Newsletter for June 15, 2019

Click here to view the freshest edition of the newsletter from Voice For Liberty. This edition is dated June 15, 2019.

You can subscribe so that you receive each edition of this newsletter by email. Just click here. All you need to supply is your email address, and it’s easy to unsubscribe.

If you aren’t getting the emails after you’ve subscribed, click here for suggestions on how to fix it.

New metropolitan rankings regarding knowledge-based industries and entrepreneurship

New research provides insight into the Wichita metropolitan area economy and dynamism.

The Walton Family Foundation has released a study titled “The Most Dynamic Metropolitans,” saying it is new research ranking the economic performance of metropolitan areas in the Heartland and across the country. 1

Of the study, the authors write “Our Most Dynamic Metropolitan Index, and the analysis contained in this report provides objective insight into the communities providing economic opportunity for their residents, separating high performers from the low. Most Dynamic Metropolitans provides fact-based metrics on near-term and medium-term performance and prospects for long-term growth. The index allows economic development officials the ability to monitor their metro’s vivacity relative to others on a national basis or within their region and state.”

In the overall rankings, Wichita was number 319 of 379 metropolitan areas examined. Of note, this research recognizes the importance of young firms:

While most of our metrics are commonly used indicators of economic development, the young firm employment ratio is a relatively new measure. We use factor analysis to test our hypothesis that the ratio is an indicator of longer-term economic growth. Factor analysis is a statistical tool that can derive categories, called factors, from several variables by finding the ways clusters of variables move together. A factor analysis on all of our metrics tells us that we generally have the two factors we claimed to have above: one closely relating to variables such as 2016-2017 growth in average annual pay and 2017-2018 job growth. The second most closely relating to per-capita personal income, 2013-2017 growth in real GDP, 2013-2017 average annual pay growth and the young firm employment ratio. Thus, our hypothesis regarding the young firm employment ratio seems valid.

There have been some rankings showing Wichita doing well in jobs at young firms. 2 That’s good, as young firms — which are different from small business — are vitally important to economic growth. 3

This study, however, shows Wichita lagging in young firm employment ratio. In these rankings, Wichita came in at position 247 of 379 metro areas. That is better than the overall ranking for Wichita, which is at number 319.

The young firm employment ratio is calculated using data from 2016. Perhaps newer data will show something different.


Notes

  1. Walton Family Foundation. New Metropolitan Rankings Show Knowledge-Based Industries and Entrepreneurship Drive Success. June 10, 2019. Press release with links to documents available at https://www.waltonfamilyfoundation.org/about-us/newsroom/new-metropolitan-rankings-show-knowledge-based-industries-and-entrepreneurship-drive-success.
  2. Weeks, Bob. Metro Monitor evaluates the Wichita economy. Available at https://wichitaliberty.org/economics/metro-monitor-evaluates-wichita-economy-2018/.
  3. Jason Wiens and Chris Jackson. The Importance of Young Firms for Economic Growth. Available at https://www.kauffman.org/what-we-do/resources/entrepreneurship-policy-digest/the-importance-of-young-firms-for-economic-growth.

Updated: Metropolitan populations

A visualization of the population of metropolitan statistical areas, now with annual data from 1969 through 2018.

For most types of economic and demographic analysis, metropolitan statistical areas (MSA) are preferred to cities proper. The Census Bureau notes: “The general concept of a metropolitan or micropolitan statistical area is that of a core area containing a substantial population nucleus, together with adjacent communities having a high degree of economic and social integration with that core.” 1

Wichita officials usually recognize this and have started to emphasize the importance of the region (the MSA), not just the city. Many of our civic agencies have named or renamed themselves like these examples: Greater Wichita Partnership, Wichita Regional Chamber of Commerce, Blueprint for Regional Economic Growth, Metropolitan Area Planning Commission, Wichita Area Planning Organization, Regional Economic Area Partnership of South Central Kansas, South Central Kansas Economic Development District.

Further, there is more economic data available at the MSA level (compared to the city level) from agencies like Bureau of Labor Statistics and Bureau of Economic Analysis. This data includes important measures like employment, labor force, unemployment rate, gross domestic product, and personal income.

This visualization has several different views of population data, from tables to charts showing relative growth. A new feature is a map. You can select a range of years, and as you point to a metropolitan area you’ll see the population change over that time.

to access the visualization.

