Tab 6 12/1/17 Kansas City Public Hearing Transcript10 or sex trafficking, or (b) a youth transitioning 11 from foster care. Additionally, "Youth aging out of 12 foster care" has been

Tab 6

12/1/17 Kansas City Public Hearing Transcript

TRANSCRIPT OF PROCEEDINGS 12/1/2017TRANSCRIPT OF PROCEEDINGS 12/1/2017TRANSCRIPT OF PROCEEDINGS 12/1/2017TRANSCRIPT OF PROCEEDINGS 12/1/2017

www.alaris.uswww.alaris.uswww.alaris.uswww.alaris.us Phone: 1.800.280.3376Phone: 1.800.280.3376Phone: 1.800.280.3376Phone: 1.800.280.3376 Fax: 314.644.1334Fax: 314.644.1334Fax: 314.644.1334Fax: 314.644.1334ALARIS LITIGATION SERVICESALARIS LITIGATION SERVICESALARIS LITIGATION SERVICESALARIS LITIGATION SERVICES

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1 MISSOURI HOUSING DEVELOPMENT COMMISSION

2 SPECIAL MEETING

3

4

5 La Rue Baltimore

6 908 Baltimore

7 Kansas City, Missouri 64105

8

9 DECEMBER 1, 2017

10 6:00 p.m.

11

12

13 PRESENT:Mr. Frank Quagraine

14 Ms. Alissa Ice

15

16

17

18

19

20

21

22

23

24

25




1 MR. QUAGRAINE: Good evening, everyone.

2 My name is Frank Quagraine, Director of Rental

3 Production at the Missouri Housing Development

4 Commission, MHDC, and here with me is MHDC

5 underwriter, Alissa Ice.

6 We would like to sincerely thank

7 everyone for making time to join us for this

8 hearing.

9 Our purpose this evening is to present

10 the changes in MHDC's Fiscal Year 2018 Draft

11 Qualified Allocation Plan, the Draft QAP, that was

12 approved by the Commission at the November 17th,

13 2017, Commission Meeting, and to hear your comments,

14 opinions and suggestions regarding these changes.

15 Just a short housekeeping note, please

16 make sure you have signed in on the sign-in sheet in

17 the back of the room.

18 I'll go ahead.

19 If you haven't already done so, please

20 do so before leaving. And, also, please make sure

21 your cell phones are on silent. Thank you.

22 I would like to start off by providing

23 a brief summary of the status of MHDC's Fiscal Year

24 2018 QAP process. MHDC staff held webinars back in

25 August to review proposed changes with interested




1 parties and to receive comments and suggestions

2 regarding the changes. We incorporated some of the

3 these comments into the Draft QAP that was presented

4 to our Commissioners at our September Commission

5 Meeting for approval so we could hold public

6 hearings. Staff held public hearings across the

7 state, receiving comments and suggestions from the

8 general public. On the November 17th Commission

9 Meeting, the Commission approved the current Fiscal

10 Year 2018 Draft QAP, a copy of which is published on

11 the MHDC website and provided to you for this

12 hearing.

13 For your convenience, copies of the

14 redlined version of the current Fiscal Year 2018

15 Draft QAP and the "Summary of Changes," have been

16 placed before the sign-in sheet -- beside it.

17 Sorry.

18 Within the redlined version of the QAP,

19 you will notice changes are highlighted in different

20 colors.

21 Verbiage that is highlighted in yellow

22 denotes changes to the QAP that would make between

23 the 2017 Final QAP approval on May 27th, 2016, and

24 the September 27th, 2017, Commission Meeting.

25 Verbiage that is highlighted in green




1 denotes changes to QAP that were made between the

2 September 7th, 2017, Commission Meeting and the

3 November 17th Commission Meeting that's associated

4 with awarding state low income housing tax credits.

5 And finally, verbiage that is

6 highlighted in blue denotes other changes to the QAP

7 that were also made between the September 7th, 2017,

8 Commission Meeting and the November 17th Commission

9 Meeting.

10 Alissa will now present a summary of

11 changes to the 2018 Draft Qualified Allocation Plan

12 that was approved for public hearing at the

13 November 17th, 2017, Commission Meeting. Thank you.

14 MS. ICE: What follows is a summary of

15 proposed FY 2018 Draft Qualified Allocation Plan.

16 It reflects all changes made since the previous

17 Fiscal Year 2018 Draft Qualified Allocation Plan

18 Public Hearings held in September. This Draft QAP

19 was approved by the Missouri Housing Development

20 Commission on Friday, November 17, 2017. This

21 summary of proposed changes is being provided to

22 assist you in your review.

23 Section I; General information;

24 Subcategory A; Purpose: MHDC has removed all

25 references to the State 9% and 4% Low Income Housing




1 Tax Credit with the following exception. This

2 statement is located in the General Information

3 Section, Subcategory A: MHDC also administers the

4 State Low Income Housing Tax Credit Program, State

5 LIHTC, under Section 135.350, and the following of

6 Chapter 135 of the Missouri Revised Statutes as

7 amended, although no State, LIHTC, 9% or 4% is

8 authorized under this Qualified Allocation Plan to

9 fund affordable housing.

10 Subcategory E; Deadline and Application

11 Fee: Application deadline changed to February 16th,

12 2018; removed reference to a Round 2 application

13 round.

14 Section 3; Reservation Process;

15 Subcategory A; Housing Priorities; 2: Set-aside

16 Preferences, formerly Special Needs Priority;

17 clarified definition: The set-aside Preferences

18 shall consist of two separate and distinct

19 priorities: Special Needs and Vulnerable Population

20 as defined and defined and set forth in more detail

21 below. Developments applying under the Set-aside

22 Preferences must select either the Special Needs

23 Priority or the Vulnerable Persons priority, but not

24 both.

25 A; Special Needs Priority; Definition:




1 For purposes of administering the federal LIHTC, a

2 person with special needs is a person who is (a)

3 physically, emotionally or mentally impaired or

4 diagnosed with mental illness, or (b)

5 developmentally disabled.

6 (b) Vulnerable Person; Definition: For

7 purposes of administering the federal LIHTC, a

8 vulnerable person is a person who is (a) homeless,

9 including survivors of domestic violence and human

10 or sex trafficking, or (b) a youth transitioning

11 from foster care. Additionally, "Youth aging out of

12 foster care" has been changed to "Youth

13 transitioning from foster care."

14 Set-aside Preferences Housing Reserve

15 Fund, formerly the Special Needs Housing Reserve

16 Fund, added a clarification: Deposits to the

17 Set-aside Preferences Housing Reserve Fund are

18 intended for use for all special needs development,

19 commencing 2014 approvals, and all developments

20 funded under the Set-aside Preferences commencing

21 with 2018 approvals, and are intended to replace the

22 need for each property to establish a separate

23 reserve for unexpected costs specifically related to

24 developments funded under the Set-aside Preferences

25 or the former Special Needs Reserve.




1 These are the end of the proposed

2 changes to the FY 2018 Draft Qualified Allocation

3 Plan.

4 MR. QUAGRAINE: Thank you, Alissa.

5 We'll now open the floor for any

6 comments or suggestions from the public concerning

7 the Fiscal Year 2018 Draft QAP. If anyone has any

8 comments, just raise your hand, except for mayor, he

9 doesn't need to, and please come to the front of the

10 tables, spell your name so that the court reporter

11 will have it correctly down in public record.

12 I just want to make a few things clear

13 before we go ahead. We expect all comments and

14 suggestions to be confined to the matters relating

15 to the QAP. And all please note that as I mentioned

16 earlier, this public hearing is to provide an

17 opportunity for public comments, opinions and

18 suggestions. It's not a discussion forum, so we'll,

19 therefore, not be answering any questions from the

20 public at this hearing. We want this public hearing

21 to be an opportunity to -- for you to tell us what

22 you think.

23 So thank you. It's now opened for

24 comments and suggestions.

25 MAYOR SLY JAMES: Good evening. I'm




1 Mayor Sly James, Mayor of Kansas City, Missouri.

2 And I have a pretty good sense of what happens when

3 policy makers are forced to make tough decisions

4 about the allocation of resources. We do that every

5 day. I also understand that State policy makers

6 have those same issues and problems that they

7 confront.

8 But the move to completely eliminate

9 the State Low Income Housing Tax Credit for manual

10 funding is, at best, misguided. I'm also suspicious

11 of the fact that it's already been announced that

12 that's what they were going to do with some great

13 glee and fanfare, and only now are we having the

14 hearing to talk about it. So I wonder to some

15 extent whether or not what we say is going to have

16 much of an impact on anything.

