Longmont Housing Authority Board of Commissioners Meeting – May 22, 2024

Video Description:
Longmont Housing Authority Board of Commissioners Meeting – May 22, 2024

0:00
Okay, we have

0:03
Josh chance to join me here.

0:08
Yeah. Sally, your inner Daniel’s here, and Sarah are here.

0:16
All right, next up on the agenda approval of minutes from the April 9. Board meeting. I have a motion. Second. Any discussion? Hearing none, let’s vote. All those in favor say aye. Aye. Any vote Bose wave session? All right, motion passes. Were three public advisory heard? See anyone? or organizational updates Advisory Board interview schedule?

0:54
All right. So the period for applications closed April 26. And we have there’s a summary in your packet of the terms that we are going to be interviewing and selecting people for. But they’ve told me to just

1:14
let you all know, I did not reply. So

1:17
you will be asked to

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speak loudly by your committee and commission at the time. And I think it’s ingredients now and there was a good things.

1:32
I am personally sad and disappointed in

1:42
you for us to be missing you, etc. You know what I mean? So that means we’ll be filling. That’s why that what we’ve got on here is three regular member terms ending June 30 2027. One unexpired regular member term, ending June 30 2025. So that was one that Lauren vacated. So for spots, and we have 12345689 1011 candidates, which is amazing. Most other city boards and commissions are not that lucky to have that many applicants. Interesting. So that’s really great, at least in the history. I’m not sure about this around last time, it was a struggle. That does include planning period. Yeah, in that 11. And just to note that the border commission is decided not to interview existing members that are reapplying just interviewing the new members, potential new members. So the City Council, which is the Board of Commissioners for LBJ, they’ll be doing interviews in June on a Saturday. But that means this group needs to select two people to conduct the interviews. And that needs to happen by June 5, in order to be ready in time for the board Commissioner interviews, which I think are June 15, or something. And so then we would the LHC board within that point, those members should be at that point board meeting to recall what we did last time. But it shouldn’t be that at the July board meeting, I presume, potentially June actually.

3:27
Okay, that’s great. Okay. I would also note that last time when we were selecting who would have which term, there was a random and that did mean that in this case, Tom was selected just for one year, which is it’s awkward, but it’s, you know, it is part of the process. If you do this group can either choose a random selection again, or strategically direct that more based on the applicants, choice of yours. So first, we would need to volunteers. I know Arlene has done it in the past. So we also told me she wants to she wanted to do it again. Okay, so then we need one volunteer, that can’t be glitter carry to assist. And then we need to talk schedule as well. Okay, yeah. Well, this, the Saturday is the one where the Board of Commissioners would do it, you don’t have to be there. But typically, what we’ve done in the past is we’ve set it for a weekday because you’ll have a couple of staff members assistant sent in as well. So it’s kind of an open book on the weekday. Maybe we could start an email conversation with Arlene to set a date. Okay. Wonderful. Thank you.

4:44
Any more things you were gonna have to

4:47
share? So that will be that might have to be the July Advisory Board meeting because I think the June Advisory Board meeting will be before we introduce them is the second Tuesday

5:04
or leave? And just for a second? Second over then we’ll July?

5:10
Yes, because the Advisory Board meeting is June 11. BOARD applicant interviews with the with the board are the 15. So have we just come in on that July meeting and

5:25
the Vice Mayor public are invited to be heard, please.

5:28
Yeah.

5:35
Just a couple things of note. I do. I do recognize a couple of names on here. There is an asterisk on here, there is one member that is currently on the human health housing and Human Services Advisory Board, just to note that, but that’s okay, because it’s not serving city council. So it’s okay to double up. So I think I’m excited about this. It looks like we have a good number of people. And I haven’t seen any applications yet. But I do recognize people, and it’s just one industry work. So that’s exciting. Okay, any questions about that?

6:11
So going back to the chair term that expires in 2025, you said we would just we can either identify somebody ahead of time, or just randomly assign. So one of the after interviews, we guess, after the interviews.

6:28
So that’d be your choice, whether you know, your grandmother works

6:33
for my understanding prostate versus like, one carrier thing. So once again, whatever term we were already assigned to, that’s the same term that they would serve a following. So then that means they said, Okay, what’s new? They wouldn’t be certain like floors,

6:51
if that makes sense. So they wouldn’t feel orange, which is the 2025. Right? So just be me a three year since right? Oh, okay.

6:59
So one of the new folks that gets

7:07
in, we were in the reason we had to do that last time, that’s a bit different than

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last time, it’s because it went from five senators seven to six added board members. So

7:23
that is better. Also,

7:25
any questions on the interviews? Questions? Oh, right.