Example from the visualization. Click for larger.


Notes

Newsletter for June 9, 2019

Click here to view the freshest edition of the newsletter from Voice For Liberty. This edition is dated June 9, 2019.

You can subscribe so that you receive each edition of this newsletter by email. Just click here. All you need to supply is your email address, and it’s easy to unsubscribe.

If you aren’t getting the emails after you’ve subscribed, click here for suggestions on how to fix it.

Wichita airport traffic

Traffic is rising at the Wichita airport. How does it compare to others?

Click for larger.
Passenger traffic at Wichita Dwight D. Eisenhower National Airport has been rising. We know that from news reports and social media. While rising activity is good, it’s important to place Wichita in context with other airports.

(The Wichita airport has reported data through April 2019, while comprehensive national data from the Bureau of Transportation Statistics is available through February, so these comparisons are through February.)

Media reporting on the Wichita airport often uses “passengers” as the measure. The industry, however, uses “enplanements” as the most important measure of airport traffic. When Bureau of Transportation Statistics uses the term passengers, the precise meaning of the data is enplanements. 1

Looking at passengers (that is, enplanements) for the Wichita airport, we see that monthly Wichita passenger counts are rising, generally. 2 But not for all months. Over the past year, there were three months when traffic fell, compared to the same month of the previous year.

Compared to the nation, there were seven months in the past year when the increase in passengers in Wichita was greater than the change for all airports, as shown in the bars for each month in the nearby chart. Because of several slow months in Wichita coupled with some the of good months in Wichita being only slightly better than the nation, the overall picture is not as good for Wichita. This can be seen by the lines in the same chart, where the change in passengers over the last year is always higher for the nation.

Besides the number of passengers, we should also consider the number of flights departing an airport. This is particularly important to business travelers, as for them, the availability of a flight today or tomorrow may be more important than a bargain-price fare. In this chart, there are some months where the number of flights fell from the year before. The 12-month trend for Wichita is falling while rising for the nation.

Is the reported rising passenger count at the Wichita airport good news? Of course it is. But a useful assessment requires placing the Wichita data in context. In that context, the Wichita airport is underperforming.

Click charts for larger versions.

In the following chart of passengers, Wichita counts are generally rising, but not as fast as the nation. This data is indexed with January 2011 representing 100. The thicker lines are the average of the prior 12 months in order the smooth the seasonality of the monthly data.

In the following chart of the number of flights, Wichita is on a downward trend generally, although in the last two years the value has increased slightly.


Notes

  1. The government requires carriers to report enplanements, so it is a consistent measure across all airports. Further, airports generate revenue primarily from enplaned passengers rather than arriving passengers. The number of enplanements is almost exactly half the number of passengers. Over the last 15 years, enplanements in Wichita have accounted for 49.88 percent of passengers, with deplanements being 50.12 percent.
  2. Passenger traffic data is highly seasonal. It is not uncommon for passenger counts in the summer months to be 25 or 30 percent higher than winter counts. Therefore, comparisons are to the same month in the previous year.

Updated: Populations of the states

An interactive table and charts of populations in the states and regions, from 1929 through 2018.

How have the states grown in population since 1929? Growth varies widely. This visualization has several views that illustrate changes in state populations.

Click here to access this visualization.

Source of data is Bureau of Economic Analysis, an agency of the United States Department of Commerce.

Click for larger.

Updated: State government tax collections

Kansas personal income tax collections rose by $372 per person in 2018, an increase of 46.5 percent.

Each year the United States Census Bureau collects a summary of taxes collected by each state for 5 broad tax categories and up to 25 tax subcategories. 1 I’ve collected this data and made it available in an interactive visualization. Data is through 2018.

You may recall that Kansas raised personal income tax rates in 2017 and made the new rate retroactive to January 1, 2017. But that change doesn’t seem to have affected the data for fiscal year 2017. For 2016, Kansas collected $767 per person in individual income taxes, and for 2017, $800. Not much difference.

Now data for fiscal year 2018 is available, and it shows Kansas collecting $1,172 per person in individual income taxes, an increase of $372 or 46.5 percent over 2017.

