Voice For Liberty

Tag: Downtown Wichita revitalization

Articles about the redevelopment of downtown Wichita and its impact on the economic freedom of Wichitans.

  • Downtown Wichita demographics not favorable

    “Uber-geographer” Joel Kotkin wrote in the Wall Street Journal recently: “Pundits, planners and urban visionaries — citing everything from changing demographics, soaring energy prices, the rise of the so-called ‘creative class,’ and the need to battle global warming — have been predicting for years that America’s love affair with the suburbs will soon be over.”

    As Wichita considers adoption of the plan for the revitalization of its downtown, urban planners — both local and out-of-town — tell us that there’s a big demand for downtown living. People are tired of suburban living, they say. Presentations by the city’s planning firm Goody Clancy have contained bullet points like “who favor living and working in vibrant downtowns” and “and they are part of broad demographic trends that are much more ‘downtown friendly’ …e.g., almost two-thirds of Wichita’s households include just one or two people.”

    This purported shift from suburban to urban lifestyles is one of the primary underlying memes for the downtown Wichita planners. Is this shift in preference real?

    Not according to Kotkin: “But the great migration back to the city hasn’t occurred.”

    Kotkin cites some figures showing the decline in the market for downtown condos in a few cities, and concludes “Behind the condo bust is a simple error: people’s stated preferences.” He shows some figures that support his contention that “Demographic trends, including an oft-predicted tsunami of Baby Boom ’empty nesters’ to urban cores, have been misread.”

    These demographic trends are behind the analysis that Goody Clancy uses to promote its vision for downtown Wichita. Kotkin’s research ought to give us concern that downtown visionaries are leading Wichita down a path that really isn’t there.

    Kotkin issues a note of caution for urban planners: “The condo bust should provide a cautionary tale for developers, planners and the urban political class, particularly those political ‘progressives’ who favor using regulatory and fiscal tools to promote urban densification. It is simply delusional to try forcing a market beyond proven demand.”

    What does this mean for Wichita? Wichita’s planners and leaders are promoting a light-handed approach to downtown development, saying, for example, that public financing will be only for public purposes. But Wichita has a history of heavy-handed interventionism using economic development tools of all types. They wish for more. And as the mayor said at a council meeting earlier this year, he’s recently learned of new types of incentive programs that other cities are using. Other council members and some city staff believe that Wichita doesn’t have enough “tools in the toolbox” for shoveling incentives on companies for economic development purposes.

    So I think Wichita’s leaders definitely will use the “regulatory and fiscal tools” that Kotkin warns of. It’s only without government intervention that we’ll know whether Wichitans really prefer suburban, downtown, or other forms of living. Urban planners and city hall bureaucrats can’t tell us that.

    The Myth of the Back-to-the-City Migration

    The condo bust should lay to rest the notion that the American love affair with suburbia is over.

    Pundits, planners and urban visionaries—citing everything from changing demographics, soaring energy prices, the rise of the so-called “creative class,” and the need to battle global warming—have been predicting for years that America’s love affair with the suburbs will soon be over. Their voices have grown louder since the onset of the housing crisis. Suburban neighborhoods, as the Atlantic magazine put it in March 2008, would morph into “the new slums” as people trek back to dense urban spaces.

    But the great migration back to the city hasn’t occurred. Over the past decade the percentage of Americans living in suburbs and single-family homes has increased. Meanwhile, demographer Wendell Cox’s analysis of census figures show that a much-celebrated rise in the percentage of multifamily housing peaked at 40% of all new housing permits in 2008, and it has since fallen to below 20% of the total, slightly lower than in 2000.

    Continue reading at the Wall Street Journal (subscription required) or at Kotkin’s website.

  • At Wichita planning commission, downtown plan approved

    At last week’s meeting of the Wichita Metropolitan Area Planning Commission, members were asked to approve the Goody Clancy plan for the revitalization of downtown Wichita. I appeared to make sure that commissioners were aware of some of the highly dubious data on which the plan is based.

    Listen to my remarks to the planning commission.
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    In particular, I presented to the commission the Walk Score data for downtown Wichita, and how Goody Clancy relied on this obviously meaningless data in developing plans for downtown Wichita.

    Walk Score is purported to represent a measure of walkability of a location in a city. Walkability is a key design element of the mster plan Goody Clancy has developed for downtown Wichita. In January, David Dixon, who leads Goody Clancy’s Planning and Urban Design division, used Walk Score in a presentation delivered in Wichita.

    Walk Score is not a project of Goody Clancy, as far as I know, and David Dixon is not responsible for the accuracy or reliability of the Walk Score website. But he presented it and relied on it as an example of the data-driven approach that Goody Clancy takes.

    Walk Score data for downtown Wichita, as presented by planning firm Goody ClancyWalk Score data for downtown Wichita, as presented by planning firm Goody Clancy. Click for a larger view.

    The score for 525 E. Douglas, the block the Eaton Hotel is in and mentioned by Dixon as a walkable area, scored 91, which means it is a “walker’s paradise,” according to the Walk Score website.

