LHA Board of Commissioners – November 2023

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LHA Board of Commissioners – November 2023

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Speaker 1 0:00
All right, so because we don’t have the chairman Vice Chair present, as the Secretary, I think I call the meeting to order we can attend. And so I’m taking item one called order and roll call. So if everyone can go around and for the roll call, that would be great.

Unknown Speaker 0:27
Too waters division.

Unknown Speaker 0:30
Commissioner. Commissioner, yeah. From Michigan McCoy

Speaker 2 0:34
is the governor regional manager. Sorry, folks at

Unknown Speaker 0:40
Tim Wallace, the student, Assistant City

Unknown Speaker 0:43
Maliau, National Housing director,

Unknown Speaker 0:46
Barry kosher.

Speaker 1 0:49
Harold Dominguez, Interim Executive Director. Now, we need basically the way our bylaws are written is that we would follow Robert’s Rules of Order, which basically says I need a motion for somebody. And Susie can’t vote on this one yet, because her kanshi probably. So of the four I need someone I need a motion to have someone run the meeting.

Speaker 3 1:30
I move I think the mayor contacted you. I moved that. Commissioner for the our chair for this chair Pro Tem sorry.

Speaker 1 1:55
Now, I’m turning it over to you. And I’m probably the best value we can give a motion for chair yard. Yarbrough couldn’t get a motion to allow Commissioner Hidalgo fairing to participate in the meeting remotely if you could ask for that motion. And we can go for the motion

Unknown Speaker 2:22
to suspend the rules suspend.

Speaker 1 2:27
Suspend by reference counsel rule of procedure 25.2. A to allow for in this case was

Speaker 4 2:35
just in the rules in a lot of conditions comparing to participate virtually.

Speaker 5 2:44
Commissioner of waters and seconded by Commissioner Martin. All those in favor? All right. Second on the agenda is to a gentle going down

Unknown Speaker 3:07
our agenda.

Speaker 5 3:11
Agenda. Are there any revisions or submissions of documents? Okay, we’ll move on to item number three to review and approve of the October 17 23 minutes and have a motion.

Speaker 3 3:30
The prove the October 72nd.

Speaker 5 3:37
All those in favor say aye. Aye. Susie, I couldn’t hear you say aye. All right. Thank you. The motion was made by Commissioner McCoy and seconded by Commissioner waters in that I don’t have to say that in the past past meetings with let’s say that they’re absolutely so it’s not unanimous or

Unknown Speaker 4:10
passed unanimously with price you’re

Speaker 5 4:21
gonna have to say it again. Okay, item number four. Is there anyone here public invited to be heard that would like to speak this evening? Seeing there let’s move on to item number five. Older new business

Speaker 6 4:48
day. So the first item tonight is the 2004 utility allowance schedule. And this is something that you review and consider annually if the price says change the utility average costs change what greater than 10% in one category or another. So water did go up this year when we did our joint study with Boulder County. And so what you see here is the revised utility schedule from our our doctoral programs or a motion on this resolution.

Speaker 4 5:29
A resolution 2220 23 dash one second.

Speaker 5 5:35
All right, is there the resolution was moved by Commissioner waters and second by Commissioner McCoy. Is there any discussion on this? No. So can I. All those in favor, say aye. Aye. That motion was passed unanimously with our chair peg in Mayor Pro Tem Rodriguez absent. Moving on to resolution 2023. That,

Speaker 6 6:15
right, so this is the second amendment to the IGA with the city for the locally funded voucher program. So just as a small background and 2021, we started this program through the city’s human service agency funding, and it provides vouchers to about 15 households that are exiting homelessness through the Coordinated Entry System. And we have been successful using that program. Now for two years. They there’s enough funding to get through 2023. But this is a time extension on the IGA within the city of LA j. So towards the end of 2024, is when we’ll see a proposal for what to program in terms of funding, but this is just a tiny extension. Second

Speaker 5 7:07
grade great. We had approval. The motion was made by Commissioner Martin and seconded by Commissioner waters. Is there any discussion on this? Seeing none, all those in favor? say aye. Great, wonderful. Aye. That motion motion was passed unanimous unanimously with chair Peck and Mayor. Vice Chair graduate is now resolution 2023 Dash 43.

Speaker 6 7:49
Okay, this is the executing the IGA for an ARPA funding delegation from the city to complete the accessibility project. So the city council, you approved this IGA back on November 14, to fund $64,500 To finish the concrete ramp work that we’re trying to do across LSU properties for accessibility reasons, which also helps satisfy the LSU commitments to the voluntary compliance agreement. And I actually wanted to show a quick update on our progress on that while we’re on this item. And of course, I’m doing a PDF because we cannot figure out what is going on with this computer and the fonts in PowerPoint. Let

Unknown Speaker 8:34
me share this.

Speaker 6 8:41
So we’ve been working really hard on these capital projects. There’s a couple more CDBG projects in here too. But basically, between CDBG and ARPA, we’ve had a significant investment in lmha properties this year. But really all this work was completed. In the last I would say it’s quarter three and four of this year. And I just want to share our progress because all the work is complete with the exception of security cameras, which we’re working with the city on the longer term effort there. This is regular CDBG funds, we completed the plasma playground project at the Aspen Meadows neighborhood. So here’s our before pictures, they actually look quite good but in reality, they were caution taped off because it was a safety hazard. So our brand new playground is in place and being heavily utilized by the kids. We have included all new bass all the way around as well. So this was a $25,000 and change investment is

Unknown Speaker 9:43
what the base

Speaker 6 9:44
does are. Yes. And then we did the overcrossing parking lot project. This was a $56,000 investment to resurface the whole parking lot and upgrade the ADA parking and So it was completed. But here’s my photo, don’t have my photo in place. And so that did not come in in time. And I just realized that, so I apologize about that, but I’ll share it after the fact. But it’s it’s new patron. So it’s very exciting. For our ABA compliance projects, we use CDBG, CB funds for a total of $145,000 investment, we created sensory units at all of these properties. virtually almost everyone, except for the Aspen Meadows senior that have theirs installed at the big rehab. So those are units that are accessible for those with vision or hearing impairments. Here’s this, it’s not very exciting to see because it’s really just electric, mechanical, but it’s their complete. We did accessibility and parking improvements at a bunch of locations as well, including the two commercial properties. And so that, again, is very exciting on site. But in in the photos, it’s this was a non ADA compliant ramp. And now we have ADA compliant ramps all the way through. This one was actually the most egregious here because that was sticking out into the into the aisle, which is a definite no, no. So we have an entire new ramp, and we actually restriped the parking because we had to move everything over. So I will say on 615 May. And that is something that we did before the sale to see if we can convey especially to a organization that serves the disabled, a property that meets ADA, so we have within the last day. Actually last night, we got certification from our ADA consultants, that all the improvements that we’ve done at the building, including in the restrooms, and inside are all now the building is fully compliant with ADA. And we closed on the sale this afternoon. So that is complete. So that’s just a little end of year recap on all the grant funding work that really has been a partnership between all HCI staff and Lhh staff, a bunch of people involved to make sure that this all happened ties to our voluntary compliance agreement, which we’re also actively working to report as many improvements complete as possible. So I’m going to go ahead and stop sharing. And that’s the completion of this item.

Speaker 3 12:37
I move then resolution 2023 Dash 43. Second

Speaker 5 12:45
All right. So that motion was made by Commissioner McCoy and seconded by Commissioner Martin. Is there any discussion? All right, seeing none. All those in favor? say aye. Aye. The motion was passed unanimously without chair Peck and vice chair. All right, moving on to resolution 2023 dashboard for

Speaker 6 13:20
Okay, so this item is have a long story history. But um, the Sixth Avenue Plaza, including that area of parking just south of village place, and that your bespoke that when the village Place Apartments building was constructed the original developer back in 1988 89. worked with the city and Ltda and they use the plaza as part of their open space requirement and some other things and parking requirements. So there was a maintenance agreement back in 1889, to 1980. To just outline who does what can deposit in the parking so that that agreement is long null and void since LBJ purchased that property in 2005. And then put it into the new partnership that was built place. And so as we go into the recent occasion, the investors wanted to have something that is actually being followed, because it was not everything that was in there was so outdated that it wasn’t even what was actually happening on the ground. And so we

Speaker 1 14:36
were in compliance with that agreement. Because when the city converted the parking to public parking it basically whoever because lhg had a lot of responsibilities, but it was in exchange for having dedicated sparking party sites and so and it was the thing of Everyone’s existence for years based on the Zeebo and many other things.

Speaker 6 15:08
So there’s been Ltda forestry division, LH, J. STS, who’s who’s doing what, so that this work this, IGA now outlines that very clearly, and who’s responsible for every piece of evidence in that area. And this is something that the investors wanted for the new village on Main just to make sure they knew what we were responsible for. And paintwork The only thing Lhh pays for, and we’ll pay for consistent before and after is the water utilities used to irrigate the several planters in the plaza because the irrigation system systems connected to the building, we have no way of splitting off which water goes there versus elsewhere. So that’s the only financial commitment of LHT other than staff responsibilities, which are kind of looped into our general work without

Speaker 1 16:01
having a separate cost. Shall we acknowledge a maintenance staff that we’re trying to trim trees, it wasn’t safe when they were doing it. So generally, college age is going to take care of the sleeping and clean, removing the need for water. And forestry will take care of tree trimming. Parks will deal with plantings, plantings, and the GID fun associated with streets will actually be the maintenance on the park.