(Here’s the reason for the 2017 data being relatively unaffected. For most states, including Kansas, this data is for the fiscal year, not the calendar year. 2 New withholding tax tables were not available until June 27, 2017, just three days before the end of fiscal year 2017. 3)

Considering all taxes, Kansas collected $3,279 per person in 2018, up from $2,808 in 2017, an increase of $471 or 16.8 percent.

Click here to access the visualization.

Click images for larger versions.

In the following chart showing total tax collections per person over time, Kansas now collects more than our surrounding states.

This chart shows for 2018, the total and the composition of taxes collected.


Notes

  1. United States Census Bureau. Annual Survey of State Government Tax Collections (STC). Available at https://www.census.gov/programs-surveys/stc.html.
  2. United States Census Bureau. State Government Tax Collections: 2017 Technical Documentation. Available at https://www2.census.gov/programs-surveys/stc/technical-documentation/complete-technical-documentation/statetaxtechdoc2017.pdf.
  3. Kansas Department of Revenue. New Kansas income tax withholding tables now available. Available at https://www.ksrevenue.org/CMS/content/06-27-2017-NewWHTables.pdf.

Newsletter for June 2, 2019

Click here to view the freshest edition of the newsletter from Voice For Liberty. This edition is dated June 2, 2019.

You can subscribe so that you receive each edition of this newsletter by email. Just click here. All you need to supply is your email address, and it’s easy to unsubscribe.

If you aren’t getting the emails after you’ve subscribed, click here for suggestions on how to fix it.

Naftzger Park, according to Wichita Mayor Jeff Longwell

He had an opportunity to learn the true history of Naftzger Park in downtown Wichita. But Mayor Jeff Longwell didn’t learn, or maybe he doesn’t care.

In March, Wichita Mayor Jeff Longwell answered a question about Naftzger Park, telling viewers of the KPTS Television program Call the Mayor that:

“Actually what we found out is when our city fathers put in that park years ago they put the park in on private development land and so the development’s actually not on Naftzger Park. Naftzger Park used to be planted on private development land and so they had to change the boundaries of the park.”

The mayor blamed past city administrations for not being to read a survey. (Click here to view the video starting with this question.)

Chase M. Billingham, who is assistant professor of sociology at Wichita State University, has researched the history of this part of downtown. 1 He submitted a piece to the Wichita Eagle shortly after that episode of Call the Mayor aired. He wrote:

This claim — that the public park was erroneously built on privately owned land — has been one of the most common arguments offered by city officials in favor of their strategy to bulldoze Naftzger Park and rebuild it on a new footprint. This argument has been voiced repeatedly by elected officials and city staff during City Council meetings and public hearings. As the developers of the Spaghetti Works property have begun to build a new mixed-use development there, the city has maintained that it must fix that previous error and restore the developers’ property rights by relinquishing Naftzger Park’s eastern edge.

The claim that Naftzger Park was built on private land is wrong, however, and it epitomizes the disregard for history and due diligence that has characterized much of the city’s disjointed effort to overhaul this key public downtown space.

Billingham then explained the documented history of land ownership in the area, with the upshot being this: “As a result, small areas on the eastern edge of the park did, indeed, sit on privately owned land. But it was not because the park was built on private land; instead, it was because Wichita sold parts of its own public park to private owners for far less than it had paid for the land just a few years earlier.” (emphasis added)

Concluding, he wrote:

When city officials argue that destroying and rebuilding Naftzger Park was necessary, in part, because their predecessors mistakenly built the public park on private land, they are not being truthful. Among other questions surrounding the demolition of that important public space, then, Wichitans deserve to know why their leaders were so eager to relinquish the public access to this land that they had been entitled to for decades.

Why is this incident from March relevant today, two months later? Because on the May 30, 2019 edition of the monthly show Call the Mayor, Longwell repeated the same falsehood.

I’m reluctant to call someone a liar, as a lie means “a false statement deliberately presented as being true” or “something meant to deceive.” But as Billingham wrote, Wichita city officials, including Longwell, are not telling the truth.

Mayor Longwell, along with other Wichita city officials, had an opportunity to learn the truth in both the online and print editions of the largest newspaper in Kansas. If they did not agree with Billingham’s research and conclusion, there are many ways to have a public dialog on the matter. For example, the city has a popular website and social media presences, with the city’s Facebook page being liked by 27,230 people. 2 The city has a communications staff, including a strategic communications director, marketing services director, assistant director of strategic communications, and communications and special events manager. 3 There is a city manager, assistant city manager, six city council members, and a fleet of bureaucrats.

