LHA Advisory Board – January 2024


Video Description:
LHA Advisory Board – January 2024

Read along below:

Speaker 1 0:00
Lauren Sally here at Carey smoke here. We have Donald here answer your I remember to approval minutes from our December 12. Meeting.

Unknown Speaker 0:15
I have a motion. Second. Motion in a second. Any discussion on this? All right, let’s move all eyes against eight sessions. All right, motion passes. Number three public amenity heard number four relational updates.

Unknown Speaker 0:45
I’m not sure that we have any organizational updates.

Unknown Speaker 0:51
All right. Number five, development project updates.

Speaker 2 0:56
So, I will go into design. So village, village on me, this call it the village. So we issue MTP on adding the first move out start on Monday, and construction starts on Tuesday. So we’re doing all the last minute, making sure we’ve got submittals from the construction firm going through architecture and ensure everybody’s ready to rock, we’re going to do move outs, like two a day, and then the construction guys are gonna come in and start demoing it is right behind them. So it’s gonna be rolling for this first phase and, and ongoing, but that’s how we’ll get started. So they are getting everything ready to go to start staging across the street, at that empty lot that is across from the pump house. And then we’re just making sure that they’ve got their things like our flooring, like the flooring that we selected, suddenly, the lead time is too long to match up with our schedule. So rather than change the schedule, we’re changing the flooring color. So nothing major. It’s all a medium brown that we’re picking for flooring. So just all of those last minute type of things just to make sure there’s snow. So getting everything ready to go for that. We’re also working with the city comms team to get messaging out because there’s multiple projects happening downtown over this next year and just coordinating messaging around parking and where construction will be and will there be any sidewalk closures or or street closures, anything like that. So we’re trying to get some messaging out there. So you might see some stuff in the paper, because the times Carlos is already asking that was this and that. So there might be some traffic on that. Everything else on the finance side of the project is all set and ready to go. We’re just getting our bacon counsel set up, we’re gonna do our first draw here for the invoices that we’ve been paying some closing, and everything there is all lined up. The residents seem excited. No last minute, you know, anxious feelings that we’ve been hearing about it most mostly as excitement. So I think we’ve maybe been working with them for almost two years to prepare. So we have some, as soon as I get the final flooring sample settled, I’ve got some mock ups of what the finishes are, that will take over to the buildings, everyone can kind of see it. And just play around with them. So trying to do everything we can on that front. The relocation team has been amazing. It is so different than Aspen Meadows just because we have true capacity and professional experts that do this every day. And so that is going incredibly smooth. Everyone in the first round has had their one on one meetings with the relocation team. And that’s been happening for a while. And they’re starting the one on one meetings for the face to move out here this week. Just keeping everything moving right on.

Unknown Speaker 4:05
That’s all the updates on the domain unless there’s questions about that one. Start seeing some progress. For our present I’ve overcrossing project. Okay, so December meeting. So there was recalled a $3 million gap on the Early Childhood Education Center.

Speaker 2 4:30
And so we have filled that partially with the city has provided about $525,000 of ARPA funds. We were successful at getting $150,000 of worthy cause funds and may have reported that not last month, but just in case I didn’t. We requested about 750 So still grateful, but you have more work to do. We applied the Dola strong communities Infrastructure Grant, and had we were one of their first interviews And they had big they were very much oversubscribed, we had one of the first interviews and the energy felt very positive. And so we were very hopeful. But we did not get as strong communities infrastructure. So we have just Friday, we finally got our invitation to apply to the Colorado Health Foundation requested to $2 million. And we’re still working with alumni community foundation, they want to participate, we just have to figure out the mechanism of how it would work on their side. Otherwise, we’ve contacted Boulder County sustainability, to see if they could work with their budget allocations of sustainability tax to help fund some of the all electric major and the heat pumps and things like that, which would still help the overall gap. So we’re still working on filling with funding. And we still have some time, but we’re trying to get even more for you. Otherwise, design is in full force, because they have a pretty aggressive schedule to get building permit by July. And so working through design elements and making sure that we work with the city planning side, and public works to make sure that we’re getting quality submittals in the tournament.

Unknown Speaker 6:17
So what’s the shortfall right now?

Speaker 2 6:21
We said about we’ve got about 700. So 2.3. So we’re still trying to fill. So

Unknown Speaker 6:30
if you don’t get all of

Unknown Speaker 6:32
that by the time you open the childcare center be able to open it on.

Speaker 2 6:36
We need the funding to be able to include it in the construction. I think that we have not yet started talking about the true backup plan. Because we’ve got a lot of opportunities out there still, the Colorado Health Foundation we are quite hopeful about. And that’s the biggest size one. But I think what we would start to talk about next is what about a shell because it’s still still most advantageous to get the show in? How could we do work with the funding that we do have to do as much as we can. But we have not yet started out in full force. So the question is medicine. And then we have we have our are donated to donate the vacant land at the Royal mobile home park that was still we’re just holding. But we also tonight councils going to be considering a land donation at 19 voluntary streets as part of an ih satisfaction of inclusionary housing requirements satisfaction that will sit just like royal if it goes through and is approved. And the agreements are all done in 2024. It would sit like royal where it’s in city ownership for the moment. But that could be a long term plan banking plan that involves everything eventually. We’re going to talk about recovery cafe in a moment.

Speaker 3 8:15
So not related to ldj property that started out as llj council agenda, you will see a housing project that we’re taking finance. So if you remember the purchase nine acres property associated with Costco redevelopment, we’re looking at affordable housing. Since then, we have person additional 7.2 acres of property, to give you a sense of the deal that we got with the Costco property to pay $3.45 a square foot on seven acres would pay $10 a square foot. That was all so the nine acres was definitely affordable. The seven acres was conditioned deployed and attainable housing from the landowner. The Property Appraised at like 75 a square foot. So that sort of puts into perspective with the elderly guy. And it really was driven by the property owner wanting affordable on one side and attainable another who like to do that deal. We told you all we change from looking at the rental side to homeownership ship side. And I’m telling you this because I think it’s good for this board to be aware of everything we’re doing with housing. And also if they need support and they reach out to you all to say we need help. Or it’s getting dicey in neighborhoods and things. So what we put together is a project to build 100 and ADA for sale, owner occupied units. Let’s say plus or minus three because we’re still Going through entitlements and designs will change things. Right around 40% of those houses will be permanently deed restricted affordable housing units. So that’s going to be about five units that will be under 80%. Any MRI. So the price points, just to you get stamps is on those homes. Give me a second.

Speaker 2 10:29
To do that, I’ll get the numbers on the land. So the city use all leverage funding, no local dollars, for 16 total acres at 4.6 million, but the value of the land is 13.1. So we got a screaming deal.

Unknown Speaker 10:44
Did you guys sign off that IGA to manage,

Speaker 2 10:48
we have our own we’re the only ones but this was designed from the beginning, we don’t participate. So this is the IGA for compliance specifically on homeownership at the moment for smaller communities that are building ih programs, but don’t necessarily have the capacity to do on long term compliance with it. We do that in house. So we helped support it, we helped them craft it but then they’ve taken

Speaker 3 11:14
so to give you an example, on the 1515 foot affordable town, so a and we back up. What’s different about this that interest this was a we call it a

Speaker 3 11:36
solicited proposal. To us what winning training is about this is all of the units are actually over 1000 square feet. So when we’ve seen these, this product built like burthen, you’ll see 750 square feet. So I think everything’s over 1000 and up something that was important to us. the sell price on it is the 15 foot affordable townhome is 284,000 really affordable townhomes 300,000. And then when we get into the attainable side

Speaker 3 12:21
295 and 394 realtor, which that we’re still talking about the attainable side, we’re running from 412 to 480,000 hours. So this project is taking a lot of bandwidth. And as we were working on the other projects, part of the challenge on it was we figured out at the end that if we wanted to just do attainable attainable is pretty easy. As long as you can get land and fee waivers are attainable starts canceling out. When you draw the affordable end to it, it changes the volume completely. And when we have 40% of affordable in that development, it really stretched us and how we figured it out. So so generally we’re putting in land or fee waivers. And then we’re recommending to the council to put in $6 million, like affordable and attainable housing runs over five years, which is about half a million and over half a million each year. But we know there’s other options. And so we’ve been talking to the state about Prop 123 funds, I’m talking to the county about their new, affordable and attainable be created. And so kind of we’re kind of budding into that a little bit early. So that’s going to die. And if it passes, we’ll have a second reading in two weeks. But we’re hoping that if it does bounce tonight, like she’ll start construction later this year. That actually, I think balance is able to put reason why I wanted to bring it up is it balances with the work that we’re doing on the rental side. And soon because I think we’re starting to do by building this is that we’re now expanding that pipeline. So let’s take a set where we have families and families and start working with them. And they come by and then we get them ready to buy because that’s probably the biggest challenge. That I mean there’s a lot of anxiousness would be in the underwriting on this one. Because of the pool of buyers and you know, it was really confusing and hasn’t like qualified me that something happens. And so I bring this up because I think when we look especially at a sample potentially even at Aspen meadows, we may want to start working with the people that are in those units and having conversations about getting qualified to buy so we can serve slightly Yeah, the homeownership and building wealth to our

Unknown Speaker 15:03
residents participate

Unknown Speaker 15:07
is that the we

Speaker 4 15:08
do the while you save, and then it gets matched, and then you can use it for education or purchasing a home.