    But here’s where we can start to see just how bad the data used to develop these scores is. For a grocery store — an important component of walkability — the website indicates indicates a grocery store just 0.19 miles away. It’s “Pepsi Bottling Group,” located on Broadway between Douglas and First Streets. Those familiar with the area know there is no grocery store there, only office buildings. The claim of a grocery store here is false.

    There were other claimed amenities where the data is just as bad. But as Larry Weber, chairman of the Wichita Downtown Development Corporation told me a while back, Walk Score has been updated. I should no longer be concerned with the credibility of this data, he told me through a comment left on this website.

    He’s correct. Walk Score has been updated, but we should still be concerned about the quality of the data. Now for the same location the walk score is 85, which is considered “very walkable.” The “grocery store” is no longer the Pepsi Bottling Group. It’s now “Market Place,” whose address is given as 155 N. Market St # 220.

    If Mr. Weber would ever happen to stroll by that location, he’d find that address, 155 N. Market number 220, is the management office for an office building whose name is Market Place.

    It’s not a grocery store. It’s nothing resembling a grocery store. Now I’m even more concerned about the credibility of this data and the fact that Goody Clancy relied on it. I’m further concerned that Weber thinks this is an improvement, and that he feels I should not be concerned.

    As I reminded the commission members, David Dixon and other Goody Clancy staff did not create the Walk Score data. But they presented it to Wichitans as an example of the data-driven, market-oriented approach to planning that they use. Dixon cited Walk Score data as the basis for higher real estate values based on the walkability of the area and its surrounding amenities.

    But anyone who relies on the evidence Dixon and Goody Clancy presented would surely get burnt unless they investigated the area on their own.

    And since this January reliance on Walk Score was made after Goody Clancy had spent considerable time in Wichita, the fact that someone there could not immediately recognize how utterly bogus the data is — that should give us cause for concern that the entire planning process is based on similar shoddy data and analysis.

    A member of the planning commission asked that Scott Knebel, a member of the city’s planning staff who is the city’s point man on downtown planning, address the concerns raised by me.

    Knebel said “In terms of the Walk Score, I suspect Mr. Weeks is absolutely right, it probably is a relatively flawed measurement of Walk Score.” He added that the measurement is probably flawed everywhere, downtown and elsewhere. He said that Goody Clancy used it “as an illustration of the importance of walkability in an urban area.” He added, correctly, that Goody Clancy tied it to premiums in real estate values in areas that are mixed use and walkable.

    In the end, all commission members voted in favor of accepting the plan. The Wichita City Council is scheduled to hear this matter on December 14th.

  • Kansas and Wichita quick takes: Monday November 15, 2010

    This week at Wichita city council. An Old Town bar faces the possibility of losing its drinking establishment license and two apartment complexes seek city support in the application for housing tax credits. … The old Coleman Company Plant at 250 N. St. Francis faces an obstacle on its path to demolition: The Wichita Historic Preservation Board found that “the demolition of the structure and construction of a surface parking lot does encroach upon, damage, or destroy the environs of the state and national register listed properties by removing distinctive buildings, and altering spatial relationships that characterize the environs.” There were other reasons the board found to oppose the demolition. The building was deemed to be a “character-defining structure.” Furthermore, it is located within 500 feet of historical districts and historical properties. This is the so-called “halo” law, where if your property is located with the environs of another historic property, there are restrictions on what you can do with your property. … In a matter added to the agenda at the last moment, the city will decide whether to pay a Wichita man $925,000 to settle charges that he was injured by actions of the Wichita police department.

    Planning commission to look at downtown plan. This week the Metropolitan Area Planning Commission will have a public hearing on the Goody Clancy plan for the revitalization of downtown Wichita. The meeting is Thursday at 1:30 pm in the tenth floor meeting room at Wichita city hall. The agenda for the meeting is here: Metropolitan Area Planning Commission Agenda, November 18, 2010.

    Kansas tax policy. Various proposals for modifying Kansas’ tax system are floating about. One aspect in particular that is gaining attention is the multitude of sales tax exemptions, where various classes of economic activity or specific named organizations do not have to pay sales tax on their purchases. In Sunday’s Wichita Eagle Rhonda Holman wrote “selected taxpayers are saving $4.2 billion a year, worsening the tax burden for everybody else.” This number is highly misleading. As I explained earlier this year in Kansas sales tax exemptions don’t hold all the advertised allure: “Analysis of the nature of the exemptions and the amounts of money involved, however, leads us to realize that the additional tax revenue that could be raised is much less than spending advocates claim, unless Kansas was to adopt a severely uncompetitive, and in some cases, unproductive tax policy.” … An example is the exemption whereby manufacturers don’t pay sales tax on component parts used in producing final products, with an estimated $2,248.1 million in lost sales tax revenue. If Kansas were to eliminate this exemption, we could very quickly say goodbye to all our manufacturers. … Another example is government not paying sales tax on its purchases, worth an estimated $449.9 million in lost revenue. Reporting from Kansas Reporter on a special committee formed to look at Kansas tax policy is at Kansas tax reform waits on Brownback plans, lawmakers say.