Don’t any of these people care about the truth? Don’t they want to help the mayor of the city present accurate and truthful information?


Notes

  1. Billingham is also the author of a fascinating history of the area, but it was published in an academic journal that is not freely available online. See Billingham, C. M. (2017) “Waiting for Bobos: Displacement and Impeded Gentrification in a Midwestern City”, City & Community, 16(2), pp. 145–168. doi: 10.1111/cico.12235.
  2. Facebook, https://www.facebook.com/cityofwichita/, observed on May 31, 2019.
  3. City of Wichita. Meet the Communications Team. Available at https://www.wichita.gov/News/Pages/Team.aspx.

Real personal income

Click chart for a larger version, or click here for the chart’s page at FREDs Economic Data at the Federal Reserve Bank of St. Louis.

Billions of Chained 2012 Dollars, Seasonally Adjusted Annual Rate, Percent Change from Year Ago, Seasonally Adjusted Annual Rate.
Frequency: Monthly.
U.S. Bureau of Economic Analysis, Real Personal Income [RPI], retrieved from FRED, Federal Reserve Bank of St. Louis; https://fred.stlouisfed.org/series/RPI, May 31, 2019.

Wichita jobs and employment, April 2019

For the Wichita metropolitan area in April 2019, the labor force is up, the number of unemployed persons is down, the unemployment rate is down, and the number of people working is up when compared to the same month one year ago. Seasonal data shows small declines in labor force and jobs from March.

Data released today by the Bureau of Labor Statistics, part of the United States Department of Labor, shows an improving, but also mixed, employment situation for the Wichita Metropolitan Statistical Area.

Click charts and tables for larger versions.

Total nonfarm employment rose from 298,500 last April to 303,400 this April. That’s an increase of 4,900 jobs, or 1.64 percent. (This data is not seasonally adjusted, so month-to-month comparisons are not valid.) For the same period, jobs in the nation grew by 1.76 percent.

The unemployment rate in April 2019 was 3.3 percent, down from 3.5 percent one year ago.

Considering seasonally adjusted data from the household survey, the labor force fell by 227 persons (0.1 percent) in April 2019 from March 2019, the number of unemployed persons fell by 97 (0.8 percent), and the unemployment rate was unchanged at 3.7 percent. The number of employed persons not working on farms fell to 299,538 in April from 299,668 the prior month, a decline of 130 persons, or 0.0 percent.

The following chart of the monthly change in labor force and employment shows a general decline over the past year, with some recent months of losses for both measures.

The following chart of changes from the same month one year ago shows a general decline in the rate of growth.

Looking at the charts of changes in employment year-over-year, we see some months in the past year where Wichita outperformed the nation. That last happened in 2012.

This article has been updated to correct a mistake in the original version.

Newsletter for May 26, 2019

Click here to view the freshest edition of the newsletter from Voice For Liberty. This edition is dated May 26, 2019.

You can subscribe so that you receive each edition of this newsletter by email. Just click here. All you need to supply is your email address, and it’s easy to unsubscribe.

If you aren’t getting the emails after you’ve subscribed, click here for suggestions on how to fix it.

Wichita population, 2018

The City of Wichita lost 1,052 in population from 2017 to 2018, a decline of 0.27 percent.

Data released today by the United States Census Bureau shows the City of Wichita losing population from July 1, 2017, to July 1, 2018. 1

The bureau’s estimate of city population on July 1, 2018 is 389,255. This is a decline of 1,052 (0.27 percent) from the year before. These are populations of cities, not metropolitan areas, although the Wichita metropolitan area also lost population. 2

The estimate of population on July 1, 2017 was revised from 390,591 to 390,317, meaning that for 2017, Wichita population declined by 242 from the July 1, 2016 population of 390,509.

With the revised 2017 figure, Wichita has had two years of declining population, as can be seen in the nearby chart.

While Wichita lost 0.27 percent of its population in one year, the top 100 cities gained 0.51 percent. Since 2010, Wichita has grown by 1.71 percent, while the top 100 cities grew by 7.57 percent.