Speaker 2 15:16
I don’t think I know very much about it. But we do have, we send everybody that participates on the city side programs for rehab or other portable housing type items, go through boulder County’s personal finance counseling, which is we also call it housing counseling, just preparing people for homeownership. So we would do that, certainly for these. But this is, is a very high risk project from a developer perspective. So we built in a lot of ways for us to work through it if we need to, I’m not really tied to a table Fee Waiver Program, which is brand new as of November, is the first project that’s going to be using it. And that is also part of the approval from Council tonight is 100% fee waiver on all these units to make it happen.

Speaker 3 16:10
So we’re pretty excited about it. I don’t think there’s been a project like this built in the state. Have you all heard of anything like this, let me know.

Unknown Speaker 16:22
In the attainable is not restricted at all, no.

Speaker 3 16:28
Senior deed restrictions, and really, we’ve painted a lot of this. I mean, this is really creating stuff because it doesn’t exist, as we have a 10 year rolling deed restriction. So if you’re in it for 10 years, you can sell it, and you can sell it at what would be market value for that property. That’s the wealth building.

Speaker 4 16:49
Once that changes hands within 10 years, it resets. Because I don’t I never understood why you would let someone gain a windfall, right? Because the idea of building a townhome for 10 years is pretty, pretty usual. Right? Whereas like me in a one bedroom, condo, starting family, you’re never gonna stay there long term.

Speaker 2 17:09
The point really for like a permanently deed restricted, affordable for sale unit is really it’s for housing security, and so that you’re not subject to rent increases and your is more of a protection. When you get into this level, it’s more like you need some people that can do starter homes and, and prepare them to enter the market and then keep enrolling. So it’s balancing, letting people generate the wealth with also making sure the city investment is is helps as many people as possible.

Speaker 3 17:37
Yeah. Now if you sell you sell, or to someone who qualifies, then you’re right, it just resets to 10 years. So we think we’ve diversified in the fact that that 40% before it will ultimately be restricted. Thus, you have a 10 year deed restriction. Let’s say you have someone that’s only affordable and their job situation changes and they can move into maintainable, then as long as they’re in that category, you can take whatever equity is built up with again, those AMI points as they’re moving over time. So no matter what happens, people can take equity out, because of the underwriting in the reduction in in the buyer pool. We did in this case have to negotiate a buyout provision at year seven. And so because the underwriters were really concerned that it would be cool, because it’s already limited anyway. And so a year seven, eight and nine, you can buy out of it, but you have to pay back a percentage of the equity gain if you sell into the open market, and that was specifically to satisfy the requirements. And, and that’s like what we modeled in Psalm 64. It’s not bad, but it’s enough to retain people.

Speaker 2 19:03
And that’s a negotiation of this steel that that’s not built into our table program. And we built in a flexibility option for future projects that if they need something like this

Speaker 3 19:15
and the whole reason it could be a great job is because we’re paying 40% for law. And so that’s a big piece that we’re trying to figure out. There is there are preferences so you can’t put right at first refusals under fair housing laws. There are preferences and so part of the negotiation is because if the suit if the city is putting x amount of money, we get a preference on the housing on that percentage of the total value for people who work for the city because the city is for all of the units. It’s a preference for people who work in Longmont So what we’re hearing from our business community is that there’s not any options for their staff to purchase loans here. And so the whole intent of the attainable housing programs is to build housing for people that work in Walmart. So again, that’s a preference. And what it looks like for us is we’re probably going to go through a lottery process, because we think there’s going to be so much interested in this, that instead of just first in, first out, we’re probably going to look at a lottery process initially. But have people ready to slide in if things are falling out? We’ve also thought about looking at Land Trust metrics. The problem is interest rates kind of just blew that through walk blew that out of the water. So on the affordable side, and so yeah, that’s what’s going. Tonight,

Speaker 2 21:00
we hired the city side, hired a homeownership position. She started yesterday. Her name is Katie. So now have 2k, two K’s one, one, Katie, that changed her name for the office. Three, Katie’s but down to two. So she started yesterday, we’re really excited that she’s going to help us with this pool of buyers and, and working through our lottery systems specifically on this one, again, through that whole development process.

Speaker 3 21:30
Remember, we have two operational, maybe organizational issues, I’d say two positions open right now the assistant director position that we budgeted, and then we also as well. So we posted a position for what’s the code to title on that, as an investment manager. We’re pretty sure. At the end of the day, one of our staffers is going to get poached, to go to Greeley. And what we’re finding is that places that don’t have affordable housing programs are, what’s interesting is they’re starting to mimic what we’re doing. And so organizational updates, and it’s like front and center for me, is that, oddly enough, I think now people aren’t looking at Boulder and Boulder County, they’re, they’re really starting to look at what we’re doing and how we’re approaching it, which scares me. And so I’m talking with council tonight about organizational updates. And so yeah, where people are getting posts from our organization, on a weekly basis. And so we’re in a dogfight. So those positions are open. And my goal is to hire them as soon as possible when we open, open into the field, because I got to provide relief from Mali, and all of this. And we need to start focusing on higher level sort of future aspirational. And

Speaker 2 23:16
so we also think that prop 123, the attention on housing, generally, funding sources coming out for housing, even though they’re not all here yet. There are communities that are here. Yeah. And so they’re trying to be very competitive, to get people that can come in and build stuff for them, that they might not have had before. So that’s our take on, on why I’m really able to do this. But so changes coming, but it’s gonna be good. Overall team, and we can

Speaker 5 23:55
just have a comment which may be inaccurate. If I recall correctly, it seems to me that the governor has indicated that one of his priorities is that we have affordable housing within the 200 to 300,000 range. If that’s the case, then I think we’re at the leading edge on

Speaker 2 24:12
this masing alone, which is coming up gonna be called must answer has been called back in general terms for a while,

Speaker 3 24:19
it’s called most thing because that was the project name that we gave to Costco because it can’t be public.

Speaker 2 24:31
But 60 of the units would qualify under a couple of to three counts. So are the city’s goal till the end of 2026 is 304 units. So this would be 20% of that. That’s not a perfect calculation, because this is going to be phased in and there’s probably not all of them will hit this. This three year cycle, but it will hit the next one. But it’s still

Speaker 3 24:55
probably the first one. I mean, in this one project, we will build more are probably more affordable housing for sell affordable housing units and one project that we probably had 15 years through our traditional broken product programs. And just so you all know, the modeling on this is, there’s a lot of folks that I’ve been talking to that are waiting, we’ll see this because we think there’s an opportunity that if we can show how it works, there may be people who own significantly significant parcels of land, let’s say 10 acres, 10 acres, that are sitting back there going, if it works in the deal structure works, and we can use it to benefit our employees, they may be willing to put their land in this sort of contribution will take you that. So this is really setting the stage and I think is if we can ever start seeing bigger persons from the llj side, and I was thinking about this this weekend, is maybe how do they have more of a mixed development in terms of having some rental units up for sale units, and working together. So that’s why I brought this up, because we’re gonna learn a lot through this, but we’re gonna learn fast and know that we need to get the next project ready.

Speaker 2 26:19
Plus, we know like tech going forward until like tech is funded more than it is which there’s no indication that it might be, you gotta be really creative to get an award from this point on. The standard, standard project without something creative attached is not looking great compared to how many are out there trying to get really creative. So

Speaker 6 26:44
all those affordable housing units are deed restricted, you elaborate a little bit more, you said it resets 10 years

Unknown Speaker 26:51
before those are permanently affordable.

Speaker 6 26:52
So Tina was a recent so So walk me through the process of if somebody buys these affordable units, can they sell it, they can keep some of the equity and some of it goes back to the city or

Speaker 2 27:07
on the affordable ones. The city already has a calculation, it’s based on like a percent percentage growth. And it’s based on incomes had incomes at the time versus not that it’s a calculation that we’ve been using for years and years, we might be looking at, I would like to look at that. And just do that as a as a project probably this year, hopefully, since we’re planning for this. But generally, on the attainable side, if you purchase a unit that’s affordable to 100% Ami, then it goes between 80.1 to 100%, ami, Biden 100% Ami, if you stay for 10 years, you can sell it at market rate and keep all your proceeds. If you sell it at your five, then you use the city’s maximum sales price limits that we update every year based on market conditions and a ton of data. And you can sell that at that same 100% Ami price level. And the new person that buys out that income qualifies triggers that new tenure restriction

Speaker 3 28:13
to keep everything that you gain. So that maximizes this number has been

Speaker 2 28:21
and then we built it where it doesn’t make sense to have in this category of units, it doesn’t make sense to have it permanently there. So it’s either 30 years or three sales, whichever comes first. Because at 30 years, you’re starting to maybe do like updates and reset.

