Longmont Housing Authority Board – June 2023
Read along below:
Unknown Speaker 0:00
Oh, man ordered Well, my housing authority advisory board and
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Erica, can you do a roll call for us we
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lot of pepper.
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how we have while you’re here.
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Alright. Number two approval of minutes for the May 9 2023. Meeting.
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Your motion to approve. Second?
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motion by Jean second by Glenn. Any discussion?
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All right. Let’s vote. All in favor say aye. Aye.
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Okay, you’re saying
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aye. Number three is public invited to be heard anybody from the public?
Unknown Speaker 1:16
Number four, organizational updates, today’s review of the resident door policy. If we don’t mind, coming back to this one, since Lisa’s on her way, this is her item.
Unknown Speaker 1:30
Number five enrollments and project updates. I’ll take this one. So Zinnia, as you can see is under construction outside. They are got right to it immediately. We closed on May 25th. It was a big, big effort.
Unknown Speaker 1:51
It’s all closing is always a big effort. But it was
Unknown Speaker 1:55
particularly I mean, we plan to we thought we planned ahead. So well, we got so many things arranged in time. But then there were just mistakes. So it was a it was challenging, and it was rewarding. And we did it and the team came together, got it done. And then they started construction right away. So we do expect we’ve gotten a couple of resident questions and concerns about things going on. Well, that’s I mean, that’s obviously that’s quite active construction site right outside. So it’s going to be like that for a bit, especially as they’re doing this calling. Wow, that
Unknown Speaker 2:38
activities are going to be the most I mean, there’s always levels of disruption. But this is particularly the top bar. So
Unknown Speaker 2:47
we’re just trying to communicate with residents and make sure everyone kind of knows what’s going on what phase we’re in the construction, safety things and all of that type of thing. So the construction is supposed to be about 15 months. So we should be leasing up in the fall of next year.
Unknown Speaker 3:10
For hoever, land at Hoeber, we have some really cool looking conceptual designs being put together right now we’re narrowing it down to you know, we’re getting to the point where it’s do we do a flat roof or sloped roof, it’s they’re talking about how to put equipment up on top. And it’s really getting down to nailing what the overall look is really going to look like.
Unknown Speaker 3:35
We also have conceptual designs for the Early Childhood Education Center. That’s, that’s within that. So we’re hoping by next meeting, we can share those with you or so, you know, in architecture are not necessarily
Unknown Speaker 3:50
like a nice PDF deliverable yet. But we could go over those next meeting. And then
Unknown Speaker 3:58
as part of that, we’re also we’re sharing those floor plans and things with the Welcome Center. We’re working on a potential partnership with to run that.
Unknown Speaker 4:08
And they’re helping review those plans and tell us with this speed licensing and what needs tweaking. I mean, we’re talking about where the timing could parties and things like that. So it’s getting pretty specific.
Unknown Speaker 4:23
We’re still shooting for tax credit application office first for that one. And so giving a lot of ducks in a row, we did learn. Just yesterday, we got CHAFA released the list of letters and hints. And so it looks like it’s going to be more competitive than average this year. Not biased, but certainly more applications typical and definitely about three and a half applications to every one award. So, yes, we’ve had up to the Early Childhood which nature is
Unknown Speaker 5:00
strictly for the people that live every single Thursday, generally it’s it has to be open to the general public. Because if they can’t get enough people to fill it, then they can’t operate the business. But our hope is to make it like a preference situation. If you’re there, and there’s a spot available, you get the top of the waitlist, or response.
Unknown Speaker 5:22
So that’s the idea there. Who’s gonna run that? Well, it’s we don’t have an official partnership yet. But the wild funds center is who we’re talking to right now. They are interested, if it’s within their model and their needs really well. And we’re talking, we’re going over funding opportunities right now.
Unknown Speaker 5:44
Unknown Speaker 5:48
Yeah, we’ve got we definitely have, and we we’re not only talking about, um, we’re also reaching out to a couple other spots. So why would be interested sounds like and then we were looking at the Jeff Bezos has a school of foundations. And they’re not in Colorado yet, but they’re interested. There’s there’s a couple of models out there. The Wild Plum is our local partner. The city has worked with them a lot. They run Headstart programs, this is their bread and butter.
Unknown Speaker 6:24
So if that’s that’s kind of over 30 Other questions about that, I think next meeting will bring those conceptual designs, everything that we’re prepping for the tax credit application is that’ll be our last meeting before we can go over everything else.
Unknown Speaker 6:42
I wanted to update on the former royal mobile home park property. So this was a property right there, upstream on the Spring Creek upstream of the Main Street Bridge. And that had about four to six mobile homes on it before the flood, we that most of them were completely destroyed. The city helped in 2014 or so helped to relocate all of those folks, get them into new housing, buy property, move their mobile home, but various various things. So the city bought that property, the Public Works side, bought that property to make the resiliency and brain project happen there. And that work is complete. And so the remnant parcel, we are planning on using ARPA funds from the city side, using ARPA funds to basically purchase it off of Public Works and put it into the affordable housing fund as an asset for the future development of it. And we’re planning on doing that here by the end of June, just making that transfer happened.
Unknown Speaker 7:44
And it was sit there until we have a Bible, you know, we’re ready. Right now we’ve got Zinnia, we’ve got hoever. And we’ve got some things lined up, we just need to time it out correctly. And because of the first main transit station redevelopment that’s happening in that whole area, we kind of want to see what happens with that if there’s development opportunities that come about with that, or we could tie in affordable housing. So we’re just going to hold the land, but it was going to be three over three acres, basically land mains for fordable housing, with the intent that LJ would be involved in that once the time comes.
Unknown Speaker 8:23
So that means on the city side, we’d have three to half acres banked for hopefully transit oriented development. So it’s a higher density, it’s right there on Main Street or close to it. So we got three and a half acres there. And then we also still have the nine acres on the city side on the in the harvest junction area that we’re hoping to do affordable homeownership with. So
Unknown Speaker 8:46
my thinking is, is that’s good for us to help time out our development long term.
Unknown Speaker 8:54
And then finally, I just wanted to give an update on Chrisman. So this is Christmas too. So buildings wrapping on construction up near 66. In Maine, they’re about to break ground on the last two buildings. So then we’ll have all four buildings going vertical here soon. And those are expected to finish probably early 2024. From Lisa, they had some delays with an Excel line and some drainage things that they had to sort out but they’re they’re rockin and rollin and getting their buildings the last movie started. So we’re working with them right now to kind of still go through a lot of details as they come up for construction and also prepping for what this will look like for us.
Unknown Speaker 9:41
So that was my very basic development updates for the moment.
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Same question for Carol, do you have anything you want to mention?
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is involved in 3d movement? Further movement on the two properties that are looking at selling Yes, yes should always include
Unknown Speaker 10:00
Those she just told us development and property sale and paid
Unknown Speaker 10:05
for the property of 16 teammates are right next to village place. That’s the Center for people with disabilities rents. We have a draft purchase and sale agreement, we’ve agreed upon a price which is negotiated because they’re willing to offer us Services for Independent Living supports for those with disabilities, for people in our properties across all properties. So we’re working on an MOU with them, it’s about five year term with targeted services to help our residents access resources and bring in training opportunities and skill building opportunities. So anybody that is living with a disability or your support someone with a disability, and you know, anybody interested, can participate. So it’s been about working through that negotiation. And we’re hoping to close on that sale is if the timeline right now is dripping driven by their financing their bank loan, but it should be by about August 1 is when we hope to have the property transferred.
Unknown Speaker 11:13
So we made a lot of headway with just things are legal review, we’re making sure our maintenance records are are available for them and things like that just telling that loosens.
Unknown Speaker 11:26
Some sort of
Unknown Speaker 11:28
we did we hold the number of reasonable accommodation requests that we have approved to kind of give them an idea to remember what that number was off top your head that we provided disability,
Unknown Speaker 11:39
probably close to 100. Now it’s probably one of the 30 in the last two weeks, so okay.
Unknown Speaker 11:45
Yeah, yeah. Well, then there’s those who become temporarily disabled, because of some medical issues or injury. And so we’re finding a lot of that as we
Unknown Speaker 11:59
are in this non assisted living world independent living, but it’s too expensive to find independent living that
Unknown Speaker 12:07
was same people kind of movements.