Wichita is the fifty-first largest city, down from fiftieth the two prior years.


Notes

  1. Annual Estimates of the Resident Population for Incorporated Places of 50,000 or More, Ranked by July 1, 2018 Population: April 1, 2010 to July 1, 2018 Source: U.S. Census Bureau, Population Division Release Date: May 2019
  2. Weeks, Bob. Wichita population falls; outmigration continues. Available at https://wichitaliberty.org/wichita-government/wichita-population-falls-outmigration-continues/.

Sedgwick County job growth continues strong pace

In the fourth quarter of 2018, Sedgwick County continued strong job growth.

Data released today by the Bureau of Labor Statistics, part of the United States Department of Labor, show a continuing strong jobs picture for Sedgwick County.

Data from the Bureau’s Quarterly Census of Employment and Wages (QCEW) program show that from December 2017 to December 2018, Sedgwick County gained 5,500 jobs, which is a rate of 2.2 percent, as calculated by BLS. For the nation, growth was 1.5 percent.

The job growth rate for Sedgwick County was 100th best among the nation’s 350 largest counties.

While the job growth rate in Sedgwick County for the fourth quarter of 2018 exceeded the national rate, for the most recent four quarters the average rate for Sedgwick County was 1.3 percent, and 1.6 percent for the nation.

Average weekly wages in Sedgwick County increased by 3.8 percent over the year to $946. For the nation, wages rose by 3.2 percent to $1,144.

Click charts for larger versions.

What could be done with WaterWalk

There is an opportunity for Wichita to break the logjam holding up development at WaterWalk.

Critics of city development projects point to WaterWalk as an example of a failed downtown development. Some $41 million of city funds were spent there with few positive results, With the closing of the Gander Mountain store, its fortunes were trending downwards until the King of Freight deal was announced. Although, it is debatable whether offices are a good use for this property, given its promotion as “Wichita’s Next Great Gathering Place,” a center of retail, entertainment, and residence. 1

The King of Freight deal might be a way to get something from a failed development, at least for now. But the city could do more.

The city has many excuses for the failure of WaterWalk. In a recent social media town hall concerning the new baseball stadium and surrounding development, the city’s attitude was clear: WaterWalk is different, the city says. In the social media town hall, the city stated, “Waterwalk wasn’t the deal we put together nor did it have the safeguards of this project. Waterwalk is not a city owned development.” 2

(While the city criticizes the WaterWalk deal for not having safeguards, the protections built in the baseball deal aren’t very strong. And while the city says “WaterWalk is not a city owned development,” neither is the ballpark land development deal. Remember, the city is selling the land.)

What is the meaning of “we?” True, most current city officials weren’t in office at the time of the WaterWalk deal. KFDI reported “Mayor Longwell said it was unfair to “armchair quarterback” the decision that led to the the Waterwalk, especially since everyone on the council, including the Mayor, were not there for the decisions that led to the Waterwalk.”

Accountability belongs to others is the attitude of Wichita Mayor Jeff Longwell and other city officials.

But there is a grain of truth in the city’s answer. The city granted development rights for the WaterWalk property to a private development group, and there are about 85 years left in the agreement. That group is now headed by Jack P. DeBoer. He is in control of the land and its use.

That’s troubling. Recently DeBoer confessed to being “confounded” by WaterWalk, telling the Wichita Eagle, “It’s a business I don’t know anything about.” 3

DeBoer has had many years to produce development at WaterWalk. He has the ability to earn profit. But having produced very little and being “confounded” by WaterWalk, I think the key to moving forward is for the city to remove DeBoer and his group from the picture.

DeBoer has a long-term development deal with the city. Now he is asking the city to reconfigure a lease in which he is the tenant. Presumably, the changes he wants are worth something to him.

That’s an opportunity for the city to get something in return. I don’t know what that “something” might be, but this is an opportunity for the city to get some type of modification that might lead to progress at WaterWalk.


Notes

  1. Wichita Mayor Carl Brewer, 2008 State of the City Address. Available at https://www.wichita.gov/Council/CityCouncilDocument/2008%20State%20of%20the%20City%20Address.pdf.
  2. City of Wichita social media town hall on Facebook, March 7, 2019. See https://wichitaliberty.org/wp-content/uploads/2019/03/City-of-Wichita-Facebook-Waterwalk-2019-03-07.png.
  3. Then, of course, there’s his WaterWalk development downtown, which seems to be confounding him a bit.