    “Big Ditch” builder to address Pachyderms. At this Friday’s (November 19) meeting of the Wichita Pachyderm Club, M. S. “Mitch” Mitchell will speak on the topic “The Big Ditch, 60 Years Later.” Otherwise known as the Wichita-Valley Center Flood Control Project, the project is responsible for flood control in Wichita, and Mitchell was there at its building. The public is welcome at Wichita Pachyderm meetings. For more information click on Wichita Pachyderm Club.

    Why I will not teach to the test. A California public school teacher explains why he will not “teach to the test” despite that state’s emphasis on “value added” teacher assessments: “The state tests being used to evaluate student progress — and, in turn, the effectiveness of teachers — virtually ensure mediocrity. … As teachers, we want to know if we are doing a good job. We want to know our strengths and our weaknesses. We welcome accountability. Frankly, I am embarrassed by how hard teachers’ unions have fought to protect weak teachers. It is shameful. But scoring all teachers based on a system that pushes educators to produce memorizers instead of thinkers is not the answer. Worse, it actually rewards mediocre teaching.” No doubt about it, evaluating teachers in public schools is a problem. Being insulated from competition, school administrators may evaluate teachers on all sorts of things except what really matters: how well they do their job. See In public schools, incentives matter.

    Tracking federal tax dollars. According to the Wall Street Journal: “A recent Kaiser Family Foundation survey found that 40% thought foreign aid was one of the two largest federal-budget expenses. In reality, Uncle Sam spends $14 on Medicare — itself the second-largest expense — for every dollar spent on foreign aid.” To help citizens understand how federal money is spent, the Journal highlighted an analysis by Third Way, which describes itself as “the leading moderate think-tank of the progressive movement. Top categories for spending? Social Security, Medicare, Medicaid, and interest on the national debt. Then some several categories of military spending, which if consolidated, would move higher. The Journal article is Tracking Your Federal Tax Dollars ; the ThirdWay study is at Tax Receipt: Knowing What You Paid For.

    Rasmussen key polls. “Lame duck” session of Congress: “Most voters think Congress should wait until the new members take office in January before tackling any major new legislation, but even more expect Democrats to try to pass major legislation anyway in the upcoming lame-duck session.” More here. … Support for investigation of Obama Administration is not high; breaks down on party lines: Voters Have Mixed Feelings About GOP Plans to Investigate Obama. But voters support investigating the new health care law passed earlier this year: Most Voters Favor Investigation of Health Care Law’s Potential Impact.

    One more vote. The Center for Individual Freedom has launched an initiative called “The 60% Solution,” a proposal for a Constitutional Amendment requiring: a federal balanced budget annually, a 60% vote in both the U.S. House and U.S. Senate to raise the debt ceiling, and a 60% vote in both the U.S. House and U.S. Senate to increase taxes or impose new taxes. More information may be found at One More Vote, the name referring to the fact that Congress in 1995 fell just one vote short of endorsing a balanced budget amendment and sending it to the states for ratification. But CFIF warns against a simple balanced budget amendment: “A balanced budget amendment, in the wrong hands or crafted in the wrong form, can unfortunately provide a vehicle for big-government advocates to rationalize higher taxes.”

    Wichita Eagle opinion line.“We have term limits, via voting. We need better-informed voters. Voters need to educate themselves as to the issues and the people who are running for certain offices.” This sentiment is repeated after each election. The fact that voters, at least according to this opinion, don’t inform themselves year after year is a strong argument for term limits.

  • Kansas and Wichita quick takes: Friday November 12, 2010

    Dilts drops campaign for city council. Jason Dilts has announced that he is ending his campaign for a position on the Wichita City Council. He had been running for the district 4 position currently held by Paul Gray, who is precluded from running again by the city’s term limit law. While Dilts’ politics are liberal and might have been expected to depart from those of the incumbent, Gray voted for nearly every spending measure that came before the council. … Dilts’ departure leaves this district without any publicly declared candidates. The filing deadline for city and school board elections is January 24, 2011. The primary election is March 1, and the general election is on April 5. These elections are non-partisan, meaning that candidates run without party identification, although everyone who cares knows who belongs to which party. In the primary, the top two vote-getters advance to the general election.

    OTB: One-term Barack. Larry Sabato of the University of Virginia Center for Politics predicts a dim future for President Barack Obama and his chances for reelection. Sabato’s most recent “Crystal Ball” column starts off with “The wreckage of the Democratic Party is strewn just about everywhere. President Obama’s carefully constructed 2008 Electoral College breakthrough is now just broken, a long-ago memory of what might have been a lasting shift in partisan alignment.” After presenting the evidence, Sabato concludes: “There’s only one logical conclusion to be drawn: President Barack Obama is down for the count, will have an early lame duck presidency, and will be out of the White House in two years.”

    Project Downtown: The Master Plan for Wichita. The “final draft” version of the plan for the revitalization of downtown Wichita is now available. Click on Project Downtown: The Master Plan for Wichita. Perhaps after the “final draft” comes the “first permanent version?” Next week the Metropolitan Area Planning Commission will hold a public hearing to consider adoption of the plan. The meeting is at 1:30 pm Thursday Nov. 18, in the tenth floor conference room at Wichita City Hall, 455 N. Main. This is an opportunity for the public to comment on this project. I’m thinking I’ll be there.