17 Thousands of people, thousands of

18 people in this city and in this state are reliant on

19 affordable housing and they're on waiting lists

20 across the State of Missouri, and they're going to

21 pay the price for this. In Kansas City we have an

22 estimated 24,000 low income households in need of

23 affordable housing. These are the most vulnerable

24 Kansas Citians. They are veterans, they are

25 homeless children, they are people in need, they are




1 people who have a need for services, and they all

2 need safe and reliable housing. And we know that

3 housing stability in any neighborhood leads to all

4 sorts of positive impacts regarding health, economic

5 development and all sorts of other different things,

6 and it promotes employment as well.

7 So over the past ten years the MHDC and

8 the City have collaborated and worked very well

9 together to try to address this need with limited

10 funds but still create an 1,848 -- or 46 units of

11 affordable housing. That will not be here in the

12 future because of this move.

13 The Missouri Housing Tax Credits have

14 been an intrical part to these efforts. They

15 provided $112 million in equity, an average of

16 $11.2 million a year. And in Kansas City we found

17 great success thanks to these tax credits resulting

18 in St. Michael's Center, housing for homeless vets.

19 I think we've been in Phase I, I think we've done

20 Phase II, we're looking at Phase III, and we

21 achieved something, a functional hope of zero

22 homelessness for vets, and we cannot do that without

23 providing this level of housing.

24 We have elderly units across the entire

25 Metropolitan area that would not have been built but




1 for these tax credits. We have units that

2 permanently house the disabled and homeless families

3 in -- their individuals and their families because

4 of these units. And while MHDC and the City and

5 non-profits have partnered to alleviate this growing

6 need, there's still the need for more affordable

7 housing, and limited -- with the limited resources

8 we have available, and without these tax credits,

9 that need will not be met.

10 There's over 10,000 households on the

11 wait list for affordable housing throughout Kansas

12 City in the Housing Authority. That's 10,000

13 families who won't be benefitted and still will be

14 without a safe place to live. Without these low

15 income housing tax credits, that number isn't going

16 to get smaller; it's going to get higher.

17 And the opponents of the State's Low

18 Income Housing Tax Credit argue that the program is

19 inefficient. Well, one thing I know is that leaders

20 fix inefficiencies, they fix the problem;

21 politicians make promises and fix the promise and

22 make the promise work, but that doesn't solve the

23 problem. This is a long-term chronic problem where

24 the best tool that we have in our toolbox isn't

25 being fixed, it's not being made more efficient,




1 it's not being tweaked; it's being thrown out. That

2 doesn't solve the problem; that creates a problem.

3 And it's a political issue, not necessarily an issue

4 that looks at the benefit of the people that it's

5 supposed to serve.

6 It's generated jobs here. It's worked

7 in places across this entire state. It's allowed

8 low income people to have the dignity of having a

9 place to live and a place that they can work from

10 and get from there to a place where they can be

11 employed and be beneficial in the entire society.

12 Most importantly the housing credits have resulted

13 in affordable housing across the state.

14 So if the opponents of this particular

15 program, as they claim, find it inefficient, then

16 their job as leaders should be to find a way to make

17 it better, not a way to throw it out. Again,

18 leaders fix problems; politicians create problems.

19 That's one of the things that I think

20 needs to be addressed here, is why are we doing

21 this? You know, I know that there's always an

22 argument in any governmental program that's not

23 meeting the mark for which it was desired. That's

24 true of everything. But that doesn't mean that you

25 throw it out. The sustainable solutions that we




1 reached in this country have not been because

2 somebody comes in from a different party and throws

3 out the stuff that was there before. They've been

4 reached because people understand the people that

5 those programs are meant to serve and that those

6 programs are valuable to those people and people in

7 the state, so they fix it, they tweak it, they amend

8 it in some way so that it's still available, but

9 it's been changed in such a way to eliminate some of

10 the inefficiencies. That's what should happen here.

11 That's not what has happened here.

12 And I -- again, I wonder, here we are

13 Friday night, Christmas season, 6:00 in the evening,

14 that's an interesting time for a meeting when you

15 want to have people come to talk.

16 (Clapping.)

17 And I don't want this to be confused,

18 because this isn't being directed at you. You're

19 not the Commission, you didn't make the decision;

20 you're simply the ones that were sent up here.

21 Are there any Commissioners in the

22 room?

23 They didn't want to be in a meeting at

24 6:00 on a Friday night in Kansas City during the

25 Christmas season, but they expected everybody else




1 to probably say the same thing and not show up.

2 Thank you all for showing up and (clapping)

3 (INAUDIBLE).

4 So my last comment will simply be this:

5 This is not something that we're going to take

6 laying down. This is not something that we're going

7 to simply say, oh, well, gee that's okay. This is

8 something that we're going to rally around, because

9 the people of our community deserve better than

10 being shoved to the corner and for some political

11 promise (clapping) (INAUDIBLE).

12 If there was a care about the people,

13 we wouldn't be standing here. This is all about

14 money and politics. That needs to be put aside and

15 recognized, and we need to get back to the issue of

16 taking care of the people in this state who are

17 unable to take care of themselves.

18 MR. ART FILLMORE: My name is Art

19 Fillmore. I'm the founder and chairman of the Heart

20 of America Stand Down Foundation and one of the

21 founders and chair of St. Michael's Veterans Center.

22 It is astounding to me that we're even

23 having this meeting. I mean, it's so innately

24 obvious to me why a humane program like this that is

25 so right should even be discussed, much less we're




1 trying to -- basically they'll write a veto. This

2 is crazy.

3 If you look at the issue of

4 homelessness among veterans, which I've been

5 studying for 25 years, it's not going away. We have

6 reached functional zero thanks to Mayor James and

7 other mayors, coalitions, which means basically for

8 every veteran who comes off the street and is

9 homeless, there's an asset available. So it means

10 that the system is no longer creating the

11 homelessness -- the complete disaster that we're

12 facing right now.

13 St. Michael's Veterans Center would not

14 be here today without the LIHTC program, period. No

15 conversation. We are getting ready to apply for

16 Phase III. We currently have taken over 140, maybe

17 150 homeless veterans, put them in permanent

18 housing. They're no longer homeless veterans.

19 They're veterans. They're damn proud of it. That

20 won't happen if LIHTC dies.

21 And to me, I have -- we had a Stand

22 Down November the 9th. And so while we're getting

23 at the problem, we started Stand Down 25 years ago

24 as a five-year program. 25 years later, we're still

25 dealing with homeless veterans every day. We had a




1 program on November the 9th and 410 homeless

2 veterans attended that program. 59% of them were

3 chronically homeless. According to HUD, that means

4 they've been homeless for a year or have had

5 homeless incidents four times in the past three

6 years. That's shameful. These are our veterans.

7 And the problem ends with programs like St.

8 Michael's. They come in, they each gain their

9 self-respect, they gain their lives back, the

10 ability to live a life like we do, and it's because

11 of LIHTC that we were able to do that, and it is

12 because of -- LIHTC going away we won't be able to

13 do that.

14 We still have a problem. All those

15 veterans we saw on November 9th, we have 75 veterans

16 on a waiting list right now. There's a need there,

17 and we have been able to satisfy this need through

18 grants from the Mayor and the City and through

19 LIHTC. Without LIHTC, we don't know what we're

20 going to do. We don't have a Plan B, because we

21 weren't expecting this.

22 We have a board meeting this Monday to

23 plan for Phase III. What are we going to tell those

24 75 people on the list? Sorry, the politicians don't

25 want that program.




1 And by the way I'm a registered

2 Republican, so I don't have a political agenda.

3 But, please, speak out. This is --

4 this is bad. This is bad for the city, it's bad for

5 the vets, it's inhumane, it's wrong, and we have

6 some people here sitting in front of me, the

7 executive director and one of our residents. Listen

8 to people like this who live it, who's benefitted

9 from LIHTC. Preserve LIHTC. It's a disgrace to the

10 State of Missouri. Thank you.

11 MS. VICKI RIDDLE: I'm Vicki Riddle and

12 I'm an independent social work consultant and the

13 former executive director of the Greater Kansas City

14 Coalition to End Homelessness. I could not concur

15 with Mayor James or with Art more.

16 But tonight I'm representing the Cass

17 County Non-profit Association. Two things to say:

18 Number one, as Mayor James said, getting this notice

19 and being asked to be here on a Friday night did not

20 give us any time in Cass County to gather together

21 all of the information we need to make our case

22 about the usefulness and the incredible need for

23 LIHTC in Cass County. And I don't know if there's

24 anyone able to be here today from Clay or Platte,

25 Ray, but this decision, expressed in this way, makes




1 it impossible for us to communicate true need in a

2 fast way.