Speaker 6 16:32
So as city council, this is a no cost IGA officially so Mayor Peck would end up signing on the city side, but it wouldn’t be coming to a public meeting at council. So this is your this is the bobby decision here.

Speaker 3 16:51
I moved to resolution 2023 dash where we were saying

Speaker 5 17:00
okay, we have a motion to move. Resolutions 2023 dashboard for by Commissioner McCoy and seconded by Commissioner waters. Any discussion or questions? Citizen? If no, Santa, all those in favor say aye. Aye. Okay, that resolution was passed unanimously. And with the absence of chair Peck and Vice Chair Rodriguez. Okay, moving on to resolution 2023 45.

Speaker 6 17:46
So this is the revised property tax exemption partnership policy, this will be the second revision since 2021. When we first put this new policy into place. The revision was prompted by income averaging be coming forward as a common use of light tech. And then having two projects proposed out here among months you NAFTA. And so what the red lines are showing in the policy is ways to make income averaging projects qualify for the tax exemption. And really what we said there is, yes, the whole all units 80% and below who qualify for the tax exemption if there is a sufficient number of 30% units included because that’s the trade off the 30 for 80. That was the basic change. And then we ran this through the advisory board. And they we have some new banking experience or somebody with banking expertise on there. And just a couple of lessons learned over the past year. And there are so there are a couple other red lines in here just to make some things very clear and plan for the future. For when a project. Let’s say they get their tax exemption, but they make it through their 15 years. And then and then what. So you’ll see in here a couple of changes to that. The application fee is proposed to be lowered, but cover the actual legal expenses that LHD incurs to become a special limited partner on these deals. Before it was the $5,000 application fee was intended to cover whatever work Ellijay staff did plus our legal fees to get on this would be more the 2000 is really covering staff. And then it is the true legal costs because we can see those payments should be much higher than 5000 In some instances, so we wanted to make sure we weren’t coming out in a loss. And then the ongoing maintenance fee, also what was proposed to be raised from 1000 to 3000. So that that really 1000 Is not that much in terms of staff time for the level of monitoring that we see coming out of the agencies So those are the proposed changes to property tax exemption policy, hoping this one sticks and we don’t have other changes where we have to do more revision soon. But it should be very ready to go and have been formed by two years of projects by now. So I’m

Speaker 5 20:25
resolution 2345 is approved by Commissioner Martin and seconded by Commissioner waters, in questioning questions, discussions. All those in favor, please say aye. Aye. Aye. Wonderful. That was unanimous. With chair Peck absence and vice chair. Moving on to resolution 2023 46.

Speaker 6 21:04
I’ll open it up and fill in the details. So as part of the ongoing effort that we’ve been doing with the LHC to determine if they would be transferring their assets to LH J. We’ve already determined that they’re going to stay on and specifically for Fall River because that one would it was not advantageous to exit LH DC from that. But the other two projects that we would need to take some action on are Spring Creek and Chrisman one. So this one is specifically regarding Chrisman one. And it comes out of that effort as an interim measure, because Chrisman one was set up as an S corp, a corporation, generally a corporation. We don’t exactly know why. But it is a taxable entity. And we haven’t had to pay tax so far. But now that we are getting revenue from Christmann, one in accordance with our agreements with GL, we needed to either take some action or pay taxes this year. And so this is an administrative services agreement between Elijah and Christian development, which is the entity that LHD see primarily holds and Christian one. And if we set up this administrative services agreement than l hdc, can pay Lhh and staff time that we’ve used and have been using to administer this project, especially on the finance side. And if so then they have expenses is that can offset the income and we wouldn’t be subject to payment taxes. So this is an interim measure before we remove LH DC from the Christmann one entity and transfer it fully to LH EC, and at that point, we’ll get rid of the taxable entity and make it an LLP like every other property is. So they get it. Right. So that’s what this is.

Speaker 4 23:03
Yes. It’s totally a violation. It’s a subsidiary. It’s governed by by LGC. Yeah. And it did LHDs who set it up as an escort.

Speaker 2 23:15
I think what happens in some of those cases, the actual entities of Christian parks required it to be.

Unknown Speaker 23:25
Yeah, it’s required to be. So I don’t know that it can be changed. Because it might have been retired because of the tax credits.

Unknown Speaker 23:38
Or LEC taxes. Since

Speaker 2 23:41
it didn’t check. Is it the only they haven’t been getting money? So it’s, yeah, so there’s a lot of times it’s just a fair and important logging, we are actually

Unknown Speaker 23:55
this starting to share

Unknown Speaker 23:58
actually

Unknown Speaker 24:01
profitable or?

Speaker 6 24:05
Well, it, it usually takes them a couple of years. So they opened in what 20. That entity was created in 2018. So it should have been sometime after that. And it takes them a while they pay off a lot of debt and developer fee first. So it takes a few years to really stabilize and start having a normal income without those large expenses upfront. So that’s what we’ve seen. So this is our first year with

Speaker 7 24:35
it being technically a nonprofit operation. It shouldn’t be. It shouldn’t have a huge net. Correct. So

Speaker 6 24:48
it’s officially a profit. Yeah, yes, but thanks. Money all the income generally gets turned around into just operations, but profit today. Yes, but because they’re required to pay lmha a piece of their percentage, correct? Yeah,

Speaker 2 25:07
so it’s kind of a waterfall effects. So they have a huge waterfall is a piece first and then I’ll come down and say you’re gonna pay the partners, this percentage, and so forth. So we’re getting to that part where they’re getting further in the waterfall and having to make those payments as they get more income in that’s not consumed by expenses in that year.

Unknown Speaker 25:39
The motion was made right now. I’ll move approval of resolution twice for 2023 days. 46 seconds.

Speaker 5 25:55
Approval for resolution 2023 Dash 46 by Commissioner waters and seconded by Commissioner McCoy. Is there any other discussion on this? If not, all those in favor say aye. All right. All right. That motion was approved unanimously. With the absence of chair peg and vice chair rectories. on to Item G. Right.

Speaker 1 26:33
So commissioners, as you recall, in your role as city council, we presented the city parental and caregiver leave policy. When we began the bringing the housing authority in to the city structure, the Housing Authority adopted all the city personnel policies. As we were moving through this, we just need a motion from the commissioners to adopt the new policy that we have, which is the parental and caregiver leave policy because it wasn’t covered under the original decision in adopting this policies, because

Speaker 6 27:16
lhsaa is not covered by FMLA. Because they have less than 50 employees. So llj has a separate two week parental leave right now, which would be replaced by the city’s parental and caregiver leave. If we tonight like that motion,

Unknown Speaker 27:37
starting January 1, if you don’t adopt it, naturally, I’m thinking about it. But I just

Speaker 6 27:43
thought that he would continue to get two weeks of a parental leave not caregiver at all, because that’s not covered on the current policy. And then I mean it when you’re thinking about these are employees working side by side, they would be working with half of us in the room would have the city’s access to the cities, six weeks and half of the room would have like access to La jays, two weeks.

Speaker 1 28:07
I think the big issue, you know, many of the reasons why we brought it forward on the city side is a it’s more consistent in organizations to see this type of policy, especially in parental side. What’s unique about what we’ve done is we’ve added the caregiving component to this. And that’s a product of many of us in the organization being put in that situation at times. And I think that will become a recruitment issue when we’re looking at staff if we don’t have that in place. And as we know, you know, having that time off, whether you’re adopting or fostering children to, you know, it’s important. You know, with aging parents a lot of position and we have to deal with those issues. So I think retention to make

Speaker 7 28:58
sure, and actually I was not approving or disapproving of the policy, but wondering what the impact on existing budgets was going to be.

Speaker 1 29:08
I think when we look at the on the financial side, in most cases, I’ve seen a lot of doubling up. I think there may be some minimal need for revenue, we needed to hire 10 physicians, but in most cases we’re covering with existing staff operations. So it’s not like a creek creates additional costs, various productivity costs that you deal with that we’ve been managing through those issues.

Speaker 3 29:43
I moved the the adaptive disease and caregiver leave policy. Second. Okay,

Speaker 5 29:51
that motion was made by Commissioner McCoy and seconded by Commissioner Martin. Any other discussions For CNI, all those in favor say aye. Aye. Aye. That motion was passed unanimously with in the absence of chair peg and Vice Chair.

Speaker 6 30:16
Yeah, we might have one comment that just for clarity, it might be worth doing another motion to eliminate this lacs existing policy just to be clear that we’re replacing and instead of adding just adding

Speaker 3 30:35
removes that we replace the existing policy and replace it with the city’s rental caregiver. False. Second,

Speaker 5 30:52
write that motion. Is that amendment to the first one.

Unknown Speaker 30:59
You can just treat it as okay.

Speaker 5 31:01
The motion was made by Commissioner McCoy and seconded by Commissioner water. All of those Oh, those in favor? say aye. Aye. Aye. Aye. Okay, that motion was approved with the absence of chair pack. And Vice Chair Roger. Yes. Moving on to Item H.