Unknown Speaker 12:13
And then on the 1228 main property that’s been released by the veterans community project, we’re just starting from pulling records on our side to show do you have people living at Briar wood, and we want to really be able to tell them, this is the one of the units that have funding restrictions on them. What do we do with those, we have this many people are already working with veterans community project and with these vacancies, trying to really nail down what the plan would be for those units and transitioning them over and then also negotiating with veterans community project on the price that they can afford and they’re they’re taking some time to do fundraising and protecting too so I think what’s we’re wrapped up with CWD but we’ll try and get that one going a little bit more we got our first getting ducks in a row by now.
Unknown Speaker 13:11
Alright, so back up to the review of the resident door policy. us
Unknown Speaker 13:18
so we just decided to include it because we’ve been working on this for almost two years now. Got it off the back burner Michelle. I started this when she was still here as Public Safety Fire Department end that brought to our attention a lot of concerns this on the exterior of the apartment doors for putting you had recliners we had bicycle store we have coffee tables, we have bookcases with candles you name it different things that all interrupts are getting away
Unknown Speaker 13:50
with the President has an emergency but the problem has happened emergencies and make tripping hazards as well. Some have the front entryways decorated like art museum faces you name I could provide pictures all day long with different things. So working with public safety New Shell really sat down and dug into this intimidate to a couple of properties discuss that coffee conversations. Just wanted to bring it out here for input.
Unknown Speaker 14:18
So this is probably not a policy that would necessarily go to the Board of Commissioners. It’s much more of an operating
Unknown Speaker 14:25
policy and just a clarification for residents. But we did want to allow you all the opportunity to give us feedback. Do you have anything on it? Can you kind of summarize what the the rules are going to be? So just for the actual door some people have in this class are talking about on the door going to when decorative item that’s meant to be on door like a breed or some type of sign that’s meant for the door. A doormat that is designed to be a doormat we have people who have large rugs by three by five rods or bigger runners
Unknown Speaker 15:00
On the front of their entryway, and then two smaller 12 by 12 items that can be like on the adjacent wall.
Unknown Speaker 15:08
Or the specifics that you just kind of went over from any sort of regulatory body that you guys consulted, or they could just this seems reasonable for the space. Car Insurance adjusters walking with fire departments kind of just take everybody’s input of what would be better and not create such chaos. Because our concern is if there was to be an emergency or an actual fire in the building, and we’re trying to get out with people with having told chairs, storing fires out there when you get 1020 people trying to end but I want to find you’re going to create tripping hazards and more issues.
Unknown Speaker 15:42
And then it kind of just says outline holidays, because we had some who like to waste their Christmas decor up all year, or different holidays, that kind of setting some guidance for that as well.
Unknown Speaker 16:00
This seems to be more of a guideline that’s opposed to we’re going to evict you if you don’t do it, but it seems more of a guideline and five
Unknown Speaker 16:13
thoroughly in favor of the door issue. We consider what reason and what we’re seeing vision right that can your classroom from ceiling floor. And it looks it looks awful. And
Unknown Speaker 16:29
it isn’t even homey, you know.
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Unknown Speaker 16:34
my concern about holidays.
Unknown Speaker 16:39
restriction to have decorations down some days after the event has been
Unknown Speaker 16:46
Unknown Speaker 16:49
that’s that’s a little it seems to be a little bit too bit of leadership, that we have a 30 day policy. And
Unknown Speaker 17:00
you know, if you put it up to 30 days, it has to be down kind of policy. And I know and then I think it’s been expressed for
Unknown Speaker 17:11
the holidays, Thanksgiving Christmas kind of thing. But it seemed to me just taking that and extending it to any other time of year would be simpler. Well, that’s why we did also down here we have like spring March 1 to May 31. Like her like autumn to extend them. So November 30. And then this fall back. This is about winter, December 1 through February 28. So like just snowman, but you don’t have Santa Claus is sitting in front of the door. Yeah, yes.
Unknown Speaker 17:38
Because we figured a lot of those dual roles like people could like leave the family in the fall leaves stuff like that pumpkins up after Halloween for it dissolves. So that. So this is still again, general guidelines.
Unknown Speaker 17:53
On that note, I would like to put where you have independence, Jake, June the 25th. We have Flag Day on the 14th. So we may as well start with flags on the 14th of June and keep them up through the Fourth of July.
Unknown Speaker 18:13
In terms of Meals on Wheels, how often are deliveries made?
Unknown Speaker 18:18
Depends on the property and the individuals, typically anywhere from two to three days a week. And it’s during the Business Week. But we have son who lives in either large floors in the hallway the whole time, and they sit out into the hallway. So my question has to do with Meals on Wheels. So do they have handles so if somebody gets in they get him inside? And that’s my been my other question. A lot of them artists, this lightweight Styrofoam, one for some have their own bags, it’s up to the individual and if they don’t have a Minute Meals on Wheels have provided a white like one pallet Styrofoam, also the individuals responsible for the container. Yes, yes. Okay, if they’re not going to be hauled to receive the actual delivery.
Unknown Speaker 19:04
Don’t forget to put on the court.
Unknown Speaker 19:09
They work with management on that they if it’s not perishable stuff, if it’s more like a satellite, though, leave it on the door hanging on the bag. If it’s more personal, they’ll let the management know we can make arrangements with the resident or within our operational level for that residents.
Unknown Speaker 19:26
Those concerns are physical or out.
Unknown Speaker 19:30
That’s not it just some people leave theirs out all day long, even though they’re home and they always get their own food and they’d be like well, but well we work with them at every site already. So
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little confusing to me, because we’re saying in the first part because they have one decorative item
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and then to why
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I’ll kind of read off the schedule. And I think it’s just easier to have
Unknown Speaker 20:09
the winter spring sawn off and just say you can display those items during this time. And then they have now at the end of the day, because not everybody has to be for specific holidays, and then they have snowman.
Unknown Speaker 20:27
But they wanted to have a Santa Claus and they forget to take the Santa Claus when that still typically winter like it’s getting to detail. I think more generic for that timeframe would be better.
Unknown Speaker 20:39
And it would be good to clarify within those grades, it’s still a lot of those four items, because they’re making people who have habits.
Unknown Speaker 20:52
So they have to get out by certain time. It’s kind of a little confusing.
Unknown Speaker 21:00
I like that actually makes it simpler on management.
Unknown Speaker 21:04
Why did you do this? Oh, holidays too
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in addition to being easier to manage
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whatever you celebrate you
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Unknown Speaker 21:48
I think it’s, it’s more, it’s easier for everybody. Literally breakfast
Unknown Speaker 21:57
than an actual holiday.
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You got what you need.
Unknown Speaker 22:15
So let’s go on to item number six items for input from the LSU Board of Commissioners, as a third party property management strategy discussions Zinnia.
Unknown Speaker 22:26
Okay, so I wanted to just kind of say, we were doing this property management agreement for Zinnia. In preparation for closing in pretty short order, we were negotiating it up to the last minute, so you haven’t had an opportunity to really hear about this yet. And it is complete. But I kind of wanted to recap on it on lessons learned. Really, third party property management is a totally new business model. Not totally, I mean, we know how to manage properties. But doing a third party agreement is a new business model for Ellijay. So we really worked really hard. Well, let me back up. This is what that means. Zinnia right here is not going to be owned by the LA Ha, primarily, we are a special limited partner, because by including a housing authority on the partnership, they get property tax exemption and certain certain benefits. So and we do want to be part of the audits and also be included in what’s going on with the management side or the ownership side. So because we aren’t, we weren’t a code developer on it. We were just the special limited partner. And then the Zinnia LLP, which is the organization that actually owns it. Primarily, they are primarily run by the Element Properties, the developer, right? So lhsaa is going to come in as basically a contracted property manager. That makes a ton of sense for a lot of reasons. We know how to run Housing Authority properties, you know how to run a supportive housing properties, we run the suites right here, there are so many affinities that would be good to cross between the two. And so that’s the model. But this is the first time we had negotiated a property management agreement to be a third party contractor. And so we really dug in very deep on that agreement to make sure that we were trying to look far down the road and try and anticipate what would happen in 10 or 20 years.
Unknown Speaker 24:37
And make sure that we were thinking ahead and thinking about the lhhs position with this property.
