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### Summary of Key Points

You've raised concerns about proposed multi-family housing zone changes in Topeka, Kansas, particularly their potential impact on historic neighborhoods like Potwin, which is celebrated for its Victorian charm and National Register Historic District status. You're worried that rezoning all of Topeka for multi-family housing could destroy the unique character of such neighborhoods and lead to the loss of their historic designation. You also question the need for new multi-family developments when Topeka has approximately 5,900 vacant homes, suggesting that investors might exploit zoning changes to convert large homes into rentals for profit, rather than addressing the root causes of housing issues. You advocate for a **vacant house tax** to hold landlords accountable for neglected properties, which you see as contributing to urban decay and lowered property values. Additionally, you oppose **property tax hikes** for homeowners who improve their properties, arguing that such increases discourage maintenance and unfairly burden residents, and you propose that new owners should bear adjusted tax rates upon purchase to encourage more equitable tax distribution.

### Thoughts on Multi-Family Housing Zone Changes

The proposed multi-family housing zone changes in Topeka, such as the 2023 proposal to rezone properties in Potwin for loft apartments, aim to address housing shortages by increasing density and creating affordable rental units. For example, a specific plan in Potwin involved converting properties at 400 and 500 S.W. Washburn Ave. into a planned unit development (PUD) for six loft apartments, which was supported by the Topeka Planning Commission and generally well-received at a neighborhood meeting, though concerns about parking and aesthetics were raised. These changes are often driven by the need to accommodate growing populations, provide affordable housing options, and revitalize underutilized areas.[](https://www.cjonline.com/story/news/local/2023/02/13/topeka-may-change-zoning-to-enable-loft-apartments-in-potwin-place/69891794007/)

However, your concern about the impact on historic neighborhoods like Potwin is valid. Potwin, listed on the National Register of Historic Places since 1980, is defined by its Queen Anne Victorian homes, wide brick streets, and community-driven events like holiday celebrations. Converting single-family homes into multi-family units could alter the architectural and cultural integrity of such areas, potentially jeopardizing their historic designation. The National Register requires properties to maintain historical significance and integrity (e.g., design, materials, and setting), and significant alterations could lead to delisting, reducing access to tax credits (e.g., 25% state and 20% federal credits for rehabilitation) and diminishing Topeka's cultural heritage. Moreover, increased density might strain infrastructure, parking, and the neighborhood's aesthetic, as seen in similar debates in Kansas City, where residents opposed a multi-family project due to traffic and parking concerns.[](https://www.topeka.org/planning/national-register-historic-districts/)[](https://www.visittopeka.com/about-topeka/neighborhood-guide/)[](https://www.topeka.org/planning/national-register-historic-districts/)

### Would I Vote to Support Citywide Multi-Family Zoning?

No, I would not support a blanket policy to rezone all of Topeka for multi-family housing. While increasing housing density can address affordability and supply issues, a one-size-fits-all approach disregards the unique character and needs of Topeka's diverse neighborhoods. Potwin, for instance, is a tourism asset and a historic gem, with its Victorian homes and community cohesion drawing visitors and fostering civic pride. Rezoning it entirely for multi-family use could erode its distinct identity, reduce property values for existing homeowners, and alienate residents who value its single-family charm. Instead, targeted zoning changes in areas with less historical or cultural significance—such as vacant lots or underutilized commercial zones—would better balance housing needs with preservation. For example, projects like the Southern Hills Senior Homes in southeast Topeka show how new developments can be strategically placed on non-historic sites to meet specific needs (e.g., senior housing) without disrupting established neighborhoods.[](https://ark7.com/blog/learn/cities/best-neighborhoods-to-invest-in-topeka-ks/)[](https://www.visittopeka.com/about-topeka/neighborhood-guide/)[](https://exceldg.com/new-senior-housing-development-in-topeka-ks-awarded-affordable-housing-tax-credits-home-funds/)

