Independence

Community Development Plan

Steering Committee Analysis Review Meeting
October 10, 2023
Meeting Agenda
01. Project Scope + Schedule Review
02. Analysis Review
- Demographic Analysis
- Physical Profile
- Economic Analysis
- Planning Boundary
03. What’s Next?
01. Project Scope + Schedule Review
02. Analysis Review
- Demographic Analysis
- Physical Profile
- Economic Analysis
- Planning Boundary
03. What’s Next?

01 Project Scope + Schedule

Introductions

CHRIS ABBEY JANE IRENE TANNER

SHIRES HEBBERT REASONER HENRY HIEMER

Principal-In-Charge Project Manager Senior Planner Planner Planner

Confluence Confluence Confluence Confluence Confluence

Project Scope
« Four phase process
WE ARE HERE

Phase One Phase Two Phase Three Phase Four

PROJECT KICK- VISION, INPUT DRAFT PLAN + FINAL PLAN +
OFF, RESEARCH & DIRECTION EVALUATION ADOPTION
& ANALYSIS
Project Scope
Phase One – Project Kick-Off, Research + Analysis
« Pre-Kick-Off Meeting with City Staff / September 6, 2023

« Communication Plan and Project Branding

« Kick-Off Meeting with Steering Committee / September 26, 2023

« Analysis Review Meeting with Steering Committee / October 10, 2023

« Analysis Review Joint Workshop with Planning Commission + City Commission / November
1st at 5:30 PM
Project Scope
LOGO REVEAL
Project Scope
WEBSITE DRAFT REVEAL
Project Schedule
Big Picture Schedule

Nov. 3rd, 2023

01. Project Scope + Schedule Review
02. Analysis Review
- Demographic Analysis
- Physical Profile
- Economic Analysis
- Planning Boundary
03. What’s Next?

02 Analysis Review
 Demographic Profile
Population Change 1990-2021 Population Change 2010-2021

« 2021 population estimate: 8,584 9,600 9,505

residents
9,400

« After years of steady population

decline, population loss appears 9,200

to have stabilized 9,000

8,800

8,584
8,600

8,400

8,200

8,000
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021

Source: U.S. Census Bureau 2010-2021

 Demographic Profile
Population Projections Population Projections 2020-2050

« Projections support continued 10,000 8,526

population loss 8,236 8,006 7,775 7,543
« Average 2050 population 8,000
7,309
projection: 7,309

« Factors impacting actual

6,000
change:
« Job/industrial growth
« Quality of life improvements
4,000

« Job training and economic

development 2,000

« Housing rehabilitation and

some new construction
0
2020 2030 2035 2040 2045 2050

Source: Confluence with inputs from U.S. Census Bureau

 Demographic Profile
Age Breakdown
« Median Age: 38.4 years
« Up from 33.9 years in 2015
« Younger than Montgomery County’s
median age of 40.8

« Higher % of young professionals (20-29

and 30-35) than the County

« Fluctuations in children age ranges

from male to females

« Healthy presence of senior populations

60+ years old

Females
Males
Montgomery County

Source: U.S. Census Bureau ACS 2021 5-Year Estimates

 Demographic Profile
Housing Tenure + Household Size
« Average total household size: 2.21 persons

Owner-Occupied Renter-Occupied
69.2% 30.8%

2.36 persons 1.89 persons

Average owner household size Average renter household size

Source: U.S. Census Bureau ACS 2021 5-Year Estimates

 Demographic Profile
Current Housing Inventory
3.8%
« 3,796 occupied households
13.3%
« 3,149 single units

« 504 multi-units

« 143 mobile homes

83.0%

Single Unit Multi-unit Mobile Home

4,589 total residential units

17% vacancy
Source: U.S. Census Bureau ACS 2021 5-Year Estimates
 Demographic Profile
Breakdown of Household Incomes
« More than half of households         $150,000 or more 4.0%
have an annual income between        $100,000 to $149,999 9.0%
$25,000 and $75,000         $75,000 to $99,999 6.5%