Unknown Speaker 24:46
So some of the
Unknown Speaker 24:49
things well, we’re going to use this model again here quite soon. The Atwood Commons project was this all of these three items kind of trailed together the
Unknown Speaker 25:00
that would tell me this project is a is putting in for, like tech credits in August, just like Hoeber is located over off of third and Atwood, so just east of our Pacific Center harbor are all located.
Unknown Speaker 25:15
And they are also interested in having le j mu, a third party property manager. So we wanted to make sure we got this one right as right as we can anticipate, to be able to use that as the model for the next one and go on ongoing. And so
Unknown Speaker 25:31
really looking at the things that were that we really needed to negotiate or plan ahead for
Unknown Speaker 25:40
the staffing plan associated with it turned out to be really interesting, because we needed to set up the staffing plan, years in advance of actually taking over property management and knowing what what staff would be needed, assuming it’s all awarded the tax credits, because you need that settled in your budget when you put in for tax credit application. So that was a challenge. Because even in early 2021, when we first put that budget together, it’s a completely different world today, let alone by the time a new lease up and staff the building. So making sure that we plan for annual increases. And
Unknown Speaker 26:24
just try and be a little bit generous upfront, so that we have wiggle room once we’re getting down to it. For example, back in 2021, we had contracted security here.
Unknown Speaker 26:36
And so we put that in the budget. And then since then we now do not have that we have actually staff on site as the building attendant is working way better than that ever was. And so that completely with a totally different operating budget and staffing plan. And so it’s going to be hard, we’re never gonna get it perfectly right when you’re doing it so far ahead. But we just learned lessons on how to try to build in wiggle room so that we don’t end up in a really sticky situation when it gets down to it.
Unknown Speaker 27:09
We also oh and needs special property needs. So this is permanent supportive housing, so that for both of them, so that ends up being a little interesting, it changes the way that things are paid for and the budgets with the support services and the security of all companies, the budgets look really different. So it’s just getting that for Special Needs property.
Unknown Speaker 27:33
It’s also interesting when we’re a special limited partner
Unknown Speaker 27:38
ownership structure, which means more negotiating rights of first refusal, and or in this case, a right of first offer that got that phone conversation. But when you have that, and you’re a third party contractor, property manager, they can’t just we’re performing. It’s difficult to just fire us because we’re in the ownership structure. So how do we plan for that to make the negotiations on the ownership side mesh with the negotiations on the property management side? These are things that we were shifting and adjusting for the last minute.
Unknown Speaker 28:16
I mean, there’s a lot of technical stuff. Who who made the accounts? There’s all these financial? Like, who’s, who’s the who’s responsible for what on the financial side doing cost of maintenance repairs? And what other what else? If it was your head of security, normally our office
Unknown Speaker 28:39
that I had in the support services, so it made me less actual support services
Unknown Speaker 28:47
to get paid for even more.
Unknown Speaker 28:51
So there’s all this How does the money move through and there was a lot of nuances to figure out there
Unknown Speaker 28:58
who hold the insurance, and when does it kick in.
Unknown Speaker 29:02
Because we don’t know the building. So we shouldn’t have built the building insurance. But we have to have liability insurance because we’re operating a building that should not kick in at the same time to building it’s just there was a lot of nuance to sort out there. And then the compensation negotiating, we have a management fee coming through. So it’s gonna be 8% of our revenue, basically three separate, fully leased.
Unknown Speaker 29:29
And then we also have a startup fee to help us in that lease up process, because they’re working on that months ahead of actually people moving into the building. And then also incentive fee to incent us as a third party property manager to lease up as efficiently as we can. So negotiating all of those pieces and when they kick in and how does that make sense for LA che to cover our costs. So those are just some examples of things that we were negotiating after the last minute that we really want to do
Unknown Speaker 30:00
He got thrown out once. And we’re going to anticipate that and the next one, if I plan for it as best we can.
Unknown Speaker 30:06
So the last one was a major lesson to learn in detail budget early.
Unknown Speaker 30:11
And really thinking about how our ownership structure is going to impact the property management agreement, even though that’s a little bit of a chicken and egg scenario, because some of that you’re not, you don’t know well in advance. So it turned out to be a bigger exercise than we did. It sounds like it should have been. I’m glad that we went through that with a good partner and figured it all out for this one, and have some sort of model for
Unknown Speaker 30:38
how to do it next time. So if there’s any I mean, this, this was pretty nuanced. But if you have any feedback or questions, this is just us moving into a new new world here.
Unknown Speaker 30:49
Are we a new patient of Apple products? No, but there are structures. Currently only there they’re asking for up right now, because they’re putting in for tax credits. Augsburg, so I totally said that we need to get together and play it carefully on that
Unknown Speaker 31:06
was in your rocking work.
Unknown Speaker 31:09
We know we’re not in developer, right, we’re getting a fee in exchange for their property tax exemption. But we are not a co developer getting developers
Unknown Speaker 31:21
at low fee or overtime.
Unknown Speaker 31:23
That would be the happy days, we have special events.
Unknown Speaker 31:29
So there’ll be a partnership fee for the administration, the property tax exemption, and then similar management fee, lease up fee and such. That’s what we should expect.
Unknown Speaker 31:48
So for the next one for APA, and now that we’ve kind of seen what this timeline really looks like, we’ll we’ll bring that stuff forward for discussion, as we’re going through it rather than after the fact. So here’s what we had to figure out about two weeks time.
Unknown Speaker 32:04
It was it was a developer.
Unknown Speaker 32:06
Unknown Speaker 32:08
They are an experienced lifetime developer, but somewhat new to this area. They are working with Sarah bot, who’s the test credit finance consultant that we have worked with frequently. And so we
Unknown Speaker 32:21
like they’ve got a good resource there.
Unknown Speaker 32:33
is going on. Okay.
Unknown Speaker 32:37
So this is item 62, especially with the partnership. So that is coming to the board. This is by the way, one of our advisory board meetings that just happens to fall on the same day as the board meeting. So it’s going tonight,
Unknown Speaker 32:49
that only happens a couple times this year, I think.
Unknown Speaker 32:53
So they have requested a special limited partnership with Ellijay. They need a commitment of that the head of their tax credit application. But in this, you typically we go ahead and calculate their their anticipated partnership fee, because we know what their unit mix was aren’t going to do tax credits. And yes, it might revise over time, but generally no. In this case, we’re going to be much more broad. And we’re going to say that
Unknown Speaker 33:21
we’ve asked the LE Jaguar to commit to a partnership. And it will follow the policy, in effect at the time that we’ve actually entered into the partnership. And that’s because our next item,
Unknown Speaker 33:36
their income averaging, is affecting how we look at property tax exemptions. And
Unknown Speaker 33:45
for that reason, we want it to be vague, because the we have to really vet through that how that will impact property tax exemptions before we commit to an actual exemption amount if we.
Unknown Speaker 34:00
So I’ll pause for a sec, because I’m about to get into that. But if there’s any questions on Apple comm specifically, and that development, but it’s going to for tonight, just pause there. So that’s the rest of item 68 look like right now in general, what actually has to happen is like a letter that says it’s a full signing,
Unknown Speaker 34:22
it could either be a letter, or in this case, it could just be the LFA board resolution saying Oh, yeah, commit to a partnership.
Unknown Speaker 34:31
Unknown Speaker 34:34
Unknown Speaker 34:36
yes, I don’t
Unknown Speaker 34:38
think so for now, just because they signed this document we still have, right. So we say we say that
Unknown Speaker 34:46
in the future. This project, the actual special limited partnership will come to you for approval. And so at that point, they could, you know, things could change and they can make that decision at that time but
Unknown Speaker 35:00
Basically, we are committing to a partnership contingent upon tax credit award. So it’s really just what they needed the application right now. Okay.
Unknown Speaker 35:10
So let me give a little bit of detail about the project
Unknown Speaker 35:14
is proposed to be if you’re familiar with the third and Apple area, it’s, you know, that little, there’s a little tiny gas station on mostly vacant Kmart is that hot right there.
Unknown Speaker 35:28
A longtime developer in Longmont has an option to purchase that. And they have partnered with Rick well as a as a life tech developer to put this together. So it was intended to be a market rate for sale and then switch defendants for rental. And then they started looking at my time to see they’re trying to maybe enter that field. And so it would right now with promosi 75 units of one to two bedrooms.
Unknown Speaker 35:56
So geared towards single people or families, not necessarily permanent supportive housing, but it is right across the street from the Art Center. So they do want to partner with them just for, you know, voluntary services, but not specifically for the supportive housing.