Speaker 7 28:44
From a buyer pool perspective, and this might help from an employee retention. This the city having kind of a matching downpayment.

Speaker 2 28:55
We do have a downpayment program, it is home funded, so federal, it has been extremely challenging to use in the last five years of our market. We have not had a single person be able to use it the last two years. And so we’re with this new homeownership position, we want that person so look at our existing programs, see if there’s any ways we can make it more flexible to actually be used. Or my goal is, as we’ve got these funding sources coming in, starting a nesting of hopefully, creating our own DPA program that’s more locally funded with that matches our market more. That’s a long term goal, and it will take some time to ramp it up. But the idea is that we want this person to start formulating so yes, officially, there is one we also do have a local lender that does the start to home program. And that is for Longmont residents and you it helps with down payment and favorable rates as favorable as that can muster at this point in time, but also working with realtor relationships to get more of a different fee setup, trying to make it easier. So there’s we’re hoping to partner with them to on this

Speaker 3 30:14
girl, there’s also a program that came out of our Economic Development Partnership Against home to this is what that’s a start to home sort of your home. So that’s a piece for some of the banks are using their fees. So we’ll be using all other tools. So as the

Speaker 4 30:34
federal around some burdens, we just can’t use it. Is it because of rising house prices? Or is it because of interest rates? Or what’s what are the challenges abroad? Right? Yeah,

Speaker 2 30:45
there’s like a maximum house price, that there is very few in that price range available in our market, and then the person has to qualify. And so people come and we get applicants all the time, and they can qualify for 300,000. There’s nothing there. There’s just nothing. So we go dig in and see, can we use it, or should we really scrap that program, repurpose it and do something else. So because I don’t expect things to just suddenly get better, where we could use it more,

Speaker 7 31:18
if there were, if there’s a pool of funds available, somehow, for whatever. There’s an organization if that helps municipalities manage down payments assistance programs for their employees, and that might Jumpstart is for you guys.

Unknown Speaker 31:38
Thank you, that’d be great.

Speaker 4 31:41
And the pipe programs really cool because it’s for our low income folks to start saving, and they get assigned playing, they opened up a checking or savings account. And then they make realistic contributions to their savings account. And then at the end of November, how long in the years it is the county was matching their funds. And they would walk away with $5,000 that they could either use for educational purposes, or put a down payment on a home. So I’ll look into that.

Speaker 3 32:12
One of the things we built into the contract, knowing all just the risk, because there’s risk all over me is that the builder doesn’t have the ability, if we’re not able to sell the home, within 90 days of co cc 60 days, we can create a lease purchase option. Because I’ve done that another community which does help the same individuals because you figure out how you can ease and how you build. And so that’s, that’s in the mix, too. In case that happens. This was just so you all know, and I’ve given you more information. So if you hear people chattering, you can, or I did, this was completely an open book deal is what I mean by an open book, is when you understand where the money is gonna come from, where the interest rates are, what all the soft costs are. Even the developers equity or the developer fee is, you know, so they agreed to a fixed developer fee of a million dollars, which is pretty important, because on the lending side, the lenders are requiring a certain amount of money, because if we get in another inflation cycle if you eat that. So that’s a fixed development fee. And when you look at the 8 million total project costs, that’s a reasonable percentage. We calculated in two ways. If you include the city’s investment, it’s like 15%. If if you never if you don’t include the city’s investment, it’s like a 15% return. If you include the city’s investment, it’s like a 10% return. And so for us in that type of project with the risky part that was reasonable based on what we’ve seen in other places, and then the developer agreed in the contract to if there’s any savings on it. 75% of the savings is returned to the city, and they get 25%. So I say all of this because it was as transparent deals as I’ve ever been involved in and that was the point of all of our ordinances, if you’re willing to share and teach us and let us see everything works in YouTube. That gives us the ability to do more and vertical construction, which is lager thrash, and it’s part of the I guess, it’s an offshoot of the Thrash group, which, ironically, that he was introduced to us because the brass group is the ones that have been on intelligence and security. So that’s his brother and his dad. And he’s been doing his vertical construction. And for the last five years, he’s been trying to figure out how to build workforce attainable housing. And he met JESSICA ERICKSON when she was with the LDP, and he was saying what he wanted to do this is the unsolicited proposal. And Jessica’s, like, you really need to meet this guy. And, and said, Yeah, I want to do this. And to give you a sense of what he’s investing it. So he’s working with an ad agency and a film crew. So they have been documenting this via video. And we’ve done over diesel. And he’s working with a group out of DC. PR, PR and marketing. So he’s invested in a lot of his own money, because assuming that this will work. This thing’s gonna probably go national.

Speaker 2 36:07
It’s a big experiment, pilot project that he this works he wants to replicate. He is working with Erie right now to do some, it’s all for sale. He doesn’t do rental. But yeah, well, we are units that we have to do for sale. So he’s got something going in Erie, he did a ton of the work that’s in downtown Westminster. So it is a it’s kind of split. Mississippi is where a thrash group is from, but he’s centered out of Lewisville.

Speaker 3 36:38
Yes, fortuitous. It was actually the hotel that kind of jumped started all these conversations.

Speaker 3 36:53
Gonna tell you this, because in the back of my mind, at some point, I only have Health and Human Services Advisory Board, because I’m thinking about housing and middle income housing in your advisory role. I think there’s a simple part in my mind, where I’m starting to really think about this, because there’s a part where a lot of this I think fits better here than it does in other areas. And someone’s trying to reconcile that. Because you all understand building economics and those issues versus our health and human service advisory boards. Just know that’s in the back of my mind.

Unknown Speaker 37:37
So no organizational thing.

Speaker 2 37:48
Really a thank you. It’s been great. It’s vertical. We’re going to talk a little bit about the operational Centennial here in a minute. But we are working with them, everything’s going smooth with construction, they coordinate with suites property side, everything we’re trying to figure out, you know, lightbulbs and such right now to make sure it matches across the property. Well, totally. But we are also talking to element about because they do have the option to purchase the land that’s behind the suites on the north side. And parks is planning a trail connection back their pathway. And so we’re trying to work with both companies, groups to just try and plan ahead, like I don’t want to build a trail and then screw up what’s been planned or vice versa. So we’re working with them on kind of, it’s still incredibly conceptual on what they might do back there, assuming they exercise the option. But we’re trying to plan ahead a little bit on what

Speaker 3 38:51
we’re trying to accomplish with that is that if we can use parks funds to build the trail, because we do need that connection from village and repeats to sunset, that then they’re willing to so what we talked about them as they’re willing to do the landscaping along the trail and the trail and dry creek that actually is a cost offset on the developments. That element would undertake on the property because they won’t have that requirement built within their pro forma. So we know financially it makes sense for element to work this out because it’s just offsetting the cost of the project that we’re really talking about in terms of fees. What this looks like how we approach it, do we do an attach sidewalk because we’re here to maximize the land spaces on the trail in that area. But there’s a financial benefit for that property for affordable housing. We are now

Unknown Speaker 40:04
working towards a win win. Okay, thank you for

Unknown Speaker 40:11
your comments either

Speaker 2 40:13
they did not receive a lifetime award, we do they say that they are still working to sort out a way to try again. And that is the latest that we’ve heard. So it’s not, it’s not converting to market that we know of at this point. I think they’re shooting to try again. But they’re gonna have to look at their service model tried to create a piece come up with something that’s truly great it to take data out of the bench. So we’re waiting to hear.

Speaker 3 40:42
And that’s the thing with the live tech that we saw, if you look at everything that it received in my tech award, it was not the traditional tech projects, they all had some unique aspects to the web beyond just building housing. And so as more people are playing with competition is increasing. And so you have to be creative, and you have to do innovative things in order to rise to the top

Unknown Speaker 41:11
things is just like different

Speaker 2 41:13
organizations, sorry, service models, to provide services to residents.

Speaker 4 41:20
So what has happening now, obviously, we’re considering and doing a lot of that to sort of other services there.

Speaker 2 41:27
What they did put in is they had a letter from the Arts Center, who was right across the street, saying that those are income qualified there, which was a segment of them could access our center programs. Now that’s not actually a unique relationship. Our center would do that anyway. But they just supported the project and said, yes, we’ll make sure that this happens. I think that that wasn’t enough, because it wasn’t a true partnership. Yeah, like on site something, bringing it in so that residents are not having to go out to find it. We’re, it’s conjecture on what the chapel was looking for. But it would I think it would have to be something I think that the reason are, we speculate the reason that ascent was successful. And what wasn’t, is, we did three and four bedrooms, which are very hard to fund and underwrite. And it was family focused on Eazy E, we’ve got children, youth and families that are going to come in and do on site parenting classes, and getting prevention services, and just really trying to engage the families on site, rather than having it available. But people would have to go and

Speaker 3 42:43
we look at the state’s environmental initiatives in terms of carbon reduction, you know, we included partnering with OPC, or in terms of having an all electric facility with solar on it. And, you know, we spent a lot of time talking to them about that, because they’re not used to cities with electric utilities. And working through that. So it’s really understanding what are the state initiatives? So solar ready, early childcare, these issues and incorporating as many of the state initiatives as you can into what you’re building? Because that’s, I think, what’s just needed. We’ve been in a write up three years, honestly, that I think is unprecedented for most communities, because we’ve had Chrisman get awarded, element get awarded. And now we’ve had to set the award. And so we’ve had a project and making last three cycles, which is highly unusual. And

Speaker 2 43:50
don’t expect that to continue steadily, it should probably balance out at some point, which might be part of that song communities where they’re trying to spread it out a little bit more, maybe.