« 26% have an annual income

        $50,000 to $74,999 25.7%

below $25,000         $35,000 to $49,999 15.2%

        $25,000 to $34,999 13.1%

        $20,000 to $24,999 7.4%

        $15,000 to $19,999 9.1%

        $10,000 to $14,999 4.8%

        $5,000 to $9,999 1.5%

        Less than $5,000 3.5%

0% 5% 10% 15% 20% 25% 30%

Independence Median: $44,565 KS Median: $68,925

US Median: $74,755

Source: U.S. Census Bureau ACS 2021 5-Year Estimates

 Demographic Profile
Housing Costs
« Median Value of Owner- Monthly Housing Costs

Occupied Units: $73,600 40%

34.5%
35%
« Median Monthly Rent:
$709
30%

25%

« 53% spend between $500 20% 18.3%

and $1,000 on housing 15.6%

each month
15% 12.8%
11.1%
10%

4.6%
5%
1.2% 0.7% 0.3%
0%
        Less than         $300 to         $500 to         $800 to         $1,000 to         $1,500 to         $2,000 to         $2,500 to         $3,000 or
$300 $499 $799 $999 $1,499 $1,999 $2,499 $2,999 more

Source: U.S. Census Bureau ACS 2021 5-Year Estimates

 Demographic Profile
Housing Age
« Nearly 40% of housing Year Structure Built

stock was constructed 45%40%

prior to 1939
39.2% 34.5%
40%35%

35%

« Waves of development
30%

30%
with 1950-1959 (+512 units) 25%

and 1970-1979 (+600

25%
20% 18.3%

units) the two next largest

20% 15.6%
15% 12.8%
bursts 15%
10%
11.1%
11.2%
13.1%
10.7%
8.8%
10% 7.8%
4.6% 5.3%
5%
5% 2.7%
1.2% 1.4%
0.7% 0.3%
0.0%
0%0%
        Less
    Built 1939than         $300
    Built to         $500
1940     Built to         $800
1950     Built to         $1,000
1960     Built to         $1,500
1970     Built to 1990
1980     Built         $2,000 to2000
    Built         $2,500
    Builtto2010
        $3,000
    Built or
2020
$300
or earlier to 1949 $499 to 1959 $799 to 1969 $999 to 1979 $1,499to 1989 $1,999to 1999 $2,499 to 2009 $2,999to 2019 moreor later

Source: U.S. Census Bureau ACS 2021 5-Year Estimates

 Demographic Profile
Gap Analysis Surplus
in this
price
Household Incomes range
in that range

Homes
Gap in
affordable in
housing
this range Rentals needed
affordable in in this
this range range
Source: U.S. Census Bureau ACS 2021 5-Year Estimates with inputs from Confluence
 Demographic Profile

Source: U.S. Census Bureau ACS 2021 5-Year Estimates with inputs from Confluence
 Demographic Profile
Homes for Sale
Homes for Sale by Asking Price
« Most homes fall within the
Less than $100K and
$100K-$200K ranges
« Average asking price:
$204,491
« 54 active listings

City Limits
Less than $100K
$100K-$200K
$200K-$300K
$300K-$400K
$400K or More
Source: Redfin
 Demographic Profile
Housing Data
Median Sale Price Per Square Foot

« Median sale price per SF Map of Homes for Sale

has been trending

upward, following both
national and regional
trends

Source: Redfin
 Demographic Profile
Housing Data
Median Days on Market

« Median days on market Map of Homes for Sale

has generally declined in

past 10 years with some
variation (likely due to
sample size)

Source: Redfin
 Demographic Profile
Educational Attainment

Educational Attainment
        Graduate or professional degree 11.0%

        Bachelor's degree 14.3%

« 92% have at least a high
school diploma         Associate's degree 13.2%

        Some college, no degree 22.7%

« 39% have some form of
post-secondary degree         High school graduate (includes equivalency) 30.6%

« Bachelor’s degree or
        9th to 12th grade, no diploma 5.5%

higher has higher earnings         Less than 9th grade 2.7%

than all degrees. What 0% 5% 10% 15% 20% 25% 30% 35%
stands out most is that
Median Earnings by Education
Less than high school
graduate is the third         Graduate or professional degree $52,901

highest         Bachelor's degree $40,766

        Some college or associate's degree $30,917

        High school graduate (includes equivalency) $25,527

        Less than high school graduate $31,923

Source: U.S. Census Bureau ACS 2021 5-Year Estimates $0 $10,000 $20,000 $30,000 $40,000 $50,000 $60,000
 Physical Profile
Base Map
« 7.67 square miles