3 The second thing is that according to

4 the document that was sent out, you want the

5 information from people to be in by December 3rd,

6 which is a Sunday. Is that the actual date people

7 have before they can enable -- they're able to turn

8 in a written document?

9 MS. ICE: We can't answer questions at

10 this time, but the day is December the 4th, on

11 Monday.

12 MS. VICKI RIDDLE: Some of the

13 documents that were sent out said December 2nd so --

14 or, excuse me, December 3rd. That was very

15 frightening.

16 So I would just reiterate that small

17 communities, Cass County, Clay County, we do not

18 have the ability to quickly know the facts that

19 Mayor James shared, but we can gather that

20 information. And the short turnaround on this was

21 amazing and very devastating to all of us and will

22 affect a greater community than just Kansas City,

23 which is significantly important. But if small

24 communities around Kansas City don't have the

25 ability to serve their own individuals with the




1 LIHTC funding, then you will have a greater influx

2 in Kansas City and a number of people who simply

3 will not be served. You will be increasing

4 homelessness at a time when we have been effectively

5 for the past ten years reducing it, not only for

6 veterans, but for families, for children, foster --

7 those leaving foster care. And so I would just

8 share that none of us in these smaller communities

9 will not be in touch with our legislatures to

10 demonstrate how devastating this is. So, thank you.

11 MS. MARGARET MAY: My name is Margaret

12 May, M-A-R-G-A-R-E-T, last name is May, M-A-Y.

13 I am the executive director of the

14 Ivanhoe Neighborhood Council. Ivanhoe's located

15 here in Kansas City. The boundaries are 31st Street

16 to Emanuel Cleaver, Prospect to Paseo.

17 And I was eager to speak because I'm

18 one of the people that drove down to Columbia in

19 June to attend the meeting that started at 10:00 and

20 was suddenly ended at 10:20 by the Governor, and

21 people from across the state were there, the room

22 was full. And I was also one of the people that

23 filled the room at the most recent meeting that they

24 had, again driving to Columbia to be able to do

25 that.




1 I was appalled and saddened to hear the

2 Governor make the comments that he did about the tax

3 credits, and all negative comments, and said in a

4 manner and in a tone of voice that was very

5 disrespectful to all of us in this room. My sense

6 is that if he's not doing something to help rich

7 people, well-off people, to heck with everybody

8 that's not that. I think he thinks all of us that

9 aren't in that category are sort of worthless. I've

10 never ever heard anyone say no in a tone that was as

11 disrespectful and ugly as he did, with joy as he was

12 saying no to the tax credits.

13 The tax credits are very important to

14 neighborhoods like Ivanhoe. We use funding and

15 completed some housing in 2016. The housing -- low

16 income housing for seniors. The units were

17 completed on April 15th, and by April 30th they had

18 all been rented and occupied. That's how badly

19 needed this kind of housing is.

20 Again, I represent Ivanhoe. I would

21 like for the people from Ivanhoe to stand, and I'm

22 hopeful that each one of them will take a minute and

23 come up and make short comments to let you know --

24 to let you know how important it is to a

25 neighborhood like Ivanhoe to have the opportunity to




1 have these tax credits approved.

2 We have a neighborhood that average

3 median income is $20,000 a year. People need this

4 housing. And beyond the fact that they need the

5 housing, the neighborhoods like Ivanhoe that are

6 working to become revitalized need to have good

7 people and good housing in the neighborhoods.

8 And I didn't mean to be long, but I

9 just must comment on what I heard about this funding

10 that they are talking about they are willing to

11 approve, only for people that are, you know,

12 really -- I'm not going to in any way demean the

13 people that they're willing to approve funding for,

14 but here's my impression of it: There are people

15 who think that it's only those individuals that

16 should ever be able to receive any of this funding

17 and all these people should live in the central part

18 of the city, which -- which ultimately provides an

19 environment where they don't have a chance to be

20 around people that are living differently and be

21 encouraged to do so themselves, and also which

22 results in the neighborhoods not moving forward the

23 way it needs to. So I could talk more, and I won't,

24 thank you, and I appreciate the time.

25 MR. DENNIS ROBINSON: Good evening.




1 I'm Dennis Robinson, and I am the president of

2 Ivanhoe's Neighborhood Council. I'm going to echo

3 what the previous people have said. You know, this

4 is appalling on a Friday evening at 6:00. I mean,

5 it's like why even have the meeting. You didn't

6 want everyone to come, so you make it 6:00 on Friday

7 evening.

8 However, I feel that you owe several

9 communities an apology for doing this. People have

10 other things they need to get done. So I think

11 before we leave there should be an apology from

12 somebody.

13 Now, along with what Margaret just

14 said, Ivanhoe has been doing housing for seniors,

15 and that's one of our priorities. The last phase of

16 housing, housing went so fast, it was -- it made

17 your head swim. And if we were to start now and

18 start a list for these houses, the list would go on

19 and on. So there's a desperate need for low income

20 housing for seniors in the center city.

21 My mother is 87 years old and she lives

22 in low income housing and has been for the past

23 15 years, and it's been a blessing and a Godsend for

24 her because she's on a fixed income.

25 And your information talks about




1 vulnerable people. All of our seniors will be

2 vulnerable before it's over with. No one will be

3 able to afford the housing. A lot of the housing

4 that is on the market is outrageously expensive and

5 people can't afford $900 and $1,000 a month to pay

6 rent. So, you know, someone needs to get off of

7 their butts and get some things done.

8 I don't have much else to say. But I

9 just want to, you know, encourage this to be given

10 to the Governor. Thank you.

11 MS. SUSAN ENGEL: Hi, I'm Susan Engel.

12 I'm the executive -- S-U-S-A-N, E-N-G-E-L, executive

13 director of St. Michael's Veterans Center.

14 And just to stick with this project one

15 more time, about seven years ago we were looking for

16 properties to build this campus and we came upon the

17 property in 7 Oaks Neighborhood where (INAUDIBLE)

18 used to be. There's a barricade along (INAUDIBLE)

19 Boulevard to this vacant property. And very quickly

20 we identified this as the right place to build St.

21 Michael's because of the proximity to the VA Medical

22 Center. Good people came together to make this

23 happen: The good people with the real estate

24 development company that have committed most of

25 their work to affordable housing, good people at the




1 city, the EDC, LCRA Housing Department that helped

2 us navigate the really complicated process of

3 securing this land, good people at HUD and the

4 Housing Authority that helped us to secure some of

5 the funding mechanisms for the rental assistance.

6 But essentially to making St. Michael's

7 possible was the Low Income Housing Tax Credit which

8 has incentivized US Bank to be our equity partner on

9 the project. And with the Low Income Housing Tax

10 Credits, U.S. Bank has invested over $20 million in

11 creating two phases of housing on the campus; 117

12 one and two bedroom apartments.

13 Also, CBDG had helped us, and I love to

14 work tonight in the office building welcoming the

15 leadership team of 7 Oaks Neighborhood Association

16 who meets in our office building on a regular basis.

17 So the purpose of the Low Income

18 Housing Tax Credit has been fulfilled and is a

19 living example of public funds used in the best way

20 possible combined with good people and other public

21 entities and private partnerships. I look out every

22 day on a piece of land on the campus that is still

23 undeveloped piles of dirt with the anticipation and

24 hope that a third phase of housing will happen. As

25 part of securing this property, we promised to




1 replace the same number of units that were in Holy

2 Temple Homes. So we have -- we have -- it's not

3 just that we finished two phases and we're done, but

4 we have a goal, expectation, to finish the third

5 phase of housing, and this decision of where this is

6 going would -- as Art referenced, severely

7 challenges that.

8 I want to introduce you to Bob, who

9 lives at St. Michael's Veterans Center, and let him

10 introduce himself and share what that means to him.

11 Thank you.

12 MR. BOB MONTY: My name is Bob Monty,

13 M-O-N-T-Y, and I got in on the ground floor at St.

14 Michael's. And for me, I'm not just a bum like they

15 portray us to be, I worked all my life, and I was a

16 CPA at one time for about 25 years, I crunched

17 numbers with the best of them, and I can turn the

18 same numbers from negatives into positives, if you

19 sway them right.

20 But anyway, I just want to say it's

21 appalling that the Governor, who is I understand a

22 veteran, this is one of his first priorities is to

23 make this decision do away with these tax credits.