Speaker 3 44:01
But if you build it, right, right, you position yourself in a way where they can be more. And that was a difference with that when it was the standard, affordable housing project.

Speaker 2 44:13
It did have things for it, which was basically build ready. It was very far through the entitlement process. It was it’s one of those that if they get far you did see on that line tech list the word list that some that were like the final phase of completion, it didn’t necessarily have a great service model, but it was just closing it out. So eventually at would, because it is so close to just being ago, it should get awarded if they keep trying but we’ll

Speaker 4 44:43
see something else I’ve noticed and I’ve heard from our own perspective and planning. The services in Boulder County are not as good as they could be. Like we have had so many projects when we partnered with cert service providers and border county that they just didn’t deliver good quality services, like they do the bare minimum. And so it’s really hard when you think about like the permanently supportive housing, you have to get really creative and start bringing in, like, people from outside Boulder County, really, I mean, I’ve been to enough like one of the things that we’re trying to solve for Boulder County is IED, housing, facilities. And there’s there’s nothing right now. In Denver, there’s stuff but trying to get organizations to come into Boulder County, or come from Fort Collins, like Marsh. That’s sort of what we’re looking at. So if you know of organizations that provide services outside of this area, start talking to people, get them get them interested in coming here, because we’re, I don’t know how you guys

Unknown Speaker 45:50
have in house a lot to talk about.

Speaker 4 45:54
Yeah, this is weird, were a loss. It’s like you got MHP. And, and the homeless shelters, that’s it. So like, there’s a little bit of a desert of services and service providers.

Speaker 2 46:19
Okay, so all of these items under this AB and sub items are are going to bleed together. But recovery kaput. So recall, our idea was that we wanted to build an add on it, this means to have recovery cafe, be able to do services on site, and the city committed a million dollars to for that end outcome through our muffins and some of our CDBG CB funds. So we undertook this feasibility model, they’ve been working on it through all 2023 They got conceptual architecture and site plan. And it is a challenging site, because it turns out practically every utility in the world, it feels like it’s right under that building. So it was there were some challenges, but it was feasible to build. The challenge came in, we’ve also we’re working with the investors of the suites, which are some of our more more challenging ones to to work with. But they we got them on board with the ground lease idea, because the land is owned by the investment partnership. So they were okay with the ground lease. But the problem is, recovery Cafe wasn’t have to was going to have to get a mortgage to cover part of the build cost. And so the investor is is just having a, they will not subordinate their their loans, right. They’re the primary mortgage, they will not subordinate to anything. And so recovery cafe was going to have a steep hill to climb to try and get approved for a mortgage for the remainder. And so to the point where it was, it’s probably not feasible on the financing side. And so what we’ve been talking to them about is whatever you do, if you end up making your home base somewhere else, can you please still build in a sweets service model, and we would still commit some city funding to help you with your eventual location. So what you have in your packet is a draft. Generally, we’ve reviewed this with them other than the cost section that you’ll see. On page expense breakdown anywhere where it’s going into expenses, I think it’s on the third page. That is we’re modifying that with them. But in terms of the model that they have proposed here, we’re on board with so far. So we’re working with them on what this would really look like. But this is what they have proposed to bring at least satellite services to the suites, we’ve got space for them to office space for them to hold their group meetings. But this is kind of what we are considering now. And so this would come to the LHC board. At the point that we finalize this, we’re still telling them that you know the expenses are we’re we’re talking about a trade off here. The city’s went to commit funding to help you get into a space in exchange like services don’t necessarily have to pay for the services. So that’s still being ironed out.

Speaker 3 49:36
Very similar to what we did with Center for people with disabilities as well as 615 facility for five years looking to do. They didn’t seem to react. I mean, they got it in there wasn’t a bad reaction. And I even said because I actually know our chair and vice chair really Oh, and I’d like to have them call me if there’s an issue, I haven’t had a call from them. So I’m pretty sure there’s not an issue. So in exchange for 900,000, CDBG side, they’re gonna give us this. And we’ll figure out the timeframe, because we also know it’s not realistic to do it in perpetuity, within what’s a slide into say, Okay, here’s how we can start contributing to the operational funds to continue this. We’re also going to try to get their plans. Because on the other side, when I

Unknown Speaker 50:35
was a pretty fun

Speaker 3 50:38
building, because on the other side, what we’ve done on the city side, is we have made significant investments into mental health services. So we told you we have finished and one of the suites is funding, we have two permission threes. We’ve also added some components to over the last few years, we’re now defending full four core teams, you really have to fully staff right now. And we have spaces, we have significant space issues. And so what I’m thinking about, and talk a little bit about in a talk with Zack and Christina, is that as we’re continuing to build out this mental health component within our organization, you’re going to need a space to house them. And that kind of makes sense that if we have plans on the other designs, we don’t have room here in this area. But it may make complete sense to build that out there adjacent suites. And that’s where we start housing are some of our mental health services, they’re already moving into a center of excellence model to where they’re working across the organization. And so that’s something that I’m starting to noodle around to see how can I do that on the city side, because that is easier for us to deal with subordination issues and things like that. So that’s kind of in my mind. And as you’ll see from the next few discussions, I think it’s incredibly important that we start building other beings in that area, because we’re having issues.

Speaker 2 52:25
So leading into that is their first any questions on the actual service model that recovery Cafe is proposing?

Speaker 4 52:34
My question was, so it’s essentially six hours and then drive time, right? What we’re looking at initially, in terms of just hours of specialists would be doing programs and meeting with people, is this still about it? Like, how, I guess

Speaker 2 52:53
they proposed the weekly recovery circles. So that’s a three hour situation, by the way, this is they want to scale this up and have more but they just want to start with making sure they can bring the people that are filled the room that makes and so it’s it’s really focused on those that are trying to maintain sobriety or or get out of addiction?

Speaker 4 53:17
And will this be open to anyone in Longmont or just the residents so they are

Speaker 2 53:21
already open to anyone in Longmont at their current location. They’re operating out of the church here up the street, this would be focused on suite presidents or maybe they could we could bring in other LG properties. If somebody wants to join, we could help figure that out. But this is specifically for LBJ presidents. So basically, what their their model is they they bring in, they do recovery circles, that people have to, they have to commit to attend a certain number to make sure that they’re really actually there and investing themselves in the process. And really building a community to try and get people that are working on substance abuse, challenges to be able to have resources and they can tell people, they can help people with resources, navigation for other things as well, that she had connections with other nonprofits, that type of thing.

Speaker 4 54:19
So one thing that came up at a recent PSH workshop that I’ve been to, was the idea that you have a service provider on site, you know that the residents aren’t required to accept services, but the service providers required to try to provide our services at all costs, in all ways, shapes and forms. Has that idea kind of been baked into this.

Speaker 2 54:41
You have had very candid conversations that that was what we were looking for, like through engagement and outreach. Not far they never answered as we never tried again. And we know from the sweets community that people they talk to each other a lot. So if we can get a couple people participating, that we would hope that that would help spread the interest to. But we told them that that is one of our biggest concern is we understand it’s not mandatory, but what are you doing for outreach,

Speaker 3 55:13
married people that live overseas to do utilize their services.

Unknown Speaker 55:19
And that’s one of their counselors there. Our connections in there, so we know how many tenants are suffering from addiction abuse, that’s not data that we specifically collect. i It might be a mixed bag of those that say that acknowledge that versus, or the active stage.

Unknown Speaker 55:50
What property you’re talking about,

Unknown Speaker 55:55
I’d say at least 65%

Speaker 2 55:58
that are facing in some way whether trying to

Speaker 5 56:02
sorry, that’s that’s minimum and I, and that’s on the spectrum, from marijuana to fentanyl to

Speaker 4 56:13
this would be open to you, the people who are still working, we’re just going to continue to maintain this, right.

Speaker 3 56:21
And they’re pretty successful. I mean, that’s the thing is, this is a national program that came out of Seattle, it’s now made its way across the nation. But you know, in seeing the folks that work with him talking to him, they can get him engaged and keep them to recovery Cafe is actually probably one of the most successful that I’ve ever seen.