Pennsylvania Ave
« Incorporated in 1870

« Elk City State Park

« Close proximity to
Wichita, Bartlesville, and

N 10th St
Tulsa for ‘big city’
amenities

E Main St
US Hwy 75

City Limits
100-YearFloodplain
500-Year Floodplain
Source: City of Independence with inputs from Confluence
Parks
 Physical Profile
Existing Land Use Map
« Predominantly comprised
of Low-Density

Pennsylvania Ave
Residential

« Much of the Ag + Open

Space land is located on
the periphery of city limits

N 10th St
« Some pockets of this
found in vacant
residential parcels
City Limits
and along floodplain
Low-Density Residential
Medium-Density Residential
« Big box commercial
E Main St High-Density Residential
located on W Main and Parks/Recreation
local businesses heavily Agriculture/Open Space
located in the heart of the Commercial
community
US Hwy 75

Downtown
Office
Light Industrial/Industrial
Public/Semi-Public
Source: City of Independence with inputs from Confluence
 Physical Profile
Existing Land Use Map

Ag + Open Space 29.9%

Light Industrial/Industrial 26.2%

Low-Density Residential 25.8%

Public/Semi-Public 6.5%

Commercial 4.7%

Parks and Recreation 3.7%

High-Density Residential 2.0%

Medium-Density Residential 0.5%

Downtown Commercial 0.4%

Office 0.3%

0% 5% 10% 15% 20% 25% 30% 35%

Source: City of Independence with inputs from Confluence

 Physical Profile
Historic Sites and
Structures

Pennsylvania Ave
N 10th St
E Main St
US Hwy 75

Source: Kansas Historical Society

 Physical Profile
Existing Zoning Map

Pennsylvania Ave
N 10th St
City Limits
A-1
C-1
C-2
C-3
E Main St C-4
M-1
M-2
R-1
US Hwy 75

R-2
R-3
R-4
R-5
Source: City of Independence with inputs from Confluence
 Physical Profile
Existing Residential Map
« Residential land is
dominated by low-density

Pennsylvania Ave
residential
« Healthy presence of
senior housing facilities
« Historic development

N 10th St
patterns have resulted in
some varying high-
density housing types

E Main St
US Hwy 75

City Limits
Low-Density Residential
Medium-Density Residential
High-Density Residential
Nursing Homes
Source: City of Independence with inputs from Confluence
 Physical Profile
Residential Total Values
by Parcel
« Values follow natural

Pennsylvania Ave
development patterns

« Higher density users have

higher values in varying
pockets of town

N 10th St
« Historic core is primarily
the affordable, entry-level
housing in town

City Limits
E Main St
Less than $50k
$50k-$100k
$100k-$150k
US Hwy 75

$150k-$200k
$200k-$250k
$250k-$300k
$300k or more
Source: City of Independence with inputs from Confluence
 Physical Profile
Streams + Waterbodies
« Type 1 and 2 streams

Pennsylvania Ave
« Verdigris River being a
primary flow route and
land feature

« Reservoirs and ponds

N 10th St
E Main St
US Hwy 75

City Limits
Type 1 – Perennial
Source: USGS with inputs from Confluence Type 2 - Intermittent
Physical Profile
Existing Tree Cover
« Tree cover estimates were
gathered using iTree
Canopy

« Tree cover = 26.5% +/-

3.12%
 Physical Profile
Parks Map
« Riverside Park + Ralph
Mitchell Zoo being a local

Pennsylvania Ave
and regional attraction
for the community
Riverside Park +
« Many sports complexes Ralph Mitchell Zoo
(primarily baseball and

N 10th St
softball fields)
North Park Sports Complex

Skate Park Dog Park

E Main St
Robert Wesley Park
Arco Sports Complex Wald Street Park
US Hwy 75

South Side Park

City Limits
Park
Source: City of Independence with inputs from Confluence
Physical Profile
 Physical Profile
Parks by Type Map
« Tale of two stories

Pennsylvania Ave
« Heavy users of Riverside
Park

« Lacking neighborhood
parks throughout
community for immediate

N 10th St
service areas

« New park expansions for

increased access and
amenities
E Main St
« Community desire to
maintain focus on
Riverside? School
City Limits
US Hwy 75

playgrounds in heavy use?

