
• Create a Downtown Residential Development Group:
– Equity fund for multi‐layered financing (GKCCF, Downtown Corporations, Philanthropies)
– Marketing to
• Residents (underway)
• Buyers by segment
• Developers (“matchmaking” developers with projects)
– Developer resource guide
– Broker education program
– Relocation Services
– Employee incentive program
E l i ti
Public Sector Initiatives
• Establishment of a Urban Redevelopment Authority (Possibly under EDC umbrella or within housing
department – focus on land assemblage, bonding capacity)
• Comprehensive GIS database inventory: detailed building data and surrounding infrastructure ‐ Opportunities
for supporting existing investments and creating density, developer accessible
• “Green Tape” policy for Downtown housing (“front of the line”)
– Double green tape for historic rehab (e.g. Lucas Place, Pickwick, Mark Twain, Argyle)
Downtown Council of Kansas City 2
3. Downtown KC Housing Summit June 2010
Double the Downtown residential population
•Downtown housing is a top priority
for sustainable development of our
community.
•EDI states that one of the priority
uses for public investment is for
“Downtown Housing Development –
Downtown Housing Development
Loft, Condos” (page 11)
Greater Downtown Kansas City
2009 Residential Population
•17,353
Goal (2% of KC metro area population)
•40,000
Market Overview*:
11,438 housing units
1.6 people per unit
91% average occupancy rate
g p y
*Source: Compiled by the DTC from
property owner/manager interviews and
2000 Census
Downtown Council of Kansas City 3
4. Downtown KC Housing Summit June 2010
Average sales price of existing homes in
Greater Downtown Kansas City 2003‐2007
Why Does it Matter?
Resident Impact: Purchasing Power
Purchasing Power per Acre
$250,000 $236,803
$200,000 $190,041
$
$170,741
,
$154,383
$150,000
$102,706
$100,000
DrillDown 2007
$46,457
$50,000 $33,390 Census 2000
$‐
Source: Kansas City Urban Market Assets (KCUMA), 2007‐08 Kansas City DrillDown Results
Key Points:
•Residents shop and work at local establishments
• Residents pay taxes
Downtown Council of Kansas City 4
5. Downtown KC Housing Summit June 2010
Central Business District – Residential Density & Development Opportunities
Area= 1 square mile
Central Business District
2009 Year End Market Overview: CBD* •3,763 total housing units
For‐Sale Units
# of units 1,733 •4,557 est. population
SF Range 665 1,575
Price Range $130,887 $402,774 •46% of all units are for‐sale units
Average price per sf $ 221 •63% of rental units are affordable units
g p y
Average Occupancy 91%
Market Rate Rental Units
# of units 758 •Average rent per square foot:
SF Range 640 1,693
Rent Range $ 699 $ 1,744 •Market Rate:
Average rent per sf $ 1.06
$1.06
Average Occupancy 92%
Affordable Rental Units •Affordable:
# of units 1,272 $0.78
SF Range 486 1,198
Rent Range $ 470 $ 702
Average rent per sf $ 0.78
Average Occupancy 93%
*Source: Compiled by the DTC from property owner/manager interviews
Downtown Council of Kansas City 5
6. Downtown KC Housing Summit June 2010
River Market – Residential Density & Development Opportunities
Area= .3 square mile
River Market
2009 Year End Market Overview: River Market* •1,414 total housing units
For‐Sale
# of units 337 • 1,745 est. population
SF Range 1,066 1,809
g
Price Range $
$ 203,917 $ 362,370
, $ , •24% of all units are for‐sale units
24% of all units are for sale units
Average price per sf $ 199 • 41% of rental units are affordable units
Average Occupancy 86%
Market Rate Rental
# of units 634 •Average rent per square foot:
SF Range 774 1,597
Rent Range $ 763 $ 1,438 •Market Rate: $0.94
Average rent per sf $ 0.94
Average Occupancy 98% •Affordable: $0.79
Affordable Rental
# of units 443
SF Range 533 1,442
Rent Range $ 518 $ 879
Average rent per sf $ 0.79
Average Occupancy 98%
*Source: Compiled by the DTC from property owner/manager interviews
Downtown Council of Kansas City 6
7. Downtown KC Housing Summit June 2010
Crossroads – Residential Density & Development Opportunities
Area= .85 square mile
Crossroads Arts District
2009 Year End Market Overview: Crossroads*
For‐Sale •914 total units
# of units 341 •1,142 est. population
SF Range 1,546 2,161
Price Range $ 215,173 $ 447,073
Average price per sf $ 197
g p p •37% of all units are for‐sale units
Average Occupancy 91% •12% of rental units are affordable units
Market Rate Rental
# of units 503
SF Range 746 1,801
•Average rent per square foot:
Rent Range $ 784 $ 1,753
Average rent per sf $ 1.01 •Market Rate: $1.01
Average Occupancy 93% •Affordable: $0.72
Affordable Rental
# of units 70
SF Range 500 1,490
Rent Range
R R $ 445 $
$ 445 $ 820
820
Average rent per sf $ 0.72
Average Occupancy 98%
*Source: Compiled by the DTC from property owner/manager interviews
Downtown Council of Kansas City 7
8. Downtown KC Housing Summit June 2010
Core Downtown Neighborhoods
2009 Year End Market Overview: Core Downtown Neighborhoods* (2.1 square miles)
Rent/Price Rent/Price Average Average Estimated
# of Units SF Low SF High
Low High Price Per SF Occupancy Population
Market Rate Rental 1,895 720 1,697 $ 749 $ 1,645 $ 1.01 94% 2,268
Affordable Rental 1,817 506 1,377 $ 478 $ 800 $ 0.76 96% 2,182
Market Rate For‐Sale 2,411 1,092 1,848 $ 183,325 $ 404,072 $ 206 89% 3,068
•6,123 housing units
•94% average occupancy rate
•7,519 estimated population
•39% of all units are for‐sale units
•49% of rental units are affordable units
•Average rent per square foot:
Average rent per square foot:
•Market Rate: $1.01
•Affordable: $0.76
*Source: Compiled by the DTC from property owner/manager interviews.