Speaker 2 56:41
I agree. So I’m gonna segue into service provision at psh. But if there’s any other specific questions about this, this will we will present this to the board at some point once we’ve ironed out the details and get a finalized proposal. But any questions about recovery Cafe before we went to pet services, overall, it was good. All right. So Psh, I’m going to try and structure this into our umbrella issues, and then dive down to whoever has tried to do on each end of it, overall services for permanent supportive housing generally, and then for all across the board, but we’re gonna focus on permanent supportive housing. The funding sources out there are dismal. We hope that the county tax money that starts to be available in 2025, but they have to ramp up and bring in in tax revenues first, really have a program to fund people. But that would be an Ellis services would be an eligible cost center that we’re hoping prop 123 brings in more opportunities for this type of thing. So far, there’s been one round that was not nearly enough to serve what people are looking for. So there’s potential sources on the horizon to help fund support and services. Right now, it’s there’s nothing in order Doh, the state will fund supportive services and vouchers to go with them. But they also have case management ratios of a minimum of 15 to one preferred 12 to one, which is insane. That is like $7,000 Yes. And it’s like not enough money to even do it. So there’s this there’s a broken piece there. Plus lemon right now, before we get our solutions in place, we have a property manager on site and we have our MHV person, if they are staffed up on site like a day or two, we are at like an 80 to one ratio. Right now we in real life, which is not even close. There’s a ton of history with that with how doh is funded the sweets originally, and what they do now, but that is what it is. So right now, we have half of our vouchers at the sweets are administered by mental health partners, because they are the state approved administrator of Doa chapters. We know that those that voucher program is broken as well. They they barely fund administration. And so we know that nhp is strapped for capacity and funding to even do what a doh was requiring of them to start. However, Doh, our agreements with nhp and doh for one this week was put into place. Say that it’s supportive services. I mean, you’re out there’s an outreach component that’s required. There’s, you know, it’s we’re supposed to be matching these doh case management. Now Doa I’m sorry, I’m HP is having a hard time keeping staff just like oh, a lot of agencies, but it is severely under capacity underfunded. It is just not working as is. We know that for us, we could either we could do a lot of things to try and solve this situation, try and hit the system, go into the state, try and hit the funding cycle, which is like two years out at least. And then or try and just solve it ourselves and go around the established process. So what we have done on the city side, and Ellijay is fun. For three clinicians. We’re trying to basically, whether or not you’re having capacity struggles or funding struggles, we need this, and the city and Elijah have stepped up and we’re going to do it. That doesn’t mean we’re going to say you’re off the hook MHV your state, but we have to do something. And it is the situation is we’re in dire need. We have had, we’ve had the holidays where we’re taught for two weeks, but this week residence, there was an instance with a tenant that was being evicted where it goes not very scary, very fast. And we need on site, people that are trained in de escalation, crisis management. We need that very badly. So in terms of our our work around, we’ve got our clinicians funded, refer those find job descriptions are being finalized right now they should be posted here, imminently. We’re also because of what happened over the holidays, we’ve modified or I should say, supplemented our security on site. So we have rebuilding attendance, one of them did resign because of this, it was just not a choice, which I do not blame. Our building attendants are just for a presence on site after hours, weekends and nights. But they are not trained security personnel, they’re not armed. So we brought in a security firm on short notice, just because we were worried about the presence of this individual. And so that has brought a lot of things to light, they’re doing a really great job of keeping an eye on and trying to make sure that they’re reporting to us anything that they see that is that is not good. And so we’re thinking long term, what should that model look like for clinicians, security, if needed, because we have some residents that are so happy and relieved that there’s security on site, we have some residents that are not so happy because now they’re getting in trouble. So how do we plan for it, but Zinnia coming Zinnia will be loosening up and this fall, we will have 55 More PSH individuals, these are all MHP vouchers, all 55 They do have an older shelter, providing services. So that will be something that’s different from this week’s model. And however MHP they have to work with doh on their tenant selection. So we have worked with nhp, where they’ll take every other person that they refer in comes from our local case conferencing. So they have a local tag, but they do have to pull from the statewide list as well. And so working with them on Lisa, is is coming. So now that’s kind of a bigger picture. Just give me a plan for Lisa first. The element two is buildings I am right before Zinnia did the bluebird Boulder, which is 40. And it’s a PSH versus virtually the same model as they just completed construction. And they just think they’re just about done with Lisa. And so they are going to come in Boulder shelter ma nhp. We’re starting to talk to them here this month, about preparing for Zinnia and doing the lessons learned from the Lisa process on Bloomberg. So we are lucky that we are coming in second and being able to they’ve already been through it once. So those conversations are coming as we think to next fall was any of being fully leased probably by the end of this year. We just want to make sure we’ve got systems and personnel in place to be able to make it a smooth transition. And just make sure everybody has a safe and welcoming place to live and nobody is scared or causing problems on either side.

Speaker 3 1:05:00
There’s a fight coming on isn’t to steal at your level. So as a result of what happened with the additional facilities, we have to take protection orders out on staff to take protection orders how long residents may have been reporters out on buildings. This building was one of the suites is another, Sarah was great, and serving and doing stuff because it couldn’t get other jurisdictions and serve. We started having Sarah and I started having a conversation that Lisa and Molly and so just kept blowing up to the point where the individual was in the hospital got released earlier than we thought. And so we had to pull the trigger and bring the insecurity, we just everything that we knew we couldn’t take the risk of something really bad happening. And so we brought in security, we said we’re gonna do it for two weeks. Thus far, in two weeks, we have probably seen and learned more about things that are happening at the suites that we’ve never seen. And it’s kind of like, one example was they caught somebody with a gasket coming into the building, it stopped them when I’m bringing when we think we know what they’re doing, the guests can but then all of a sudden, they like keep it outside, they end up finding it under the gazebo gazebo smells like Yeah, so my god is important and other containers. What do you do with gas, you actually use gas. And that’s one of the things you can use to make meth. We then subsequently heard that there was a strong metallic order odor coming out of the unit that was associated with these individuals. So then they posted it on a 24 hour database. And we went in and did our back testing on the whole, super, super high. So as a result of there are some other what happened with this weekend

Speaker 5 1:07:31
we had a suicide attempt we had regarding the unit that you’re speaking about. A lot of traffic in and out one of the authorized staying there is going to other units in the building. So I’m working with security on identifying who those people are, what’s going on. And needless to say, like Carolyn just said, we’re seeing things that we haven’t seen in a long time. That’s probably I mean, no, no fault of Corinne, Raven Ruby. I mean, they’re not up and running for seven. Right? They would have been. And that’s when things happen. And the security company is doing a fantastic job of identifying problems and even last night. The gentleman that’s an authorized at the university can vouch he’s been he’s been going around the buildings, so they trespassed him. And he hasn’t been back, as of right now. So the issue that comes that comes up is that if the tenant invites him in, which at this point, we don’t, we haven’t had that come up, but security knows that, you know, the I went over it within the day because like, oh yeah, he’s very, he’s very good. So we’re working together. So try it.

Speaker 4 1:08:57
I’m just gonna ask him for security now and listen, so is like 24/7 for the two weeks. What are the prices like? It sounds like it’s probably not sustainable

Speaker 2 1:09:07
as a short term price model right now that we hire,

Speaker 4 1:09:10
that they might work with us for like a long term more regular.

Speaker 3 1:09:14
So they’ve sent us I asked for a quote, We have to go out for RFP anyway because of this, but I asked for a quote, what did you get depends because he didn’t send it to me and so there’s different models that what do you do Oh, you this property, you do this property and then any of which I can figure that out? That helps us a little bit because you can make some revenue and you can provide the the broader piece that’s all also a component where we hire them to actually do rounds through other properties. That that kind of work. reduces the overall cost as well, which is because then there could be more options to bring dollars into bear. But my dad says that it’s probably going to be somewhere between 135 and $225,000 a year, now,

Unknown Speaker 1:10:20
your units have to be rebuilt,

Speaker 2 1:10:23
the cost of rebuilding attendance with benefits as well. So if we need to

Speaker 3 1:10:27
so, so my guts telling me that, since we have one vacant building attendant, one is shifting into the custodian, that I’m probably just gonna have to make an organizational decision to eliminate three building attendant positions, capture that money, figure out what we have embedded in that, and then do an RFP for security. And try to look just holistically at what the gap is, depending on understanding, too, but you’re right. It’s a constant one. Two messiness. That’s in play. And what we’re looking at, the upshot of this is, I’ve been hanging out so I’ve been looking at the evictions and everything that we have going on. And so about three weeks ago, like two weeks, and I said no hurry, but can you give me a breakdown on the evictions and lose kitchen with the bouncers? When this issue was off with this guy, I said, I knew that now. And basically, what I can tell you is that of the significant evictions, now non significant evictions or failure day, things like that. But the significant predictions 70% of those patients are MHP voucher holders. 70. So 75% of those positions are MHP voucher holders now, Sarah cross through the crime free multifamily housing program that we’re now seeing that similar situation community wide with other robberies. Sorry, Sarah, when you go to the sort of these other groups and have them do

Speaker 5 1:12:18
the same thing, which they don’t that just, they’re there, they were more than willing to give us the data. So they’re gathering that. But what’s interesting is that it sounds like they don’t have a, they don’t have that many MHP vouchers. For it, we’ll get to that. But