    Wichita city hall garage closing. Letter to Wichita Eagle, in part: “The bureaucrats reserve for themselves convenient services, while those they are supposed to serve do without and are exposed to parking-meter violations and parking fines. Wichita government has a history of poor service to its citizens. Recent examples include the mismanagement of the Wichita water utility and resulting increases in our water bills, and the increased fees assessed to homeowners for home protection alarms. Yet we see good-old-boy deals on below-market rate loans and tax incentives to every project that comes before city officials, worthy or not.”

    Some Kansas counties voted against judges. Last week’s elections in Kansas offered voters the opportunity to vote whether several Kansas Supreme Court and Kansas Court of Appeals justices should be retained in office. Voters decided to retain all by roughly a two-to-one margin. But some Kansas counties voted against retaining the judges. In particular, some western Kansas counties, Cherokee county in extreme southeastern Kansas, and Coffey county in east-central Kansas voted against the judges. A Kansas Watchdog story asked Fort Hays State University political science professor Chapman Rackaway for his analysis. He said “I think you’re seeing more an expression of a philosophy than a particular agenda against these particular justices.” He noted “A more libertarian streak runs strong in western Kansas, and along with that comes a philosophy of ‘throw the bums out.’” He also says that “I think if you ran a correlation of votes you’d find that the strongest Libertarian and Republican results would come from some of the counties you’ve pointed out. In the end, then, this is more about general change than it is a specific policy or judge.”

    Health insurance profits. Watching liberal media so you don’t have to: Cenk Uygur, who appears on the liberal television network MSNBC, reported on the profits of health insurance companies. He said that health insurance companies earned $9.3 billion in profits for the first three months of the year, up 41 percent in the last year, adding “Do we really want to leave decisions about our health and our lives to a corporation whose sole purpose is to make money off of us? They get billions in profits by taking in more money from us than they pay out for our care. I’m not sure that makes a lot of sense.” First: citing a number like these profit figures without providing context means very little. Health insurance company profits — in terms of the industry’s size — have been low in recent years. Second: Have the insurance companies figured out how to the “game” the Obamacare plan? It wouldn’t be the first time large companies have co-opted government regulation for their own profit. Third: Do you — as does Uygur — trust the government to make decisions regarding your health care? The idea of a benevolent government paternally caring for our best interests is dangerous. Profit is a more reliable motive. The problem is that health insurance companies compete in a highly regulated market, where the profit motive is not fully able to express itself. Contrast the market for automobile insurance, where companies compete vigorously for business. In that industry, complaints of companies refusing to pay legitimate claims are rare. That’s because with auto insurance, consumers have a wide variety of companies to select from. That’s not the case with health insurance, where the choice for many people is made by their employer. Dissatisfied consumers have little ability to switch to another company.

    KansasOpenGov.org revamped. The Kansas Policy Institute announces a major revision of its government transparency website KansasOpenGov.org. I’ll have a longer article about this website next week.

  • Kansas and Wichita quick takes: Wednesday October 20, 2010

    Poll: Republicans to win big. Wall Street Journal: “A vigorous post-Labor Day Democratic offensive has failed to diminish the resurgent Republicans’ lead among likely voters, leaving the GOP poised for major gains in congressional elections two weeks away, according to a new Wall Street Journal/NBC News poll. Among likely voters, Republicans hold a 50% to 43% edge, up from a three-percentage-point lead a month ago. … ‘It’s hard to say Democrats are facing anything less than a category four hurricane,’ said Peter Hart, the Democratic pollster who conducts the Journal poll with Republican pollster Bill McInturff. ‘And it’s unlikely the Democratic House will be left standing.’”

    Faust-Goudeau, Ranzau featured. The two major party candidates for Sedgwick County Commission District 4 — Democrat Oletha Faust-Goudeau and Republican Richard Ranzau — are featured in today’s Wichita Eagle. This is an important election, as the balance of power on the commission is at stake.

    Rasmussen: Health care, bailouts, stimulus not popular with voters. “A new Rasmussen Reports national telephone survey finds that most Likely Voters think their representative in Congress does not deserve reelection if he or she voted for the national health care law, the auto bailouts or the $787-billion economic stimulus plan.” The complete story is here.

    Downtown Wichita planning. The people of Wichita need to be wary about the planning for the revitalization of downtown Wichita developed by planning firm Goody Clancy. As Randal O’Toole explains in a passage from his book The Best-Laid Plans: How Government Planning Harms Your Quality of Life, Your Pocketbook, and Your Future, planning provides an opportunity for special interests to run over the will of the people: “When confronted with criticism about their plans, planners often point to their public involvement processes. ‘Hundreds of people came to our meetings and commented on our plans,’ they say. ‘So we must be doing something right.’ Wrong. Planning is inherently undemocratic. Efforts to involve the public mainly attract people who have a special interest in the outcome of the plans. … Planning processes are even less likely to attract the public than elections. Getting involved in planning requires a much greater commitment of time than simply voting, and the process is so nebulous that there is no assurance that planners will even listen to the public. … At the same time, some groups have a strong interest in getting involved in planning either for ideological reasons or because planning can enrich their businesses. The usual result when a few special interest get involved in a process ignored by everyone else is to develop a plan that accommodates the special interests at everyone else’s expense.” When we look at who is involved in the Wichita planning, we see these special interests hard at work.

    More corporate welfare in Sedgwick County. Today, without meaningful discussion, the Sedgwick County Commission committed to a $25,000 forgivable loan to TECT Power. The loan agreement specifies targets of employment and wages that TECT must meet. This is not the only corporate welfare the company is seeking. The Wichita Business Journal reports: “The Wichita City Council will be asked to match the Sedgwick County loan, and the company is seeking incentives from the Kansas Department of Commerce.” Does this approach to economic development work? See Kansas spending should be cut, not frozen and In Wichita and Kansas, economic development is not working.

    Heartland policy blog launched. The Heartland Institute has launched Somewhat Reasonable, described as an “in-house” policy blog. In an announcement, HI says: “It is the place friends and fans of The Heartland Institute can keep up with the conversation about free markets, public policy and current events that takes place every day among our fellows and scholars. Heartland staffers don’t always agree, which is part of the fun of working at a libertarian think tank.” Heartland is continually at the forefront of research and advocacy for free markets and economic freedom.

    Tea Parties and the Political Establishment. The Sam Adams Alliance has released a new report that examines the relationship between tea party activists and the political establishment. Its research shows “shows the two entities are united on issue priorities, but differ when it comes to their level of enthusiasm and the Tea Party movement’s ability to accomplish its political goals.” One finding is that the political establishment doesn’t have much confidence in tea party activists’ ability to achieve their goals: “… only about 7 percent of Establishment respondents said the Tea Party knows how to accomplish its goals, while about 41 percent of Tea Party activists surveyed say this is true.” But the establishment needs tea party activists: “42 percent of Establishment respondents said it was ‘very important’ that Tea Partiers work with them.” In conclusion, the study states: “The Tea Parties have knowingly or unknowingly begun to promote a distinctly separate understanding of the political landscape compared to the Establishment’s. The tensions between them illustrate the underlying differences in their conception of the current political environment, their willingness to embrace populist elements, selection of means and tactics, and their acceptance of new entrants into the political world. However they share many of the same issue priorities, indicating that there is opportunity for a closer and more amicable relationship between the two factions.” The full document is at Surface Tension: Tea Parties and the Political Establishment.

    Chevrolet Volt. The Chevrolet Volt plug-in car is suffering a bit of dings in its green-glamour now that GM has revealed that it will use its gasoline motor more often than previously thought. But there are substantive reasons why this car should be scrutinized. Writes Holman W. Jenkins, Jr.: “Cars account for 9% of America’s CO2 output, making power plants a much more sensible target if your worry is global warming. Ironically, the Volt rolls out amid news that an investor is abandoning a big U.S. nuclear project, leaving America more dependent than ever on ‘dirty’ coal for its electricity. Storing electricity — which is what the Volt’s batteries do — is probably the least efficient thing you can do with the output of such plants. Then again, perhaps this explains the rapturous greeting the Volt is receiving from the utility industry. … The Volt’s defenders will shout that the Volt is a blow against terrorism and in favor of energy independence. Two answers: The Volt doesn’t need defenders if it’s a car that consumers want, and that GM can make and sell at a profit. But GM can’t. … The second answer is that even if every American drove a Volt, and every car in America was a Volt, it would not appreciably change the global challenges we face.” More at Volte-Face: GM’s new electric car depends on coal-belching power plants to charge its batteries. What’s the point?

  • Kansas and Wichita quick takes: Sunday October 17, 2010

    Roots of tea party. Richard A. Vigeurie writing in Politico: “Asked about what stirred the tea party movement, [Former VU.S. Senator from Virginia George] Allen blamed President Barack Obama and the Democrats. ‘It’s what has happened in the last year,’ he said. Allen is flat-out wrong. Americans didn’t elect Obama, Senate majority leader Harry Reid (D-Nev.) and House Speaker Nancy Pelosi (D-Calif.) as much as they threw out Republicans in 2006 and 2008. Americans were angry about the GOP officials’ lack of discipline and courage, and their profligate spending and abandonment of small-government, Republican principles.” Washington Examiner’s Mark Tapscott reacts: “Viguerie is right, of course, and his oped ought to be a reminder to all professional politicians in both major political parties that the Tea Party movement is at its most fundamental a reaction to the horrendous mess they have made of things in the nation’s capital.”

