Topeka sets June public hearing for Winward Estates RHID for proposed 40‑unit duplex development

The governing body voted April 21 to adopt a resolution that will set a June 2 public hearing on the Winward Estates Reinvestment Housing Incentive District (RHID), a 40‑unit development proposed for the southwest corner of 45th and California.

Economic development director Leah Bowling summarized the proposal and the RHID review: the Department of Commerce reviewed the city’s materials and found the location meets statutory eligibility; staff and the financial advisor conducted a 'but‑for' analysis that recommended continuing to negotiate a development agreement and request a public hearing. Bowling said the project is estimated at $9.8 million and will be 20 duplex buildings offering 40 market‑rate rental units.

When asked for likely market rents, staff said the application’s figures point to rents in the $1,500–$1,750/month range for four‑bedroom, two‑bath duplex units. Braxton (finance staff) explained the 'but‑for' test: the analysis compares project revenues and expenses to determine whether the incentive is necessary for the developer to proceed. “The question is … but for the incentive … would this project happen,” he said.

Council members voiced concerns about workforce affordability and noted that the project is being presented as market‑rate rather than subsidized affordable housing. Several urged scrutiny of underwriting at the public hearing and asked staff to have the developer present more detailed market‑rate assumptions when the public hearing is held.

The council approved the resolution to set a public hearing by a unanimous vote; staff will present the negotiated development agreement and financial analysis at the June 2 hearing for questions and public comment.