Unknown Speaker 36:12
And, you know, if it’s going to look like a
Unknown Speaker 36:17
four storey apartment building, it’s an L shape. And it’s like an outdoor amenity space and parking on the outside.
Unknown Speaker 36:28
We could bring that, actually, when we’re looking at those concept plans next meeting for over, we can bring that with what we have for output as well. And
Unknown Speaker 36:38
so, basically, they’re going from high tech credits. If they’re not successful, they will most likely convert some back to market. If they are successful, they’re going to run with it.
Unknown Speaker 36:52
And they’re interested in having an experienced property manager on my side project or you know, anything regarding income qualification. So the effort from 20% to eight. Right. Thank you, Holly. So that’s getting into our Eco matters discussion. So traditionally, for when I’m moving to IMC,
Unknown Speaker 37:18
it all leads together. So, traditionally, CHAFA has awarded tax credits to projects that include units at 60% of AMI or below, you don’t have to have them all at 60% with a tax credit would only apply to those ones. But traditionally, most properties just do it all six year below.
Unknown Speaker 37:41
Its income averaging is something that the IRS has allowed since 2018. But no developers really successfully, the risk was too high up until this year, when the IRS finally put out guidance that made it more, you know, less risky for developers to undertake, knowing that things would be accepted, basically. So what it means is,
Unknown Speaker 38:09
as long as your average AMI is still below, at or below 60% across all the units, you can mix in up to 80% units
Unknown Speaker 38:19
to theoretically bring in some A’s, which help you bring up your 30s and below, you’re really low income units. So it balances out because those 30% units are really hard to build. Obviously, the rents are not high. And so it’s hard to get those a good number of those in a project. We bring in 80% Ami that helps offset that cashflow problem, and you can get more 30. So then you you have a a mixed income community, which is just beneficial, and you get more low income. And so that’s that’s the theory behind it. So what hot mode is doing is they do have a good number of units at 30 and even 20% Ami that would not otherwise be financially feasible without bringing in some 70 and 80% Ami units.
Unknown Speaker 39:08
And so it’s up to us to look at that spread and gauge is that threat. Are you using it in that intended way? Or is it more? You know, it’s up to us to determine if that looks appropriate or if it looks like it’s
Unknown Speaker 39:24
too high, too many hiring mi units.
Unknown Speaker 39:28
Unknown Speaker 39:30
property tax exemptions through housing authorities are allowed by Colorado State statute. It specifically says the tax exemption will be applied to a property proportional to the number of units that are available for people of low income.
Unknown Speaker 39:51
It doesn’t define low income in the past everyone’s kind of just used 60% Because that’s what chapter use at this point CHAFA is
Unknown Speaker 40:00
is allowing income averaging us. We have some units 70 and 80% Ami units. And so we need to look at our policy as, as our other housing authorities across the region to say, do we need to make modifications does our is our local Lhh board in this case and also City Council? You know, there’s a trade off for that you receive a tax exemption on a seven year 80% unit, which in Longmont, at least on the city side for our programs, we say that our need is really at 50%. And below we are need is not in that range. However, yes, not for these, you wouldn’t get the low low ones. So it’s just a rethinking of the policy decision. Because the statute does not define what we have defined low income is 80%, ami, hello
Unknown Speaker 40:55
CHAFA is allowing income averaging. It’s our local policies that were really targeted towards what we actually need. And for our data is showing that we actually need those lowest incomes. So
Unknown Speaker 41:09
right now, that’s why the Atwood project, the SLP, on outlawed is written very vaguely, to come back with them in accordance with the policy in effect at the time, because we may have to bring back to the allergy board, a policy revision if they want to include those 78% Ami units in the property tax exemption?
Unknown Speaker 41:32
Unknown Speaker 41:36
Is it strictly a financial thing?
Unknown Speaker 41:41
It is, it’s two things, it is financial, because it helps the cash flow when you have, you’re getting higher returns. But then it also is built to the family with a tenant that can occupy those, those rents are set at what they can afford at their income level. And so it really is targeting tenants across those that income band. So it does affect the people. But it also affects the project, your cash flow.
Unknown Speaker 42:16
Per unit differences.
Unknown Speaker 42:18
Oh, no, I’m sorry, no, you fair housing means that you should not be able to differentiate a 30% unit from an 80% unit. If they’re in the same property, they need to be functionally equivalent. And communities are slowly percentages. So they a household goes into a 20%. But they get financially stable, they effusion whatever, they increase their household income, and they no longer meet the restriction of that 20% household. Even at the allowance that chapter gives 140% On the next year, typical over that we just swapped that unit with 8%. To that now they still qualify under regulation, and that 20% is opened up to another household.
Unknown Speaker 43:01
Unknown Speaker 43:05
you have to keep the number of units and 34 acres
Unknown Speaker 43:11
that you have.
Unknown Speaker 43:13
There are times where you could be in a position where you don’t have a vacancy. And you have an issue with somebody that no longer qualifies, but you can’t convert because you have to keep the unit in that range.
Unknown Speaker 43:30
We’ve been asking around the region because this is new for everyone. This is not just an FHA thing everyone is now has is being faced with income averaging. And now that is, you know, the concept is is agreeable. And now we’re getting into nuance. Okay, so what needs to adjust to make this happen? And so every answer so far has been that people are going to go ahead and provide the tax exemption up to 80%. We haven’t heard from everyone though I haven’t heard from PHP, or is BCHA even thought about this yet? Do you have any income averaging projects out there that you believe in on the basis? Yeah.
Unknown Speaker 44:09
We had one project come to us. So requested 160% of
Unknown Speaker 44:15
their income averaging. And honestly, I’ve been out of our study out of the office. So I haven’t had a chance to talk
Unknown Speaker 44:26
Unknown Speaker 44:29
But I think we probably want to try. I think we are policy, because we include our calculation. And part of the calculation is the number of units at 60%. Because we were trying to build in flexibility for existing properties. So now we might just have to ask the board whether they want to make that revision or not. So yes.
Unknown Speaker 44:56
Sorry. Part of it is in order to get your financing you have to do it.
Unknown Speaker 45:00
market study. And the market studies now are showing that we have
Unknown Speaker 45:06
we’re at capacity or beyond capacity of 60%. Ami. So the traditional next for Walmart, it’s very specific to the markets in area. So when you see that, working in financing associated with this, we’re gonna get what’s the likelihood that you can live there as it was, as you said, a minute. And so. So what Molly said is you’re trying to do two things, is you’re trying to maximize the number of units that you have below 50% ami.
Unknown Speaker 45:38
In order to do that, you have to have units here, and you really can’t concentrate in the standard 60% Ami range, because there’s too many units and it which impacts the financing. So in the ability to lease, the ability to lease it, which is the financing because if your ability to lease the units drops, then your financing costs increases because of risk. And so it’s a risk equation on the lending side.
Unknown Speaker 46:03
And so it’s different for us, you know, for older, it may be a completely different conversation where they may not need the 78% Ami units, because it may not be saturated in 60% of world. And so every market is going to really dictate what they have to do in order to get the one. So to your question.
Unknown Speaker 46:25
It’s financial, it’s everything based. But at the end of the day, your market is going to impact your lending, which then starts having a look at this averaging piece. So there can be any number of reasons, or somebody wanting to work.
Unknown Speaker 46:40
For us. If you’re going to eat an average, you need to maximize the number of units and you have to do something live below. And we talked about it yesterday, in my classroom is going to be showing the modeling in terms of what our financials look like income averaging was the financials look like a normal, you know that normal 60% and pattern World Help us understand what the market study saying. And then evaluating all of that on a case by case basis, because every project is going to be different too. And I think that’s the challenge that we’re trying to figure out is you can’t just have this basic policy, because income average is so specific to the project.
Unknown Speaker 47:30
We do so that was just completed for over actually. So it was actually really valuable information as the that it showed that we could fill up 30%. Pretty quickly, we could fill that seven year eight 80% unit pretty quickly.
Unknown Speaker 47:45
That 50 and 60, about 5060 ish range. That’s where we’re saturated. And we might have trouble filling we already know we really hard trouble filling that with seniors on our senior properties because that is beyond social security.
Unknown Speaker 48:01
So that’s something that we’ll gauge as we look at so at Mizzou proposing them averaging over is actually also a proposing from averaging project. So we’ll be looking at those unit mixes in both to make sure it’s it’s meeting the goals of our organization, and then figuring out our property tax partnership accordingly.
Unknown Speaker 48:23
So we might be bringing this in concept tonight just to tell them that we might need to bring something back.
Unknown Speaker 48:29
Because we might need to
Unknown Speaker 48:32
augment our existing policy to accommodate this.
Unknown Speaker 48:41
So long curiosity, the numbers you’ve got listed in yours. Are those set in stone? Are those flexible?
Unknown Speaker 48:49
numbers. So you’re saying we can get into 70 to 80?
Unknown Speaker 48:55
So those fragments can always do that to that property?
Unknown Speaker 49:00
If that is what gets them a tax credit award, then yes. Because then the unit will be tied to that
Unknown Speaker 49:08
Unknown Speaker 49:15
Yes, you still need to income qualified people going in, but the AMI limits are higher.
Unknown Speaker 49:27
Do you know I have to look it up. But it was we’re at Wood. I’m doing off a battery from under looking at yesterday. 53% of the project is at 50% or below. So 47% of the units are 70s and 80s. And the number of units was
Unknown Speaker 49:51
oh for example. Thank you.
Unknown Speaker 49:53
Unknown Speaker 49:55
you want to write down how many I’m sure I’ve got pulled up that right
Unknown Speaker 50:00
So for Atwood, for you in 2019, is at 3025 5012, at 60, at 70, and quality.
Unknown Speaker 50:15
So that’s, that’s pretty good distribution across your building income averaging is find the 20 or
Unknown Speaker 50:25
so in a traditional life cycle, pretty today, getting 10% 30% units in a project was kind of the, that was the norm. And it was challenging. So if we’re getting more than 10%, below 30, that’s above what we’ve ever gotten before
Unknown Speaker 50:48
that how often is the average income or tabulating is monitored.
Unknown Speaker 50:57
Vacancy, you got to see
Unknown Speaker 51:02
it’s not that
Unknown Speaker 51:04
it’s just the unit is second that AMI level. So somebody has to be able to afford that rents with with our policies on affordability.
Unknown Speaker 51:13
But it’s really as long as the unit is set at those levels, that it’s meeting the requirement, we can always swap swap units, as long as we keep the same number of as long as.
Unknown Speaker 51:30
And that’s, that’s how we operate things now to just standing up to
Unknown Speaker 51:35
Unknown Speaker 51:40
Unknown Speaker 51:42
Unknown Speaker 51:45
Unknown Speaker 51:48
And we’ll also say that, developers, the two developers we’ve seen so far doing this,
Unknown Speaker 51:54
they’re actually building in a cushion, because getting somebody exactly at 80% would be a challenge. And also, you’re then competing with unrestricted units elsewhere that are affordable at that same rent level. And you have to still have a carrot to say, come and do our recertifications each year. And, you know, you’re living in a mixed income neighborhood, which some people will value and some people will not rightly so
Unknown Speaker 52:23
there still has to be that incentive there. So there is actually typically so far that we’ve seen a cushion built into those funds just to there’s still set at 8% Max, but the actual income that we plan to get is going to be more of a, you know, there’s some market driven
Unknown Speaker 52:40
element to setting those rents to make sure that we can get them nice. And how does this work with the waitlist? So we have a unit that is only 30% of AMI unit? Do we have to go through the waitlist? Or are we going to break up the waitlist in different ambient categories, or how’s it so are we do weightless already, we are asking for their income upfront, so that we can track it, they’re gonna qualify for that we’re not going to call somebody for a 60% unit unless they have a voucher.
Unknown Speaker 53:10
Because it’s a waste of our time and their time to their hopes that hey, we have a unit and then they’re like, Well, I can’t afford it, my income is only 800. So we know
Unknown Speaker 53:18
Unknown Speaker 53:24
lots of changes new ways of doing business.
Unknown Speaker 53:33
Or somebody’s calling
Unknown Speaker 53:37
Unknown Speaker 53:45
They send their goods basically for the next available unit roll. It’s kind of what you do when you have market rates in the same building as tax credit you wait to somebody is available. And if they overqualified his tax credits to allow them to go up to 140% of the current income. So it will only affect those like maybe a 20% Ami unit or 30 that we would have to swap maybe up to an 80 that they’ve had that huge financial gain.
Unknown Speaker 54:12
No, no, as long as we do it when we have that next unit available and that we’re proactive on it, watching it. We’re tracking it, which I’ve done for years. Yeah, we’re going to is if you don’t do it next unit available then that’s where Kendra is interacting with
Unknown Speaker 54:33
the lenders to make sure that they’re because then the lenders will come in and go you’re not doing this next unit available. What are you doing? So the process has to be really tight so that you don’t slip on those
Unknown Speaker 54:50
similar, it’s kind of the opposite of what we’re doing with the village.
Unknown Speaker 54:55
And that before we took over and they weren’t recertifying at the approach
Unknown Speaker 55:00
for income levels, so we have people in the 50% 60% Ami units that we were charging 30 person Ami. And it’s the opposite side of what we’re talking about. And we were never shorting themselves the income, which that’s what we’ve been, you know, reworking and village placing continue to rework. So it’s the same process on both sides, and you have to watch it on both sides.
Unknown Speaker 55:30
And what were the partnership he received.
Unknown Speaker 55:34
So if they’re successful with tax credits, and they anticipate closing being about July 2024, they’re already through most of their entitlements because they had planned this as a market rate project to begin with. So they’re, they’re pretty far along, they’re just this was the financing package that they
Unknown Speaker 55:55
want to target materialism for it gives us the lower AMI give ability
Unknown Speaker 56:03
with a higher EMI subsidy.
Unknown Speaker 56:07
Overall, I think we should project basis.
Unknown Speaker 56:14
The community outcomes of encouraging mixed income developments is also a consideration.
Unknown Speaker 56:21
And it helps deconcentrate poverty. I would say one thing that, you know, thinking about how this trickles down,
Unknown Speaker 56:31
because so a traditional AI tech project, this was 72 units, we get 72 units at 60% or below not to say that those would all be totally marketable, because we just talked about the challenges and some of those levels. But now with income averaging efficiently you will get in this case, what do we say?
Unknown Speaker 56:50
number of units?
Unknown Speaker 56:52
Yeah, so 5050 units, 50, affordable units, and 22 that are out of that range. So when you’re talking counts, unit generation counts is actually lower. But there’s other community outcomes. There’s other financial benefits way. So that’s just something when we message this to community, and to the LG Ward and city council, there’s, you know,
Unknown Speaker 57:22
Unknown Speaker 57:26
sorry, go ahead.
Unknown Speaker 57:29
To this, then we get zero before we miss us, and we’ll go to market. So best case, definitely. Yeah. And then I hope I personally, are here Housing Authority don’t leave that 8% isn’t going on anymore. I mean, it’s, it’s become
Unknown Speaker 57:47
really difficult for anyone under 120% Ami to find a place to live that is affordable, you know, less than 3030 or 30% of their job without having to worry about
Unknown Speaker 58:01
it here. Right. So that is one caring for those seven 80% units is that you know your runs nominators, exorbitant amount of money every year. I don’t know if this developer has any other incentives. Do they need utilities?
Unknown Speaker 58:22
Are their rent concessions? And they’re considering is that going to help fill some units or furniture rent? I think we are just starting those conversations with them as we start to dig into budget. And you know, what would our property management agreement look like in preparation for their tax credit application, just putting some of those moderate parameters together. So that’s good feedback for us to consider when we’re talking to them in the next two months.
Unknown Speaker 58:49
Not to make this even more mind numbing. So we spent some time talking about it yesterday. Not only does it depend on utilizing averaging to get more sub 50 or sub 40% units.
Unknown Speaker 59:06
It also changes when you look at the types of units that were you’re trying to bring in. So
Unknown Speaker 59:14
I’ve been thinking a lot about since yesterday.