Speaker 8 31:35
So LMG staff is proposing to change and increase fees paid by the applicants and residents beginning in 2020. For first one being the application fee, we’ve been charging $25 application for new applicants coming into the buildings or the properties, our fees change in 2023 when we change reporting companies, so following House Bill, my team, Dash 1106, that we are allowed to actually charge up to our actual costs that we incur. So we’d like to raise those fees to $50 per adult household member. Second fee is the late fee, we’ve been charging a $25 late fee on the eighth of the month. It’s not encouraging residents stay in compliance, because if they’re late, they only have to pay $25, even if they pay their rent on the 30th of the month. So we would like to come into compliance. Sorry, we’d like to follow the requirements of Senate Bill 21 Dash 173, raise that to $50 on the eat or 5%, whichever is greater of their lease. And then the third one is rates our current security deposit from $500 up to 1000. Because in many cases, the security deposit is not even covering are making a dent into the damages. We are seeing goodness.

Speaker 6 32:47
I know that there’s a lot of resources out there for security deposits, our center helps faith organizations help work human service agency funding through special arrangements, women’s represent Senior Services. So those are often utilized by residents.

Speaker 4 33:07
So said legitimate use of our portable housing

Unknown Speaker 33:17
or health and human service funding? Yeah.

Speaker 4 33:25
Well, more affordable housing funds to help people secure housing. So

Speaker 6 33:29
we have used CDBG funds for security deposit programs in the past that we have not to date you the Affordable Housing Fund

Unknown Speaker 33:37
was the question. It is serving low income residents. We have to dig into that a little bit, I think.

Speaker 1 33:51
I think on the surface in the immediate tense. I think we’ve tried to use other funding sources,

Speaker 4 33:57
which we should before. I could also given that given the list that Molly just ran through. We know the pressures on Moore’s work and every other nonprofit in town right now. And they have as a backup, if need be somebody who is desperate and doesn’t have $1,000 but it needs housing. And as a we’ve satisfied clears this criminal background check satisfies all the other requirements. I hate to have that be the bases for somebody. So cost can be affordable housing plan can be used as facts. So

Speaker 6 34:38
what we would do if we ever considered that it would be included in our annual action plan is a set aside for that. So that council would review and approve the amount set aside. And then implementation either I don’t know if it’s direct or to to a nonprofit to provide them something like that was probably would be necessary.

Speaker 7 34:59
Yeah. It seems like we would want it to be the last resort. Because it’s probably easier to apply to them to go around town. So it wouldn’t be first become the first resort. I suspect that we can leverage those funds for successful ways to get more bang for the buck. So

Speaker 1 35:26
yeah, let’s dig into it. But I think that’s something that we can bring back to the city council as part of the affordable housing and maybe allocate small amount that if people aren’t able to get assistance from other organizations, they can apply for this type of funding, but they don’t have to show proof exhausted all their opportunities. And so let us take that we’ll bring it back, we’d actually bring that back to the city council to take action on that. And I think it’d be better if we found a way to offer to operationalize it internally versus adding a burden to someone else getting insurance for.

Speaker 6 36:15
And I thinking that it would not make sense to delegate those funds to the LHC. Because we don’t want the llj to get mixed up in people’s security deposit. So

Speaker 1 36:25
they would come to HCI HCI. similar to ours that are the last resort, proof they’re drawn to the Americans.

Speaker 5 36:38
Would it be a pain to have them to have pain since they’re used to or now that originally was $500 to make my payment plan, but it’s $500 down to sign your lease and your father Bill? You know, maybe now

Speaker 8 36:56
we’ve had a lot of issues with promissory notes and not getting paid.

Unknown Speaker 37:02
They don’t talk about that. So ACB issues

Speaker 7 37:12
HTC to create a fund for security.

Speaker 1 37:17
And that’s a different issue too. Because we do have to HTC side figure out, can you start taking donations next year, to maintain our tax status, or to maintain status as a nonprofit. And so we have talked about creating a council then LSCC, they can receive donations, either for tenant service support activities that we did, we could create another one that said, you can donate to this account for security deposits as well, that would work to help us solve that issue with our nonprofit status

Unknown Speaker 37:59
there.

Speaker 4 38:02
Well, I certainly understand the rationale for the recommendation, I just wouldn’t think about low barrier entry, like to on to those services that people need it for that if somebody checks all the other boxes to be the barrier that keeps somebody on the screen,

Speaker 1 38:18
if you remember like that on Zinnia. And one of the recommendations that I made with ARPA funding, and the interests that we learned from that is we didn’t set aside 50,000 For that, for the deposits because that was going to require it. And so as I see it, we can work with setting up different programs. Most of those will come back to you all with the City Council. You know, what I’m thinking about if we created no hdc. With the funding coming over council said we want to set aside $10,000 for the posits facility, donating the money to LHC

Speaker 2 39:11
also count as they donate, and art and all that.

Unknown Speaker 39:18
But well, I mean, the definition of a donation for the text I

Speaker 2 39:21
was, I believe so I have a meeting with a text counselor and just to make sure that we’re in compliance and happy place to see.

Speaker 1 39:28
Yeah, that may be the easy answer. If we say receiving it and work with like, Community Foundation and other areas to try to get funding.

Speaker 5 39:40
I will say that I know that the increases are warranted in $1,000. I’m a renter and Salem is nothing because you’d have to pay first month’s rent last month’s rent, deposit and deposit on top of your first and last month’s rent. So your rent no And, you know, over $2,000 a month, guess how much that is, you know, so $5,000, just to get him to sign a lease. So $1,000 is pretty generous, but we also don’t want to hinder or make it more challenging for people who are really struggling, truly struggling and have more, and they feel like they don’t have more options. So, so I do appreciate that too. But I do also want the other Commissioners who are homeowners may not know how much it costs out there too little. It’s hard. I didn’t lose all my streets. I’m just saying Kashia it is. And so you have to say, you know, that was one of the reasons why I was asking about the downpayment, and I know you’re gonna talk about that later in the report. But, you know, he’s like, like, Oh, if my landlord said, I can put 2500 down, some of these will be in and pay the other 2500 Next month, that will be feasible for me and then coming up with 5000 my head, I let him say five more 1000 I have some more money to put on towards a condo or something. You know what I’m saying? But that’s what’s I mean, that’s what’s out here right now in

Unknown Speaker 41:09
order at least something like that payment on actual purchasable.

Unknown Speaker 41:16
Yeah. I’ll move

Speaker 4 41:18
approval, the applicator of the fee, adjusting policy on fees, both security deposits, and applications. Second.

Speaker 5 41:31
All right. That motion was made by Commissioner waters and second by Commissioner Martin. All those in favor say aye. Aye.

Speaker 4 41:47
That was gonna be right. There final question. Quarter from now, where are we with that? So when somebody does that, certainly close that.

Speaker 1 41:56
I’m thinking about that. Hopefully, we can get this figured figured out in the next month or two, because we do need to figure out I know he sees this donation. So the next. I think those two well,

Speaker 5 42:11
that motion was passed unanimously without in the absence of our chair Peck and vice chair. Moving on to item i Five.

Speaker 6 42:24
I’ll be taking this one. So there’s no question up for consideration tonight. But I did want to make kind of more of a special presentation to all about all that we have figured out about how solar solar photo, solar photovoltaics work on my tech projects. So I wanted to share that with you tonight because we’re at the juncture where we’re making some big decisions on this and I wanted your board to understand the background. And you might be seeing something coming through on the city council side in the next month, between lhsa and LPC about this to power issues. So village on Main, we are moving forward with solar photovoltaic on the roof. Here, look how many that panels there are going to be completely covered. Really, here’s the case study we have. So first of all village on Main was not a purpose built my tech property. So it has 73 individual meters. When lmha bought it, everything just stayed the same. So lhsa still pays all the utility bills on behalf of the residents now that it is light tech, but there are 73 individual meters, which means 73 every month 73 meters are read by Lamont meter readers. That results in $14,000 a year just in meter read fees, which isn’t Lhh operational costs, but we could certainly use for a better purposes. And LBJ pays about $45,000 annually in utility costs on behalf of the tenant and the house, the house meter. So we analyze two different sides systems, a 100 kilowatt systems, keeping the individual meters because Master adding a master meter to a electrical room that already has 73 meters on the wall is actually a true challenge. How do we eliminate them bringing the new one or time together or there just wasn’t enough space, frankly, on the wall. And so we analyze this system, it wouldn’t have covered 41% of the usage of the building, we’d still have those meter fees that are not really necessary. It would lower our costs, though annually on utilities, it would take about 11 years to essentially pay back the cash investment that we would have to put in to put the system on through those solar offsets savings. And so we would expect to get 30% tax credits if we did it this way for the solar only. And so Oh, that would leave us with $150,000 bill after the fact, we also looked at doing the maximum size system we can do with this 165 kilowatts converting to a master meter. And this would cover 69% of our usage, the metering fees would reduce drop drastically, our utilities would reduce down to just over $22,000 per year. So we’re, it’s about a 45% offset. The cost of the system if we got 30% tax credits was, which is what we would definitely assume would be 255,000. But we’re actually working with our tax accountants to apply for a 50% tax credit. It’s a special new program, nobody’s really gone through it yet, we’re going to be one of the first in the country. But if you’re successful, then the cost of the solar the materials and electrical configuration be down to 166. And then we would pay that back, you know, 16 years. So basically, this the solar savings after 16 years would have paid for itself. And then we’re free and clear. So we ended up going with 165 kilowatt system. This has been months of work between lmha the development team and LPC to figure this out, and what we’re ending up doing is putting a master meter. And now we’re getting technical on Harold Mike Gregory, Master meter in front of all the individual meters without removing them all, because it’s going to be actually cheaper and easier. And this was an LPC idea. They were our development team was blown away at how helpful LPC was in coming up with this because they’re used to excel. And so then we could also still we could submit or if we wanted to just to monitor usage and be able to see what’s going on on a unit by unit basis. Let’s see. If we meet or if we read them, yes, but the option exists if we needed to for some reason. And it could

Speaker 1 47:07
be looking to the future may not necessarily know PC to Rito. But the technology is there to create the sub meter for the residents to look at and how we can communicate with the residents. And we are moving into 100% renewable meaning to reduce usage. There’s a different one was an under metering technology, but at least have a platform that replace

Speaker 7 47:33
the sub meters with smart meters or you just

Speaker 1 47:38
don’t pick up the old dip, or we’re just going no because we’re doing the master meter would be a smart meter.