    “It’s a business I don’t know anything about,” DeBoer says.

    A Bass Pro Shop once was planned for the mixed-use development and a Gander Mountain opened instead and then closed last year.

    “I’ve had opportunities to do, you know, a restaurant or something, and I’ve said, ‘No.’ ”

    DeBoer says he’s willing to take more time to be sure he makes the right decisions.

    “It’s the key piece of land in all of Wichita,” he says. “I don’t want to spend my life screwing it up.” Rengers, Carrie. Jack DeBoer talks life after Value Place and WoodSpring Suites. Wichita Eagle, November 2, 2018. Available at https://www.kansas.com/news/business/biz-columns-blogs/carrie-rengers/article220992720.html.

Newsletter for May 19, 2019

Click here to view the freshest edition of the newsletter from Voice For Liberty. This edition is dated May 19, 2019.

You can subscribe so that you receive each edition of this newsletter by email. Just click here. All you need to supply is your email address, and it’s easy to unsubscribe.

If you aren’t getting the emails after you’ve subscribed, click here for suggestions on how to fix it.

King of Freight move a step sideways

A Wichita firm plans to move its offices to what was billed as the city’s premier entertainment district.

King of Freight, a Wichita freight brokerage firm, is planning to move its operations to the vacant Gander Mountain building in WaterWalk. This requires a modification to the lease of the land.

It’s important to recognize that King of Freight is not the tenant in the lease. The landlord is the City of Wichita. The tenant is WaterWalk LLC, a Kansas limited liability company, whose president is Jack P. DeBoer. The lease covers only the land, not the building. The city does not own the building. While the city rents the land to DeBoer, there is undoubtedly a deal between him and King of Freight. Details of that are unknown.

When WaterWalk was conceived, the goal was a destination of retail, entertainment, and residences, and some $41 million of tax money was spent. The original lease for the Gander Mountain ground reflected that. Now, that a non-retail firm will be using the ground, a change was needed.

The reason is that the original lease included a provision for “additional annual rent.” If the business — Gander Mountain — exceeded certain financial parameters, the city could collect additional rent. The additional rent clause was never triggered. Other WaterWalk deals with similar provisions have never paid additional rent, either. 1)

The new lease abolishes the additional rent provision, although it could be reinstated if employment goals are not met. Since the additional rent clause is toothless, so there is no real penalty.

The tenant will continue to pay the city $1 per year in rent. King of Freight will pay $15 per month to use city parking spaces. This is perhaps half the market rate for long-term parking arrangements.

Is the move of King of Freight a good deal for the city and its citizens? King of Freight anticipates adding jobs in the future, and the new lease with the city requires certain job goals to be met. But immediately, the effect is simply moving employees from one downtown office to another. When King of Freight occupies new space, empty space will be left behind.

While putting the Gander Mountain building to use is good, its use as office space moves away from the original concept for WaterWalk, once touted as “Wichita’s Next Great Gathering Place.” 2

Will retail and entertainment establishments wish to locate near an office building? They didn’t want to locate in WaterWalk anyway, so maybe there is no change.

Of interest is DeBoer’s confession of being “confounded” by WaterWalk, recently telling the Wichita Eagle, “It’s a business I don’t know anything about.” 3

Before that, he told the Eagle that whatever becomes of the Gander Mountain building, it will be “something fun and good for the city.” 4

I don’t think that goal has been realized.

Of note: DeBoer told the Eagle he’s had opportunities to “do a restaurant or something,” but he declined. Former Wichita Mayor Carl Brewer, in State of the City addresses, promised specific named restaurants would be opening in WaterWalk. 5

In more detail

Excerpts from the city’s agenda packet for this item:

“The lease’s current rent requirement, which was drafted for a retail use, would be suspended if the job requirement is met, and would terminate in 10 years if KOF and its entities maintains the presence of 400 net new jobs in Wichita through the 10-year period.”

“KOF has also agreed to pay for parking spaces at an initial rate of $15/month per space. Revenue from KOF’s employee parking is estimated at approximately $70,000/year.”