24 And I really -- after living in that -- off of 39

25 and -- I love it over there. I mean, it's really




1 been a Godsend, and I love the other guys over

2 there. It's fully integrated, everybody gets along,

3 a lot of these veterans now are kind of helping each

4 other up a little bit, and there's so many positives

5 that come out of there, and a lot of them are back

6 to work even at part-time jobs, some of them are

7 working out at Amazon and so on and so forth. But

8 we're not just in there drinking beer and smoking

9 blunts. We're actually human beings. When they

10 talk about the time, cost and money, how about the

11 time, cost of people? A lot of us have paid our

12 dues and still want to pay our dues.

13 MS. BESSIE MAYS: Bessie, B-E-S-S-I-E,

14 M-A-Y-S. I have lived in Ivanhoe for 52 years. I

15 have seen the down-trod. I'm now enjoying the

16 up-trod. We need housing at 39th and Garfield.

17 We're right off the 39th Street bus line, we have a

18 35th Street bus line and we're off of 71 Highway.

19 So on behalf of Ivanhoe, we need senior citizen

20 housing in our neighborhood. Thank you.

21 MS. HEATHER BRADLEY-GEARY: Hi, I'm

22 Heather Bradley-Geary. Heather, H-E-A-T-H-E-R,

23 B-R-A-D-L-E-Y-G-E-A-R-Y.

24 I'm here as a former MHDC employee, a

25 social worker and a housing developer. In 2011 we




1 had the most aggressive QAP in the State of

2 Missouri. I was so proud of it. We were ending

3 homelessness, we were doing everything we could at

4 the state level to truly end homelessness. And

5 because of that and as of nation we've decreased

6 homelessness by 35% for veterans, 32% for persons

7 that were unsheltered and 31% for people that were

8 chronically homeless. In Missouri since that time

9 we've decreased homelessness by 11% statewide.

10 By limiting the State LIHTC, you are

11 making the decision to undo all the work that we've

12 done since 2011. It makes me very sad. If our

13 elected officials are concerned about the state

14 credit, and I get it, they're concerned about it,

15 why don't we have a point system. I have the

16 pleasure of working in states across the nation.

17 Missouri is the only state out of 20 that I work in

18 that doesn't have a point system. There's no

19 threshold. So what that means is politics decide

20 who's going to be funded and who's not going to be

21 funded. Our politicians decide who, if you're

22 homeless, if you deserve housing or if you don't

23 deserve. A point system, a policy doesn't decide

24 that; our politicians decide that in Missouri, and

25 that is wrong.




1 I'm here to ask the Commission to do

2 the right thing. I've been an advocate in housing

3 for over 20 years. I stand here as a foster care --

4 foster mom, I stand here as an advocate for

5 veterans, I stand here as an advocate for families

6 that a homeless, living in their car. One of them I

7 just drove to a shelter last night. You by doing

8 this are making the decision for those families to

9 not have homes, and they're Missouri citizens.

10 MS. CATHY RICHARDSON: My name is Cathy

11 Richardson. I'm 64 years old. I love my place at

12 Ivanhoe. Since they have built them, we have made a

13 community, everyone is safe, everyone takes care of

14 each other, everyone watches out for each other.

15 It's just not something. It's a family growing

16 together to build something brand new. Why would

17 you deny us of something? I'm just on social

18 security, and you going to take all this away from

19 me, and I worked all my life? Don't make sense to

20 me.

21 MS. EVIE CRAIG: Good evening. My name

22 is Evie Craig, and that's E-V-I-E, C-R-A-I-G. I'm

23 president of (INAUDIBLE) Restart and we provide

24 temporary and permanent opportunities for all

25 populations in our community. And I just have to




1 say very strongly that I believe that the

2 Commission's decision not to allocate State Low

3 Income Tax Credits is not only shortsighted, but

4 essentially tragic.

5 State and Low Income Tax Credits have

6 been a primary source of gap funding for housing

7 development in Jackson County for our most

8 vulnerable populations: Seniors, the disabled,

9 veterans, working poor families and young adults

10 transitioning out of foster care and other state

11 systems. 28 LIHTC projects in Kansas City alone,

12 over the past ten years, have developed 1,836 units

13 of permanent housing, the foundation of individual

14 and community development and stability. We're

15 grateful to the Commission for support of two LIHTC

16 projects that we were involved with, Rose Hill

17 Townhomes and Woodridge apartments, and they're the

18 lead referral agency.

19 I just want you to know that thanks to

20 utilization of the State Low Income Tax Credits, we

21 have been able to provide housing for more than 50

22 formerly homeless families who are creating better

23 futures for their children, who will in turn create

24 a better future for everyone in our state.

25 Everybody who's here tonight is here because we were




1 blessed to stand on the shoulders of giants. When

2 you stand on the shoulders of giants, my friends,

3 you can see in one direction, and that's the future.

4 This decision is disrespectful to those giants in

5 our community because it is looking backwards. It's

6 not just looking backwards; it's turning backwards,

7 with what I said before, I believe will be

8 potentially tragic consequences.

9 I appreciate the opportunity to submit

10 these comments, and I would welcome business at any

11 time from anyone associated MHDC to witness

12 firsthand the good the state tax credits have

13 accomplished for our fellow citizens.

14 And I'm very blessed, I brought with me

15 one of our resident council members from Rose Hill

16 Townhomes who would really like to speak.

17 MR. VICTOR ALVAREZ: Victor Alvarez,

18 A-L-V-A-R-E-Z, resident of Rose Hill and a member of

19 the council.

20 Okay. Good evening to all, and thank

21 you guys for taking the time to come out and support

22 this very important issue. Also, thank you for

23 giving me the opportunity and my family the

24 opportunity to properly thank Restart and the

25 wonderful CEO and staff. They work very hard with




1 the people who's been displaced and homeless. And,

2 I'm sorry, I wrote everything down. We could not be

3 more happy that -- where we're at now. It's

4 beautiful. Like the lady said, it's safe, everybody

5 knows each other, everybody helps each other. And

6 so we ask that the decision-makers rethink their

7 decisions because it -- it did well for us and we

8 want it to do well for other families. Thank you.

9 MR. STEPHEN SAMUELS: My name is

10 Stephen Samuels, S-T-E-P-H-E-N, S-A-M-U-E-L-S. I'm

11 the executive director of For List, and we are one

12 of the largest community development organizations

13 in the country. We've been working here in Kansas

14 City for over 30 years. We've invested $164 million

15 in the State of Missouri through grants and loans,

16 and we have helped create over 4,000 units in the

17 State of Missouri. And I can tell you that almost

18 all of them were made possible because of Low Income

19 Housing Tax Credits and historic tax credits they

20 would not have been created otherwise. That is the

21 case in the State of Missouri and that is the case

22 from coast to coast across this country.

23 The one other point that I want to

24 mention that I don't think has been stressed enough,

25 in addition to what everyone else said, that is if




1 this is about money then I suggest that we look at

2 Low Income Housing Tax Credits and low income

3 housing as workforce housing. Because if you look

4 at what people get paid today, the hourly wage is

5 not enough and it takes up to 80 hours a week to

6 afford rents in most of our markets. And so if the

7 people that work in the companies that the Governor

8 is try to attract to this state, they need to place

9 a live, and Low Income Housing Tax Credits provide a

10 rent for our working poor, for our working families,

11 for people who greet you at the Wal-Marts and who

12 take your approval at the restaurants and who drive

13 your buses along your city streets. So I would love

14 to make sure that the Governor and MHDC understand

15 the redefinition from just tax credits for the poor

16 and homeless and veterans, and understand that this

17 is also for -- for working families across the

18 state.

19 MS. BETTYE JACKSON: Hello. My name is

20 Bettye Jackson, B-E-T-T-Y-E, Jackson, and I would

21 just like to say that I had heard the tax credit

22 referred to as a handout, which I don't understand

23 that term because we are taxpayers, and you don't

24 get a tax credit unless -- I mean, you got to have

25 some kind of an income.




1 I was a homeowner for 12, over 30 years

2 ago, homeowner, and lived in Ivanhoe for 53-plus

3 years. My house got in disrepair after I retired

4 after several surgeries. Not -- you know, not

5 presenting myself very well, but if it had not been

6 for Ivanhoe and for the -- in Ivanhoe -- I don't

7 know what it would be doing now because my housing

8 got in disrepair, I could not afford to repair it to

9 the point where it would be livable.

10 My daughter passed away last year. I

11 have her son living with me now. And if it had not

12 been for Ivanhoe, I don't know I would be able to do

13 that. He was already homeless, my daughter was

14 homeless, and that's one of the reasons why she

15 succumbed because she just lost her way. And not

16 being able to find a place to live because she could

17 not work, she could not get disability, and so she

18 just was in one shelter to another shelter and I

19 couldn't watch my grandson to keep him from having

20 to live that way. And I guess through it all, all

21 the tragedy, the good is that now we do live in

22 Ivanhoe, we feel safe, I don't have to worry about

23 my roof falling in on my head. I work two hours a

24 day part-time to supplement my income. And I don't

25 understand how you could call something like that a




1 handout, because affordable living (INAUDIBLE). We

2 pay rent. Thank you.

3 MS. LELA GRUEBEL: Hi my name is Lela

4 Gruebel, L-E-L-A, G-R-U-E-B-E-L. I'm with LRG

5 Consultant Development. As with Heather, I am a

6 former MHDC employee. I think I'm uniquely

7 qualified to speak on this subject for several

8 reasons. First of all, I grew up in affordable

9 housing. I started there as a teenager. I know

10 what it's like. I know what it takes to get out of

11 the system and to make a decent living. I worked

12 from MHDC for 15 years, and without them I wouldn't

13 have gotten the education that I have or the

14 knowledge that I know. I went out on my own

15 13 years ago. I am a developer. I primarily work

16 for not-for-profits throughout the state.

17 A couple of things that I wanted to

18 say. In regards to the changes to the QAP,

19 specifically I would ask that the Commission

20 consider extending that deadline date from

21 February 16th at least another month. If we don't

22 even have a decision until December 19th, I don't

23 see how any of the market studies will get completed

24 within a 60-day, or less than 60-day period, for all

25 of the developers who have not started anyway




1 because we're in limbo, quite honestly. So I would

2 ask that that consideration be made. And then I did

3 prepare a written statement so I could kind of

4 follow where I'm going on this.

5 So to the Commissioners, if the QAP, as

6 revised under QAP, is approved later this month, it

7 will destroy a program that has provided housing to

8 many of Missouri's most vulnerable citizens. The

9 number of affordable housing units built and

10 preserved will collapse and rents will skyrocket.

11 This goes against the mission MHDC to strengthen

12 communities and the lives of Missourians through the

13 finance and development and preservation of

14 affordable housing.

15 According to the 2016 poverty report

16 there are just under 950,000 Missourians living at

17 or below 100% of the poverty level, and over 400,000

18 living at the extreme poverty level; that's the 30%

19 area median income level. To put this into

20 perspective, an individual earning $11,490 in 2016

21 was living at the extreme poverty level. With many

22 disabled seniors and disabled and seniors, $788 per

23 month or $9,456 annually, they fall into this

24 category. Based upon these income limits, an

25 individual paying 30% of their income in rent could




1 pay no more than $236 a month. When you consider

2 that it costs the average apartment complex $350 a

3 month to operate the units, with taxes, insurance,

4 repairs and maintenance, salaries, and that's with

5 no debt on the properties, we're fighting a losing

6 battle.

7 To lose the state credit would cause a

8 number of units built to decrease, the rents to

9 skyrocket and the extremely poor would be left out

10 in the cold. As developers, we would be faced to

11 target those at the highest LIHTC income levels just

12 to make the deals work. The Special Needs

13 Supportive Services would be eliminated, ending the

14 ability to serve these individuals. Without access

15 to affordable housing and the stability it provides,

16 it becomes increasingly difficult to introduce a

17 system of home and community based supports to

18 family and the communities.

19 While the LIHTC program may need some

20 modifications, it would be better than totally doing

21 away with them program. These modifications, while

22 supported by the Commissioners, should be made by

23 the legislature that created the program to begin

24 with.

25 The LIHTC program is a hand-up, not a




1 handout. They are not free, but they do reduce the

2 rents to the elderly and disabled people who would

3 live -- otherwise be unable to live affordable -- in

4 an apartment.

5 Furthermore, it's a misconception to

6 say that than $0.42 goes to the project and the rest

7 is profit to the developers. The pricing of the

8 state credit has continually increased over the last

9 ten years. For example, on a current development,

10 if you take $0.15 for overhead -- by the way

11 Governor Greiten's not-for-profits uses $0.13

12 overhead on every dollar they collect -- you would

13 be at $0.85 price. Based upon that equity, if you

14 calculated the interest rate on $0.85 with a

15 repayment schedule of 13 years, which is how long it

16 takes for a LIHTC project to complete the cycle, it

17 would equate to six and a quarter percent interest,

18 or six and a quarter percent return to investors.

19 That is not an outrageous fee going into somebody's

20 pocket.

21 However, the notion of the state

22 granting the money or loaning the money is not an

23 efficient strategy either as the grant to the state

24 constitutes $140 million annually with no credits.

25 They would have to come up with this money up-front,




1 day one, which would create a huge fiscal note. In

2 addition to the existing outstanding credits would

3 continue to be reduced only by $14 million a year,

4 so you're still looking -- it would take 13 years to

5 reduce the existing outstanding credits as the State

6 is continually adding $140 million in grants to the

7 developments, if they wanted to make this a loan

8 program. That's not a feasible option.

9 I personally know of at least one

10 individual who came out of a nursing home to live in

11 a LIHTC property. She is paying her LIHTC rent from

12 her disability income and she is saving the State

13 over $27,000 in nursing home fees. Without this

14 program, she would have to go back to the nursing

15 home and cost the State more money.

16 I urge the commissioners to reconsider

17 the move to eliminate the state credit and instead

18 work with the legislature to improve the credit.

19 Thank you.

20 MR. JOHN MONROE: Good evening, my name

21 is John Monroe. I'm the director of planning with

22 the Housing Authority of Kansas City. And many of

23 you have already said some things I would like to

24 say. I was in this business when this legislation

25 created the state Low Income Housing Tax Credit was




1 created. I am grateful to the Commission over the

2 years. You know, this Commission has been

3 considered one of the best in the country, and

4 several former and current staff are here and I

5 appreciate that.

6 I am grateful to (INAUDIBLE), which

7 pushes this legislation early on. I look out and I

8 see several of our partners we worked with over the

9 years. The Housing Authority has made every attempt

10 to revitalize its public housing over the last 20

11 years. The State Low Income Housing Tax Credit has

12 been a critical tool in doing that. We've done 11

13 tax credit (INAUDIBLE) through the state credit, and

14 we have three more in the pipeline with our master

15 developer Brent Shore and the Gateway District.

16 The City we've partnered with to obtain

17 a $30 million choice neighborhood implementation

18 grant. We are one of only five cities in the

19 country to get this grant. I guarantee you that the

20 state credit was a factor in creating sufficient

21 local leverage to get that grant here. Without that

22 state credit, I don't know that we would have gotten

23 that.

24 The mayor pointed out the tremendous

25 waiting list. We have over 10,000 families on our




1 waiting list.

2 And I want to talk about something else

3 that hasn't been talked about yet. The City, in

4 conjunction with the Mid-America Regional Council

5 has developed a plan for affirmatively (INAUDIBLE)

6 fair housing. This involved getting affordable

7 housing to areas of better economic and educational

8 opportunity. In order to do that, the state credit

9 is a critical tool. So what's going to happen

10 without the state credit is you will be driving

11 developers to qualify so they can get additional

12 basis, that 30% basis boost, because the federal

13 credits will have to be stretched farther and

14 farther now.

15 So I think the staff here are well

16 aware of what happened at Dallas and the Supreme

17 Court decision regarding district impact

18 concentrating tax credit properties in the inner

19 city. Losing this tool is going to make it very

20 challenging. We are underway right now on a project

21 to create affordable housing north of the river, and

22 we were counting on having that available.

23 I just want to say this is somewhat

24 like a funeral to see -- you go to a funeral and

25 your relative dies and you all look at each other




1 saying we should have gotten together a long time

2 ago, why don't we talk to each other? And I hope

3 this isn't the funeral for the state credits, but I

4 do want to thank staff over the years, and also our

5 partners who are probably too numerous. Most

6 recently Evie Craig at MO Sale Townhomes. It's been

7 a pleasure. And I thank -- we look to explain the

8 math in more sophisticated terms, it's not rocket

9 science, but it's not one credit equals $1

10 investment. The thing about state credit investors

11 is they take a greater concern about the properties

12 they invest in than the federal investors do. We

13 see them on the sites more often. If you pulled

14 out -- this private investment, if you pull that out

15 and you try to substitute a loan program or a grant,

16 you're not going to get that pride in those sites.

17 These programs are successful. We have several

18 sites now that are coming out of compliance and they

19 still look great. The other problem we're going to

20 have is we've had so many tax credit developments

21 now, it's going to want to be resyndicating, so

22 they're going to start sucking up a lot of the

23 federal grants. With the state credits we think we

24 extended that to some of these sites, so I'm very

25 concerned about the future. Thank you.




1 MR. MICHAEL DUFFY: I'm Michael Duffy,

2 D-U-F-F-Y. And three things I want to point out

3 briefly. First, I want to express my condolence to

4 the MHDC staff. I think you have dedicated your

5 careers took trying to provide decent housing

6 opportunities for citizens across the state and I

7 want to encourage you to just keep at it. Please

8 don't be discouraged about what's happening at the

9 political level. What you do is really critical and

10 I think everybody in this room supports and

11 appreciates what you do.

12 Secondly, I have been a long-time

13 supporter, and I think some people in this room know

14 I played a hand in the creation of this credit, and

15 I did it for people like my friend Chuck, and I'm

16 just going to tell you about Chuck. He's recently

17 deceased, died at age 49 from congestive heart

18 failure. I was a good friend of his mom for a

19 number of years. He was mentally disabled, he was

20 homeless for a number of years, lived in the city

21 Union Mission. Eventually found a stable apartment

22 on Armour Boulevard where he lived for more than ten

23 years. Fairly modest rent, it was affordable. He

24 lived only on mostly about $719 a month and SSI

25 benefits, and that was it.




1 As many of you know, that boulevard is

2 now undergoing judgification (sp) as are many parts

3 of our city. That affordable housing stock that was

4 in the market is disappearing, which means we need

5 subsidized housing to provide homes for people like

6 Chuck.

7 When his rent was increased by over

8 $150 a month earlier this year, that would consume

9 about 90% of his total income. He couldn't afford

10 that. I myself put him in my car and drove him

11 around and I scoured with him the central city area

12 looking for another affordable home, and I can tell

13 you they just aren't there, not like they used to

14 be.

15 We fortunately we were able to stumble

16 upon a LIHTC project. It was the Manheim school

17 project, which is an excellent LIHTC project, which

18 is the only place we could find that would charge

19 him rent anywhere near -- anything less than half of

20 his total income. So this became a great

21 opportunity for him. So this program is really

22 essential for people like Chuck, and that's why I

23 encourage the State to consider retaining this

24 program. People like him don't have alternatives.

25 This is it.




1 Last I want to say a word about the

2 efficiency question. I read that comment in the

3 paper that the Governor was concerned about

4 efficiency, and the Mayor addressed this as well.

5 Certainly tax credits are not the most efficient way

6 providing public assistance, but the State really

7 only has three ways of assisting people who need

8 these housing opportunities. One is to appropriate

9 money, and the state, as we all know, has

10 appropriated essentially nothing forever. So that's

11 number one.

12 Number two is the affordable housing

13 tax credit program, and we can say it's efficient or

14 not.

15 But number three is actually the

16 biggest program, and that's our mortgage interest

17 deduction. The State essentially pigtails --

18 coattails off of the federal mortgage interest tax

19 deduction which provides far more money to

20 subsidized housing than the Low Income Housing Tax

21 Credit does in Missouri, the State revenues. This

22 is a jiggering of the state tax system to provide

23 incentives for housing assistance in the State.

24 Most of that assistance, mortgage interest tax

25 deduction, going to higher income people, goes




1 mostly to people who are white, people who live in

2 better neighborhoods, and the dollar amount is much

3 larger than tax credit programs, like I said. So

4 why isn't the Governor talking about that housing

5 program being inefficient? That's a far more

6 inefficient program in terms of where the dollars

7 going that actual provide the housing. Most of that

8 goes into the pockets of wealthy people who can buy

9 big houses. I don't hear a word from the Governor

10 about this.

11 When I look at these two housing

12 assistance programs, the two biggest in Missouri,

13 the main difference I see is affordable housing

14 provides help for poor people, people of color; the

15 mortgage interest deduction program does not. I

16 can't help but connect the dots.

17 MR. JEFFREY WILLIAMS: Good evening, my

18 name is Jeffrey J-E-F-F-R-E-Y, Williams,

19 W-I-L-L-I-A-M-S. I am the director of city planning

20 and development here in Kansas City. This is an

21 unusual position for me. What we usually do, me and

22 all of our staff, we're usually conducting hearings

23 like this and we're hoping that we get a crowd of

24 people out, and clearly there is a crowd of people

25 out on a pretty inconvenient day and a pretty




1 inconvenient time, so I think that speaks volumes.

2 The other part that we're usually doing

3 is we're trying to figure out how you work with

4 people to build consensus on an issue, varied

5 opinions, varied thoughts. Throughout all the

6 presentation this evening, I think you have heard a

7 consistency, a unanimity, if you will, about

8 everybodys' position on this decision, I think 100%

9 understanding that the decision that is being

10 proposed is a wrongheaded one. And a wrongheaded

11 one for a number of different reasons, and

12 interestingly enough, from a number of different

13 perspectives.

14 Everyone in this room is saying and has

15 recognized that somewhere throughout their life they

16 have been benefitted from, benefitted by or

17 benefitted through the understanding that they live

18 in a community where everyone has the ability to

19 seek and have proper shelter. Everyone. So the

20 ability or the inability for the State to be part of

21 what we all know is a multilayered system to produce

22 housing -- anybody in this room that's produced one

23 unit of affordable housing knows it's not about one

24 source; it's about multiple sources.

25 One of the other speakers here talked




1 about leverage. The State is a critical element of

2 that set of tools that provides housing.

3 So let's talk about how we want to be

4 judged as a community. I'm very proud to call

5 myself just not an employee of Kansas City this

6 evening, but a resident of Kansas City. We are here

7 coming together saying that we are measured and our

8 community is best when everyone is in an environment

9 where they can be bettered, where they are safe,

10 where they're part of a community. These are the

11 words I've heard from everyone else testifying here

12 this evening. That's what makes us a great city.

13 That is reflected in the great leadership that we

14 have here. And this decision is essentially saying,

15 you know what, everybody, figure it out yourselves;

16 you know what, everybody, if you have means, that's

17 great, if you don't, well, good luck to you. And

18 that is not the message we need to communicate.

19 Let's talk about -- if we don't want to

20 talk about this funding from the perspective of

21 thinking it's a handout, let's talk about raw

22 competition. You know, we are in a competition as a

23 community to attract the best and the brightest and

24 the most diverse. When we make a decision like

25 this, we put ourselves out of that competition. And




1 it's important that we thrive and that we grow, and

2 by doing this and by being a state where there is

3 zero tax credit commitment versus states all across

4 this country, all across this region that are

5 committing hundreds of millions of dollars a year,

6 we put ourselves at a competitive disadvantage. So

7 even for those folks who want to look at this as a

8 competition, do it on your own, we are totally

9 disadvantaging ourselves from that perspective.

10 I will leave with one thought, and

11 maybe this will be a planter to talk about

12 demographics, if you will. And I know that there is

13 no counter here this evening so there's no way for

14 anybody who's reading this transcript or listening

15 to any of the testimony to know the diversity that

16 is reflected in this room. I think people would be

17 very surprised on a topic like this to see the

18 diversity of age, to see the diversity of

19 background, to see the diversity of race, coming out

20 in unanimity about the importance of this funding.

21 I had the opportunity to work with a

22 number of people in this room, some really prideful

23 moments, for taking care of Kansas Citians. This is

24 a moment all of us in this room saying that we as a

25 community are going to continue to speak out about




1 the absence of the State in being a part of solving

2 the needs of our residents. So I want to thank

3 everyone else who came out this evening for their

4 contribution. I want it to be understand that,

5 again, as somebody who's been in government for

6 almost 30 years, this is maybe one of two other

7 times I've had to come out and speak, pick up this

8 side of the microphone to have to totally advocate

9 against a decision of another unit of government.

10 It's not a matter about how do we create housing.

11 We know that. It's not a matter of how it will

12 work. It has worked here. This feels like this is

13 a matter of I just do not want to do this, and I

14 don't think anybody in this room finds that to be

15 acceptable. Thank you.

16 MR. TODD LIEBERMAN: Good evening. My

17 name is Todd Lieberman. I work for Brinshore

18 Development. We're a Chicago-based company who has

19 been significant investment here in Kansas City in

20 opening an office and has done a lot of with MHDC,

21 and I just want to say thank you for your commitment

22 as staff, as an organization, to revitalizing our

23 cities and providing housing for people as your

24 day's work, and to many of you probably your

25 mission, so I want to thank you for your time as




1 staff here.

2 What I want to talk to you -- actually

3 has been covered by many people in many different

4 directions, but I'm going to add a couple thoughts

5 on the periphery, so all the notes I have here I'm

6 throwing them out the window. I'm not as eloquent

7 as the Mayor, so bear with me for a second.