Speaker 3 1:12:35
so at the end of the day, what we’re now seeing is 7050 percents, not an anomaly. You know, and so where I say that the probably the fights coming, is that we have an organization administering vouchers on behalf of the State of Colorado, that’s not adhering to the contract. So we have to hold the contracts and what they’re supposed to be doing. So pretty clear, they’re not doing that. And up until a week ago, anytime we had an issue with one of their individuals, they would not engage with us. Something’s had the addiction. And so then it’s scrambling, something happened last week, and I think it’s to this, and there’s probably a state coming down, that all of a sudden, they changed it, but we’re gonna schedule a meeting. And, you know, our question is, unfortunately, for us in Beaufort County, there’s not another agency that administers the voucher from the state. And we’re going to have to potentially make a business decision to say, do we just jump into this program? And do we take on that role, even though we know there’s going to be an operational loss from a financial standpoint? Because there’s no way I mean, what we should see of significant evictions, this should be balanced because we’re tapping into the same rules. And so, it’s a problem, and we’re getting ready to dig into

Speaker 2 1:14:10
it. Here’s where the where the fight might not. What does housing first really mean? Housing First is the model that everyone has sepsis is what we should be doing. What that really means is if you are homeless, you cannot generally see your life beyond 24 hours. If you don’t know what you’re going to eat, or where you’re going to sleep tonight, thinking about your life decisions tomorrow is not a thing. And so if you are first house, then that eliminates that 24 hour period, and it lets you look further down in your life. And then you can start addressing things like substance abuse, jobs or health or all of those types of things. That’s the idea. The problem is housing first doesn’t mean get people into houses and leave them alone. Housing First gets people into houses, and then you come in with that stuff to help address their issues in their life. If and if that second step is not happening, which our perception is it’s not, then here we are. That our contract requires that there are funding and capacity struggles, but we got to figure something out. So that we know that. So because of our security, there’s a lot of more minor, minor violations, somebody, you’re you’re walking through the building with a marijuana joint, that is a violation of our crime free agenda is not allowed by the HUD found the funding that pays for your voucher. Don’t do that. Okay, you’re going out of the building, but you’re walking through, bypass the security guard with it in your hands. So we’ve issued some warnings like you are violating your, your lease, and there is consternation about that from MHV already, or don’t you believe in Housing First, ensure Housing First. So that is a pretty strong statement to make here in the public meeting, but we are going to be pretty open about this conversation with MHP in the state because we are trying to work around it. But that does not mean that your obligation should not be upheld.

Speaker 3 1:16:11
Part of it is saying this, this audit? And the answer is yes. Because at the end of the day, those individuals that we’re having to deal with when we go through the eviction process, and this is a key thing to stay. For. When you go through an eviction, the eviction is still unless you specifically asked not to steal the eviction. Very clear that when we’re going through these significant issues, my directed to Lisa is every one of these we asked her not to have unsealed suppress. So we’re asking to unsuppressed and every one of these that we’re dealing with, because it’s not fair to the other landlords in the community to know this.

Speaker 8 1:17:10
That’s a slightly different viewpoint on that. My understanding is wrong. They’re suppressed until the point of judgment. And then they’re unsuppressed unless there’s an agreement between all the parties continue the suppression.

Unknown Speaker 1:17:30
It’s opposed to the problems in the street. They just don’t get around to doing it one way or the other.

Speaker 2 1:17:37
So would you say that most suppressed? Well, I

Speaker 8 1:17:40
can say this in my stipulations that I do. Ha. There’s always been this permanent press on most cases, they came to possession as they make all the things session. That was done a couple of years ago by the legislature. And frankly, that’s the one of the only levers that does this. Get people to sign agreements, of course, currently. And I know I heard this from someone the other day that it’s a it’s totally unreasonable. And explain to him that there’s legal reasons why.

Speaker 2 1:18:21
Well, they were not just to be clear, the suppression issue, it’s not for non payment of rent, or it’s for if this person has threatened violence to a landlord or a meth unit where if that goes into a private landlords that they are there.

Speaker 8 1:18:38
The thing with the whole opinions about some of the stuff you’re talking about are questions. Now one of the things to conviction quarters, you never know when a judge is going to put in this particular case and jettison something I’ve seen do this twice now. That everybody is shocked over and that was leaving the 10 day because right now by law, you cannot get somebody for seven days. Sure. But I’ve seen this. I love this. But I’ve seen it twice now wait there were all kind of shocked if it doesn’t quite match. Now the other side of that coin is the sheriff’s are saying I’m sliding. By law I’m not going to do this. This is not as clean as you think it’s the other thing I wanted to say was I was gonna just bring it this is minor compared to what you’re talking about. But at the sweets from that wasn’t one of the other properties. And people were very upset because the manager there is going to lock bathrooms on the first floor when she leaves because homeless people are getting in to me what that what I thought that is the answer is not like in the bathrooms it’s Do we have a security problem with these buildings and people Good, is this bad enough that we have to shut the bathrooms off? It’s probably an indication of a bigger security problem. So that was our launch

Speaker 5 1:20:19
is that is true? I mean, one of the issues we have at that building, we have to have that happen.

Speaker 8 1:20:26
Yeah. So, you know, my question is going to be before was a way to point we should be considered secure around the clock security and all these. Because we may have some pretty good exposures that people are just wandering. And I know, we keep telling people go there people. That’s never going to fail at me all the time. Occasionally, people know me from that office all the time. But I know a lot of people have no idea. And don’t even ask.

Unknown Speaker 1:21:02
Yeah, I mean, part of it is I consider it a constant issue.

Unknown Speaker 1:21:05
I understand.

Speaker 3 1:21:06
And so yeah, that’s the hard part of this is, you know, there’s a personal responsibility. And then there’s the organizational responsibility. And it’s a challenge because even at Spring Creek, we had an issue where somebody was propping the door open with a rock or something. And so most of the issues that come from outside the facilities are actually the creation of the people that live within the facilities. Which is why I kind of thinking about this role and security kind of concept if we can do it financially, because you see it in different areas. And what’s interesting is like, we have a major problem, we took over the lhsaa, with somebody breaking into getting into village. So we put cameras and other stuff. And hopefully in two weeks, the camera thing will be resolved. Because of all the federal fines, it’s turning into just a bloody nightmare. But hopefully, in two to three weeks, we’ll have the best value and we can do it. But two cameras are going to be part of that. The way we did the best value is that cameras will be associated, we’re asking them to let us know whether or not they have options. They can also deal with access control systems, and, and parking systems. Because if you can integrate access control with cameras, then all of a sudden to your point, you know, if we’re seeing certain things, and we can adjust access control via technology, but yeah, I think we do need it. But the difference was a village place. We said, Okay, we’re gonna put cameras in here for you to do what you can’t do. And almost immediately change it change the situation to where we’re not experiencing the issues that were probably happening. And we’ve seen this in other properties is that people have their own viewpoint of how they help people. And where people are, and where they let people have let it fall River, where I think we had to evict this person where they were letting unhoused individuals again, in allowing them to stay in their units. And

Unknown Speaker 1:23:32
one thing that I thought about this, we have a basically the vulnerable population. People send people sweets as a security item. When I lived in I had an apartment in New York City. I used to fly back before

Speaker 8 1:23:54
you couldn’t walk in the front door without three people asking you. And that was the doorman Park security. Again, this building. Right? When you look at our population is all animals they are it seems to me like that exposure bringing us that we shouldn’t be looking at how we make that primary. How we spend our money.

Speaker 3 1:24:21
Yeah, and I think the challenge is some of the properties can barely cover maintenance and management. And I think that’s kind of where we have to as part of the broader financial strategy of building projects, building up the fund balance building up the general time to where we can make this art absorbing that down the road. We have the general fund. We’re just not quite there yet. Yeah, I mean, if we had the money, I’d probably have security here.

Unknown Speaker 1:25:00
Have you heard saying watch hurts?

Speaker 3 1:25:01
Now that’s good, because what I would say to the manager is, let’s not lock it. Let’s look at a different door. Lock handled, there’s a code that’s required to utilize it.

Speaker 1 1:25:19
Having problems with our professional models and our small amongst us populations have identified that as a place to go, so they were breaking in just constantly. So one thing that helped with security and restore is we can see the mesh Windows is

Unknown Speaker 1:25:42
what what ultimately helps the tenants with when they’re doing their laundry basket. We did a coded door lock that was unique. The code is unique to that tenant so that

Unknown Speaker 1:25:54
we can read into our code.

Speaker 1 1:25:57
So we do not want to lose sight of this crackhead he was giving the code to the son to son, because he didn’t. But we knew that that person, Cisco was you need to have given that cord out to someone else. So we have no problems. Since we started. We’ve resolved. So it’s hard to believe our boiler guy or the guy who just asserts on steam boiler, he was saying there’s a unit there’s, like 12 units in Dortmund has seen the homeless, causing they’ve done you’re still getting the boiler guy was Sergey actually started, they had unscrewed air vents on the other side and the crawling through the ventilation system and entering the boiler. So they’re doing all the things we did to secure the front door, but they were like coming back. So we knew we are says the same thing. So preemptively sometimes it’s a story, we welded the crate to the airman. Is it

Speaker 4 1:27:17
an upfront cost to the thing? Or is it an ongoing cost?

