CITY COUNCIL SPECIAL MEETING August 24, 2015 5:30 p.m.

CITY COUNCIL SPECIAL MEETING
August 24, 2015 5:30 p.m.
Multipurpose Room of Municipal Annex
1304 W Main
Blue Springs, Missouri
PLEASE NOTE:
Anyone wishing to address the Mayor and Council, either in a Public Hearing or in the Visitors
Section of the Agenda, must fill out a Speaker’s Appearance Form. Forms are located at the
entrance of the Multipurpose Room. After completion, the form is to be given to the Assistant
City Administrator.
1.
Call meeting to order
2.
Pledge of Allegiance
3.
Motion to Renew support for The Gardens of Blue Springs
4.
Presentation – The Gardens of Blue Springs
5.
Adopt Resolution No. 60-2015 supporting The Gardens of Blue Springs
6.
Adopt Resolution No. 61-2015 regarding local control
7.
Mayoral Announcements
Thoughts to Ponder
8.
Visitors
9.
Adjourn
Miscellaneous Items
Planning Commission Meeting – Monday, August 24, 6:30 p.m., Municipal Annex,
1304 W. Main
Parks & Recreation Commission Meeting – Tuesday, September 1, 6:00 p.m.,
East Conference Room of City Hall, 903 W. Main Street
Labor Day Holiday – City Offices Closed – Monday, September 7
Public Safety Citizens Advisory Board Meeting – Tuesday, September 8, 6:00
p.m., East Conference Room of City Hall, 903 W. Main Street
City Council Meeting – Wednesday, September 9, 6:30 p.m., Municipal Annex,
1304 W. Main
TO:
Mayor, City Council,
Department Directors, and Press
FROM:
Eric Johnson
City Administrator
DATE:
August 21, 2015
SUBJECT:
Agenda Explanations
Item 3 – Motion to Renew
Consideration of a Motion to Renew the Resolution Regarding City support for Rainen
Companies, LLC’s Application for Low Income Housing Tax Credits (LIHTC) for The Gardens of
Blue Springs development project. Refer to the Council Information Form from City Attorney,
Nancy Yendes, for further information.
Item 4 – Presentation – The Gardens of Blue Springs
Rainin Companies, LLC will share a PowerPoint presentation regarding The Gardens of Blue
Springs.
Item 5 – Resolution supporting the Gardens of Blue Springs
Resolution will support Rainen Companies, LLC’s application for Low Income Housing Tax
Credits with the Missouri Housing Development Commission for The Gardens of Blue Springs
senior housing development.
Refer to Council Information Form from Deputy City
Administrator, Adam Norris, for further information.
Item 6 – Local Control
Resolution will express the concern for legislative actions that erode local control and abilities to
react to local needs. Refer to Council Information Form from Mayor Carson Ross for further
information.
Council Meeting Date: 8/24/2015
Agenda Item #: 3
Page 1 of 2
CITY OF BLUE SPRINGS
CITY COUNCIL INFORMATION FORM
DATE: August 20, 2015
SUBMITTED BY: Nancy Yendes
Ordinance
Agreement
Resolution
Discussion
DEPARTMENT: City Attorney
Presentation
Rezoning
Public Hearing
Other
ISSUE/REQUEST
Consideration of a Motion to Renew the Resolution Regarding City support for Rainen
Companies, LLC’s Application for Low Income Housing Tax Credits (LIHTC) for The Gardens
of Blue Springs development project.
BACKGROUND/JUSTIFICATION
On August 17, 2015, the developers of The Gardens of Blue Springs requested the City
Council support its application for Missouri Housing Development Commission (MHDC)
LIHTCs to develop a mixed-income, age-restricted housing development. City Council
considered such request; the motion to adopt Resolution No. 58-2015 failed to gain a majority
of the Council’s votes. A Council member on the prevailing side of the vote has asked that the
Council review the Resolution that was not adopted on August 17th. A motion to reconsider is
not in order as it may only be made during the meeting at which the matter was voted. For the
City Council to again consider this Resolution at a different meeting, it must first vote on a
motion to renew the Resolution that was defeated. Such a motion does not adopt the
Resolution, but only brings it back up again for discussion and a vote. If Council wishes to
revisit the Resolution, Staff is requesting that a new Resolution number be used for purposes
of the minutes and records of the City Council and the motion set out below does that. To
renew the Resolution for new discussion and a vote, the following motion by any member of
the Council would be appropriate:
I move that the City Council renew consideration of a Resolution Supporting
Rainen Companies, LLC’s Application for Low Income Housing Tax Credits for
The Gardens of Blue Springs project previously numbered as Resolution No. 582015, which was not adopted for failure to obtain a majority of votes at the
August 17, 2015 meeting of the City Council, and that the renewed Resolution be
given a new number for consideration for purposes of the minutes of this body.