Unknown Speaker 59:18
So for example, Uber is an interesting one because the value or the cost of dance, think of it in terms of real estate space. So the more units you have, the more the easier it is to manipulate. You know what? X 20x 30 But if you want a variable that we put in Jehovah that says
Unknown Speaker 59:41
on the family housing, we want three and four veterans in that property or they just eat up more real estate. So for you know, one four bedroom you probably get to two bedrooms, or some combination of three one bedrooms and see what is the
Unknown Speaker 1:00:00
Unknown Speaker 1:00:01
And so were the variables start colliding against each other is they don’t move in the same direction. So when you have larger units, that’s going to hold the variable this way on the AMI equation. And if you pull the AMI equation this way, it’s going to pull the larger units. And so, you know, that’s where this case by case basis work, because there may be certain cases where we have to say,
Unknown Speaker 1:00:29
Our desire is more three, four bedroom units, which will impact potentially,
Unknown Speaker 1:00:36
the amount of energy to affordable. And when we say we’re doing affordable three and four bedroom units, and it’s a
Unknown Speaker 1:00:44
Unknown Speaker 1:00:47
equation that we’re trying to figure out how to how to target what you’re going in and trying to achieve, and then understanding how that can start to impact you other variables. So once you’ve ever
Unknown Speaker 1:01:02
watched more than two veterans, it starts getting really complicated because you lose the number of units of sourcing compliance.
Unknown Speaker 1:01:11
And then you may end up where you have more markedly affordable. But that’s the only way
Unknown Speaker 1:01:17
to get those 334 bedroom affordable units.
Unknown Speaker 1:01:23
Unknown Speaker 1:01:27
with the AdWords ads, it’s only one two bedroom, right?
Unknown Speaker 1:01:34
Yeah, if you did the same property, and you said one, and two, it may show itself where it’s like 5350 60% affordable. If you said we wanted to add three, four bedroom units in there, it may drop at 30. But it’s dropping it because you’re losing volume and your smaller units, and you want those large gains, because we know there’s a need in our community
Unknown Speaker 1:02:07
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number seven, raise your quality of life.
Unknown Speaker 1:02:14
You don’t have anything prepared from staff if anybody from the board has something to bring forward, it doesn’t get our standing item
Unknown Speaker 1:02:26
at LSU records operations.
Unknown Speaker 1:02:34
So continuing to increase to present the study at 93 we are up to 95.
Unknown Speaker 1:02:41
Big into how we did change our waitlist procedures and how we have just one person managing all the waitlist calling ahead of time trying to prove at least issue. It’s the spring break now it’s 100% Full as of right now we have one person on boarded that’s going to be a reasonable accommodation transfer and we’re already using that upcoming vacant that will need to be taken to August now. So trying to get ahead of everything.
Unknown Speaker 1:03:07
Most most properties are doing pretty good with getting rented. So struggling with down units or men. But like neighborhood, we have three down we will have one available and she has two pending applicants on that one. The SR SMC here is where we’re struggling because there are all 50% units that are available. So we’ve been able to release three of them to people with vouchers that can actually afford that they’ve upset right but the other three is where we’re struggling and trying to find seniors who qualified and can pay the rent.
Unknown Speaker 1:03:40
Fall River went down for meth and that’s already pretty nice. They’re said we get the unit should be handed back to us on the 15th of this month and I believe the move is scheduled for right around the 22nd or 25th
Unknown Speaker 1:03:53
persone lodge both have heavy applications on their units. Our focus right now has been on a reactive session that’s happening tomorrow.
Unknown Speaker 1:04:02
The suites we have four vacant units,
Unknown Speaker 1:04:06
three of those are down units for bed and other methods of flight and then only one LH a unit is available and that’s already rented as well. So we have the highest opportunity I’ve seen since I’ve been here three years.
Unknown Speaker 1:04:23
Three preschool for I really did have three babies two or four bedroom the one we’re holding for the sale and then village plays we’re not using any emotion and so that we have units to firm prior to construction.
Unknown Speaker 1:04:39
Then you’ll see the left inhibit eight units.
Unknown Speaker 1:04:43
All in some sort I will be technically two more units for testing after this morning at the neighborhood.
Unknown Speaker 1:04:52
Village Your place is a new one on this list. We have one more I did find out last night that we do have that down the hall
Unknown Speaker 1:05:00
way as well, typically when we get that test done, they test exterior of the unit as well and they contaminate and normally there’s nothing paid within that entity. So it’s all part of the painting process.
Unknown Speaker 1:05:12
And we responded, they didn’t do it. And the next day, we’re gonna go another 3035 feet down the hall
Unknown Speaker 1:05:18
and the village place.
Unknown Speaker 1:05:26
Unknown Speaker 1:05:30
depending on the concentration around the doors, they will ask to test inside the doors, which we have done here before. And then the third thing, every mediation, we get right on that, so.
Unknown Speaker 1:05:40
So part of this and then we can jump in, I’ve had some conversations with border county health. And so they’re working with cpag on these on these meth levels more for commercial open space. Because originally, the levels were really based on false or occupied spaces versus commercial spaces. So that the challenge we’re having and this was really born out of the library issue, the app.
Unknown Speaker 1:06:09
folder, and King would understand is that the risk that you have an exposure, say on that wall is much different exposure Do you have within your living environment, because it was really about the physical campus area, make sure it’s about working with
Unknown Speaker 1:06:31
staff primarily through yours, your skin, you can breathe in,
Unknown Speaker 1:06:36
you know what we’re learning on this other thing, it’s also if it’s in the carpet, as you’re walking in carpet and kicks it up. And that’s where the health effects start. So if it’s an uncommon area, you’re not exposed to it on a continual basis. So right now, all health departments are trying to work with CDPH, you have a commercial standard, and they’re trying to bring out so we don’t get into this road. And so that’s why you don’t necessarily see them coming in. And generally,
Unknown Speaker 1:07:06
the walls positive, we need to completely close your beloved email, give her 600 Probably a different conversation. So that’s a separate conversation on the health side, if you’re trying to work your way
Unknown Speaker 1:07:22
to the hospital standards, the hallway was just over the current standard for residential. So but yeah, so it’s just the painful
Unknown Speaker 1:07:36
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we would have seen that do that versus
Unknown Speaker 1:07:47
Unknown Speaker 1:07:49
Unknown Speaker 1:07:52
there’s a different danger. I mean, we’ve seen videos of me there was one or canine, a SWAT operation in a house somewhere in the Midwest or East. And we finished it with the canine officers driving this dog and was back and just see something drastically wrong with it.
Unknown Speaker 1:08:14
So they take into the bed, they do end up finding in the ceiling. And it was just a miniscule amount here. And what we’re seeing, like in colleges, kids that are getting exposed to it, if it’s on our tables in the next kid comes.
Unknown Speaker 1:08:32
It’s a different issue. That’s just
Unknown Speaker 1:08:36
bad in so many ways.
Unknown Speaker 1:08:40
How much can kill you, it’s just like, few grains can be like a few grains of salt. So it has to be go. So there’s been no pills that people are smoking it as well. So do we know yet? I’m asking you
Unknown Speaker 1:08:57
if that airborne, I mean, it’s so we don’t have that much research on it yet is what it’s
Unknown Speaker 1:09:06
it’s it’s in the case. Not saying it can
Unknown Speaker 1:09:11
affect just how the Lord so we were like to see across the country. We just googled it. Officers like searching a purse. And they don’t have any gloves on this actually happened here. And that was on.
Unknown Speaker 1:09:26
You know, should have we had gloves on? Yes, but sometimes you just go so officer goes first. There’s over powder. We don’t know if it’s cocaine.
Unknown Speaker 1:09:37
You know, it’s most likely not crystal meth because it’s hidden. There’s other reasons but needless to say, you read that in you touch it, you automatically start having those feelings of symptoms and then you pass up basically, and then he’s not treated that way in the back. So in our country, separate
Unknown Speaker 1:10:00
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All my managers have seen our camp.
Unknown Speaker 1:10:05
We’ve all gone through in our campaign we have our candidate our desk, and every eviction we haven’t seen in the hallway
Unknown Speaker 1:10:23
okay, yes, yes.
Unknown Speaker 1:10:26
We mean cross country.
Unknown Speaker 1:10:30
Guy. Just Google it, you’ll see body cam footage of a guy just as long as drops. Boxes wearable card is
Unknown Speaker 1:10:40
scary. The biggest, scariest thing that’s just a real quick update on, on
Unknown Speaker 1:10:48
what’s going on what’s being put in that mall now. So Chinese are shipping in xylazine. And some of you might have heard this from Boulder County Health with xylazine has been cut into the federal hearing in the States. For whatever reason.