Unknown Speaker 47:44
And that’s the actual functioning.

Speaker 1 47:48
And you don’t take people down with electricity when you’re trying to wire the box in and connect it. So it’s a small outage versus

Speaker 6 47:59
we were about to be talking temporary relocation for four days while we had the building shut off and it was going to be a big effort. That was actually the thing that said, Okay, you’re doing this is that we were able to avoid that LPC is, is interested in contributing some capital funds to the installation of the electrical configuration system. We’re fine tuning the number, but that is something that they would propose to council in the future. If it comes to fruition. We’re working through the details, which would be amazing.

Speaker 1 48:37
That’s part of the learning. I call it our learning lab right now. And what we’re doing is everything we’re learning on llj projects, or we’re doing it collectively actually allows us for private sector units, where we can say here’s our experience, here’s how we’re doing it. Here’s the roadmap to doing this. Otherwise, what we’re finding is when people are bringing in it, it’s just brain damage to go through it and the more we can set examples of how to do it, I think the easier that’s going to be on future development projects in a market where

Speaker 7 49:22
that’s all of the source elements are new for a lot of potential access on a sunny day.

Unknown Speaker 49:30
Is there any

Speaker 6 49:33
effect we have our modeling shows that we will produce enough to cover 69% of our usage with the full system

Speaker 7 49:47
Yes, but not yeah on average, which is the which is the tester because the the average is is not daily, and you have With with that much solar generation capability, you have a lot of potential for peak smoothing, demand smoothing load shifting that current. So is there any has there been any consideration of adding some storage to the installation to use it as a distributed energy resource.

Speaker 1 50:25
So that’s kind of the conversations that we’re having about putting storage at some of our substations.

Unknown Speaker 50:32
Oh, so you would route the access to, to charge the

Speaker 1 50:35
substation, adding the battery component on our white tech project becomes challenging from a cost perspective. That’s the conversation I’ve been having with Black River. And Darrell and David about the battery storage that they’re bringing in so that when it is generating excess energy, they can charge the batteries Association.

Speaker 4 51:01
kerevi referred to this as your learning lab. I trick that translates to me into r&d dollars, that’s what you’re doing here. And, and, and as you learned your way forward, you’re marking the trail for others to follow through, don’t go here. This is what we learned. This is a path that gets you to this outcome. And and this is a pretty good use in my mind and tax dollars, both to accelerate learning, and produce the kind of outcome that increases efficiencies and reduces costs for residents and everybody else. But I just think I think it’s a great, I think we ought to we’ve had this conversation before, I think there are tons of opportunities, we frame or whatever the it is moving forward as an r&d opportunity. And you kind of want to codify what we’ve learned.

Speaker 1 51:55
And I’ll stop there. Well, that’s actually a good point. I have this conversation with Commissioner Martin as well. You know, when we brought a sample over to chapter two, we talked about it being 100% electricity, they were actually a little skeptical. And in terms of, you know, they’re asking questions about constant construction, what does this really mean? And what, Molly, what some of the team did know is I was getting kind of briefs occasionally on this, it really let me explain to the Jaffa board, the overall goal of building 100% renewable energy to 23. The fact that we have our own electric utility and our own generation unit who are engaged in these conversations with this, in terms of how we’re using this to, again, do the same thing, r&d so that we can prepare others. So that actually was something that they responded really well to when they understood

Speaker 6 53:03
the broader partnership. Our next case study might back up why they were skeptical was, I’ll be able to show you why most developers might say that, but then it doesn’t come to fruition. So we’ll go over that. So in the two case studies that show village on data medicine is two different worlds, solar and light tech playing together on existing buildings versus new builds. So on existing buildings. In lhhs, portfolio, we already are master metered on all of the senior properties. And our hotel conversion, which is the suites, but if there was another hotels are generally master metered as well. Well, they’re different. Nobody pays utilities on their hotel room. And then for PSH permits for housing. And also it makes sense because the utilities are external for, for those exiting homelessness. And then on the individually metered side, in our portfolio, we have village place, which was not originally like tech purpose built, and townhomes and walkups are less efficient to master meter than a traditional mid rise building. And then is individually metered where the tenants pay utilities and walk up switch. We don’t have any currently, but you’ll see that come back in a second. So really, it’s kind of talking about, I’m trying to show here is on existing buildings, when does it make sense for Lhh to convert to a master meter, which now the only project only property remaining or that will be an option will be Amman? And why does master metering work on other buildings? And then does it make sense to add in solar if you already have the master meter infrastructure? So it does because it does lower the LHD operational costs since we’re already paying utilities anyway. Some might say there is an argument out there that when you master meter, it’s less incentive for the actual resident to monitor their own energy conservation. But there’s that’s not necessarily To fully proven and also on a master meter without some metering, you can’t really decipher. But there is a cost to convert the electrical configuration when you’re talking about going from an individual to a master meter. So there is a cost implication that you have to be ready to pay for. And yes, it will take, you will get your investment back, it will take 11 to 16 years, we’ve seen. So these are just kind of the how we’re figuring out all of the nuances of how solar plays with light tech on our existing buildings. So those would be those that when we go through this recertification rehab process again, so we get to assent and I’m in a PDF. Oh, good, you can see the whole thing. So here’s our proposed solar PV layout, on a sense, it’s a 200 and kill Oh, I did want to mention before I get here, the spoke right down the road from from village on Main, the identical size of units for both 73 units, we are proposing 165 kilowatt system. And the spoke put in a 41 kilowatt system that covers about 60% of their energy usage. And we are going to cover 69%. So I just wanted to make the distinction that we are really putting in the commitment to this and the work and the dollars to get the outcome. So then when you consider that, that scale, we’re going to put a 211 kilowatt system at a sense, because it’s such a larger property in an offset 45% of the energy usage. So that’s pretty much the maximum that we can reach here. The cost estimate for this, the system, just the materials alone, is $630,000. If we get 30% tax credits, the cost of the project is 462,000. And again, because this is a family property, it’s a walk up, which is not necessarily as conducive to master meeting metering. they’re proposing tenant paid utilities, that does not necessarily mean that they pay off, you know, we still adjust their rent, it’s still the MaxLite tech rent takes into account that utility allowance. So it’s not that they pay more, but it just construct their utility bill rather than ours

Speaker 7 57:14
only. So the 211 tool, what is the most you can do, why because you can’t capitalize any more than that. So it looks like you’ve got some roof.

Speaker 6 57:26
We do. There are a lot of moving factors on this including what other systems they have to put on the roof, they have not shown they’re not showing here yet, we’re pretty still earlier in design. And also they are trying to maximize the north facing their slanted roofs. It’s not a flat top roof like those place. So they have to work with directions as well. And so what’s interesting in new builds, is the bottom line is if the developer pays in this case, after tax credits upwards of $400,000, to put solar PV on this, they never realized the benefit of it. Because the tenants pay utilities, the tenants received the bill, the benefit, which in a perfect world is wonderful. But that means that the developers are never getting their money back for it. And it’s just an added cost. But they’re already have GAP funds. And unless there’s GAP funds to come and fill it, it is just not much incentive for a developer to do this on a light tech project. So we don’t want to, they don’t generally don’t want to because most of them can’t afford to with live tech, you just don’t have enough money to afford it or things are right, they already have gas. So this would just deepen the gap. So unless grant funding comes in grant funds come in, or a partnership comes in to help offset that cost, you likely won’t see it which is why I think Chapa was looking at us and saying you really you’re really going to do that and we said yes because we have more well being with the city being involved in having other goals and objectives that helps.

Speaker 7 59:12
So who are the potential partners and because of the of the load management aspect of the thing with PRP or LPC see enterprise be potential partners? Yeah.

Speaker 6 59:27
So, we talked to the RPA for a period of time, they are not ready to partner on this specific project. Girls still working with them big picture, but they are not ready to partner here. However, LPC we are working with them right now because they’ve come up with a really creative idea that our developers way on board with the LPC will use their funding sources to purchase install and own this PV system and lease the roofs spaced from the developer, the developers. Excellent. We don’t have to take on the capital cost and benefit still go to the resident, which is also great. And we get paid for it. Right? So that is months and months of Ideas and Brainstorming to try and come to this. Really, I just wanted to tell that story as we go into these budget decisions being made. And it was a huge learning experience, how do you see solar coming in on light tech projects a lot, but it’s probably more like bespoke, where it’s like 16%. Okay, that’s something, but it’s not going to, you know, it’s not going to turn to move the needle.

Speaker 7 1:00:45
And so the real question is, are you telling CHAFA about this so that they get the benefit of the learning experience?