From the lease agreement: “Section 5.01. Minimum Rent. As of the date first written above, Tenant has paid Landlord a minimum fixed annual rent (“Minimum Rent”) of One Dollar ($1) in one (1) installment covering the Term of this Lease as defined in Article I above.”

“Section 5.02. Additional Rent. The Tenant will also pay, without notice, and without abatement, deduction, or setoff, except as otherwise specifically allowed herein, as additional rent, all sums, taxes, assessments, costs, expenses, and other payments which the Tenant in any of the provisions of this Lease assumes or agrees to pay, and, in the event of any nonpayment thereof, the Landlord shall have (in addition to all other rights and remedies) all the rights and remedies provided herein or by law in the case of nonpayment of rent.”

This section then describes the mechanism of calculating “Additional Annual Rent.” This mechanism was crafted for a retail store so that if “Adjusted Net Cash Flow” was ever positive, the city would be paid 25 percent of that. But the activity of the retail store, Gander Mountain, never triggered the payment of additional rent. 6

The section goes on to modify the additional rent provision for uses other than retail, like an office: “No Additional Retail Rent and no Additional Rent involving any payment of any portion of the Adjusted Net Cash Flow shall be owed for any use of the Premises that is not a Retail Use under codes 4400 through 454390 of the 2017 NAICS.”

The property will be paying property taxes: “Section 6.01. Taxes. Tenant shall pay as additional rent during the Term and any extensions thereof, all ad valorem taxes, and all other governmental taxes or charges that may be levied against the Premises.”

Since the property is within a tax increment financing (TIF) district, the taxes flow to that, not to fund the general operations of government.

“Section 9.03. Parking. The parties agree that Tenant’s employees will have nonexclusive access to the 430-space Parking Garage and the 60 spaces of surface parking under U.S. 400 (“Kellogg”) for an initial rate of $15/month per employee for parking between the hours of 8:00 a.m. – 6:00 p.m., Mondays-Fridays. Tenant shall be responsible for providing a monthly report of the number of employees who are parking in Parking Garage and on surface parking lot under Kellogg, and shall remit $15.00 per employee on a monthly basis. At each one-year anniversary of this agreement, the parking rate shall increase 3%.”

“Section 16.06. Assignment; Sublease. Tenant may freely assign or sublease all or any portion of the Premises without Landlord’s consent.”


Notes

  1. Weeks, Bob. Wichita WaterWalk contract not followed, again. Available at https://wichitaliberty.org/wichita-government/wichita-waterwalk-contract-not-followed/.
  2. Wichita Mayor Carl Brewer, 2008 State of the City Address. Available at https://www.wichita.gov/Council/CityCouncilDocument/2008%20State%20of%20the%20City%20Address.pdf.
  3. Then, of course, there’s his WaterWalk development downtown, which seems to be confounding him a bit.

    “It’s a business I don’t know anything about,” DeBoer says.

    A Bass Pro Shop once was planned for the mixed-use development and a Gander Mountain opened instead and then closed last year.

    “I’ve had opportunities to do, you know, a restaurant or something, and I’ve said, ‘No.’ ”

    DeBoer says he’s willing to take more time to be sure he makes the right decisions.

    “It’s the key piece of land in all of Wichita,” he says. “I don’t want to spend my life screwing it up.” Rengers, Carrie. Jack DeBoer talks life after Value Place and WoodSpring Suites. Wichita Eagle, November 2, 2018. Available at https://www.kansas.com/news/business/biz-columns-blogs/carrie-rengers/article220992720.html.

  4. “It’s a great building,” DeBoer says.

    “It’s just scratch your head, now what the hell’s going to happen?” he says. “We will come up with a plan.”

    The “we” includes George Laham of Laham Development and J.P. Weigand & Sons.

    “George and his team are the best,” DeBoer says.

    “Everything’s on the table.”

    That includes potential office, retail or entertainment uses – and a possible redesign for the building to make better use of the river behind it.

    “We just have to be sure of the direction,” DeBoer says. “We’re going to be very careful and think it through.”

    Whatever it is, he says that it will be “something fun and good for the city.”

    “We don’t have to depend on a guy who’s not as interested as we are.” 3. Rengers, Carrie. WaterWalk owner to make new plans for Gander Mountain building. Wichita Eagle, September 11, 2017. Available at https://www.kansas.com/news/business/biz-columns-blogs/carrie-rengers/article172482736.html.