Unknown Speaker 1:11:06
I’m not sure why. But the reason people that users are liking it because of the effect stays longer and they don’t have to use as often. However, the xylazine is causing basically folks to lose their limbs, because they get infections worse off than any Messrs I’ve ever seen. And if you like looked it up in like big cities like Chicago, Philly, New York, like literally see people having amputated legs and arms, because it gets so infected.
Unknown Speaker 1:11:37
They don’t treat it. So now you’re being asked to Boulder County Health there, you’re talking about moving treatment. There if they have some xylazine test strips, and there will be those are kind of costly, but they’re coming down to people are starting to pass those around. But I know here. As of last week, we contacted two of our enhanced doses. I’ve never seen sores
Unknown Speaker 1:12:04
Unknown Speaker 1:12:07
all. So there’s no reason that they don’t want to get treated.
Unknown Speaker 1:12:14
They don’t want to not use.
Unknown Speaker 1:12:17
So needless to say, it’s it’s here. And that’s a very scary drug
Unknown Speaker 1:12:23
usage of certain developed disorders,
Unknown Speaker 1:12:27
the person offended you and I can use math. And this is the analogy here. And you could lose your teeth in
Unknown Speaker 1:12:36
six months. I could get Messers in two weeks, and I still have my teeth in six months ago. So it was really personal for like our number one just you know processing and processing.
Unknown Speaker 1:12:51
Yeah, I mean, we’re we have to be careful.
Unknown Speaker 1:12:54
Because it’s not just
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will be using it.
Unknown Speaker 1:13:01
And so really, it’s really showing itself in universities now. So I was telling Sarah the day we moved my daughter and her dorm. And when she went to tech we were still there that night and an ambulance run. One kid died and number one almost dying in less than five minutes from the hospital. Three minutes in the hospital because of fentanyl. Same thing happened here. Revolver guy
Unknown Speaker 1:13:30
Unknown Speaker 1:13:33
have three kids go to CSU Yeah
Unknown Speaker 1:13:38
same thing happened to CSU and adore I mean it’s not the normal because they’re just cutting it into all these other things and so
Unknown Speaker 1:13:48
you just have to be careful every place you go into the where you’re doing this just don’t know what people are getting
Unknown Speaker 1:14:03
I’m just curious
Unknown Speaker 1:14:07
oh my god is
Unknown Speaker 1:14:09
the advantage that I have in my kids because I talked about what I see is that they’re they’re pretty conscious of the kitchen and they’re putting fentanyl in marijuana.
Unknown Speaker 1:14:21
And so like my son will tell his friend like if you’re gonna need
Unknown Speaker 1:14:28
somebody to go into a dispensary I believe because you don’t know what to do. And so he’ll he’ll ask when he’s around for three means just give more to my daughter
Unknown Speaker 1:14:42
but yeah, it’s yeah to being weak and the leads leaving me how do you notice the leader building over
Unknown Speaker 1:14:51
or it can be legally they put that all in and whether you know so, even a you never
Unknown Speaker 1:14:59
Unknown Speaker 1:15:00
Unknown Speaker 1:15:01
there were drugs, and Sara was part of the eviction, and they’re halfway into digging it out, and all of a sudden they see meth pipes and everything in math in the unit. So you just don’t know what you’re getting into.
Unknown Speaker 1:15:19
Unknown Speaker 1:15:20
shocking as well. This alone you’re talking about was a senior.
Unknown Speaker 1:15:26
So age is not there’s no discrimination?
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Unknown Speaker 1:16:00
let’s go on to property
Unknown Speaker 1:16:09
property updates next next, the real world operational stuff folks are having to deal with on a daily basis. And
Unknown Speaker 1:16:18
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I don’t think we would
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step in. But I mean, the good news is I think we are a partnership on the property and public safety, I think we’re better able to manage this and manage risk
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So property updates. Last month, is continuing this week, we have Susan Spaulding in the mediation department, the city coming out to do coffee and conversations with the residents. And I think it’s been very, very beneficial to the residents in the series of their comments afterwards, where they’re like, Oh, now I know why you guys say that right now, I know why you operate that way. Just been hearing from somebody outside, you know, what would be the one we do for all kinds of different types of discrimination where we have to be careful why we say what we say. So it’s just really beneficial to the properties of yours.
Unknown Speaker 1:17:17
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that way, but like I said, very beneficial to your business this week with a few other properties.
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The suites, we have the two bedroom units and one leaf that melts really going on here. The last two weeks have been quiet. We did have a big spike last month and some other issues. But now it’s kind of settled down and quiet again here.
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After neighborhood, we actually have a couple of back units proposed we have the one that we’re working through. That’s been down for about a year we’ve been dealing with Habitat. Do you have any updates on what habitat?
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Yeah, so we
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know they do this work. And they have really not this word, not remediation, the human clean, but they do, you know, construction.
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And they have a lot of really great contractor contacts as well. And so we walked through with them last week at this unit and said, we were looking at doing like a city employer community building situation, we just need some volunteer labor because we cannot afford the full reconstruction as proposed from the first bid that we got. And so they are looking at our scope of work and putting together some pricing proposals. And we’re thinking about doing it a chunk at a time. So we’re going to first look at getting mechanical and electric in and then get through drywall, and then let’s assess and see what we can afford the timeline what they’re what you know, benefit they can bring to the table, because they’ve got really great partnerships for pricing, and then move to the next thing to cap it to flooring.
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And so we’re taking it a chunk of your time with them right now they are putting together a Pricing Proposal to go through drywall, and paint and trim I should say as well.
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So that is hopefully a good option for the future as well. We can build in like community build days or through their they already arranged those or for like city employee volunteer days, but at least we’re getting, we’re getting to take it a step at a time we’re going to start phasing in something like that. And this is specifically for those units where we no longer do we can’t afford it because insurance is already maxed out or something. So just after the rebuilds, none of the everything is clean, or any of these
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so it’s Zinnia and ambulances. We’re not going to be owners, the insurer
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salary held by
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insurance as well. But to the building the building insurance, so we have liability insurance for our employees operating well, yeah. But that owner, what are the terms of getting a getting a policy?
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Right. I mean, it’s essences for.
Unknown Speaker 1:20:27
Right, right. So they would be responsible for the cleanup. So
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because the Housing Authority is in the ownership structure, it’s not our insurance policy. But I think something to explore is do they have access to that type of policy? Because the Housing Authority is in the structure? It may or may not be?
Unknown Speaker 1:20:52
Right, where you’re part of the tax credit and
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housing. So they still have that same.
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offering that as a benefit partner with no secret, what are you doing it for the insurance, right, but you get access to policy options. But I’m, I’m speculating on that right now. But we could take it
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to the next point is, if there is a math unit, and it is sitting around? Are we then going to be the ones tracking that and responsible for the cleanup or managing that? Or is it going to be
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there, we’re not responsible?
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Administration, it’s their house, we have the contacts, it is our responsibility, we have like maintenance responsibility. So we have extra compliance. I mean, there, it will not be will not say
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maybe on the cost side for an ownership structure. But I think that because that is in our wheelhouse. And we would not necessarily want somebody that has no idea how to do this, to go ahead and do that. And we would be heavily involved.
Unknown Speaker 1:22:13
Right. And also, the goal is with all these new builds, to put metal detectors in
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the back detectors all working come through, we’re still working through that. But that is supposed to be determined in our new belts to help lead to reduce that chance.
Unknown Speaker 1:22:32
So I’m not I’m not sure but just in general, with insurance, write that down. And they’re just servants. It isn’t about the unit being involved. But their adjuster will probably have to cycle education in some way. Right.
Unknown Speaker 1:22:50
I mean, I think that that’s something that they’d have to make decisions on themselves as well, about how long there’s going to be but if we have the resources that were available to, to help with that,
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we can help manage it. Yeah.
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Manager as the same property management functions we do now when we are working on getting a method back into a rental state.
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But currently, the owner or the overs required standard insurance, we are required to get
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coverage is not
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allowed to go into place. The biggest thing going on there is that they’ve had assigned parking for years and years and gave him a one year warning that we were going to distance end assigned parking. So far, so good. We’re
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14 days in
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with no huge issues. Couple reasonable accommodations for closer spots. But we had to do this as we move into the recent vacation because prior management had assigned me to the ADA parking spots to work to residents for their sole usage. So the ADA spots were not available to residents who needed to park there. So
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we’re just getting into that. Otherwise, somewhere I would watch as a React inspection. We’re heavily coming down and do the physical inspection, walking all the units going through all our mechanical rooms. This is a very in depth high
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importance inspection. So ultimately about definitely last few weeks over there in stuff ready.