Speaker 1 1:27:23
Yeah, so and then, and then each unit has a unique door. And then you can also if they prop the door, open it

Speaker 1 1:27:37
so that way, you know which tenants call it and then they had to have given us

Speaker 3 1:27:44
Yeah, that’s the access control connected to the cameras, because when you can integrate it when you see an issue in the camera can connect to the access control system. So then, beyond just the restroom, so

Speaker 1 1:27:56
we had that we have the camera. Yeah, so we have a company. Of course, we start using a snowball, because we would like to put it the cameras were for monitoring myself, my husband didn’t have to check the camera and see how many hockey pucks to establish right. So we started using that and nothing else. So additionally, now

Speaker 8 1:28:22
shows that central location. Families are all the doors, all the properties. Yeah, exactly.

Speaker 3 1:28:36
Yeah, ours is a little different. Because it’ll be working with the parks cameras, and we work and you know, eventually working with everything. And so public safety will have access to it. And so will the managers, Lisa and myself. And so initially it’s just cameras, but these cameras actually. And then when they protect somebody in the area, they zoom in to see what’s going on monitoring you can but rarely do you have we have the capacity to ride monitor right now.

Speaker 8 1:29:08
It couldn’t be done by emergency center. Public safety are some salts

Speaker 5 1:29:16
ultimately that drain but capacity right now there’s no way so what we ended up doing in our program we have a large TV and it’s got about four or five cameras open any officer can go in change the cameras up to view a different part or or whatever and say something comes out like right now in there is in that room, they can go to that camera and then rewind it or go to the time which it couldn’t be real time and they can actually see the incident itself. And it’s it’s amazing the camera systems how we are watching us watching them One of the search columns, one day, we were looking at car park. So I was asking him to split, there’s some dead spots, and we’ve had some problems. So I was like, hey, we need to, I do that a lot too, as far as our cameras to the park issues. So you’re watching our park, it has zoomed in on this car. And we hope the guy sitting there smoking out of the pipe in his car, like in the picture is super clear. So we can catch a lot of things. But we don’t have the full time monitoring. So

Speaker 3 1:30:33
part of it in terms of capacity, what we’re working on the city side, what we’re working on organizationally, is in terms of call centers, we’ve started bringing things together. So Valerie God, Becky Doyle and Sandy cedar are working on this and then working on it with utilities. And that we know some point in the near future, we’re going to have to shift to a 24 hour call center for next slide. And as you’re thinking about that, we’re going to bring public safety headed because right now, for our utilities, or after hours calls goes to the non emergency dispatch. And dispatch has to handle it, which is a problem. And it’s alright. As we’re moving organizationally into this 24 hour kind of world than to Sarah’s point when Zach and I talked about, it’s literally probably looking at an operation center where there’s always somebody in it, and the cameras are always going. But we’re talking hundreds of cameras. And so then some of the technology with this camera, but the cameras, I mean, they have audio devices on it. So hearing like painting or something. There’s things that we may be able to do, but it’s just a capacity issue for us right now. Yeah, now the group’s AI built into it. So we know the companies that are leading edge of that. And so hopefully they submit the cool thing about it is that we also want to mimic what we’re what Nola provided is that we then give the ability for individual property owners to say we want to participate in this program, and you can buy the camera system that integrates that ours. And then the individual property owners can give public safety access to it so that if something happens, then you can utilize it. So that’s part of our broader smart city initiative. But that’s in place. But to kind of go back to where we started is on those substantial violations. What we found is they probably had issues other places. But here point whether it’s the judge or administration, they’re not done suppressing it. And so you don’t know who you’re getting. We’re making sure that they’re unsuppressed on substantial violations. But back to the housing first conversation, our ploys. MHP is going to be by you not doing what you’re supposed to. You’re harming the client, because once they create a substantial violation, and we say it’s unsuppressed it’s almost impossible to get house.

Speaker 2 1:33:20
So I apologize that I’ve been typing during this conversation, because we just got an email from Doh, really strongly worded. And he has gone to doh to complain about so I was writing a direct email back and so the will. Yeah, so it’s happening.

Speaker 8 1:33:45
So it’s a question. What do you do with the people you raise this couple of weeks ago? So several people that are not, can’t live in environments? What are we going to do with the homeless? Are we going to create hate to go here? But you know, some people would say, well, they’re either follow the rules or they’re in jail, no matter what you create this impression, find that type situation to deal with mental health hospitals. And we’re kind of at a breaking point right now.

Speaker 2 1:34:26
So I want to make sure we’re talking about some really bad scenarios. But the number of residents of the suites that are trying to do good, that should really be the message I don’t want especially to our partners to the state to MHP seeing the examples that we’re taking strong action on for several individuals. That does not mean that 78 and other individuals are doing the same thing. Are we do want to balance we are in the same business of if we evict somebody They, we know that once if they’re homeless, again, that is still our problem to help solve. And so we want to make sure that the messaging is not that we are hardlines, you are not welcome here, it’s more that we’re trying to fix a couple of bad situations to make the 78 other individuals that are doing okay, safe and able to still work on their own lives. So that’s something I think we got to make sure we start with and all of these conversations to make sure that, you know, just because the FHA has a partnership with the city that has a police department does not mean that we are just coming in cleaning houses, I don’t want that perception to be out there.

Speaker 4 1:35:43
I think that there’s a there’s a broader issue in just the nation around homelessness and housing. As a housing provider, you know, the housing first model, it’s really hard to do it when you have investors and lenders, and it’s business, and they don’t want to see these people house because it’s affecting their return. Right? It’s, it’s almost like there needs to be a separate category of service and housing. If that if that is really the model that’s going to work. There are there are people who believe that you should be allowed, if it’s Housing First, you should be allowed to use meth in your unit. You know, if that’s what you have to do to survive, that’s great in theory, but you’re putting other people at NASA, you’re putting the whole entire building at risk, you’re putting the lenders and investors, they don’t care. They’re there to make money. I mean, that’s the lie, tech side of it is a business, they’re not doing it out of the goodness of their hearts, banks aren’t lending, you know, millions of dollars in construction and permanent financing, because it makes them feel good. They’re required to by law to invest in the community where they have to face. So the perception that everyone’s in it for the warm fuzzies it’s not true. Not really. I mean, that’s what it really comes down to people like us, yes, we want to see people drive. But we’re at the mercy of this entire system that is built to fail those vulnerable people. So I totally agree with you. Our hands are tied in in some ways, but

Speaker 5 1:37:31
I think also go into all this point. And what’s going on right now, there needs to be a sense of accountability. And there needs to be a sense of these, you know, whether you live in your own home, we’ve I mean, I was just fighting with my son last night. I mean, we have rules, right? We have rules, no matter where you live. And when you live in a community, like the suites there, there has to be, you have your lease, you have your community calls, you know, these are things you have quiet hours, you have to have accountable. And when you lose this sense of accountability, it’s mayhem. And that’s, that’s ultimately, I’m not saying mayhem right now. But what I’m saying is it if we don’t start holding these folks accountable, then it will turn

Speaker 3 1:38:22
well, there’s other right, so we’re on the other side would pretend that are following the rules that are coming to us going, I can’t sleep at night, because of all of this, I can’t do this or I’m scared. And you need to do something about it. And so you get put in between these, these two groups. And at the end of the day, the ones that are complaining, right, it’s this activity is not allowing them to live in a safe, peaceful environment where they can be successful. And so, you know, for the most part, you know, we’re pretty tolerant on issues and do creative things to solve it. instance, when those individuals refuse to do it, and you just keep going and you know, it’s a systemic issue.

Speaker 8 1:39:23
So quick question from this letter just talked about? What does that really mean?

Speaker 2 1:39:31
I’m, what I think we need to do is make sure doh MHP and us have a frank and transparent conversation to make sure we all understand who is actually responsible for what when it comes to support services, knowing that there are funding challenges and capacity challenges, but who is actually responsible and who is actually taking the steps to try and make this right. I think that that there hasn’t been a three way conversation In recent years, at least, partly because there’s everyone’s just working with old systems, because there’s nothing out there to create a new system right now. I think everybody just needs to know, the real world on the ground, not just seeing a report on a piece of paper that you get once a quarter, that shows that you’re meeting your, you know, requirements set by the state, it’s, it needs to be much more of a conversation about what this is like day in the life. Because I think there’s a complete gap in understanding of funding this from the very top level versus operating this on the ground level.

Speaker 6 1:40:45
Really just talking about sweets to with Zinnia, doing a lease up as well.

Unknown Speaker 1:40:54
For me,

Unknown Speaker 1:40:55
go there, go there.