The motion may be seconded by any member of the Council. The motion is made in this
manner because it is treated as a motion to add new business to the agenda. If this motion is
not made and adopted, Agenda items 4 and 5 relating to The Gardens request would not be
taken up.
STAFF RECOMMENDATION
If Council wishes to revisit the matter presented in Resolution No. 58-2015, the motion should
be made, seconded and adopted.
Rev. 6/01/2015
Council Meeting Date: 8/24/2015
Agenda Item #: 3
Page 2 of 2
LIST OF REFERENCE DOCUMENTS ATTACHED
1. None
Requesting Director:
Legal:
Rev. 6/01/2015
REVIEWED BY
Budget:
City Administrator:
Council Meeting Date: 8/24/2015
Agenda Item #: 4 and 5
Page 1 of 2
CITY OF BLUE SPRINGS
CITY COUNCIL INFORMATION FORM
DATE: August 20, 2015
SUBMITTED BY:
Ordinance
Agreement
Adam Norris
DEPARTMENT: Administration
Resolution
Discussion
Presentation
Rezoning
Public Hearing
Other
ISSUE/REQUEST
Presentation and consideration of a renewed resolution supporting Rainen Companies, LLC’s
application for Low Income Housing Tax Credits (LIHTC) with the Missouri Housing
Development Commission (MHDC) for The Gardens of Blue Springs senior housing
development project.
BACKGROUND/JUSTIFICATION
On November 17, 2014 the City Council approved Ordinance 4519 authorizing the White Oak
TIF Plan (Redevelopment Plan) and projects, establishing a redevelopment area, and
designating Development Associates, LLC as the developer. The Redevelopment Plan
provides for the redevelopment of the designated area in two projects—Redevelopment
Projects A and B. Rainen Companies, LLC’s proposed project is consistent with
Redevelopment Project B of the Redevelopment Plan.
The proposed project would ultimately consist of a 180 unit mixed-income, senior apartment
community at 1132 SW Luttrell Rd (White Oak Plaza). Buildout would consist of three phases
each with 60 units. After the initial phase, the second phase would commence two years later
and the third phase would likely commence in the preceding two years.
The proposed project meets several of the goals and objectives of the Comprehensive Plan:
 Address the need for expanded housing choice that can adequately meet demand from
the City’s aging population which is projected to continue to grow.
 Convert obsolete commercial properties for residential use.
 Locate housing within ½ mile of a transit stop.
 Redevelop this specific area of White Oak Shopping Center into High Density
Residential.
The applicant, Rainen Companies, LLC is applying for Low Income Housing Tax Credits with
MHDC and requests the support of the City in its application.
Representatives from Rainen Companies, LLC and the developer of the White Oak
redevelopment project will be available to make a presentation and address any questions.
Contractor:
Amount of Request/Contract:
Funding Source/Account #:
Rev. 6/01/2015
FINANCIAL IMPACT
N/A
Council Meeting Date: 8/24/2015
Agenda Item #: 4 and 5
Page 2 of 2
PROJECT TIMELINE
Estimated Start Date
Estimated End Date
N/A
STAFF RECOMMENDATION
Staff recommends approval
OTHER BOARDS & COMMISSIONS ASSIGNED
Name of Board or Commission:
City Council
Date:
August 17, 2015
Action:
Denial of Proposed Resolution
Name of Board or Commission:
City Council
Date:
November 17, 2014
Action:
Approval of Ordinance 4519
Name of Board or Commission:
Tax Increment Financing Commission
Date:
August 28, 2014
Action
Recommend Approval of Redevelopment Plan,
Redevelopment Area, and Redevelopment
Projects.
LIST OF REFERENCE DOCUMENTS ATTACHED
1. Presentation from Rainen Companies, LLC
2. Letter from Rainen Companies, LLC dated August 11, 2015
3. Proposed Resolution supporting Rainen Companies, LLC’s application for Low Income
Housing Tax Credits for construction of The Gardens of Blue Springs in the White Oak
Redevelopment Area.
IF CONTRACT REQUIRED:
1. E-Verify Affidavits Required?
Parent Company:
4. Contract Executed?
5. Affidavits Executed
Requesting Director:
Legal:
Rev. 6/01/2015
REVIEWED BY
Budget:
City Administrator:
The Gardens of
Blue Springs
A proposed 180 unit mixed-income, age restricted to households aged 55+,
multifamily housing development from Rainen Companies, LLC
Building Rendering
Site Plan
Building Layout and Unit Mix
Unit Layouts
Phase 1 Unit and Rent Mix
Utility
Annual Gross
Rent
Per Sqft.
Unit Description
# Bedrooms
#Units
Affordable Units
Allowance
Net Rent
Gross Rent
Possible Rent
1BR
1
3
0
$85
$913
$998
$32,868
$1.10
1BR
1
6
6
$85
$676
$761
$48,645
$0.81
1BR+Den
1
5
0
$85
$1,010
$1,095
$60,588
$0.99
1BR+Den
1
10
10
$85
$727
$812
$87,247
$0.71
2BR 1BA
2
5
0
$112
$1,020
$1,132
$61,188
$1.01
2BR 1BA
2
10
10
$112
$737
$849
$88,447
$0.73
2BR 2BA
2
6
0
$112
$1,114
$1,226
$80,208
$1.00
2BR 2BA
2
15
15
$112
$824
$936
$148,385
$0.74
$0
$0
$0
$0
$0
$0
Total
60
41
$607,575
Project Details
 180 unit mixed-income, seniors apartment community
 Comprised of up to 70% affordable units and 30% market rate units. Phase 1 is 68%
affordable and 32% market rate.
 Age restricted to households of 55+.
 Phased project to be built in three phases totaling $36 million. Phase 1 will be a $12 million,
60-Unit development. Phase 2 and Phase 3 would also be 60 units each.
 Each building will include a craft room, game room, fitness center and library.
 Addresses the significant and growing demand for seniors housing in Blue Springs. Our
market study indicates pent up demand for 369 affordable and 82 market rate seniors
apartments in the Primary Market Area (Blue Springs City Limits).
 Will be an especially attractive place to live, being part of a mixed use development next
to a brand new Cosentino’s Price Chopper.
 Requires Federal and State Low Income Housing Tax Credits awarded by MHDC. The
market study confirms that a purely market rate development is not feasible.
 Financed with Low Income Housing Tax Credits (LIHTCs) and US Bank/MHDC debt. No
Section 8 financing. No City financial resources required.
Economic Impact
 Replaces existing blight with attractive and valuable improved property.
 Utilizes the portion of the White Oak site that is least conducive to commercial
development.
 Phase 1 is a $12 million investment which will create 54 new permanent construction jobs
and 2.5 new property management jobs.
 $36 million total investment for Phase 1, 2 and 3.
 $150,000-$180,000 or more in total additional property taxes.
 243 total seniors residents retained (assumes 291 bedrooms as shown on the building
layout plan, less the 2nd Bedroom in the 48 2BR 1BA Units).
 $8.75 million in retained income/spending power for the area (assumes conservative
estimate of $36,000/person).
 Allows Blue Springs seniors to age in place, in new, high quality housing, close to amenities
and their social networks/families. Our market study indicates significant pent up demand
for affordable and market rate seniors apartments in the Primary Market Area.
Rainen Companies, LLC
A Proven Track Record
with Seniors Mixed Income Housing

The proposed Gardens of Blue Springs project is modeled after Rainen Companies’ highly
successful Gardens at Northgate Village development, a four phase, 318-unit mixed-income
seniors property in North Kansas City, Missouri.

Winner of a 2013 Clay County EDC Keystone Award, the property is part of the larger, ULI
Development of Distinction and Capstone Award winning Northgate Village, a 55-acre mixeduse, infill redevelopment. Photos of the Gardens at Northgate Village are included in the slides
that follow.

Rainen Companies, LLC have been awarded tax credits by MHDC on each of the 4 phases at
Northgate. The firm has established a great reputation with MHDC for delivering high quality
mixed income seniors housing.