    Wichita Mayor Carl Brewer announces run for reelection. Here’s a list of Brewer’s prominent supporters, as reported by the Wichita Eagle’s Brent Wistrom: “Jack DeBoer, chairman of Consolidated Holdings and owner of WaterWalk; downtown developer David Burk; theater mogul Bill Warren; council member Sue Schlapp; Dave Wells, president of Key Construction; and Jeff Turner, CEO of Spirit AeroSystems, where Brewer worked before being elected in 2007.” As noted in comments to the article, the business people listed have benefited mightily from the city’s corporate welfare programs, which Brewer wholeheartedly supports as he readily accepts campaign contributions from those who benefit. Curious is the inclusion of city council member Sue Schlapp, who is quick to remind us of her conservative credentials, but nearly always votes for developer giveaways that end up costing city taxpayers. One name that is surprising to see on this list is Dave Burk. Earlier this year the Wichita Eagle reported this: “Downtown Wichita’s leading developer, David Burk, represented himself as an agent of the city — without the city’s knowledge or consent — to cut his taxes on publicly owned property he leases in the Old Town Cinema Plaza.” It’s telling that Brewer would have him stand nearby as he announces his reelection plans.

    Overheard on This Week in Kansas. Referring to Louisiana possibly using federal relief funds to pay for incentives to entice Wichita’s Hawker Beechcraft to relocate near the Baton Rouge airport, I said: “If we’re talking about Hurricane Katrina money being used to get these jobs, to my knowledge Baton Rouge wasn’t destroyed by Hurricane Katrina. It’s not like these jobs are going to the ninth ward in New Orleans, which was hurt.”

    Many Americans see government as a threat. Gallup Poll via ARRA News Service: “The percentage of Americans who think the federal government poses ‘an immediate threat’ to the rights and freedoms of ordinary citizens has increased significantly over the last seven years, rising from 30 percent to 46 percent, according to a Gallup poll. Only 51 percent of Americans now say they do not think the federal government poses ‘an immediate threat’ to the rights and freedoms of ordinary citizens. Similarly, the percentage of Americans who think the federal government has too much power has also significantly increased, from 39 percent in 2002 to 59 percent today.” I would be interested in seeing similar polls for state, county, and city government, as well as school districts.

    Markets tell us the worth of things. William Anderson writing in the Freeman: “A public-works project such as the proposed tunnel makes sense if over time the marginal benefits outweigh the marginal costs. If they do not, then it provides a benefit to some at the expense of others, something the ancients might have called ‘unjust.’ Since the output of public works is not priced in the market, how would we know if costs exceed benefits? … Today, we see economic analysis turned on its head. Projected cost overruns suddenly are justified because ‘they provide jobs,’ as though higher costs mean more wealth created.” As Wichita begins to plan for spending on downtown Wichita revitalization, we need to rely on market signals for the relative worth of things. Despite the claims of planning firm Goody Clancy that downtown Wichita will be market-driven, it is in fact driven by politics, which is the opposite of markets. Nonetheless, the Wichita Eagle covers downtown revitalization as a business story, when it is really a political story.

  • Kansas and Wichita quick takes: Wednesday October 13, 2010

    FactFinder 12: Goyle campaign ad. From KWCH Television: “FactFinder 12 found no evidence Sentry International directly outsourced manufacturing work, only that it partners with companies in China and many other countries to purchase foreign made products.” What’s not talked about in regard to this issue is that U.S. companies don’t manufacture products overseas just for the heck of it. Competitive pressures force them to.

    The energy future will look familiar. George Will takes a look at the future of energy in America. But a reminder of the past, in case you forgot: “In 1977, Jimmy Carter said mankind could ‘use up’ all the world’s proven [oil] reserves ‘by the end of the next decade.’ Since then, the world has consumed three times more oil than was in the proven reserves.”

    The truth about our jobs crisis. BankruptingAmerica.org has a short video illustrating the depth and magnitude of the crisis. “The jobs report released on Friday shows that unemployment persists at 9.6 percent. As high as this number is, it doesn’t tell the whole unemployment story.” Additional resources are available at the site.

    Sowell on government greed. “Those who are always accusing people in the private sector of “greed” almost never accuse government of greed, no matter what it does. Indeed, the question of whether the government is greedy almost never comes up, so most of us probably never think about it. … Perhaps one of the most unconscionable acts of greed by government is confiscating people’s homes, in order to turn this property over to other people, who are expected to build things that will pay more taxes.”

    Tweets from Communications Week. At Wichita State University I served on a panel on social media and political campaigns. Some tweets from the audience: “Denae Herrman: Bob Week’s advice for candidates on Twitter: Be more candid & informal. Loosen up! I agree. What makes SM fun is the interactivity.” … “Shae Blevins: @bob_weeks says Goyle, Brownback and Pompeo have failed at using social media for their campaigns in some way. UPDATE your stuff!” … “Lou Heldman: Brownback, Goyle, Pompeo campaigns criticized by @bobweeks on Elliott School panel for sometimes inept use of social media.” I’m sorry, campaigns … but it’s true.

    DCCC cuts back on Moore support. From The Atlantic: “The Democratic Congressional Campaign Committee has pulled some funding from 10 districts, canceling their ad buys in six and reducing their buys in another four. … The committee has also continued cutting time in KS 03, where Stephene Moore (D) is running for her husband’s seat.”