Special Use Park
Community Park
Neighborhood Park
School
Source: City of Independence with inputs from Confluence
 Physical Profile
Existing Roads +
Railroad
« Railroad cuts through

Pennsylvania Ave
town and runs the western
and southern edge of city
limits

« Majority are local roads

N 10th St
« State and US roads
driving heavy traffic
along Penn Ave and E/W
Main Street

E Main St

City Limits
US Hwy 75

US Highway
State Highway
County Road
Railroad
Source: State of Kansas with inputs from Confluence
 Physical Profile
Existing Water
« Sufficient infrastructure
throughout the community

« System pulls from the Elk

City Reservoir

« Newest extension out to

the Bartlett site

Source: City of Independence with inputs from Confluence

 Physical Profile
Existing Sanitary Sewer
« City operates the sanitary
sewer system

« Pockets of historic core

not serviced

Source: City of Independence with inputs from Confluence

 Physical Profile
Kansas Fiber Service Lines
Existing Internet
« Kansas Fiber a primary
server

Pennsylvania Ave
« AT&T, Viasat, HughesNet,
EarthLink, SparkLight,
KwiKom, and other service
providers

N 10th St
E Main St
US Hwy 75

Source: City of Independence and Kansas Fiber with inputs from Confluence
 Economic Analysis
Existing Commercial,
Office, and Industrial
Land

Pennsylvania Ave
« Most commercial activity
occurs along Main Street,
within Downtown, and
along Pennsylvania
Avenue

N 10th St
E Main St
US Hwy 75

City Limits
Commercial
Downtown
Office
Source: City of Independence with inputs from Confluence Industrial
 Economic Analysis
Available Retail Sites in
Independence
« Montgomery County
Action Council provides
robust resources and
information to prospective
business owners in the
region

« Detailed site and

community reports
available to highlight
potential opportunities

Source: MCAC Retail Site Selection

 Economic Analysis
Commuting Characteristics
« Healthy live and work counts, atypical from many communities. Generally balanced
in in-commuting and out-commuting cohorts as well.

2,913 1,337 2,030

Live elsewhere Live + Work in Live in Independence
Work in Independence Independence Work elsewhere

60% live in 60% travel to

Montgomery Coffeyville
County
Source: U.S. Census Bureau Center for Economic Studies, LEHD
 Economic Analysis
Commuting Characteristics -1-MILE BUFFER AROUND CITY LIMITS
« Increase in those commuting to Independence for work than original analysis (captures
Standard Motors, ICC, and Textron in this analysis)

« Destination trends for where workers are going and coming from are consistent across
both analyses

3,293 1,900 2,039

Live elsewhere Live + Work in Live in Independence
Work in Independence Independence Work elsewhere

Source: U.S. Census Bureau Center for Economic Studies, LEHD

 Economic Analysis
Jobs by Industry Retail Trade 15.2%
10.5%
Educational Services 14.2%
« Biggest two industries in Manufacturing 10.4%
12.9%
19.6%
Independence are Public Administration
5.7%
10.1%

Retail Trade and

Accommodation and Food Services 10.0%
8.2%
Administration & Support, Waste Management and… 8.4%

Educational Services
5.9%
Health Care and Social Assistance 7.9%
16.6%
Wholesale Trade 6.1%
3.2%

« Independence residents Finance and Insurance 3.1%

2.4%
3.1%
are most likely to work
Construction
3.1%
Professional, Scientific, and Technical Services 2.8%
2.7%
in Manufacturing or Transportation and Warehousing 2.5%
2.4%

Health Care and Social

Other Services (excluding Public Administration) 2.0%
1.9%
Real Estate and Rental and Leasing 0.9%

Assistance
0.6%
Information 0.9%
1.0%
Utilities 0.8%
0.5%
Mining, Quarrying, and Oil and Gas Extraction 0.8%
0.6%
Independence-based Jobs 0.7%
Arts, Entertainment, and Recreation
0.8%
Independence Resident Jobs Management Companies and Enterprises 0.0%
0.5%
Agriculture, Forestry, Fishing and Hunting 0.0%
0.6%
0% 5% 10% 15% 20% 25%