Speaker 3 1:40:57
Yeah, I think the conversation is really interesting, because we have the data

Unknown Speaker 1:41:03
to show

Speaker 3 1:41:05
that and I don’t think doh knows this. And then he knows that we have the data in hand, to show that we’re all tapping into the same populations. But there is a distinct difference, whether it’s tenant selection process, or how we’re engaging with the residents in terms of success of those that are the 50% that LBJ deals with, and the 50% of MHP deals. And so in this probably made his point is, we’re going to take a very tactical position to work off data and facts, not off of perception and hyperbole. And it’s going to be, I think, incredibly hard for MHP to reconcile those issues. And, you know, on the other side of it is, I think we all agree that it’s a systemic failure. And I think that’s a product is what we see come out of the state on a regular basis. And I can’t tell you how many programs we’ve dealt with, that they build it, or they’re building the plane as it’s flying. And you can’t ground truth, it doesn’t make sense, whether that’s the neon project, whether it’s the family leave that they’re building. And and so I think it’s having that frank conversation, because I think we have enough information that I will willing to have a public conversation with the council in an open session, and discuss these issues. And I’m going to tell it that is I’m responsible to the board. And we’re talking about this, but I have to talk to two boards in a public session, and I’m more than willing to do it. Because we can’t allow this to be swept under the rug, because it is penalizing way too many people in our facilities. And people struggling with addiction to where we know. Or something happening and we can see them moving into other units. We know that’s occurring, and how can we ask recovery cafe to be successful. On the other side with the DLH piece that they also don’t know about is that we funded three clinicians to come in, we’re working on an agreement with the recovery cafe, those are things that we’re doing other sources of funding to bridge the gap. They’re not providing funding ahead. And I can talk about that publicly all day long, because I think people have to start bringing this stuff out. Otherwise, we have a lot of people that need help that aren’t going to be successful. And for us, we’d still deal with those individuals, even with the eviction because they’re saying our community and it’s just another arm of our organization. It’s having to deal with that, whether it’s the core police, Senior Services, and so it’s not like we’re just wiping our hands of these individuals. We’re still dealing with them and I think they don’t reconcile that piece which I think makes our argument stronger as we’re dealing with

Speaker 8 1:44:30
five people that are we have any kind of plan to back away from that.

Speaker 2 1:44:41
Ad nauseam. Yes, we work with people for months trying to sort out issues and bring in mediation and do payment plans or like the world word, but mutual plans for getting things back on track. And the admission is absolutely the last resort money, I

Speaker 8 1:45:05
can understand what I’m really forced to cancel? Well,

Speaker 2 1:45:11
if you’re up at that level, that is the risk is too high to people that are living next door to that person. That to us is

Unknown Speaker 1:45:24
literally trying to bring a full gas can.

Speaker 8 1:45:29
It’s kind of my point, when I’ve seen an eviction. I haven’t really paid close attention. But I haven’t really seen lhg coming forward with a bunch of payment issues. There’s been significant violations

Speaker 4 1:45:42
that started back when we started. I remember there being a significant change even before you guys came on, and how much we would work with a tenant to avoid eviction.

Unknown Speaker 1:45:55
And I’m not really sure that that’s wrong. I’m sorry.

Speaker 8 1:46:05
When when I looked at the document, and reframe its non payment non paid or non paid with non payment lhsaa. Since the ESA violation substantial violation. I’m not so sure if we’re doing wrong things, and we’re getting a lot of heat for it. But as you said, Guess, math, all these issues are immediate safety issues. And so do we sacrifice majority for three or four? Unfortunately, it’s not three or four anymore.

Speaker 3 1:46:40
Yeah, no, I think you’re I think you’re right. And that’s our approach is, if it’s something that endangers the life safety of the others that are you building from we’ve been pretty open with everyone and copy the conversations. We have zero to Rs reserves. I mean, it’s not like they don’t know that. That’s our position. And

Speaker 5 1:46:58
in that part of the conversation, when we get to numbers, that you will see why numbers are the way to go. Is the direct communication with these folks. That’s less

Unknown Speaker 1:47:12
talked about in the last quarter.

Speaker 6 1:47:18
Leading to that, so we have 15 minutes left to do on anything else, we want to talk about the students candidates.

Speaker 2 1:47:28
And we’re not doing property updates, because it was the holidays, it was more like mainly parties. The Occupancy Report, we can go over if there’s questions or if you just want to address

Unknown Speaker 1:47:41
the election numbers.

Unknown Speaker 1:47:44
Is that what you’re saying?

Unknown Speaker 1:47:45
So these are calls for service will throw over the

Speaker 6 1:47:56
quality of life and we want to bring up Alright, so let’s go on to number eight unless you report a bit on operators to anything of an occupancy report for anybody. Any questions? Just for time sake. There’s no, there’s no additional units are

Speaker 2 1:48:23
no new ones except for the recent test, which is not reflected on here yet.

Unknown Speaker 1:48:32
Public health and safety of this.

Speaker 5 1:48:34
Alright, so these two, this first sheet with just a small box, the last three years and our properties. As you can see, the community that has the highest numbers, the one we’ve been discussing at nauseam this last year, we were there 487 times as far as if you this other sheet breaks calls for service down for each property in the last three years and the calls for service. The ones I wanted to highlight for you in we can take a deep dive into the data and how we collect it and I just want to share with you a few things that kind of should be highlighted. So when you look at the assist, under the suites 168 assists. And then you look at the follow up Sam below what what those all those are all the same things. And those are basically when we had to change, we went to our body cameras, a lot of the new set follow up, we had to change it to an assist for whatever reason, our body camera in data collections. We had to change it. So those are all basically the same thing. And the majority of the folks that ever cleared a call with that we’re our core units for myself. So I Add to that fees. You can see on the second page to suspicious, suspicious situations that are called in there’s 56 of the suites. I believe that that number is, is so high due to this in the last few years, it’s due to the involvement with public safety and the coffee and conversations in the communications, with management with everyone, everyone there. And really the the residents contacting me in a lot of times, I’ll call I’m calling all the time and I ended up voting calls for people. The welfare check 239 welfare checks in three years. So over half, over half of those, I would say, correspond to two, I did pull a separate and I didn’t print it out, but we had four in the suite 252 times last year. So that’s, that’s pretty significant number, whether it be on a welfare check, maybe it was there following up a lot of times for for units, when they get a referral, they follow up on these folks all the time. And so follow ups, mental health, mental health folks, welfare checks. And I feel like the contributing factor is also with some of these numbers at the suites, we did lose our resource specialists there and I can’t remember what time of year we lost Valerie. But I think not having that person around. It All. contributed some of those numbers as well. You can see all the other properties are pretty,

Unknown Speaker 1:51:59
pretty low.

Speaker 5 1:52:05
That’s a really quick, deep dive into data. And if any of you have questions, or if you end up looking at this and want to have a conversation with me, I can definitely do that. I have a question about the welfare checks, are those mainly done by, say, people that are related to the residence or where it was welfare checks coming from? So who’s the reporting party? So it could be a neighbor, it could be a mental health caseworker, like MHP there’s few of them in there, believe it or not? Because they’re they come from all over a family member. Maybe a manager to be coming in a doctor to hospital. So the it’s a wide variety of who’s recording the welfare checks. I just wonder

Unknown Speaker 1:53:09
how often the families aren’t even involved in

Unknown Speaker 1:53:17
that’s, that’s a comment. Sure. Yeah.

Speaker 6 1:53:21
One other thing that comes up to me is harassment of students as well.

Speaker 5 1:53:31
And that’s that’s residents calling on other residents that could be a resident being harassed or someone outside that could definitely dig into that piece to see how many you know how many residents on resident harassments we have. The gentleman we’re just talking about that was evicted. He was charged with harassment on to residents.

Unknown Speaker 1:53:59
So we’re kind of in line with the disturbances as long as

Unknown Speaker 1:54:06
Sir based on this kind of spread Yes.

Speaker 5 1:54:22
Nails. So that was again, a quick preview of the last few years is as far as the property ethics and public safety, we really just been like we’ve been talking about dealing with the past few weeks at the suites really working with security team there and control and getting information out finally was very important for public safety and for residents. Sweet. So I think we did a fantastic job about hanging fires up communicating with residents Harold and Lisa went and talked to a few folks that were directly involved with my son. I went down and spoke with a couple residents with Ruby. So I think we’ve as entire staff we did amazing job working together and making sure the residents felt comfortable and safe same as causing us to talk about

Speaker 8 1:55:24
each interesting conversation is any questions for me? Things for you.

Speaker 5 1:55:43
Business, I just have a question about bills. And you probably have addressed this in the past and I’ve forgotten the old solar panels that are up there are we going to get those to the point where they’re functional and can actually work that

Speaker 2 1:56:00
so we’re going to take them off because those are solar panels just to do a water heating system, they’re not energy, PV solar panels. The panels will come off we are going to repurpose the mountings and put actual PV solar panels on so we will have solar energy offsetting not all electric because there is still gas for the boilers because that is a really hard thing to retrofit but we will still offset with the panels proposed was a huge offset 65% of the energy usage and building so when the whole

Unknown Speaker 1:56:45
journey attempted g7 meetings

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