Speaker 1 1:00:51
So yes, we will. And that was part of the conversation to say this, or words different, because we have an electric utility. We’re touching all of these components in which we’re working through it collectively. And I think the other thing is really having them understand that are 100%, renewable 820 30? I mean, because they also question just it being an all electric project, and, you know, got, but yeah, when we get through with them, we’re going to use this. This will be a model that I think will take them probably want to talk about it in just more generally, in CML, and other things, because this is different. You know, and I was talking to David about this, you know, another way to kind of take the same concept is to work with the developer where they wanted to front the cash and they wanted something back, by the way, over time, where you have a contract with the developer and the electric utility, where based on energy coming in and out and how they can capitalize it will be paying them on an increment over time, to kind of create another avenue to get them to invest in solar. That’s a much more complicated set of circumstances.

Speaker 4 1:02:14
Oh, it’s a good Anya, for pushing yourself on this, it would be really easy to say it’s too hard. It requires too much thinking or too much risk, whatever. That’s excessive credit to the speed in which,

Speaker 1 1:02:30
and this area generally, this is more of a city thing. But there’s some large groups that are interested in solar as well, potentially, as much as a megawatt solar generation in the area. And so this is another one of those r&d facilities in terms of the battery storage of substations, because we really have the ability I think, if we went over time with that the conversations are having this large facility, this project fire station, or Hearthstone and large, and even components at Centennial to really get creative or distributed energy and how we approach it and sectors of our community. So this is part of a restaurant or conversation.

Speaker 5 1:03:25
Conditioner. Goggle farm. I saw you got up you are unmuted for a moment. Did you have a comment? No. Okay. Sounds amazing.

Speaker 6 1:03:41
There’s a lot of points where it could have very easily said we have to stop but people just kept finding creative ways so so no, no question that for tonight it was just occasional

Speaker 1 1:03:56
I mean, that’s a testament everybody in this room on the team and the broader teams OPC you know, that’s the cool thing about the staff and resort organization is that I think the harder it gets, the more they engage and no is absolutely the last possible answer that they come to me with and it’s a pain working when they come to me go we can’t do this and so I just want to say that so you all know that the caliber of folks that we have in this organization they’re very leading in so many ways it’s it’s amazing to be part of that group and work with them

Unknown Speaker 1:04:40
thank you I thought Yes.

Speaker 1 1:04:48
Aram Executive Director report Yeah, so we’re gonna turn it over to them what are the things I did want to update you on is so as you know, in turn we were having on the on the housing choice voucher, bro. grant, you know, when when individuals have circumstances that change, whether that’s people get jobs, and they don’t report it, or income increases in some way, or they have more people that and then we catch it, we obviously have an obligation to HUD to make sure that they’re paying the appropriate grants. And in these cases, in most cases, here, they owe us a large sum of money. As a relief through that process. About a year and a half ago, you all granted us the ability to enter into payment arrangements with any of these folks. I’m telling you this because, you know, we’re at the point where people were paying. And then people misconstrue that conversation. And now we’re, we’re seeing people aren’t paying anymore. And so we’re, we’re at a point now where we’ll cybils agreements, I personally sit down with them and say, here’s what I expect, here’s what I need you to do. Here’s what you need, make these payments on a regular basis, we are a little flexible, if they come and communicate with us in terms of not being able to pay it and, you know, reworking it as long as they’re continuing. So I’ve had examples where somebody was up to date situation changed. We restructured the arrangements, they were paying, they just got behind because of the life circumstances. And within work front with it, we are having people that are suffering. And so just to make the board aware, I wanted you all to know that on those cases, I’m now saying, we were very clear in our expectation, we told you what we need you to do, you have not done that. And we can’t continue to continue this approach anymore, because you’re so far behind, and you’re refusing. So it is highly possible that it’s highly likely that you will may get some people coming to you all saying that we’re not working with him. But I think we have enough evidence in these cases to show how far we’ve gone to do this, and we still have to uphold our obligation.

Unknown Speaker 1:07:18
So ultimately, eviction is

Speaker 1 1:07:21
well, in some cases, yes, or some cases, they just don’t have the voucher, and they have to come up with the additional. You know, and we’re seeing cases where they’re not paying us, but they’re also not even paying the landlord what they’re supposed to be paying, you know the difference in that cause? And, and so they have two things, if they get a payment arrangement with us, that pays 200 bucks a month, $300 a month. In that conversation, we do talk about what’s your income, you know, three years, is it five years trying to do it, they also have many cases and obligation to pay Atlanta. What we’re finding is they’re not paying any. And so it’s likely they’re already going through eviction with their landlord, and then we have this other issue. So I think I have two or three coming where over the last week the answers were. And I just wanted to give you all a heads up. So you’re not surprised. It’s unfortunate, but I think we have our obligations to HUD and to everyone holding on to our program.

Speaker 2 1:08:44
So at the moment, we are at about 66,050 9000. Other is from active tenants that are currently working through the collection process, making sure we’re doing our due diligence to send three letters out before we send them to collections. So currently, our current tenant balances is about $9,000. So that’s way better than we’ve ever been before. We’ve said approximately about 370 $5,000 to collections. We have seen that in combat. We’ve finally I think had our first one this last month reach out to Lisa, we can’t talk to them, they have to talk to the collection agency. This one’s exact, but that’s the first one we’ve actually even seen come back or have a response probably because they’re getting called from the collection agency. We’ve written off about $12,000 And that was mainly due to obligation past that is cleaning services, that type of stuff that has to happen after those situations. So we’re definitely much stronger in our area than we’ve ever Are there reporting practices in place to send out the letters, do our due diligence and submit to collections? But I don’t know. I know Collections has a lot. They have six years that they can continue to collect. But most of it will never see on anybody’s credit report, because it’s mainly feeling some sort of lesson judgments. Or unless we went, Okay, oh, I need to go on that credit report. But so.

Speaker 5 1:10:36
So I just have a question, because you said, you said that it is a three day letter?

Speaker 2 1:10:41
Yes, we do three letters we do we do 130 days. As we collect the cleaning charges on some 60, I’ll send that we do owe a final elections. This is our car. Oh,

Unknown Speaker 1:10:59
that’s a lot of grace.

Speaker 2 1:11:05
We’re hoping, like, one of the things that we’d like to do is, is make it as a kind of an incentive for our property managers, that if they can get something set up, in that 90 day period, we haven’t got it set up yet. But if they can get a payment plan, and the money’s coming in, why not give those property managers the cut that in the beginning, the collection agency will get actual get the money. So that is definitely been talks, we just haven’t implemented it to get the practices in place first. So. So when we do that, maybe incentive to actually

Speaker 8 1:11:45
try and keep that connection with the revenue and move out and really push for that new address in contact. And

Speaker 5 1:11:54
the only thing about the 90 day for me, and I know you say there are new laws is that, you know, we’re at a deficit, right. And so as far as units for people to move, they leave spaces, and they wouldn’t call dementia, and they’re not gonna they’re not gonna pay, right. Oh, we’re not? Oh,

Speaker 2 1:12:09
I think my 90 days is like they’ve already left. Oh, there we go. Yeah. Oh, sorry. Sorry. Sorry. Yeah. They’ve already left. So we try to do it for 60 days, or 90 days. Okay, that’s, I don’t know what, but evictions are probably taking about three months

Unknown Speaker 1:12:28
or more. Okay. So

Speaker 1 1:12:33
on that note, though, we’re not letting them grow to the level that they were growing before. Before we’re going into the world of the notice to vacate. Yeah, so we’re, we’re dealing with it on the front end, but it still takes a while. But yeah, before, I guess, right, when we were taking it over, there’s a huge analysis of where they were allowed to go, what, seven, eight months? Yeah.

Speaker 2 1:13:11
As financials, I won’t go into detail on any of them. But we are seeing like based on budget, our vacancies are hopping. But our expenditures habitate at the point where where there’s negative or loss situation. So we’re still staying steady pretty much within our budget. And not going over those. Part of that is because when we budget, we don’t include our tenant based vouchers. So if you have like some properties, we have 19 tenant based vouchers at one property. But those tenants, those tenant based vouchers go to the tenant. So we don’t want to budget for those funds. And if they stay there the entire year, we’re obviously going to have to revenue was essentially budgeted. So even if our vacancies spike, that one kind of cushion. And

Speaker 1 1:14:04
we talked about that when we presented the budget. That’s our hedging strategy.

Speaker 7 1:14:10
Do we know why vacancies are high? Is it because of damages? Or is it they’re not occupying workers, some of that get called them.

Speaker 2 1:14:19
And some of that is also the 60% units or just even housing those 60% Finding somebody that can afford the 60% payments. And that’s been a big struggle, especially.

Speaker 7 1:14:31
That was the part of the question like when people can’t afford them. Yeah.

Speaker 1 1:14:38
Well, that’s, that’s the change. I mean, when you look at the market studies that we’re seeing, they’re saying we’re oversaturated at 60% Ami,

Speaker 6 1:14:46
especially for seniors on fixed incomes, that 60% is way out of range.

Speaker 1 1:14:51
And so what happened is, is when they were taking the sort of a truck tax credit world, they’re saying we have 30 stores 50 But they were Trump is at 16. And for older adults on fixed incomes,

Speaker 7 1:15:08
who can afford it? So there’s nothing we can do about that, because it seems dumb that if we could rent them at 40%, but we are forced by rules to keep them sitting vacant at 60%, that’s

Speaker 2 1:15:29
I think you have to weigh it, because we have that situation with little village place where they were bringing people in that weren’t at those levels. And then we weren’t making enough money to survive. So there’s, there’s a, there’s a balance that you have to because once you put that person in there, under that person, and as long as they’re there, so you know, it’s not like it’s just a you can’t kick it out. Because you need the money to come in. So I think that’s that’s the struggle is finding out, we what we did start doing, which we I don’t think we were doing before is that. Now once we get to compensate, we don’t have gotten our waiting list, we’ve already exhausted a waiting list to go out to the market. Let’s see if there’s anybody out there market, get in the newspapers, get it at other agencies to bring people in that can’t afford that piece.