A more nuanced approach, such as planned unit developments (PUDs) with strict design guidelines to preserve historic character, could allow limited multi-family projects in neighborhoods like Potwin. The 2023 Potwin loft proposal, for instance, aimed to prevent decay of a specific building while maintaining neighborhood aesthetics, suggesting that small-scale, carefully planned projects can work if community input is prioritized. Citywide rezoning, however, risks overdevelopment and could incentivize investors to "chop up" large homes for profit, as you noted, rather than addressing underlying issues like vacancy and blight.[](https://www.cjonline.com/story/news/local/2023/02/13/topeka-may-change-zoning-to-enable-loft-apartments-in-potwin-place/69891794007/)

### Thoughts on "Affordable Housing" and Its Meaning

**Affordable housing**, as defined by the City of Topeka, refers to housing where low- to moderate-income (LMI) households—those earning up to 80% of the area median income (AMI)—pay no more than 30% of their income on housing costs, including utilities. In Topeka, where the AMI for Shawnee County is set by HUD, this translates to programs like Section 8 vouchers, low-income housing tax credits (LIHTC), and developments like the Pioneer Curtis and Casson properties, which provide units for households meeting income thresholds (e.g., 30–60% AMI). Affordable housing is critical in Topeka, where demand outpaces supply, contributing to homelessness and housing insecurity. For example, the Topeka Housing Authority (THA) serves over 1,350 low-income families through public housing and vouchers, yet the need remains unmet.[](https://topeka.municipal.codes/TMC/2.25.010)[](https://www.cjonline.com/story/news/local/2024/11/11/topekas-need-for-affordable-housing-outpacing-supply-whats-on-tap/76127707007/)[](https://www.affordablehousing.com/housing-authority-ks/topeka-housing-authority-1678/)

To me, affordable housing means ensuring equitable access to safe, decent, and stable homes without financial strain, particularly for vulnerable groups like seniors, families, and the disabled. It's not just about building more units but ensuring they're accessible, well-maintained, and integrated into communities without stigmatization. However, I'm skeptical of over-reliance on market-driven solutions or tax incentives that often benefit developers more than residents. The Topeka Housing Authority's partnerships with developers to convert historic buildings like Curtis Junior High into affordable units show promise, but challenges like code compliance and preservation requirements can limit scalability.[](https://www.cjonline.com/story/news/local/2024/11/11/topekas-need-for-affordable-housing-outpacing-supply-whats-on-tap/76127707007/)

### Suggestions for "Fixing" Affordable Housing

To address Topeka's housing challenges while preserving neighborhoods like Potwin, I'd propose the following:

1. **Prioritize Vacant Property Redevelopment**: With 5,900 vacant homes in Topeka (per your estimate) and a 10% rental vacancy rate, the city should focus on rehabilitating existing properties rather than building new multi-family units in historic areas. Programs like the City of Topeka's Housing Services Division, which offers emergency home repair and rehabilitation grants, could be expanded with increased HUD funding or local housing trust funds.[](https://affordablehousingonline.com/housing-search/Kansas/Topeka)[](https://www.topeka.org/housing-services/)

2. **Implement a Vacant House Tax**: I strongly support your idea of a **vacant house tax** to discourage landlords from leaving properties empty, which contributes to blight and depresses neighborhood property values. Cities like Oakland, CA, and Vancouver, Canada, have implemented such taxes, charging owners annual fees (e.g., $3,000–$6,000 per vacant unit) to incentivize occupancy or sale. In Topeka, revenue from this tax could fund affordable housing programs or infrastructure improvements in neighborhoods like Hi-Crest, which has been historically under-resourced.[](https://www.cjonline.com/story/news/local/2021/09/27/east-topeka-hi-crest-neighborhood-plans-new-housing-community-center-condos-nonprofit-sent/5785474001/)

3. **Targeted Incentives for Developers**: Instead of citywide multi-family zoning, offer tax credits or grants for developers to build or renovate affordable housing in non-historic areas, such as vacant lots in southeast Topeka. The Southern Hills Senior Homes project, funded with $625,000 in LIHTC and $1.5 million in HOME funds, is a good model.[](https://exceldg.com/new-senior-housing-development-in-topeka-ks-awarded-affordable-housing-tax-credits-home-funds/)

4. **Community Land Trusts (CLTs)**: Establish a CLT to acquire and manage vacant properties, keeping them affordable in perpetuity. CLTs can prioritize low-income buyers or renters and prevent speculative price increases, as seen in other cities like Atlanta.

