As a result, the City was designated as an Entitlement City under the Community Development Block Grant (CDBG) last August once the population was estimated at more than 50,000.
Numerous citizen tasks force reports produced within the last several years
were used as a basis for the Consolidated Plan including the Comprehensive Plan
and the 21st Century Strategic Plan. In addition, two public hearing were held,
as well as two additional public comment periods for citizens before the Board
of Aldermen. Additionally, meetings were held with key agencies to gather
information regarding the city's needs.
Lee's Summit's population grew rapidly over the 1970's and 1980's, rising from a census population of 16,190 in 1970 to a census population of 46,418 in 1990. Using the current growth rate of 23% over five (5) years, the population is expected to exceed 100,000 in the year 2010. Based on this growth trend, the population is projected to increase approximately 86% by 2010.
From a regional perspective, Lee's Summit's growth is remarkable considering the majority of the employment growth was strongest in Johnson County, Kansas. Conversely, Lee's Summit has not experienced as significant employment growth.
Based on 1990 census figures, Lee's Summit is approximately 97% white, 1.7% black, and 1.3% other minority.
Lee's Summit's population is older than most in the general metropolitan area. Approximately 11% of the city's residents were 65 years old or older in comparison to 8% average in the metropolitan area. Additionally, residents under the age of 15 account for about 26% of the population.
The 1990 unemployment rate of 3.6% is one of the lowest in the metropolitan area, which is far below the national 1990 average of 6.2%.
Over 42% of households in Lee's Summit have a family income of $50,000 or more. The median family income for Lee's Summit households was $45,101 in 1991, compared to the national median of $35,225. The relative prosperity of the Lee's Summit market can also be seen in the fact that only 9% of all households have an annual income of under $10,000. Additionally, 3.4% of the city's population fall below the 1990 poverty level.
However, of the total population, 24% are considered low-to-moderate income persons based on 1990 census data. When analyzing the city in terms of LMI, there is only one block group in the city that has a concentration of LMI of more than 51%. This area is located in the older downtown area. Specifically, it is important to clarify that the population of this block group is not large and therefore, the LMI defined area does not represent a significant number of individuals (70 persons). Three additional block groups are classified as LMI when reducing the percentage of concentration to 50.
A significant trend was highlighted by the mapping capability of the Consolidated Plan. Specifically, as the LMI percentage concentration was gradually reduced, additional block groups became highlighted in a circular fashion around the core city. This demonstrates the classic scenario where poorer populations become segregated in the older areas of the city and the richer population exits the core and locates in newer, outlying areas. This highlights the beginning of a deteriorating core or the "donut effect."
The City is experiencing a tremendous growth in population. One result of
the population growth has been the city's designation as an Entitlement City.
The city views the Consolidated Plan as an opportunity to proactively address
problems that typically follow an increase in population. The plan addresses
the needs of the city, develops a process for resource allocation, and outlines
a strategy to address the identified needs.
Parallel to the population growth, the city has experienced a tremendous growth in housing units since 1970, increasing from 5,281 units in 1970 to 22,831 in 1990 or a increase of 329%. Of the total, 98% is located in urbanized areas and 2% is located in rural areas of the city. However, approximately 60% of the land mass of the city is considered undeveloped which indicates that the growth is occurring in concentrated areas. Additionally, only 23% of all homes were built prior to 1970.
Single family units account for nearly 77% of all units, while the balance are considered multi-family. The strongest growth has been in single family units which account for 89% of all construction since 1980.
Of all housing needs, a total of 62% are owner occupied, 32% rental properties, and 6% vacant (includes properties for sale). Of the total vacant properties, approximately .7% are units that are not for sale or rent.
Based on 1990 census data, the median housing value was $84,700, of which the majority of homes (62%) were classified in the range between $50,000 and $99,999. However, in 1990 the average home sales price for new construction was $104,299 or approximately 24% than the median value of existing housing. This indicates a higher value of housing currently dominating the residential market. For those with mortgages, the median owner cost was $820 per month and for those without mortgages, the median owner costs was $231 per month. When analyzing rental rates, the average metropolitan rent is $515 whereas the average rent in Lee's Summit is $596.
A total of 16% of all owner occupied pay more than 30% of the total household income on housing costs, compared to 41% of all renters. In particular, for renters spending more than 35% of their total income on housing costs, nearly two-thirds are 65 years of age of older.