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I’m Dr. destructions. Senses are up and Public Safety’s been a big help over here. The first few days when we got the fences up. They were not in the right spot. I had huge safety concerns. I was on the phone with Sarah. She works magic. We worked with construction and I think right now we’re in a good spot. So
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and then just a reminder we have on next Tuesday morning our fair housing training in the council chambers. If anybody’s wanting to attend it is free. We’ll have Weston
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was our fair housing and ABA attorney in house
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is really valuable
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their personal safety security service.
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So we have the metal detectors, it’s better than hands of gentleman Valentine before me was getting a bunch of our camera systems up. So
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he’s amazing by the way. So he basically has a device having a special batteries sent to us which we can replace here and stays, but it tapers a little
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bit last week online apparel with gentleman from New Zealand got some processes and you know, kind of just what we need to know to move forward. We put it in yesterday, those place that has not been met yet, and we have the numbers. So increasing your patience from
Unknown Speaker 1:26:08
knowing a baseline would be good to look at these numbers and the data that we’re seeing. So at this point, we’ll have about 24 hours of data. And we’ll do it a little bit slowly, but haven’t been able to look at it thoroughly.
Unknown Speaker 1:26:23
So that that is going to be a discussion with staff on you know,
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many things, so many things that I will list, you know, all down to what we’re going to do with furniture, you know, in this whole process. So
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stay tuned for more on that.
Unknown Speaker 1:26:47
Sweets, we talked about that I owe, I wanted to let you all know that
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lhg decided on eviction attorney. And now it’s in temples arena to review that contract. So that that’s awesome. Or really over.
Unknown Speaker 1:27:07
I’ve worked with some folks on getting an ROI with nhB. That is, so as he is now added to this list of
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school districts on their Public Safety’s on there on this ROI for MHP and push out as an option for folks, and especially in supportive housing environment like sweets, and you push from HP and we’re working on they really feed this document the way they want it. But we’ve made some compromises in between. So Ali j is now on there. So that’s so that’s ROI is released of information, leave a quick statement on why we really needed to be on that.
Unknown Speaker 1:27:57
Sure. Well, we found with certain individuals and circumstances that, you know, management would have one piece of information,
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you know, public safety would have another piece of information.
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And he had all the information. And in order to help the person as entirely as a whole, to make the situation hopefully better to them, if they could give us information, because there was no ROI based analysis that we kept doing
Unknown Speaker 1:28:29
all the time. And so it became very frustrating because ultimately there’s all this individual at the end of the day. So huge accomplishment, I think on getting public safety on there as well as as LNG. So that’s
Unknown Speaker 1:28:46
and I need to send that all to you. I mean, everything is last eyes on the document, but I’ll get that out. And
Unknown Speaker 1:28:56
back to personal to working with Katie on some architectural things in the future. I didn’t end up going to planning because some of the lighting issues that we already see on property and basically combining the two properties with not having these issues like let’s spend the money now and not have problems versus building the project without having problems.
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So working on that piece
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Have you really
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whoever updates on
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that cares unable to make a lot of residents happy at different properties as they’re bringing items to Sara coffee at Starbucks has their coffee and conversations and each one and they come up with even potholes or signage issues that they’re seeing in the neighborhood and bringing them the stairs, attention and stairs.
Unknown Speaker 1:30:00
Taking care of them and so by the next meeting they’re like yes, we’re
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taking care of it for two years so it’s a big benefit for the residents as well
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is that ROI to
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ensure your operation and all orders?
Unknown Speaker 1:30:20
It makes me very proud and trust them to explain that for me
Unknown Speaker 1:30:28
like I said that it’s your valuation on a watch list and so it’s pretty long at least one difference.
Unknown Speaker 1:30:36
So see is definitely going to be an educational piece
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on my webpage that is like that’s that’s helped you forever, whatever incident may come forward, right. So no biggie medical issue of mental health, a lot of mental health issues are so off their meds, that’s
Unknown Speaker 1:31:09
what are the
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batteries are they also able to be wired as well or no battery battery power.
Unknown Speaker 1:31:21
There’s a, there’s actually two different switches on it. That was a trip switch that was mounted in solution. So once it’s taken off,
Unknown Speaker 1:31:33
that that basically sends a silent alarm and then tilt switch as well. So if someone tries to burn it, so there’s two different kind of siloed, one that will go off for
Unknown Speaker 1:31:47
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One luxuriated It basically, immediately orbiting air particles travel through it. And there’s a gas sensor design. That is for the use of different types of gases. And it’s detecting the isoproterenol, which is the method that we’re
Unknown Speaker 1:32:17
trying to pull out.
Unknown Speaker 1:32:20
If it’s a two story unit, we may need the Super units.
Unknown Speaker 1:32:25
What they said was asking metals, we probably have been around for a while.
Unknown Speaker 1:32:32
Has there been any sort of cost analysis?
Unknown Speaker 1:32:37
Yes, General costs.
Unknown Speaker 1:32:41
Every day, right, it’s just some, which I think I think there’s serious there’s issues there. But have you done? Yeah. Is there any sort of cost analysis about how about how many events actually will be
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avoided? One map
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contaminated you would probably pay for
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these in every unit we have right
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Right? Yeah, we’re, I think the market rate is $500 per unit. We’re
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depending on volume. And so
Unknown Speaker 1:33:27
yeah, we we literally if you have like one significant
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it would pay for
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every unit we have. So we might actually go back
Unknown Speaker 1:33:41
No, because that’s an insurance question in that what would be there’s there’s issues we have to find in that and so you almost have to make sure that
Unknown Speaker 1:33:51
before you put them at ease, yeah. So if you were phasing them so long term and yeah, okay. Yeah. So like on projects like Chris when it’s any new bill, anything new bills place and it’s all going to be new finishes. One basically in every unit?
Unknown Speaker 1:34:11
How you choosing what you put it in, or
Unknown Speaker 1:34:22
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There’s a lot more sense to me.
Unknown Speaker 1:34:28
Is there a separate issue from either going in when nobody is clean? But there was a remediation?
Unknown Speaker 1:34:37
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I think that’s a lot. Much better way to go than just like we did before.
Unknown Speaker 1:34:50
What’s interesting about this summer talking to Dan.
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So they’re now going in over is under p by yourself.
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On stories on this summer’s over people are buying and now
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in a rehab facility in Canada that have one of their staff
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so they’re now buying and rehabbing and you’re not supposed to have anything or if you
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did, and their staff member got hired which is a different risk management then you have renown
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inspections to get started thinking about this thing is that becomes worse
Unknown Speaker 1:35:44
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so yeah, we’re learning a lot from them as they’re giving us examples
Unknown Speaker 1:35:59
Yes, so they’ve already been
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and we haven’t done any mediation
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and we’re gonna do tests with our normal route numbers
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in there, the other thing is her entire tech team is there too so like it’s not what they said as it’s not uncommon in unusual situations that they’ll come in and try to go once in a while this and all of a sudden my office in something it’s not uncommon to remember when they did work on this particular case and what’s happened in the house
Unknown Speaker 1:36:39
and now Oh, is this it very well could be one of the things that we’re finding
Unknown Speaker 1:36:47
it’s not unfortunate for the construction
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construction world especially
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it may actually happen during construction on the project so
Unknown Speaker 1:37:04
we’re thinking about doing use these in the construction process.
Unknown Speaker 1:37:09
But I didn’t literally walk by somebody smoking it outside
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or walking into the church
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depending on how you set
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we’re just going to recommend that
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oh, you everyone
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Yeah, I guess interesting for us.
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interviews the Housing Authority believe this they don’t do that as
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they can’t do this accounts. Right, you have to do
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more. So maybe a different
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setting different time MSB because we’ve asked him to separate the interviews all from the city nice to make sure that we protect the integrity of you know, putting a firewall between the counselor
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Advisory Board Chairman so I guess the question is when do we hear because there’s intention
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believe me there’s no
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focus find out what
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any other business anybody has
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senior centers and more tend to live
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in towns or
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All right, so let’s make sure to do
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Transcribed by https://otter.ai