The rental rehab has been accompanied by a rent increase of $100 to $150 per month per unit. The attractive rate of return has created a supply of capital. Capital is the constraint to any private investment venture. The internal rate of return on the project is 15% to 20%, which is a relatively high yield; therefore, the investments retain their value.

The rebate is based upon the appraised value of construction. The property tax rebate is based upon the increased evaluation, and can be for up to 90% of the increase in value over a set number of years. Rehabilitation investment can be weighted higher than new construction.

Another program implemented by the City of Atchison is a low income housing tax credit. The programs are made available through the Kansas senate bill #732.

In order for Prairie Village officials to ascertain when conditions for redevelopment exist, a combination of the following 15 factors need to be present in the area under evaluation. These conditions, or factors, may be categorized into three major areas:

More specifically, these factors include:

The factors are inventoried initially to set a "benchmark" of conditions in each neighborhood. The factors are then updated periodically, such as semi-annually, to "track" changes in conditions.

The intent of "Hot Docket" is to reduce the number of violations that must go to municipal court. This program was developed in 1994 in response to non-voluntary compliance with the city’s property maintenance program. The purpose of the program is to create a procedure that promotes quick voluntary compliance with violation notices. Code enforcement officers work with property owners by providing courtesy notices and numerous opportunities for property owners to comply with the property maintenance program. The approach allows the city to resolve non-code items that affect neighborhoods, such as getting houses painted.

The city historically had been relatively lenient with compliance of violation notices. The original compliance period was between 30 and 60 days, extensions for compliance were often granted and some violations were never followed-through. The new policy requires 14 days for compliance before the violation notice is forwarded to the municipal court.

The city adopted the concept that noncompliance with property maintenance ordinances is a misdemeanor; further, that noncompliance is a continuing violation as long as the repairs or improvements are not made. The city was able to work with the municipal judge and prosecutor to ensure quick and responsive enforcement of property maintenance code violations.

The city is initiating a unique process of coordinating the efforts of the police department with code enforcement activity. The primary reason for this program is that the two departments are the primary city staff that are out in the community on a daily basis and that cooperative training is a benefit to both departments. Code enforcement personnel are trained in identifying housing conditions that reflect illegal operations. Similarly, police are trained in property maintenance ordinances.

The homes association is active in property maintenance by sponsoring "Home of the Month." They award plaques to homes that represent quality property maintenance, unique or pleasant gardening and landscaping, as well as lighting during the Christmas season.

The city has a Neighborhood Preservation Section in the Planning and Development Services Department. The purpose of the agency, which is part of the Long-Range Planning Division, is to provide assistance to property owners in maintaining a high level of safety, property value, maintenance and encourage preservation and stabilization of older neighborhoods.

The Neighborhood Preservation Section is divided into two areas: the Neighborhood Inspections Area and the Neighborhood Planning Area. The Neighborhood Inspections Area staff conduct inspections to ensure code and ordinance compliance and to assist with public education. They have prepared brochures on compliance with property maintenance codes.

The Neighborhood Conservation Program, operated by the Neighborhood Planning Area, is designed to help older areas organize neighborhood groups to take on the responsibility of improving their neighborhood. The program assists the neighborhood organizations in addressing property maintenance and other issues related to residential areas.

The Neighborhood Improvement Program is titled Growing Together, providing low interest loans for home improvements starting August 1, 1997. This is a public/private partnership between the city and Mercantile Bank (previously Mark Twain Bank). Eligible home improvements include: painting, siding, fence repair, deck repair or replacement, screened porch repair, replacement of garage doors, replacement of storm doors, replacement of storm windows, roofing, driveway, sidewalks, shutters/awnings, guttering, repair of windows, retaining walls, porch repair.

The city appropriated $50,000 toward the interest on home improvement loans for local residents, bringing down the interest rates to a low six percent. For a particular home improvement project to be approved, the improvement must be visual and be of beneficial impact to the neighborhood, including siding, porches, landscaping, driveways and sidewalks. The loan does not cover any interior improvements that are not visible from the street or sidewalk. The reason for doing this is to promote the property improvements by providing a visual display of neighborhood investment, hopefully encouraging more homeowners to make improvements to their properties.

One of the most recent redevelopment projects is Brighton Gardens III, located at 71st Terrace and Mission Road, to be developed by Marriott Senior Living Services, Inc. This is a unique project in that the city was consulted throughout the planning process resulting in approval of the redevelopment plan on February 11, 1997, and creating a Tax Increment Financing (TIF) district to meet financial needs.

The project includes a three-story, 100-room building with approximately 70,000 square feet. The executive summary of the feasibility study for this project indicates that the property tax increment, estimated at $120,966 yearly, will be sufficient to provide the financial assistance requested by the developer ($500,000) within five years. Additionally, the city will be reimbursed for any expenses associated with the project, estimated at $40,000, as well as $160,000 for street widening on Mission Road.

Although this is primarily a commercial redevelopment project, the events leading up to the redevelopment project are relevant to this study. The project is located just east of I-35 to Antioch Road, north of Johnson Drive.

Today, the site is covered with dirt and dump trucks, but it was previously a neighborhood with slowly deteriorating housing. The infrastructure and homes in this neighborhood were not appealing to new homebuyers, nor to existing residents. The project involved purchasing lots from almost 100 property owners and establishing a Tax Increment Financing (TIF) District. Property owners were offered what was termed a "cooperation bonus," amounting to $1,000 for every year the homeowner lived at that residence, up to 30 years, as well as a moving allowance. Renters were also offered compensation for moving costs.

The 436,000 square foot project is currently under construction. The major companies that have agreed to locate in the development are Old Navy Clothing Co., T.J. Maxx and Home Depot. The project resulted in the loss of moderately priced housing. However, the deteriorating conditions of the neighborhood and the desire to provide reinvestment in the northern portion of the city indicates a commitment to the community toward growth and improvement.