Core Downtown Neighborhoods:
Conversions(Rehabs) vs. New Construction
Conversions(Rehabs) vs. New Construction
Core Downtown Neighborhoods , 2000 to 2009
2009 223 100 Conversions (Rehabs)
2008 263 27 New Construction
2007 654
2006 597
2005 556 59
2004 664
2003 389
2000‐
418 32
02
0 250 500 750
•94% of housing units added to the Core Downtown Neighborhoods since 2000
were conversions or rehabs.
*Source: Compiled by the DTC from property owner/manager interviews.
Downtown Council of Kansas City 8
9. Downtown KC Housing Summit June 2010
Adjacent Urban Neighborhoods
West Bottoms Columbus Park Crown Center
West Side Paseo West Union Hill
18th & Vine
# of % of
Type of Units Units Total
Market Rate Rental (Multi‐Family) 423 6%
Affordable Rental (Multi‐Family) 809 13%
Market Rate For‐Sale (Multi‐Family)
M k t R t F S l (M lti F il ) 726 11%
Housing Authority of KC
Developments 1,034 16%
Single Family Homes 3,389 54%
Totals 6,381 100%
Sources: Downtown Council interviews with property
managers/owners (Multi‐Family Units); Housing
Authority of Kansas website; 2000 Census (Single Family
Homes)
Market Demand Indicators
2009 Absorption Rates (Market Rate Units Completed in 2009)
Months to Average Monthly
Lease Up Total Units Absorption
Market Station 6 100 16.67
Piper Lofts 14 118 8.43
Windows Lofts 14 105 7.50
Notes:
(1) Leasing information provided by Boveri Realty Group, May 2010
(2) Assuming 1.3 persons per household (market rate rental)
Units Absorbed Quickly
•323 new market rate rental units were absorbed in 2009
Demand Exceeds Inventory
•Boveri Realty Group reports 1,825 people interested in moving
Downtown contacted their office in the first quarter of 2010.
Most requesting a price point between $500 ‐ $800 a month.
Downtown Council of Kansas City 9
10. Downtown KC Housing Summit June 2010
Who lives Downtown?: Resident Profile
Downtown Resident Survey Results*
Characteristics 1998 2002 2004 2010
Surveys Distributed 1,996 1,950 3,297 3,400
Responses 380 351 429 892
% Employed 91% 89% Na 89%
% Rent 89% 100% 83% 58%
HH Income of $50,000 or more 46% Na 47% 70%
Current monthly rent/house pymt of $1,000 92% Na 77% 46%
or less
Marital Status ‐ % Single 78% 83% Na 67%
% of respondents under 40 66% 79% 65% 69%
Only One Adult in Household (HH) 69% 74% 63% 45%
Have children living in HH 4.50% 2% 5% 10%
Work Downtown 53% Na 50% 51%
Commute to work by automobile Na Na 68% 69%
*Source: 1999, 2002, 2004, 2010 Downtown Kansas City Resident Surveys – Downtown Council
Who lives Downtown?: Resident Profile
2010 Downtown Resident Profile
•Employed
•Owns or rents
•Income over $50,000
•Monthly rent or mortgage payment over $1,000
•Single or Married
•Likely under 40
•Likely more than one adult in household
•Likely no children
•May work Downtown
•Most commute by car
*Source: 1999, 2002, 2004, 2010 Downtown Kansas City Resident Surveys – Downtown Council
Downtown Council of Kansas City 10
11. Downtown KC Housing Summit June 2010
Why do People Live Downtown?
Downtown ranked above average for:
•94% of respondents
•Entertainment/nightlife are completely satisfied
•Character (history and architecture) or satisfied with their
•Art and culture decision to move
•Dining options Downtown!
D !