Speaker 1 1:16:20
I think there is a point where when we get some time to think about, again, the different hedging strategies to say if you have X percentage a unit, you know, if you have 20 units. And you have to look at this property by property. So if we have a lot of vacancies, and it’s really killing us, we would probably want to look at it and go, what’s the risk of saying we want to bring and 50 and 60? You can’t do that on all of them. And so there’s a lot of nuances in history. I think there’s a way to try to do what they were doing in village place that created the problem that not necessarily have the same magnitude of problem that we just haven’t had time. Or I think we’ve talked about it a few times.

Speaker 2 1:17:12
And some funding sources. Right. It’s got HOME funds, you don’t want to do anything other than the actual percentage for that. So we’ve heard

Speaker 4 1:17:23
you say, I think we’re we’re not overbuilt, necessarily. But we don’t need a whole lot more 60. This is consistent with that message we’ve been here

Unknown Speaker 1:17:34
and that’s why the average income is becoming a big

Unknown Speaker 1:17:42
Desaturate. Questions

Unknown Speaker 1:17:52
so I’ll move on

Speaker 2 1:17:53
to the vouchers. So the vouchers right now what we’re gonna see, based on our two tool is that up to 2023, will probably be at $420. However, by the end of 2024, reduce our vouchers to about 379. Part of that is because of the increase in the fair market rents. So the increase in the federal funds were almost $2. When you add that to 100 Boucher’s over a year, it doesn’t get us more money, which we just have to go off what we think they’re gonna give us next year based on the two year tool they give us that we’re just going to start sliding our vouchers down because people are landlords are going to increase the rents, therefore, those batteries are gonna go up so as we start to lose that just

Unknown Speaker 1:18:50
as people start to come off

Speaker 2 1:18:54
that automatic and we’re also gonna see, we’re gonna have to start reducing so we can add the village place PDD voucher stuff,

Unknown Speaker 1:19:06
as well.

Speaker 5 1:19:09
So are we having any people reporting in there?

Speaker 2 1:19:13
We do we have about, I think eight or nine that of course, we have absorbed just because when we got the big chunk of money, this last year, we had to up everybody we had just so that we could actually start venturing up. All right now we’re not absorbing at the moment. Now a cut gives us more money. It might be just because we’ll get more admin when we observe as well. But right now

Speaker 1 1:19:45
it’s probably time to start the political conversations with Congressman views and our senators because I think it was hard for us to start in this having conversation because of performance. I think we can very clearly district demonstrate the performance now. And I think we’re going to have to start pulling the political levers to try and get more money. And that’ll be something we’ll be bringing back to the board and the council.

Speaker 1 1:20:22
Especially when we get the voluntary compliance agreement checked off, and some of these other those were headwinds coming into this, we had a voluntary compliance agreement. We weren’t fully badgering up. We had ally headwinds, I think we’re starting to be neutral makers and tailwinds in our future. So we’re probably getting right to that conversation.

Speaker 2 1:20:50
And we’re hoping I’m hoping that because they increases Fair Market Rents so much, that they’re expected to create and increase people’s budgets to accommodate that request, because if they don’t, everybody’s going to lose vouchers. So we won’t usually know that. Sir, calculation,

Speaker 3 1:21:12
which is good timing for.

Speaker 1 1:21:24
Missile probably will be one and LC where I will probably go for a little bit, we’ll get some meetings

Unknown Speaker 1:21:37
cities

Unknown Speaker 1:21:40
we meet with our reps and our senators.

Unknown Speaker 1:21:53
So that’s, that’s my report.

Speaker 8 1:22:05
I didn’t see. So I did October got 96% occupied about for our units overall. Just break down some of the vacancy estimates, we had five vacancy, one did move in three are down for men. Two of those are light mess accommodation. So I have contractors walking this week, since we just need a bathroom rebuilt, and what is a laundry room rebuilt. So hoping that those will go pretty quickly to get those units online by the first of the year. The other one is the one that’s been down for almost two years, drywall is going in air ducts going in, that’s when we partnered with habitat and having their contractors come help us.

Unknown Speaker 1:22:43
This is a man.

Speaker 1 1:22:59
ran across a company that has been doing some work in Pueblo. And they have worked with the Pueblo Housing Authority and various other housing groups in the southern part of the state. And so we met with them because they are basically developed a process where up to 150 Isn’t 152,000 or 2000s. Anyway, they actually don’t have required to be built. Now, so the cost of the remediation is more equivalent to the Denver total emission cars, but what you actually lose is the rebuilding costs associated with that. So right now, Doug, and Lisa are working to get quotes for them to work on some of the issues that we have on leased property, and then some proactive clean on some of the city stuff just to see what the process is like. And if we can get clear evidence that works talk to people on level, we’re probably going to adjust how many did math for mediation so that because it’s not an apples to oranges, look at it. It’s a lot of it’s not apples to apples, apple orange, if you if you look at the bid and how you bid it out. The companies can come in and say, well, here’s my cost, they’ll be lower, but they end up making him on things. Versus they’ll come in and say here’s our cost and we can avoid

Speaker 7 1:24:38
demolish demonstrate them or

Speaker 1 1:24:42
demolish. Yes. And, and so we’re going to be trying that out. The good part of this is that when we talk about the vacancy times that we’ve been dealing with a meth unit dramatically reduces that and so you go from 12 to 15 months to maybe two months where St. Helens on the financial side of getting tenants in those properties. So we’re going to be evaluating that over the next month or so. And the end of the day, if it works, I think we also have an obligation to notify the community about this new process, because it’s not just the housing authority to deal with dealing with this. And so we’re going to be digging into that.

Unknown Speaker 1:25:23
So JT, it’s a new methodology for

Speaker 1 1:25:26
Yeah, like we’ve told them stories about where they tell us to remove metal decking. And they were like, Why? Why are they telling you to do that. And here’s how we clean it. And the only ducting that ducting that we say you’d have to remove is when the insulation is on the inside of it versus outside. And the clean air conditions where you don’t have to documented evidence, not having to replace

Speaker 4 1:25:53
it, who inspects after that. So they passed inspection, just as they would have been in demolished and rebuilt. That’s cool.

Speaker 1 1:26:03
So you know, you know what, you know. And, you know, it’s an interesting story. The guy was friends with Doug sudden, we found out what Doug did and said, Hey, can I meet with you and literally make that it’s like, alright, we need to meet again. And, and they’re actually moving to the Northern Front Range and opening an office in Walmart. And they have a strong connection to community. They serve on boards of building affordable housing and attainable and I asked him, Is it proprietary? They have no, we’re trying to tell everybody else how to do this, but it’s just not generating the income that, you know, demolition and reconstruction generates, and a contract. Yeah. And so yeah, it was, it was an interesting learning moment for us. related question

Speaker 4 1:27:00
to remediation is, are we seeing any changes in the frequency or key occasions of a contamination, residents are awakened to this and the risks of their own health? And?

Speaker 8 1:27:20
Yeah. A few months since I’ve had the need to test the

Unknown Speaker 1:27:27
way it looks in the in the

Speaker 8 1:27:30
works. I think they’re knowing we’re using those meth detectors. We’re testing them. They know, Sarah’s out there on the site. We’re changing the battery. We’re talking about it, we’re bringing it up in coffee and conversations, so that we’re not playing around.

Speaker 1 1:27:47
Turkey, talking about back protectors. And this also reminds me, you know, one of the things in the conversation that we come across is that in the majority of cases where you fight back, you also find that and one of the things that this group that we’re talking about also does is they provide trainings for our maintenance staff and others. We’re going to need to do that. And we’re not only in the LJ sides on the city side, starting to really rethink how we’re approaching training for math and more precisely, fentanyl and asking ourselves the question do we do we need to start providing our maintenance folks, whether they’re Ellijay parks, with Naloxone and other things, just because of information over the last three weeks is shift Sarah’s been talking to me about is like, we’re running into some really potentially significant life safety issues. And we can talk about why. But it’s basically there’s no consistency to how they’re mixing the math in with other drugs. So you can have a pill, that’s perfectly fine. And another one, it’s so high that it drops. I mean, we’ve seen videos of it dropping police officers. So we’re going to be organizationally, engaging in that subject. That’s already started, right bigger?

Speaker 5 1:29:20
Well, I would say it was a huge conversation at NLC in Atlanta. And a lot of municipalities are dealing with this right. So I think for us to make sure that people are trained. We had a man is crucial.

Speaker 8 1:29:38
Yes. So besides that, we’re working through our waitlist right now. It’s a hard time a lot of seniors do not want to move in the holidays in the cold. So that could be the waitlist. We’re getting new apps every day. So it’s kind of healthy that we’re keeping these waitlist open. So at least we’re not going to I made and we’re not waiting months and having to reopen the waitlist and we have names we’re calling

Speaker 8 1:30:10
for the property updates, it’s a lot of the same stuff. But this time has ended include some pictures, we’ve had a lot of fun activities going on lately. So two pages of resets and Military Appreciation at photo ops, craft events, holiday events, it’s the biggest shock out of all this, to me is how the sweet residents are putting together their own activities. To get a Friendsgiving, the manager was there and started organizing it and they took over and they’re already starting to plan their Christmas one, or their winter celebration of the property, the residents have told us all together and just asking Ruby to help them coordinate. So

Speaker 1 1:30:51
this is really the goal that you all set for us in our goal setting session about resident engagement. And this is giving you a sense, and you all know what we’re dealing with with sweets two years ago.