    Liberal Billionaires Take On The Koch Brothers In California Energy Fight. Clare O’Connor in Forbes: “Much has been written about the oil and gas billionaire Koch brothers and their multimillion-dollar donations to right-wing causes. … However, in recent days a handful of liberal billionaires have decided to take on the Kochs in one of the most hotly contested battles this election season: Proposition 23, the California ballot that may well prove a bellwether for the future of energy legislation in the U.S.”

    Election dates to note: October 13 — advance ballots start to be mailed. October 18 — last day to register to vote or change party affiliation. October 29 — last day election office will mail advance voting ballots, so make sure your application arrives at your county election office before this date. November 2 — election day.

    Obama and the Politics of Outsourcing. William S. Cohen, writing in the Wall Street Journal: “For every job outsourced to Bangalore, nearly two jobs are created in Buffalo or other American cities.” … American popular opinion: “A Wall Street Journal/NBC News poll released Sept. 28 found that outsourcing was the top reason cited by Americans as the cause of the country’s economic problems — and that for the first time in years a majority (53%) of Americans say free-trade agreements have hurt the U.S.” This sentiment is unfounded. Continuing: “Most people treat outsourcing as a zero-sum game — one foreign worker replaces one American worker. But this is not how the dynamic global economy works. … [An analysis] found that when U.S. firms hired lower-cost labor at foreign subsidiaries overseas, their parent companies hired even more people in the U.S. to support expanded operations. … Those new U.S. jobs were higher-skilled and better-paying.” The politics of it: “During difficult economic periods, people are tempted to seek refuge in the false promise of protectionism. … Politicians are not above exploiting an issue by appealing to popular sentiment even when that sentiment is belied by economic reality.” Outsourcing of Kansas jobs is the major campaign theme — and attack ad hammer — of Kansas fourth district Congressional Democrat candidate Raj Goyle.

    Will Wichita have a government “bank” to fund downtown? The Wichita Eagle reports that the Wichita contingent visiting Louisville is being pitched the benefits of a government-run fund to spur downtown development. Two takeaways: “The fund, says JPMorgan banker Louis Straub II, doesn’t provide ‘free money’ to developers. ‘It’s a loan with much more favorable terms’ than developers would get through a traditional bank loan.” I would say that sounds like free money to me — as long as you consider paying interest on a loan a cost. Then, a real whopper: “Gary Schmitt, executive vice president at Intrust Bank, said the creation of such a fund in Wichita is possible. … there is precedent for Wichita-area banks getting together to help finance downtown projects. He said it was done in the case of the Hyatt Regency Wichita, for which local banks came together and created a participation loan to finance the hotel. ‘History has shown that the banks will come together for the betterment of the community,’ Schmitt said.” So wow did that work out? The Hyatt failed and is now owned by the city of Wichita, and can operate without concerns about profit. In 2001 the Eagle editorialized: “Having a marquee downtown hotel wholly owned by a city can’t be good for stimulating more private hotel development … Who’s going to be willing to finance, build and open a hotel in direct competition with one supported by public dollars?” As we’ve seen by recent action regarding the Broadview Hotel and Fairfield Inn, no one will — unless the government contributes millions in subsidy.

    Wichita Eagle opinion line. “The reason some people can’t find voter fraud in Kansas is the same reason a thief can’t find a policeman.”

  • Drury request for more Broadview Hotel subsidy should be rejected

    Tomorrow’s meeting of the Wichita City Council features a public hearing on the creation of a Community Improvement District to benefit Drury Southwest, developer of the Broadview Hotel in downtown Wichita.

    CIDs are a creation of the Kansas Legislature from the 2009 session. They allow merchants in a district to collect additional sales tax of up to two cents per dollar. The extra sales tax is used for the exclusive benefit of the CID.

    In this case, Drury is asking hotel guests — these are visitors to Wichita, usually — to pay an extra two cents per dollar sales tax. This CID is being constructed as “pay-as-you-go,” in which the extra sales tax is sent back to the applicant as it is collected.

    The agenda material for this item tells us that Drury suffered increased costs due to “delays to the project caused by legislative changes to the value of historic tax credits.” Last week I told the council how economic development management by government adds political uncertainty to the entrepreneurial process. The Broadview developers chose to operate in the political arena rather than the marketplace. They were hurt — they claim — and now they want politicians to make up for that.

    Drury has already received, or will receive, a huge amount of assistance from government for its work on the Broadview Hotel. Its participation in Kansas’ historic preservation tax credit program means a grant to the developers of perhaps $4 million. It is just as though the state wrote a check to Drury for that amount, and this is money that Kansas taxpayers have to make up.

    Further, Drury will escape paying much of the taxes that the rest of us have to pay. According to city information provided last week, Drury plans to spend $22,797,750 on the hotel. If we use this as the appraised value for the property when it is complete, the annual property taxes due for this property would be $22,797,750 times .25 times 126.323 divided by 1000, or $719,970. This calculation may be rough, but it gives us an idea of the annual operating subsidy being given to this hotel for the next ten years.

    Then, as part of the industrial revenue bond program this hotel is participating in, the hotel will avoid paying sales tax on purchases related to its renovation and furnishing. It’s a little ironic, then, that the hotel asks its guests to pay a special additional sales tax that benefits only the hotel.