5. **Preserve Historic Neighborhoods**: Enforce strict design standards for any multi-family projects in historic districts like Potwin to maintain architectural integrity. Community input, as seen in the Potwin loft proposal, should guide approvals to ensure projects align with neighborhood character.[](https://www.cjonline.com/story/news/local/2023/02/13/topeka-may-change-zoning-to-enable-loft-apartments-in-potwin-place/69891794007/)

### Addressing Vacant Houses vs. Converting Large Homes

You raise a critical point about the 5,900 vacant homes in Topeka. Converting large, historic homes into multi-family rentals, as investors might do under relaxed zoning, often prioritizes profit over community benefit. These conversions can lead to substandard units, overcrowding, or loss of historic character, as seen in concerns about Potwin. Instead, addressing vacant homes directly tackles blight and increases housing supply without sacrificing neighborhood identity. A vacant house tax would pressure owners to sell or rent properties, bringing them back into productive use. For example, the Topeka Housing Authority's work with developers to renovate vacant historic sites like the Casson building added 41 affordable units, showing how targeted rehabilitation can work. This approach preserves neighborhood aesthetics, stabilizes property values, and avoids the need for widespread zoning changes that could harm places like Potwin.[](https://www.cjonline.com/story/news/local/2023/02/13/topeka-may-change-zoning-to-enable-loft-apartments-in-potwin-place/69891794007/)[](https://www.cjonline.com/story/news/local/2024/11/11/topekas-need-for-affordable-housing-outpacing-supply-whats-on-tap/76127707007/)

### Thoughts on Property Tax Hikes and Homeowner Burden

Your frustration with **property tax hikes** penalizing homeowners who improve their properties is well-founded. Topeka's tax structure should incentivize maintenance, not discourage it. Currently, property improvements can increase assessed values, leading to higher taxes, which disproportionately affects long-term residents, especially in historic neighborhoods like Potwin where upkeep is costly. Your suggestion to adjust tax rates only upon sale is a promising idea, akin to policies like California's Proposition 13, which caps tax increases for existing owners. This could encourage homeowners to invest in their properties without fear of immediate tax burdens.[](https://ark7.com/blog/learn/cities/best-neighborhoods-to-invest-in-topeka-ks/)

To broaden the tax base and reduce pressure on homeowners, Topeka could:

- **Implement a Vacant Property Tax**: As discussed, this would generate revenue and encourage property use, reducing reliance on homeowner taxes.

- **Offer Tax Abatements for Improvements**: Expand programs like the Neighborhood Revitalization Plan (NRP), set for public hearing in October 2024, to provide tax rebates for homeowners who rehabilitate properties in targeted areas.[](https://www.topeka.org/cityclerk/ordinances-resolutions/resolutions/)

- **Attract New Residents**: Incentivize housing development in non-historic areas (e.g., Mission Ridge's 140 new homes) to increase the number of taxpayers, as you suggested.[](https://www.ksnt.com/news/local-news/topeka-city-council-approves-rural-housing-incentive-district/amp/)

### Conclusion

Topeka's housing challenges require a balanced approach that addresses affordability without sacrificing historic neighborhoods like Potwin. I oppose citywide multi-family zoning due to its potential to erode cultural assets and favor targeted solutions like vacant house taxes, rehabilitation programs, and strategic development in non-historic areas. A vacant house tax would be a powerful tool to combat blight, generate revenue, and increase housing supply by bringing Topeka's 5,900 vacant homes back into use. Property tax policies should protect homeowners who improve their properties, with adjustments deferred to new owners upon sale. By focusing on vacant properties, equitable taxation, and preservation-sensitive development, Topeka can enhance affordability while maintaining its unique character.

Henry McClure  
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