Speaker 6 1:31:06
So I also want to add on that you’ve done two operational things here recently. First of all, we held an operations retreat a week and a half ago, to get the voucher team, the property team, the maintenance team, and finance all together to talk about things that criss cross over everyone and do some more micro goal setting because you have the llj overall goals, but then we really have some more performance related goals that the teams wanted to set for themselves for next year. So we did do that. And as part of that, we finally rolled out the community managers manual. So that is in place. The Community Managers all have finders. It is complete from front to back.

Speaker 7 1:31:55
So have a sort of related question. Talking about the Swedes and the new COVID supportive housing. There’s a lot of confusion going on among public and I don’t want to take up a huge amount of time, because I know everybody wants to get out of here. But people think that leave 1000s of units, you know, there’s a magazine article about a 900 unit tiny home village that somebody’s built. And they think well, what about needs that we wouldn’t have any homeless people? If we had that? And I, you know, am I think we may have as much as we can support of permanent supportive housing between ours and the veteran’s village. And yeah, you can walk around and see homeless people, but most of them have no interest. So do we have any information about how much of that kind of, you know, both permanent and transitional supportive housing, a city with the size of llama with long months? So the size of the of the street population? Do we have enough to eat more? Do we have any idea? Because the last thing we want is is for people to come here because it exists?

Speaker 6 1:33:27
So I we have two sources that we can rely on? It doesn’t answer the question directly, but a little more indirectly. We know our housing needs assessment that are based on our current census data. So those are those that report on census that are need for 30% units supportive or not affordable at 30% units is the highest need we have. We also know that how

Speaker 7 1:33:51
many units because when I read that them thing I can tell

Speaker 6 1:33:54
it’s almost 2000 It’s 2020 200, below 50%. And I’d have to pull it out, but the majority of that was at 30%. Level.

Unknown Speaker 1:34:07
Okay, and we did that report.

Speaker 6 1:34:12
It’s also building on CBG data that we’ve been pulling for a long time to demonstrate needs every five years. It’s kind of conglomerated together. The second thing we know is that the same developer that did Zinnia doings Enya is doing Lewbert holder, which is I can’t remember how many units I think it’s smaller than Zinnia. I’m sorry. 4040 thinks they are at least up right now because they plan to be leased up by January I think and they’re almost there. And so they have leased up all 40 of those units in the last three months. And so we know that that is soaking up all lot of those coming out of coordinated entry through HSBC. But they’re obviously they’re to be soaked up in three, three months. And so then all the lessons that they’re learning in that lease, if we’re going to take it, where does anything happen? But we do know those two things that it has only taken that long to lease up that building. And we know the affordability that we need. Right?

Speaker 7 1:35:27
So yeah, and so I get so Zumiez What 60 5050? And there’s a big gap between that and 1000s. So are you Does that mean that we ought to be looking at building 900 units?

Speaker 6 1:35:45
So I think our coordinated entry at HSBC data would tell us the most on that we’d have to pull that

Unknown Speaker 1:35:52
number. Over

Speaker 7 1:35:58
time, so the issue with those numbers, I mean, not saying that. They’re not legit. But we did it. And you know, it’s cold, weather dependent, folks not being around? So I don’t know that number off the top of my head, I believe it was, it was a lower than what what Alberto, what we all expected, I think it he said, We got 80. And

Speaker 1 1:36:25
I think that’s not report you over saying 150 pounds, and then obviously, of that, who want to start pulling out into it. The other component to it is what we’ve learned in the suites. And what we corrected for is any of what he was trying to do with budgets. It’s not as simple as just building

Speaker 7 1:36:50
units, right? I guess all services,

Speaker 1 1:36:53
and that’s the hardest ones to solve.

Speaker 7 1:36:57
Sure. And all of that is easy to understand, what is not easy to understand is, where are the other 902,000 people coming from if we’ve got a few 100 people on the streets or are less than 100, from that last point in time?

Speaker 8 1:37:19
We have residents, so we have issues with having an operator kids living in their apartment, because the kids are homeless, sleeping the cars and during the winter, they’re coming into the US. So we probably have about 10 of those issues. Yes,

Speaker 7 1:37:31
winter alone. Right. So yeah, so again, how were those counted, you know, if young people living in their parents basement, in my minder house. That’s

Speaker 6 1:37:43
so it’s, we do have data from HSBC of those that go through the Coordinated Entry System. We also know that generally nationwide 10% of homelessness is visible 90% of it is this and is gonna be 90% feasibly of the applicants that come in for, for these first steps for house. So

Speaker 7 1:38:04
this is an assumption that based on nationwide data, that

Speaker 6 1:38:07
90 attend, but that is because that’s incredibly difficult to quantify. But we do have HSPC data, and that’s the best that we have. Plus, we know what we see on the wait list on the bluebird situation is kind of putting all the pieces all together. It’s very complex. But I

Speaker 1 1:38:26
would also say just because you need a 30% unit doesn’t mean you’re necessarily a house. And so when Molly talks about needing, you know, 2000 under 50%. Anyway, the majority of those are probably the 30. Those are people that when I give you the onion analogy, you know, you have traditionally on cows, you have marginally housed, you have people who are living with friends and family, that it’s the aggregate that number, technically, they may be house living with friends, but

Speaker 7 1:39:01
people with no income living in houses that they own and can’t afford to maintain. They’re about to fall out of them because house becomes or

Speaker 1 1:39:09
having income, they just can’t afford to pay more than what a 30% human is. And I think that’s

Unknown Speaker 1:39:20
3%

Speaker 6 1:39:24
Do you know what’s your 30% My 10 grand, so I’ll just have one bedroom, two off the top of your head, I

Unknown Speaker 1:39:28
can look at honestly 7.5

Speaker 4 1:39:34
When we were before the pandemic when we were in this war inclusive conversation about housing needs, not just about the homeless population, but that was part of it. And we got we started to get clear on how we segment that population from seniors are couchsurfing. And you know, what do we know about an aging population? The men and women looking at war has been abused in a safe safe shelter or the equivalent The moms and dads and families living in cars to our veterans to the homeless population, how that segments? In my mind at that time we were headed towards greater clarity on what’s the one of the policy considerations? Because the housing options, or the solutions to the problems or challenges people are facing, are going to be different for every one of those segments. So for somebody to say we have we need 900 tiny homes. I think the question about data is an important one. But I think you got to take a step back. And before he talked about housing type, and housing numbers, and is what do those segments of the population need? And what are the options that we have available to be responsive to those segments? That’s for me, that’s the starting place. We never I know Alberto did a report cobbled together, you know that that conversation, but but we never finished it in my opinion. We, you know, and I’ve talked a number of times how useful it would have been, in this conversation, even right now to say, Could we go back to that? Because it’s it without segmenting the population? It’s hard to have a meaningful conversation about housing types or numbers.

Speaker 7 1:41:17
It is. And, you know, what, what, what’s happening is, you’re getting accusations from the public, why doesn’t Walmart have anything like this? Well, you know, I don’t even know whether Lamont needs anything like this.

Speaker 1 1:41:34
Part of the answer to that is we have just recently got the county to agree to share the data with us. And so part of the challenge of that was, they would give you cuts of data we didn’t know where we were duplicating is about a buttress. Whenever I lost my mind on this one. I just mean, Bob Sandy have just lost his thing. Now I’m having her working to sharing the data. And that’s actually I think, going to give us more clarity on what we’re seeing, because we can we can actually do our own analysis on it. Have

Speaker 4 1:42:15
we finished that were killed, knowing what data or which data are most useful? And what time and to be used? In what ways that that were really informed, or even helped create the questions relative to the segments of the population? And I just think it’s unfortunate. There’s all kinds of reasons we didn’t, you know, we didn’t get his lawyer with that conversation is I thought we were going to get into pandemic, I’d love to do that. But I do think, you know, Martius question is one of those, I think, I think it’s in the context of better information about segments about about anticipating or projecting the point in time study is, is a pretty weak, unreliable, you know, it’s a data point on a night, which doesn’t give you much,

Speaker 7 1:43:06
right. And it’s both it’s the worst of the worst times of people who have no resources that there’s not even anybody that will let you sleep on the airport.

Speaker 1 1:43:16
Well, I think we’re going to get to now where the county’s data, we can look at what Zack and Sarah and the group we’re working on with our leave that we repurpose going outside. We can now look at whatever bertos generating to start getting that view. It was impossible without that county data set, because that was the HSBC data set. What’s your reason for not

Unknown Speaker 1:43:46
wanting to share that?

Speaker 9 1:43:49
There’s a lot of reasons around it. But the modeling at the federal data set is treated, particularly when used with law enforcement that federal data is that they don’t want a law enforcement tool because populations because they’re trying to serve those populations.

Speaker 7 1:44:10
So they don’t want to share it because we like arrest somebody based on what they share. Yeah,

Speaker 9 1:44:15
because they’re not going to want to share their information that they know that. So they’re modeling it out with a federal dataset, we’ve been treated this there’s a lot of reasons why this one should should be treated differently.