Source: U.S. Census Bureau ACS 2021 5-Year Estimates

 Economic Analysis
Top Industries in Independence
« Retail Trade is makes-up the Retail Trade 15.2%

largest portion of jobs in Educational Services 14.2%

Independence (15.2%) Manufacturing 10.4%

« Educational Services, Public Administration 10.1%

Manufacturing, and Public Accommodation and Food Services 10.0%

Administration are also Administration & Support, Waste Management and

8.4%
important to the workforce
Remediation

Health Care and Social Assistance 7.9%

Wholesale Trade 6.1%

Finance and Insurance 3.1%

Construction 3.1%

0% 2% 4% 6% 8% 10% 12% 14% 16%

Source: U.S. Census Bureau ACS 2021 5-Year Estimates

 Economic Analysis

Source: U.S. Census Bureau OnTheMap 2002-2020 Estimates

 Economic Analysis
Historic Industry Industries that Grew Industries that Declined
Trends + Population
« Utilities « Manufacturing
Fluctuation
« Construction « Information
« Generally held steady
with approximately « Wholesale Trade « Finance and Insurance
4,000-5,000 total jobs
based in Independence « Professional, Scientific, « Healthcare and Social
from 2002-2020 and Technical Services Assistance

« Population declined by « Administration + « Arts, Entertainment, and

996 residents from 2002- Support, Waste Recreation
2020 Management +
Remediation « Accommodation and Food
Services
« Educational Services
« Other Services (exclude.
Public Admin.)

« Public Administration

Source: U.S. Census Bureau OnTheMap 2002-2020 Estimates

 Economic Analysis
0.00
Agriculture, Forestry, Fishing and Hunting
0.60
1.60
Mining, Quarrying, and Oil and Gas Extraction
1.20
1.33
Utilities
0.83
Location Quotient Construction
0.65
0.65
0.82
Manufacturing
« LQ measures the competitive 1.42
1.57
Wholesale Trade
advantage of different industries in 0.78
1.49
Retail Trade
an area 0.61
1.04
Transportation and Warehousing
0.63

« Compared to the State of Kansas, Information

0.64
0.67

Independence has a competitive Finance and Insurance

0.56
0.72

advantage in the following industries: Real Estate and Rental and Leasing
0.50
0.75

0.49 Independence-based Jobs

Professional, Scientific, and Technical Services
« Mining, Quarrying, Oil & Gas Extraction 0.45
Independence Resident Jobs
0.00
Management of Companies and Enterprises
« Public Administration 0.29
1.62
Administration & Support
« Admin & Support 1.18
1.35
Educational Services
« Retail Trade 0.50
1.21
Health Care and Social Assistance
1.06
« Manufacturing** 0.58
Arts, Entertainment, and Recreation
0.62
« Educational Services** 1.43
Accommodation and Food Services
1.15
0.80
Other Services (not Public Admin)
** Independence resident jobs 0.76
1.87
Public Administration
1.02
0.00 0.20 0.40 0.60 0.80 1.00 1.20 1.40 1.60 1.80 2.00
Source: Confluence with inputs from OnTheMap / U.S. Census Bureau / LEHD (2020)
 Economic Analysis
Dominant Tapestry Segment Profiles
« Detailed description of America's
neighborhoods—divided into distinct
segments based on their
socioeconomic and demographic
composition.
« Independence, Kansas
« Midlife Constants (5E) – 28.3%

« Rustbelt Traditions (5D) – 24.6%

« Traditional Living (12B) - 23.6%

Source: Esri 2023

 Economic Analysis
«Midlife Constants (5E) – 28.3%

Source: Esri 2023

 Economic Analysis
«Rustbelt Traditions (5D) – 24.6%

Source: Esri 2023

 Economic Analysis
«Traditional Living (12B) - 23.6%

Source: Esri 2023

Proposed Planning Boundary
Purpose of a Planning Boundary
« NOT an annexation plan
« Typical for a plan of this type to plan outside of the existing city limits.
« It is generally a good planning practice to be proactive in determining
future land uses and what types/where the community would like to see
more development, if any.
« Prepares the City for further capital investment planning for any
necessary infrastructure improvements.
Proposed Planning Boundary DRAFT

City Limits
Planning Boundary
100-YearFloodplain
500-Year Floodplain
Parks
01. Project Scope + Schedule Review
02. Analysis Review
- Demographic Analysis
- Physical Profile
- Economic Analysis
- Planning Boundary
03. What’s Next?

03 What’s Next?
What’s Next?
Near-Term
« Project Website Launch

« Analysis Review Joint Workshop with Planning Commission and City Commission– November 1st
at 5:30 PM

Mid-Term
« Stakeholder Interviews

« Special Event Booths – Neewollah // First Friday (Nov 3rd)

« Public Visioning Workshop

« Stakeholder + Public Input Review Meeting