Testimonial
“My name is Bill Sanders, my wife and I have leased an apartment here at the Gardens of Northgate
Village Senior Living Complex for almost seven years. We could not be more pleased with our decision
to move into our apartment.
The property is secure, well maintained and the apartment staff are always prompt and helpful when
a question comes up. As a City Councilman here in North Kansas City I cannot remember an issue with
this property.”
– Bill Sanders, NKC City Councilman and Gardens at Northgate Resident
Phase 1 – 114 Units
Phase 2 – 66 Units
Phase 3 – 78 Units
Phase 4 – Groundbreaking October 2015
60 Units
The Surrounding Neighborhood
Market Rate Apartments and Homes from $210,000-$325,000.
This proposal is consistent with the TIF
Redevelopment Plan unanimously approved by
the TIF Commission on August 28, 2014 and the
City Council on November 17, 2014
Introduced by Councilman ___________
Resolution No. 60-2015
A RESOLUTION SUPPORTING THE GARDENS OF BLUE SPRINGS’ APPLICATION
FOR LOW INCOME HOUSING TAX CREDITS
WHEREAS, The Gardens of Blue Springs is a proposed redevelopment of the
property which is located at 1132 SW Luttrell Rd; and
Whereas, The Gardens of Blue Springs is consistent “Project B” of the
Redevelopment Plan for White Oak approved by the City Council by Ordinance 4519 on
November 17, 2014; and
WHEREAS, The Gardens of Blue Springs plans to apply to the Missouri Housing
Development Commission (MHDC) for Low Income Housing Tax Credits; and
WHEREAS, the City of Blue Springs supports this application.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF BLUE SPRINGS, MISSOURI, as follows:
1. The City hereby expresses its support for The Gardens of Blue Springs’
application to the MHDC for Low Income Housing Tax Credits to redevelop
Project B of the Redevelopment Plan for the area currently known as the
White Oak Plaza shopping center.
PASSED by the City Council of the City of Blue Springs, Missouri, and approved
by the Mayor of Blue Springs, this 24th day of August, 2015.
________________________
Carson Ross, Mayor
ATTEST:
_______________________
Sheryl Morgan, City Clerk
Council Meeting Date: 8/24/2015
Agenda Item #: 6
Page 1 of 2
CITY OF BLUE SPRINGS
CITY COUNCIL INFORMATION FORM
DATE: August 19, 2015
SUBMITTED BY:
Ordinance
Agreement
Mayor Carson Ross
Resolution
Discussion
DEPARTMENT: Council
Presentation
Rezoning
Public Hearing
Other
ISSUE/REQUEST
To approve a Resolution expressing the concern for legislative actions that erode local control
and abilities to react to local needs.
BACKGROUND/JUSTIFICATION
Missouri governmental structure is comprised of state and local entities with each having
certain responsibilities and duties with respect to their residents and voters. In the past,
Missouri as a State has been supportive of local governance and particularly home rule cities.
Missouri was the first state in the union to allow the creation of charter cities by a provision in
its 1875 Constitution. In 1971, the voters of Missouri expanded the class of city that could be
converted to a Constitutional Charter City. In 1994, the voters of Blue Springs affirmatively
elected to have a Constitutional Charter City form of government and thereby to have all the
rights that self-governance entails. By choosing to reside in a Constitutional Charter City, the
residents, through their locally elected officials, are permitted under the Missouri Constitution to
make choices for how they will be governed as long as the choices are consistent with the
State Constitution and applicable laws. In the recent past there has been a trend by the
General Assembly to intrude into areas that were previously left to local choice. Senate
Substitute No. 2 for House Committee Substitute for House Bill No. 722 (hereinafter “HB No.
722”) is an example of this type of legislation that removes choice from local voters. This
Resolution expresses the concern the City Council has with respect to the continued eroding of
local control and voter choice over how the residents will be governed. The Resolution also
asks that the General Assembly not override a gubernatorial veto of the Bill as a means of
honoring the intent and letter of the State Constitution in creating home rule powers.
Contractor:
Funding Source/Account #:
Funding Source/Account #:
FINANCIAL IMPACT
N/A
PROJECT TIMELINE
Estimated Start Date
N/A
Years and Months Contract in effect
Rev. 6/01/2015
Estimated End Date
Number of times renewable
Council Meeting Date: 8/24/2015
Agenda Item #: 6
Page 2 of 2
STAFF RECOMMENDATION
OTHER BOARDS & COMMISSIONS ASSIGNED
Name of Board or Commission:
N/A
Date:
Action:
LIST OF REFERENCE DOCUMENTS ATTACHED
1. Proposed Resolution
Requesting Director:
Legal:
Rev. 6/01/2015
REVIEWED BY
Budget:
City Administrator:
Introduced by Councilman_______________
Resolution No. 61-2015
A RESOLUTION EXPRESSING CONCERN FOR LEGISLATIVE
ACTIONS THAT ERODE LOCAL CONTROL AND
ABILITIES TO REACT TO LOCAL NEEDS
WHEREAS, the State of Missouri governmental structure is comprised of governmental
entities at the state and local level with differing responsibilities and abilities with respect to the
residents of the entity; and
WHEREAS, historically, certain areas of control were exercised by either the state or
local government based on the ability to address problems and meet needs of respective
residents such as the provision of police and fire protection, parks, streets and highways, water
and sanitary utilities; and
WHEREAS, to meet the needs and desires of its citizens, in 1875 Missouri became the
first state to allow for the right of the voters to form home rule cities through a Constitutional
provision, and the voters have since enjoyed the benefits of local home rule, allowing residents
to fashion the type of communities they desire; and
WHEREAS, in 1971 the voters of Missouri amended the Constitution to allow more
communities to become home rule cities and enjoy the benefits of same; and
WHEREAS, in 1994 when local voters elected to affirmatively select a charter city form
of government under Section 19 of Article VI of the Missouri Constitution, they became entitled
to certain rights of self-determination by virtue of Sections 19(a) and 22 of Article VI, and are
entitled to exercise such rights for themselves; and
WHEREAS, the City of Blue Springs is a Constitutional Charter City and its residents are
entitled through their elected leaders to exercise all powers consistent with the Constitution and
state law of Missouri; and
WHEREAS, the General Assembly has the ability to enact legislation impacting how
residents decide to govern themselves through their elected officials, with some Constitutional
restrictions, but each time it does the rights of local voters and residents are diminished; and
WHEREAS, the General Assembly continues to enact legislation which diminishes the
ability of residents to act in their own best interests through their locally elected officials, and
most particularly Charter Cities, and to tailor the community and government they desire; and
WHEREAS, the General Assembly has in recent years enacted legislation that preempts
local voter control over their own communities and Senate Substitute No. 2 for House
Committee Substitute for House Bill No. 722 (hereinafter “HB No. 722”) is an example of such
legislation; and
WHEREAS, the Governor has vetoed HB No. 722, but it is possible the General
Assembly may override such veto; and
WHEREAS, the residents and voters of the Charter City of Blue Springs have a distinct
interest in whether or not legislation such as HB No. 722 becomes law or similar bills continue to
be introduced, amended and enacted which strip away areas of authority that are best left to
local control by those closest to, and selected by, the voters.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
BLUE SPRINGS, MISSOURI, as follows:
SECTION 1. The City Council hereby states and reaffirms its support for the rights to
self-determination in all areas of local concern for the voters and
residents of Blue Springs, a Constitutional Charter City.
SECTION 2.
The City Council hereby requests the General Assembly to honor the
intent and letter of the Missouri Constitution on home rule contained in
Article VI, Sections 19, et seq., (Mo. Const. 1945 as amended in 1971),
as well as Missouri’s long history of local governance, and not enact
legislation which impinges and diminishes the peoples’ rights of selfgovernance at the local level.
SECTION 3. The City Council hereby requests that the General Assembly not override
the gubernatorial veto of HB No. 722 as recognition of the right of the
people to self-governance.
SECTION 4.
That the Mayor is hereby empowered and authorized to send a letter on
behalf of the entire City Council requesting that the veto of HB 722 not be
overridden and to send such letter to the leadership of the General
Assembly and the local area State Representatives and Senators
together with this Resolution.
SECTION 5.
This Resolution shall take effect and be in full force immediately after its
adoption by the City Council.
PASSED by the City Council of the City of Blue Springs, Missouri, and approved by the
Mayor of Blue Springs, this 24th day of August, 2015.
CITY OF BLUE SPRINGS
Carson Ross, Mayor
ATTEST:
Sheryl Morgan City Clerk