Speaker 1 1:44:33
Here’s the bottom line. Here’s the thing. We’ve We’ve it’s our days that we own. Right, and we do we’re paying money into it. We should have access to it. And there’s some philosophical opinions in this about well, we don’t want Sarah to see. Well, in our case we have leaving more than servicing this part of the community. You’re automatically assuming that we’re going to use it for nefarious purposes so we can go right Are people of interest and just

Unknown Speaker 1:45:01
coming from commissioners? Or they hear that from commissioners?

Unknown Speaker 1:45:06
Well, it’s resolved now.

Unknown Speaker 1:45:15
With the Board of County appearance,

Speaker 1 1:45:20
you’re likely to hear, I said, what your, I think when I really triggered sounds laughing, because it really I said, basically, what you’re doing is dismantling the collaboration that we’ve tried to achieve, because you’re not giving us any value to this. And if we can’t get it, I’m prepared to go to Art Council and say this isn’t working. Because we’re not sharing data. And I think that’s a pretty close paraphrasing of what he said.

Speaker 9 1:45:52
But it was several months ago. So

Speaker 1 1:45:55
basically, I was ready to say we’re out there collaborative, if you’re not going to share your data,

Speaker 7 1:46:01
you know, Harold, I’m just filled with admiration, because it’s been an unfulfilled desire and ambition of mine, to get to a point where I could lose my mind in a meeting without impunity. Congratulations. That was nice. It was really

Unknown Speaker 1:46:25
it was like that was pretty months ago.

Speaker 9 1:46:32
needed someone to focus because I think there’s just too many people and it was too great an opportunity to dance around the issue is interaction touch the middle, and an end to the stimuli. That touches the Wi Fi.

Unknown Speaker 1:46:57
All right. Any other intimacy, okay.

Speaker 7 1:47:05
Just a few updates at plan, our customer service have been low, steady plan next month, again, the overall maybe the last few year, probably three year comparison of calls for service driven one, and go into that a little bit. To the end of the year. Let’s see metal detectors. We met with the gentleman from New Zealand, he came to the US had, I thought a great meeting with them, he brought us another change the platform on them. So they’re not using lithium batteries anymore. They’re using regular alkaline batteries. They did bring us one of those. And we are currently testing that. In one of our pop units at the suites, I did already replace the batteries you

Unknown Speaker 1:48:01
are using afterwards. And

Speaker 7 1:48:04
we’re told that them they will last up to 14 months. That’s what we’re doing. So stay tuned. We are on the math piece as well. We started working on documents or moving forward with these met detectors with staff. So we’re working on that as well with the attorneys. And that’s about it for the Met detectors we’re

Speaker 1 1:48:33
talking to it we want to move into the next phase of analysis. And so we’re looking to get 28 that we’re going to put actually in city restaurants. And before we step into to housing that’s tying into the work that Doug is doing with the remediation company, so we’re going to be we’re going to bring them in be very selective of we want to clean half of the restrooms, we wonder not clean half, we want to put these in start seeing how they work in a clean get clean unit. There are certain facilities that we’re cleaning. Roosevelt bill covers the memorial building, and then start learning through what that data looks like and connecting it to if it goes off and bringing in is doing the task to get you know, if it reads this corresponds to this. The thing you’ll see is I don’t have protector stickers on anymore actually I put something on the doorway when you go in that says protectors or use their body in New Zealand that’s actually as much of a deterrent as anything else. And the battery thing you know, I think you’ve talked to somebody where they like fate lasted like 40 years. And so the that’s the learning moment is cell systems. Assuming this

Speaker 7 1:50:02
can be the carrier, so it has to hook to the carrier. And I think that was with the new device the hiccup initially. So we’re problem solving is, this is

Speaker 3 1:50:14
somewhat of a fire sort of alarm sort of thing, because people every six months we changed. Before we had lithium batteries, you certainly

Speaker 7 1:50:29
it is the same as gas sensor in it is it’s essentially works the same

Speaker 4 1:50:33
as your smooth smoke detector. So do

Unknown Speaker 1:50:37
they make the layout newest? Or do they just older?

Speaker 1 1:50:39
No, no, no. Don’t do this. So in the one of the bathrooms were limiting access. So it’ll work sarin there. Yeah, so it’s evil words.

Speaker 7 1:50:56
They won’t hardware? We asked that question. And a lot of it’s due to that. And they want a full tamper proof like system. So it makes sense until fuller. Like, if you’ve taken if someone were to take it off the wall, if someone were to cover it with a bag. There’s there’s mechanisms set in this, the alarm itself was co2

Speaker 3 1:51:21
detector, as a hardware, I mean, these are not hardwired with the plugs into the wall, and it has battery.

Speaker 1 1:51:32
Yeah, so honestly, the answer is the markets not there for them based on the tampering because you want to mount them. Right. And that that’s part of the issue. It’s not like you can plug it into the socket in the wall. And right now the market to purchase these is for hotels and other things. And so the boundary aspect are very clear. They did say to us, and you know, as we work with them, they will look at a hardware component for new construction. And what else do this oh, a different same garden function? You know, so if we come in and say we’re ready to order 300 of these, they will develop the SIM card function that we need to work with the city’s LTP system. Obviously, they’re not going to do that for 10 or 20. Foot stairs, they’re already personal.

Speaker 7 1:52:33
So they don’t have a lot of municipal customer base. It’s

Unknown Speaker 1:52:36
growing. So we know that element has talked to them.

Speaker 7 1:52:45
jepkosgei go, they’ve got they have several clients here in Colorado and they haven’t specifically disclosed them.

Speaker 3 1:52:56
We get a break after after we use them and they get our data and they are able to say hey look this world these communities, we had some sort of first person servers

Unknown Speaker 1:53:22
any other questions on that detectors? Last few more things on fire drills at the senior communities. We did have to cancel them the weather when they happen plants or

Speaker 7 1:53:35
calling for a good day. For spring, you know the residents definitely understood. And last but not least, kudos up to city staff and the chase staff for basically working putting a lot of time into it a woman that’s living at the suites currently Sunday admission doctor for Friday, she made some poor choices. She’s been a big drain to public safety through for several years. And a big drain on LH a staff we were able to get a security deposit negotiated down from $1,900 to 300. Thank you Tracy. And she is picked the senior community in Lafayette and I drove first and then I was able to get the $300 from Chief solders citizen fund that he has been slow. To get that today. I handed it to the manager. And so now she was she’s not going to be living in her car because we were getting very close to her being homeless. So that was a big positive win for us all, including her. So

Unknown Speaker 1:54:56
Tracy to negotiate

Unknown Speaker 1:55:02
That’s all I have questions.

Speaker 1 1:55:03
Now I was actually going to use that example, with a lot of people don’t see is the work we’re doing on a daily basis? And, and, you know, again, it’s just another example. Yes, we go through eviction, yes, we do this, all of this stuff occurs, before we ever get to the point where we’re like, this is what we have to do. And that doesn’t get out a lot. But I’m glad you said that.

Speaker 7 1:55:30
And then I know, just to add to that a little bit, there’s, you know, Lisa has several constraints, you know, and I know that the system well enough now, working in the housing industry for so long, I know that she has to absolutely have to do what we need to do as far as lease violations posting eviction. But we were able in this situation to really helped us personnel. It feels it feels great, in order to make sure that she’s not going to be living on our streets. So thank you. For what you do. That forms really reassured. Think about it. Conditional waters on your table.

Unknown Speaker 1:56:21
This this word, it’s come so far. It is.

Speaker 6 1:56:28
There’s no comparisons. Thank you for all of your support. For all of us.

Speaker 4 1:56:36
It’s been, it’s worth the time. And I’ve been a Bitcoin. Work is too important. And the beneficiaries are too numerous to not stay the course. And so

Speaker 2 1:56:53
we did find one thing that was quite funny at our retreat that none of us liked. So for communication. Nobody wanted to, we

Speaker 6 1:57:03
did a lot of team building and communication exercises, and stuff like that to get everybody crossing over there. No silos allowed.

Unknown Speaker 1:57:17
To talk not to have the silos,

Unknown Speaker 1:57:18
they want to walk over and talk in person.

Speaker 4 1:57:25
Few people in my family or my circle of friends who he actually uses to talk to somebody, generally they use it for everything else.

Speaker 7 1:57:34
And that means you communicate like a boomer. So take that survey about how you communicate. Yeah, it came it came to council there may have been in one of those, delete this email kind of a balance but turned out to be a really interesting I was the prototype for boomers.

Unknown Speaker 1:58:06
Millennials. All right, any other Commissioner comments?

Speaker 4 1:58:14
Oh, yeah, I just, I do feel like I can do that email the other night, Tuesday night from home ahead. Mary, the Lord’s been trying to connect with you too. And you want to do that i We? We got

Unknown Speaker 1:58:30
Erica got it. And she said it up, I think. I don’t know if we were getting it or not good.

Speaker 6 1:58:38
I will admit, I got it. And I said I will get right back to you.

Speaker 4 1:58:43
But you got a lot on your plate. It’s just if I don’t want to push that they’ve come back to me a couple of times you say, You know what about this? And I said, we need to consider another email and and because I know we’re interested. So Terrific. Thank you.

Unknown Speaker 1:59:02
I move we adjourn. Second.

Speaker 5 1:59:06
All those in favor? Aye. Aye.

Transcribed by https://otter.ai