In the Kansas City area, it is estimated that there are 12,000 to 15,000 homeless, with nearly 9,000 in Jackson County, according to Mid America Regional Council (MARC). Although difficult to track, a total of 174 homeless were identified in Lee's Summit for 1994 or .3% of the total population. Of the Jackson County, 1.9% originated from Lee's Summit. Using an average of 13 bed nights per homeless person (average provided by area shelters), the Lee's Summit homeless required a total of 2,262 bed nights in emergency shelters. When analyzing the types of homeless, domestic violence accounted for the largest percentage, or 40% of the total.
Perhaps more important than the homeless populations that were served by various agencies. In Jackson County, nearly 3,000 "turn-aways" from shelters due to lack of space were documented, of which approximately 60 originated from Lee's Summit. The implication is that one forth of the city's total potential homeless did not receive assistance due to a lack of resources.
There are currently no shelters to service homeless within the city. Aside from referrals to outside agencies, homeless have limited resources within the city and must seek outside aid.
There are currently 150 units of public housing for elderly in Lee's Summit, which is planned to be increased to 216 units with a new public housing project. All of these units are occupied and in adequate condition, and all of which have waiting lists.
Several issues have been identified that may inhibit "affordable" housing in Lee's Summit as follows:
The city currently has less than five (5) fair housing complaints annually. However, the Human Relations Commission is actively attempting to promote fair housing.
As noted above, only 23% of the city's entire housing stock was built prior
to 1970. In many homes built prior to 1978, lead based paint was used or a
maximum potential of 11,105 housing units.
A total of 6.5% of the total population has a work disability and 3.4% of the population has a mobility or self-care limitation according to 1990 census data. The Americans with Disabilities Act (ADA) requires that the City make all areas reasonably accessible to the entire population.
Since 1985, a total of 262 commercial permits have been issued representing 4.6 million square feet. The private investment is estimated at nearly $70 million and more than 1,300 new jobs have been created since 1993.
Since 1988, the city has been awarded $2.9 million in CDBG funds from the State of Missouri Department of Economic Development (prior to being designated as an Entitlement) to bring new businesses to the city and create jobs for LMI persons. A total of 403 jobs were created or retained and the private investment leveraged by the funds exceeded $48.9 million.
Although the development trend has been positive in the city, it is extremely important to continue positive growth in non-residential sectors. Additionally, successful local economies must have a strong workforce.
A historic resources survey report was completed in 1994 which developed the historical context for the city. The survey included an inventory of 249 historic structures.
In terms of codes enforcement, violations have increased 7% from 1993 to 1994, from 892 to 971 in 1994. The most common complaint for both years was in the area of weed violations which comprised 40% of all complaints.
As the city continues to face the challenges of development and rapid growth, planning has become and will continue to be an important management and decision making tool.
The use of both recreational and non-recreational public facilities has dramatically increased. For example, the city served 54,000 individuals at the Parks Recreation Center and 35,000 at the swimming pool during 1994.
The city has a total of 295 miles of sanitary sewer, 389 miles of water lines, and 303 miles of streets. Over the past three years, the city's sewer system has increased by 17%, the water system by 11%, and the street system by 12%.
Based on the current Capital Improvement Plan, a total of $179 million in new infrastructure is needed by 2005 to support the existing population.
Requests for emergency services from non-profit organizations has increased 60% in demand over the last two years. Compared to the population growth rate, emergency assistance needs are growing nearly five times more quickly. Of those served, 48% are children whereas only 10% are elderly.
An additional area of public service need in the community is public transportation. Based on 1990 census data, a total 6.8% of the population does not have a vehicle of which 79% are elderly.
Based on the above needs, the highest needs are in the areas of public
infrastructure and public services.
The overall goal of the CDBG Entitlement Program is to provide decent housing, suitable living environments, and expand economic opportunities for LMI persons.
Generally, the following are the four objectives to address housing needs:
For the non-housing needs, the following are the objectives to meet the identified needs:
The general objective to address poverty is to reduce the number of poverty level families through affordable housing and economic development.
Alternative funding sources to compliment CDBG Entitlement funds are being identified.
The city is fostering partnerships between public, private, and non-profit
agencies to implement the above strategies by utilizing existing citizen task
forces and organizational committees.
MAP 2 depicts points of interest and low-moderate income areas.
MAP 3 depicts points of interest, low-moderate income areas, and minority concentration levels.
MAP 4 depicts points of interest, low-moderate income areas, and unemployment levels.
Shelley Temple-Kneuvean
Director
Economic Development
PH: (816) 251-2354