•Diversity (social, economic and cultural)
•Connectivity/ease of access with the rest of the region
•Cleanliness
•Cost of living
Categories ranking below average included:
•Public transportation options
P bli i i
•Green space (parks & trails)
•Shopping options
Source: 2010 Downtown Kansas City Resident Survey
Downtown Services and Amenities
Monthly Visits to Downtown Service/Retail/Amenity Providers*
Providers 4 + visits per
month
Dinner, casual dining 72%
Groceries 67%
Lunch, casual dining 64%
Entertainment/Nightlife 62%
Breakfast (including coffee only) 43%
Dinner, fine dining 23%
Pharmacy/Health and Personal Care Products 22%
Libraries 20%
Movies/Movie Theater 19%
Weekend brunch 15%
Public Transportation 12%
Gift shopping 11%
Clothes shopping 8%
Home Furniture & Accessories shopping 5%
*Source: 2010 Downtown Kansas City Resident Survey
Downtown Council of Kansas City 11
12. Downtown KC Housing Summit June 2010
Why do we need a private/public strategic plan?
General Market Gap Analysis
Development Pro Forma
Assumptions: Land Cost @ $35 per foot @30,500 s.f. $1,067,500
•New Construction
Building Construction @$100 per ft 5,000,000
•50,000 sq. ft. stick
•$100 per sq. ft. cost Parking Lot Costs 50@$2,000 100,000
•900 sq. ft. units Soft Costs 55,075
•$1,080 avg. rent
•50 total units Developer Fee 5%‐10% 0
•10% equity Inv. Total projected annual 648,000
•30 year mortgage Less Vacancy @ 5% 32,400
•8% interest
Gross Income 615,600
•$3,000 per unit avg.
Operating exp. Less Projected Operating Expenses 150,000
Operating Income 465,000
Less Debt 484,025
Projected NI Before RE Taxes ($19,025)
Estimated Annual Real Estate Taxes $100,000
Projected Net Income ($119,025)
Investment Yield (1.8%) 23
What tools have we used to fill the gaps?
Economic Development Tools Used for Residential Development in Core Downtown Neighborhoods 2000‐2009*
Low Income State/Federal Neighborhood
Total Housing Tax Historic Tax PIEA Tax Chapter 353 Ch. 99 Tax Pres. Tax
Units Credits (LIHTC) Credits (HTC) Abatement Tax Abatement Abatement Credits (NPA)
CBD 3,763 431 11% 938 25% 886 24% 1,114 30% 559 15% 0 0
River Market 1,414 443 31% 664 47% 733 52% 413 29% 0 0% 76 5%
Crossroads 914
914 70
70 8% 245 27%
245 484 53%
484 190 21%
190 10
10 1% 0
0 0
Total 6,091 944 15% 1,847 30% 2,103 35% 1,717 28% 569 9% 76 1%
Layering of Economic Development Tools (2000‐2009) ‐ Number of Projects*
#of Projects No Tools 1 Tool 2 Tools 3 Tools
CBD 38 8 21% 16 42% 10 26% 4 11%
River Market 23 1 4% 10 43% 10 43% 2 9%
Crossroads 24 6 25% 12 50% 6 25% 0 0%
Total 85 15 18% 38 45% 26 31% 6 7%
Tools Creating the Most Residential Units:
• Hi t i T C dit (30%)
Historic Tax Credits (30%)
•Planned Industrial Expansion Authority (PIEA) Tax Abatement (35%)
Layering of Economic Development Tools:
• 82% of residential projects have used economic development tools
• 38% have layered 2 or more tools
*Source: Missouri Housing Development Commission, City of Kansas City, Missouri, Economic Development Corporation of Kansas City
and developer interviews, May 2010.
Downtown Council of Kansas City 12
14. Downtown KC Housing Summit June 2010
Model Downtown Residential Development Strategies
Private/Public Sector Research and Strategy
• Development of a residential strategy based on GDAP & EDIP guidelines
– Agreed upon residential development market gap analysis
– Tax base impact of Downtown resident
– Advocacy process for State and Federal economic development tools
Private Sector Initiatives
Private Sector Initiatives
• Define Downtown in terms of sub‐districts – micro‐scale analysis
• Create a Downtown Residential Development Group:
– Equity fund – multi‐layered financing (GKCCF, Downtown Corporations, Philanthropies)
– Marketing to
• Residents (underway)
• Buyers by segment
• Developers (“matchmaking” developers with projects)
– Developer resource guide
– Broker education program
– Relocation Services
Relocation Services
– Employee incentive program
Public Sector Initiatives
• Establishment of a Urban Redevelopment Authority (Possibly under EDC umbrella or within housing
department – focus on land assemblage, bonding capacity)
• Comprehensive GIS database inventory: detailed building data and surrounding infrastructure ‐ Opportunities
for supporting existing investments and creating density, developer accessible
• “Green Tape” policy for Downtown housing (“front of the line”)
– Double green tape for historic rehab (e.g. Lucas Place, Pickwick, Mark Twain, Argyle)
Downtown Council of Kansas City 14