8 I want to talk about urban

9 revitalization and how different programs across the

10 sector of the toolbox we have can work together to

11 provide for balanced outcomes so that our

12 neighborhoods don't become genderified (sp), and

13 don't become one thing, and don't become repository

14 for poor people, and don't become somewhere where

15 you can stigmatize and you can say this is a place

16 that not everyone will want to live. This program

17 at its best takes the opportunity to use federal

18 resources, state resources, and create outcomes so

19 that you have places where everyone wants to live

20 there, where you can build a future for our

21 communities that aren't just places for rich people

22 to live and warehouses for poor people to live, but

23 places for everyone to live where 50 years down the

24 road we can look at our future, we can look at our

25 future and say that is balanced, that is something




1 that has a place for everyone. That is the fabric

2 and the identity of the city that we want to have

3 together. Not a city that is one thing or another,

4 and not a neighborhood that's predestined for

5 failure or success. The work we're doing in Kansas

6 City right now with John (INAUDIBLE) and the Housing

7 Authority and the city I think is an example of how

8 MHDC has come to the table, how the city's come to

9 the table and the federal government's come to the

10 table and they've said that we can take a

11 longstanding problem of distressed public housing

12 and use federal resources to help flip that, to help

13 take that -- the apartments, the distressed public

14 housing complex, and use that opportunity to start

15 neighborhood revitalization and provide housing for

16 both public housing residents and market residents.

17 And what I want to say is that what --

18 what is -- the work we're doing is mixed income.

19 You can't just categorized it as workforce housing,

20 market rate housing, as public housing. It's

21 everything all together. And the wait lists are

22 equally long. What we're seeing in our projects and

23 developments are that people are interested if you

24 provide the right quality housing of the right -- in

25 the right location with the right focus on the




1 future, that people do want to move there and they

2 want to move there in droves. And it shouldn't just

3 be that we're building housing for people who have

4 enough money to afford the best. We should build

5 the best for everyone as a society.

6 And I just want to say -- actually I'm

7 going to open my notes to make sure I didn't say

8 anything -- yeah, I said nothing.

9 I'm going to say one thing that was in

10 my notes. There is a competition issue that I

11 wanted to add onto what Jeff just said. And while

12 other states around the country, the 13, have

13 adopted the state tax credit program, it's important

14 to note that Missouri was the first. And those

15 states have adopted the legislation that Missouri

16 created, the State tax credit program, and they're

17 growing those programs, and many of those states are

18 around Missouri. So when we're looking at

19 competition between states, we're looking at

20 investment, it's very important to think about those

21 states are increasing their investment and we may

22 not.

23 So with all due respect, I just want to

24 say that I -- I absolutely oppose the removal of the

25 state tax credit from the QAP and hope that the




1 Commission and the legislature will reconsider that

2 decision, and instead look at ways that we can all

3 work together to have outcomes that will support our

4 cities, towns and the rest of the state, so thank

5 you.

6 MS. SHANNON JAAX: Shannon Jaax,

7 J-A-A-X. I am the director of planning and real

8 estate for Kansas City Public Schools. And two key

9 things that I want to mention tonight: One is the

10 experience I had working in MHDC and developers and

11 communities on LIHTC projects. I was tasked when I

12 first started working at the school district to find

13 (INAUDIBLE) for 30 closed school buildings in our

14 community. People told me I had the worst job in

15 Kansas City. It's not true. I've had a wonderful,

16 wonderful experience.

17 And I've had the opportunity to work

18 with people in neighborhoods all over the city and,

19 you know, talk about what it is that they need in

20 their neighborhoods. I talked to seniors and worked

21 with seniors who say can we get housing in this

22 school site, I want to stay in my neighborhood, I

23 can't afford to continue the upkeep of my home, I

24 want to be able to sell it before it starts to

25 deteriorate because I can't keep it up, we really




1 love to have this opportunity. And luckily we have

2 seen some great projects of reused school buildings,

3 be it 7 Oaks, you know, the list goes on and on and

4 on. Some I've been involved with, some I haven't.

5 But when I have seen former students at 7 Oaks now

6 living in 7 Oaks, that building that had been vacant

7 from 1997 until 2013, and see that transformation,

8 it's amazing. It's allowed -- individuals and

9 families to stay in their neighborhood as they've

10 grown and aged. It has provided a stabilizing force

11 for that neighborhood. It's that asset that -- you

12 know, I'll tell you, the neighborhoods where we have

13 had buildings stay vacant, it is much more difficult

14 to attract people to the single family residences

15 and invest in those. So when we talk about

16 efficiencies and whatnot, you can't just look at

17 what's happening at the LIHTC project. You have to

18 look at what's going on around it and what is being

19 stimulated there.

20 Secondly, and probably more

21 importantly, are the children that I serve every

22 single day in my work. We have students that are

23 homeless, we have students who are at risk every day

24 because they don't have safe, stable, affordable

25 housing. And the impact that that has on their




1 ability to be successful in the classroom, that is

2 one of the reasons why this is so critical.

3 None of the projects that I have worked

4 on could be done without the state credit. It can't

5 be -- they couldn't be done with just the federal

6 credit. So I would request that the Commission

7 reconsider and reinstitute the state credit. Thank

8 you.

9 MR. NEIL RUDISILL: Neil Rudisill,

10 N-E-I-L, R-U-D-I-S-I-L-L. And I'm going to go out

11 on a limb and I'm actually happy to be spending my

12 Friday night at 6:00 in this room, because for me,

13 the commitment, the solidarity of all of us leaders

14 in this community have affordable housing, and I'll

15 be real quick. But in Ivanhoe, to paint the picture

16 of Ivanhoe, right, 40% housing vacancy, $20,000

17 median income, no restaurants, no economic

18 infrastructure, right? But you know what we have?

19 We have pride. We have pride in the housing

20 projects, in our development, in our organization.

21 And effectively to reduce LIHTC funding, you take

22 away our pride and hopefulness, and we hope that you

23 don't do that, so thank you.

24 MR. QUAGRAINE: Going to wait for a

25 while to see if I can see any hands up. If I'm not




1 seeing --

2 UNIDENTIFIED FEMALE: Here's one right

3 here.

4 MR. GREGORY HILL: Good evening. My

5 name is Gregory Hill, H-I-L-L, and I live in Ivanhoe

6 too. And, you know, I'm on a fixed income and

7 there's no way that I could afford to live where I'm

8 living now. We have a very good community over

9 there and we need more housing over there, and I

10 just -- that's all I want to say, and thank you.

11 MS. LISA HUMMEL: My name is Lisa

12 Hummel, L-I-S-A, H-U-M-M-E-L. Also a proud resident

13 of Ivanhoe, I'm on the board there as well. And we

14 have a lot of pride, as you've seen tonight. I'm

15 very proud to be a resident of Ivanhoe. And I get

16 the opportunity to stand on the shoulders of many

17 giants within my community, and I challenge the

18 Missouri Housing Development Commission to

19 reconsider the funding for the tax credits and stand

20 on the shoulders of giants that came before them and

21 look for a more sustainable solution.

22 MS. NAILAH M'BITI: Nailah M'Biti,

23 N-A-I-L-A-H, M-B-I-T-I. I work for the Ivanhoe

24 neighborhood council and I also live in Ivanhoe.

25 And when I decide -- I used to live in Clay County,




1 and when I decided I was going to move into Kansas

2 City, I chose Ivanhoe because of the work that the

3 Ivanhoe neighborhood does, because of the fact that

4 the pride we have in the work that we're doing in

5 the residence and the longevity of the council to

6 make the community a better community.

7 One thing that I wanted to do in, and I

8 don't know if it's recommendations, in terms of

9 redefining what vulnerable populations are. There

10 are since 2011, 10,000 people turning 65 each year

11 for 20 years. I'm in that baby boom group, so in

12 ten years I'm going to need affordable housing. A

13 lot of you in here are going to need affordable

14 housing. So I would like to make the recommendation

15 that they expand the vulnerable group definition to

16 include seniors.

17 MS. MARGARET BENNETT: My name is

18 Margaret Bennett, B-E-N-N-E-T-T. I am a resident of

19 Harrisonville. I live in senior housing at

20 Harrisonville Heights. I know that there are a lot

21 of people that live in Cass County in Harrisonville

22 that are homeless. There are a lot of people that

23 are seniors like myself that are on a fixed income,

24 who would have a very difficult time of having a

25 place to live. We would be homeless.