  5. In his 2008 address, Brewer promised specific development at the struggling Waterfront development, which is heavily subsidized. Beaming with pride, Brewer said to the audience: “And, great strides are being made at Wichita Waterwalk. The topping out ceremony for Waterwalk Place is scheduled for this Thursday and I invite everyone to this event. I am pleased to announce two more national tenants that will be a part of the WaterWalk restaurant and entertainment development. … I am pleased to announce two more national tenants that will be a part of the WaterWalk restaurant and entertainment development. Joining Saddle Ranch Chop House will be Funny Bone Comedy Club and Wet Willies restaurant and daiquiri bar. These are just a couple of the fun and exciting tenants that will help make WaterWalk — Wichita’s Next Great Gathering Place.” This address was delivered a year before DoBoer took full control over WaterWalk, although he was involved before that.
  6. Email with Wichita City Manager Layton, May 10, 2019.

Kansas jobs, April 2019

Employment in Kansas continues to grow in April 2019, but continues a trend of slower growth than the nation. The labor force is smaller.

Data released today from the Bureau of Labor Statistics, part of the United States Department of Labor, shows rising employment in Kansas for April 2019.

Click for larger

Using seasonally adjusted data, from March 2019 to April 2019, nonfarm employment in Kansas rose by 6,900, which is 0.5 percent. Over the year, the number of Kansas nonfarm jobs for April 2019 rose by 12,400 or 0.9 percent over last April. This is using seasonally adjusted data. The non-adjusted figure is nearly identical at 12,300.

Over the year (April 2018 to April 2019), the Kansas labor force is up by 0.3 percent using seasonally adjusted data, with declines of 0.1 percent and 0.2 percent over the last two months. Non-seasonal data shows a decline of 7,033 (0.5 percent) in the labor force over the year.

The number of unemployed persons fell from March 2019 to April 2019 by 331, or 0.6 percent. The unemployment rate was 3.5 percent in April, up from 3.4 percent from one year ago, and unchanged from March.

Looking at annual job growth on a monthly basis shows Kansas averaging 0.94 percent over the past 12 months, while the rate for the nation is 1.75 percent.

Click charts and tables for larger versions.

Wichita personal income growing, but slowly

Among the nation’s 383 metropolitan areas, Wichita ranked 347th for personal income growth.

Statistics released today by the Bureau of Economic Analysis, an agency of the United States Department of Commerce, show personal income in the Wichita metro area growing at a slow rate.

The figures released today are through calendar year 2017. For that year, personal income in the Wichita metropolitan statistical area was $30,801 million, up 2.3 percent from $30,103 million the previous year. These are current dollars.

Using inflation-adjusted dollars, income growth was 0.7 percent.

Of 383 metropolitan areas, Wichita ranked 347 for growth from 2016 to 2017.

Per capita personal income in the Wichita MSA for 2017 was $47,708 in current dollars, up 2.2 percent from $46,696 in 2016. In inflation-adjusted dollars, per capita personal income grew by 0.5 percent from 2016 to 2017. This growth rate ranked at position 327 among 383 metropolitan areas.

BEA offers these definitions:

Personal income is the income received by, or on behalf of, all persons from all sources: from participation as laborers in production, from owning a home or business, from the ownership of financial assets, and from government and business in the form of transfers. It includes income from domestic sources as well as the rest of world. It does not include realized or unrealized capital gains or losses.

Personal income is measured before the deduction of personal income taxes and other personal taxes and is reported in current dollars (no adjustment is made for price changes). Comparisons for different regions and time periods reflect changes in both the price and quantity components of regional personal income.

The estimate of personal income for the United States is the sum of the state estimates and the estimate for the District of Columbia; it differs slightly from the estimate of personal income in the national income and product accounts (NIPAs) because of differences in coverage, in the methodologies used to prepare the estimates, and in the timing of the availability of source data.

Per capita personal income is calculated as the total personal income of the residents of a given area divided by the population of the area. In computing per capita personal income, BEA uses Census Bureau mid-year population estimates.

Individual liberty, limited government, economic freedom, and free markets in Wichita and Kansas

Learn how you can support the Voice for Liberty. Click here.
%d bloggers like this: