photo by: Chad Lawhorn/Journal-World

Eudora is a town of about 6,500 people in eastern Douglas County.

Douglas County commissioners are being asked to support a plan that would use future tax revenue to help pay for a $153.6 million commercial and industrial development in northeast Eudora.

The City of Eudora is proposing a new Tax Increment Financing district – which freezes existing property tax values and uses the extra tax money generated by new improvements to pay for public infrastructure. The area – commonly known as the Eisele property – is located near K-10 Highway and East 2300 Road, and it’s expected to eventually support a 132.5-acre mixed use commercial and industrial development.

The area was recently annexed by the city, and the Main Street Development Group LLC submitted the economic development incentive application for the property.

The developer is requesting a pay-as-you-go TIF structure as well as utilizing industrial revenue bonds for sale tax exception on construction materials. The developers would finance the infrastructure improvements and then be reimbursed over time using new tax revenues generated from the development. The application requests that 100% of the property and sales tax increment generated by the project be used as reimbursement.

photo by: Screenshot

The first phase of a proposed mixed use commercial and industrial development in Eudora.

The proposed development is planned to be split into two phases, and the estimated construction cost totals $153.6 million. The first phase – dubbed K-10 Commerce Park – will include seven commercial lots on the southernmost, roughly 34 acres of the property. That portion is anticipated to occupy a convenience store/truck stop, a hotel, a couple of restaurants and other commercial developments. This phase is projected to cost $43.6 million.

There are less details about the second phase of work, but it is intended to create two additional industrial opportunities along the K-10 Highway. It is also the more expensive phase, anticipating to cost $110 million.

To build the seven buildings in the first phase, construction will start with the convenience store/truck stop in summer 2027, and the seventh building is expected to be completed in fall 2034. The second phase is anticipated to begin in winter 2029 for the first industrial building. Once the first building is completed the following winter, the second building would begin construction four years later, and conclude work in winter 2035.

According to the project’s finance feasibility study, it projects that the TIF district could generate about $70.22 million in property-tax increment over 20 years. The first phase is anticipated to generate about $19.30 million in property-tax increment, while the much larger industrial phase two is projected to generate about $50.67 million.

photo by: Screenshot

The second phase of a proposed mixed use commercial and industrial development in Eudora.

In addition, the project is expected to generate about $5.17 million in economic activity, or sales-tax increment, bringing the total projected TIF revenue to roughly $75.39 million over the 20-year period.

Eudora has already taken steps towards establishing the district. The City Commission held a hearing in July, and the city adopted an ordinance, which found that the area was eligible for TIF financing and established the redevelopment district.

While the TIF district has been established, the city still has to approve a project plan detailing how the TIF financing will work for the development. A public hearing has been tentatively scheduled for Sept. 28.

IN OTHER BUSINESS, COMMISSIONERS WILL:

• Consider approving an amendment to the city-county comprehensive plan, Plan 2040, changing most of the designated areas just west of the K-10 Highway from industrial, high density residential and open space to commercial center. The proposed changes also include relocating some of the higher density residential uses closer to the highways in the northeast area of the plan.

The amendment was submitted by engineering firm Landplan Engineering, associated with the proposed Beacon Landing development. According to a memo in the agenda, staff finds the proposal generally consistent with Plan 2040 because it supports housing opportunities, economic development, mixed-use growth, and development near major transportation corridors.

At the same time, future development will need to address infrastructure capacity, traffic, fire and medical service, water resources, agricultural land, sensitive environmental areas, and compatibility with surrounding rural areas.

To be adopted, the amendment must be approved by the Planning Commission, the City Commission, and the County Commission. If one of these bodies denies the amendment, the amendment will not move forward.

• Consider approving a public hearing date for Douglas and Jefferson County’s Solid Waste Management Plan. The plan – which is required to be updated every five years – guides the management of solid waste in the two-county region as population trends, service expectations, and market conditions continue to evolve. The plan is scheduled to be adopted on Sep. 9 following a public hearing.

• Consider a conditional use permit for a wireless facility at 867 U.S. Highway 40. The wireless facility will be on 38.2 acres located on the southwest corner of property owned by the First United Methodist Church of Lawrence.

The County Commission business meeting will be held at 5:30 p.m. Wednesday in the Douglas County Commission meeting room at 1100 Massachusetts St. The meeting will also be available via Zoom.