1 I'm 81 years old, and I worked until a

2 year ago at this time when I turned 80, I decided it

3 was time to retire. Maybe I should still be

4 working. Even working with my social security and

5 what I made, I would have a very -- would have had a

6 very difficult time making it, and I would just like

7 to speak out and say that there are a lot of people

8 like me that need it, and I know that there's a lot

9 of people in Cass County that need this kind of

10 housing.

11 I understand that there's about 146

12 families in the school system that are essentially

13 homeless. They're living from one relative's couch

14 to another, motels and in cars. So affordable

15 housing's very important for a lot of people. Thank

16 you.

17 MR. QUAGRAINE: Looks like I'm not

18 seeing any hands up, so I will say that on behalf of

19 MHDC, we would like to thank everyone for taking the

20 time to come out to this public hearing on this very

21 beautiful Friday evening. As always, your opinion

22 is very important to MHDC. So if you'd like to

23 provide written comments or suggestions to the

24 current 2018 Draft Qualified Allocation Plan we can

25 accept them now, or MHDC will accept comments and




1 suggestions until the 4:30 p.m., Monday

2 December 4th, 2017. Please send written comments,

3 and if you have any questions, you may send it also

4 to Missouri Housing Development Commission, 920 Main

5 Street, Suite 1400, Kansas City, Missouri 64105, or

6 e-mail us at [email protected].

7 Again, thank you so much for coming,

8 and this concludes the hearing.

9 (The Public Hearing was concluded.)

10

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25




1 CERTIFICATE

2 STATE OF MISSOURI )

3 ) ss.

4 CITY OF KANSAS CITY )

5

6 I, Sarah A. Davison, a Certified Court

7 Reporter, within and for the State of Missouri, do

8 hereby certify that the witness whose testimony

9 appears in the foregoing deposition was duly sworn

10 by me; that the testimony of said witness was taken

11 by me to the best of my ability and thereafter

12 reduced to typewriting under my direction; that I am

13 neither counsel for, related to, nor employed by any

14 of the parties to the action in which this

15 deposition was taken, and further that I am not a

16 relative or employee of any attorney or counsel

17 employed by the parties thereto, nor financially or

18 otherwise interested in the outcome of the action.

19

20 ____________________________

21 Sarah A. Davison, CCR

22

23

24

25





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17:5,10,13,1433:22 58:2

decentdecentdecentdecent 33:1141:5

decidedecidedecidedecide 26:19,2126:23,2455:25

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decisionsdecisionsdecisionsdecisions 8:330:7

decreasedecreasedecreasedecrease 35:8decreaseddecreaseddecreaseddecreased

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43:19,2544:15

defineddefineddefineddefined 5:205:20

definitiondefinitiondefinitiondefinition 5:175:25 6:656:15

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47:12demonstratedemonstratedemonstratedemonstrate

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23:1depositiondepositiondepositiondeposition 59:9

59:15DepositsDepositsDepositsDeposits 6:16deservedeservedeservedeserve 13:9

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52:25devastatingdevastatingdevastatingdevastating

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44:13differentdifferentdifferentdifferent 3:19

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59:12directionsdirectionsdirectionsdirections 49:4directordirectordirectordirector 2:2

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10:2 28:834:22,2236:2 41:19

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disadvantagingdisadvantagingdisadvantagingdisadvantaging47:9

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42:4disasterdisasterdisasterdisaster 14:11discourageddiscourageddiscourageddiscouraged

41:8discusseddiscusseddiscusseddiscussed

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19:5,11 29:4distinctdistinctdistinctdistinct 5:18distresseddistresseddistresseddistressed

50:11,13districtdistrictdistrictdistrict 38:15

39:17 52:12diversediversediversediverse 46:24diversitydiversitydiversitydiversity 47:15

47:18,18,19documentdocumentdocumentdocument 17:4

17:8documentsdocumentsdocumentsdocuments

17:13doingdoingdoingdoing 11:20 19:6

21:9,14 26:327:7 32:735:20 38:1245:2 47:250:5,18 56:4

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dollarsdollarsdollarsdollars 44:647:5

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39:7 54:17EDCEDCEDCEDC 23:1educationeducationeducationeducation 33:13educationaleducationaleducationaleducational

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54:21efficienciesefficienciesefficienciesefficiencies

53:16efficiencyefficiencyefficiencyefficiency 43:2

43:4efficientefficientefficientefficient 10:25

36:23 43:5,13effortseffortseffortsefforts 9:14eithereithereithereither 5:22

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25:24 33:646:5 59:16

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12:25 19:725:2 28:2530:4,5 41:10

46:15,16everybodys'everybodys'everybodys'everybodys'

45:8EvieEvieEvieEvie 27:21,22

40:6exampleexampleexampleexample 23:19

36:9 50:7excellentexcellentexcellentexcellent 42:17exceptionexceptionexceptionexception 5:1excuseexcuseexcuseexcuse 17:14executiveexecutiveexecutiveexecutive 16:7

16:13 18:1322:12,12 30:11

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24:4expectedexpectedexpectedexpected 12:25expectingexpectingexpectingexpecting 15:21expensiveexpensiveexpensiveexpensive 22:4experienceexperienceexperienceexperience

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41:3 51:1452:12

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3:9,14 4:17 7:737:1

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21:24 55:656:23

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16:13 25:2433:6 38:453:5

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42:15forumforumforumforum 7:18forwardforwardforwardforward 20:22fosterfosterfosterfoster 6:11,12,13

18:6,7 27:3,428:10

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13:20 28:13founderfounderfounderfounder 13:19foundersfoundersfoundersfounders 13:21fourfourfourfour 15:5FrankFrankFrankFrank 1:13 2:2freefreefreefree 36:1FridayFridayFridayFriday 4:20

12:13,24 16:1921:4,6 54:1257:21

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17:15frontfrontfrontfront 7:9 16:6fulfilledfulfilledfulfilledfulfilled 23:18fullfullfullfull 18:22fullyfullyfullyfully 25:2functionalfunctionalfunctionalfunctional 9:21

14:6fundfundfundfund 5:9 6:15,16

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funeralfuneralfuneralfuneral 39:2439:24 40:3

furtherfurtherfurtherfurther 59:15FurthermoreFurthermoreFurthermoreFurthermore

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futuresfuturesfuturesfutures 28:23FYFYFYFY 4:15 7:2

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17:19geegeegeegee 13:7

genderifiedgenderifiedgenderifiedgenderified49:12

generalgeneralgeneralgeneral 3:84:23 5:2

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goalgoalgoalgoal 24:4GodsendGodsendGodsendGodsend 21:23

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grandsongrandsongrandsongrandson 32:19grantgrantgrantgrant 36:23

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gratefulgratefulgratefulgrateful 28:1538:1,6

greatgreatgreatgreat 8:12 9:1740:19 42:2046:12,13,1753:2

greatergreatergreatergreater 16:1317:22 18:140:11

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13:3,11 22:1722:18 27:23

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increasinglyincreasinglyincreasinglyincreasingly35:16

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individualsindividualsindividualsindividuals 10:317:25 20:1535:14 53:8

inefficienciesinefficienciesinefficienciesinefficiencies10:20 12:10



inefficientinefficientinefficientinefficient 10:1911:15 44:5,6

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6:21interestinterestinterestinterest 36:14,17

43:16,18,2444:15

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53:15investedinvestedinvestedinvested 23:10

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40:10,14 48:1951:20,21

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involvedinvolvedinvolvedinvolved 28:1639:6 53:4

issueissueissueissue 11:3,313:15 14:329:22 45:451:10

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19:14,20,21,2520:5 21:1425:14,19 27:12

32:2,6,6,1232:22 54:1554:16 55:5,1355:15,23,2456:2,3

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50:6joinjoinjoinjoin 2:7joyjoyjoyjoy 19:11judgedjudgedjudgedjudged 46:4judgificationjudgificationjudgificationjudgification

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34:17,18,19,2141:9

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15:24 21:18,1830:11 38:2539:1 53:3

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neighborhoodsneighborhoodsneighborhoodsneighborhoods19:14 20:5,720:22 44:249:12 52:1852:20 53:12

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16:19 27:754:12

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52:12,13,2253:2 57:12

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49:7SecondlySecondlySecondlySecondly 41:12

53:20SectionSectionSectionSection 4:23

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21:14,20 22:128:8 34:2234:22 52:2052:21 56:1656:23

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serveserveserveserve 11:5 12:517:25 35:1453:21

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Documents

Tab 6 12/1/17 Kansas City Public Hearing Transcript10 or sex trafficking, or (b) a youth transitioning 11 from foster care. Additionally, "Youth aging out of 12 foster care" has been