    Finally, the city accelerated riverbank improvements that benefit the Broadview, and there’s a sweetheart sale by the city of a parking garage across the street.

    So this hotel is receiving plenty of subsidy from Wichita and Kansas taxpayers.

    Does Wichita trust its planners?

    This request by Drury for more Broadview Hotel subsidy poses a challenge to Wichita city council members. Goody Clancy, the firm that has been planning the revitalization of downtown Wichita, has proposed what seems to be a tougher stance towards government handouts to downtown developers. David Dixon, principal planner for Wichita’s planning effort, was reported in the Wichita Eagle thusly: “Dixon was clear: There will be enough private development downtown to repay taxpayers for the public investments through increases in the tax base.”

    In January’s preliminary findings, Goody Clancy told Wichita that there is a strong market for hotels in downtown Wichita. The final report states: “Downtown Wichita offers a strong potential for new lodging developments.” That implies that hotels ought to be profitable without requiring massive subsidy. But right after the preliminary finding, the city broke new ground in granting millions in subsidy to a hotel developer to build a Fairfield Inn downtown.

    The Goody Clancy plan has not yet been before the Wichita city council for formal acceptance. But most members, especially Mayor Carl Brewer, are enthusiastic about the plan.

    Tomorrow’s meeting and the action by the council will let us know if the city has the political will to take Goody Clancy’s findings and advice to heart.

  • Some Goody Clancy Wichita findings not credible

    Last week Boston planning firm Goody Clancy presented its master plan for the revitalization of downtown Wichita. As this plan is now part of the political landscape in Wichita, we ought to take a critical look at some of its components.

    A theme repeated over and over is that downtown development in Wichita will succeed as downtown becomes more walkable. Walkability is a component of the “new urbanist” school of city planning, which calls for compact, walkable cities and neighborhoods. Underlying new urbanism is a hostility towards suburban lifestyles and the automobile. We see the bias against automobiles in the plans for increased use of transit downtown. And at one time Goody Clancy said we have too much parking in downtown Wichita, although they seem to have deemphasized that finding.

    But people love their cars. They provide unparalleled mobility and freedom. Business owners, if they have experience in new urbanist neighborhoods, know this too.

    Recently I toured Baldwin Park, a development in Orlando, Florida that uses new urbanist design. Regarding the automobile, new urbanism means that cars are kept out of sight and mind as much as possible. Homes do not have their garages in the front. Instead, garages are at the rear of homes, and access is through alleyways. Similarly, businesses will have parking located behind the store, with the main entrance on the street, where it is thought there will be much pedestrian traffic.

    In Baldwin Park, there’s a Publix grocery store, which is a very nice chain of supermarkets in the South. But our tour guide — the developer of Baldwin Park — told us that Publix insisted on having the main entrance to the store at the rear, where the parking lot is. No dummies, the Publix store owners. They know that people want to drive to the grocery store.

    I also toured Celebration, Florida, another new urbanist community with emphasis on walkability. But on a pleasant Florida afternoon, there was a long line of parents in cars waiting to pick up children as school let out.

    Returning to Wichita: in January Goody Clancy presented preliminary findings in Wichita. As part of the presentation, principal David Dixon said that this planning effort is grounded in data and hard analysis. As an example, Dixon promoted Walk Score as a measure of the value we place in downtown. Walk score, according to its website, “calculates the walkability of an address based on the distance from your house to nearby amenities. Walk Score measures how easy it is to live a car-lite lifestyle — not how pretty the area is for walking.”

    I’ve found that the walk scores are not credible measures. The score for 525 E. Douglas, the block the Eaton Hotel is in and mentioned by Dixon as a walkable area, scored 91, which means it is a “walker’s paradise.” Examination of the results, however, leads us to have little confidence in this measure.

    For example, an important “amenity” — that’s a favorite word of planners — that should be nearby is a grocery store. The details for the walk score indicates a grocery store just 0.19 miles away. It’s “Pepsi Bottling Group,” located on Broadway between Douglas and First Streets. Those familiar with the area know there is no grocery store there, only office buildings. Those familiar with the area will also know that the nearest grocery is several miles away.

    For a nearby library, it lists Robert F. Walters Digital Library, which is a specialized geological library costing $1,500 per year to use — over the internet.

    For a drug store, it lists Rx Doctor’s Choice, which is a specialty retailer selling oral chelation treatments — by mail order. It’s nothing at all like a general-purpose drug store. One of those is nowhere nearby.

    These results are pure junk. Wichitans should draw one of several conclusions. First, if Dixon believes the Walk Score website results are credible, it casts a huge and dark shadow of doubt over the entirety of the information Goody Clancy is giving Wichita. What else in the plan is based on such obviously trashy data and analysis?

    Second, if Dixon sells this junk to Wichitans without investigating its credibility, it means that he has no credibility. And if he believes it’s credible, that’s a problem, too.

    Finally, if Wichitans — and I’m speaking particularly of Wichita’s political and bureaucratic leadership — believe this nonsense, it means we’ll believe anything. Heaven help us in this case.