7:30
So these are the same interview questions we use last time. So if you have any feedback for modifications, if there’s anything missing, we do have the opportunity to do that ahead of interviews.

8:01
Questions are cheap. So let’s go on to the next one, developing project limits. So

8:07
for development, we’ve got village under construction, as we’ve talked about this last time, we’re getting to that we’re in heavy construction. Now. You walk in the scaffolding and plastic everywhere in the lobby, there is a tunnel to maintain access to the front door, but it is loud. It is it is impactful right now, so of all the times in the whole construction period, the next month or so is going to be the most intense. And so we’re trying to make sure we get responses to resident questions as quickly as we can. We are holding every copy of conversations at village from here, reconstruction will just be an open forum for construction questions. So the next one is on Monday. So we’ll be there and ready for that. We’re about to show the residents the well they’ve seen the they’ve seen the furniture options. And I think we’re having swatches in touch in the next meeting as well recall. So hopefully that’s an exciting part for the residents. But I also expected to get but we are moving on schedule. The moves are on schedule. I think we got our we just finished the third wing. So we’re partway through the rest of the unit turns. And so we think we’ve really got it down at this point of what the expectations are for the units when when he for how to leave them. The workmanship has been great. There’s just been things because we’ve done punch list walks and then they have time for corrections and then residents move in. There was some things that that they didn’t complete. There’s just still some items that we had identified that Mark Yeah, done. And what we really were trying to do is minimize going back To assign students, so we’re trying, I think we’ve gotten that dialed in by now, which is good. So, and we’ve got property management and maintenance, also doing their own punch list swap too. And I got a checklist mine to make sure they get everything that they have in mind addressed as well. We’re getting ready to do some samples, we’re extending samples on the exterior. So we’ll start to see what it looks like on the outside and they’re prepping to do the exterior work, probably starting in June, the parking, the parking lot will get close for a period of about three weeks. And so we’re working to see if residents can temporarily Park episode parking garage. So we’re working with ltpa and BCHA. To get that arranged. Of course, coffin Street is also in rough shape at the moment, I should say it’s not, it’s mostly sorry. It just excel is moving gas lines right now. So it’s all torn up. But it is officially open for access. So we knew that there was going to be some construction overlap, so we’re just making the best of it. So everything is moving as it’s supposed to. Construction is tough. Right now, we’re also we have a pretty healthy contingency budget on this one, because it’s a big project. And so we’re making call right now on what what’s our wish list items for was to

11:31
disappear, disability parking, with the parking lot shut down, when he’s still gonna have to go over the spoken either is gonna be something disabilities, whether I’m just saying employees or any of our residents that use or disability parking, some places close if they can access.

11:49
So what, what I would like to do is, because it’s very easy to coordinate this with the city, what I’d like to do is try and reserve an API, put the turnaround area, that is public parking. And I feel like we could try and talk to LDA about making some priority parking there for ADA use. But I don’t know if you’re allowed to reserve the

12:16
ADA parking.

12:19
So look into that a little closer because your rights but parking would not be here all that

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stuff.

12:42
Any other questions about lunch. So we’ve done a construction here in a sense, the big news as we got the Early Childhood Education Center fully funded, which is so

13:00
we, even as of February ups, I mean, so so many balls up in the air still, I really hope this comes together. And it did. So and we still have that’s before we even at that moment, Community Foundation wanted to get involved in this as well. And we fully funded it before they had a chance. So they are now we’re kind of switching gears and they’re going to be working with a plug center to help furnish and get all the there’s there’s a lot more to do still, it’s not just building the shell, there’s a lot of stuff to put in the building in AC. So we’re gonna be working with Welcome to support them in getting all of their fixtures, equipment and that type of thing. So it’s happening through the funding character. We got $2 million from the Colorado Health Foundation, which is wild and so great. We had 350,000 for Boulder County sustainability, which is kind of surrogate the whole thing, but that’s where the gap that needs to be filled. We have $150,000 from Boulder County where the cost $525,000 from the city was in ARPA funds. So it was it I put together a summary for the board a while back, I still feel like we asked for $9 million. And it took over a year and a half or so to get to the 3 million mark. So early funding for early childhood education was few and far between. It’s crazy and it’s a priority. It’s a priority, but there’s nothing out there. Certainly nothing. We attempted. We applied for state funding to get anything. We just declined. It’s just crazy to me. But thank goodness Colorado Health Foundation. They funded it because they specifically want fordable housing with a direct tie to early childhood education and daycare. So thank goodness, so exciting. So we are speeding along to closing now or it’s getting intense, which is typical. The projected closing is mid July. And so we’ll be doing a lot of work between now and then to get to that point. And construction will start soon after that.

15:22
That we got stuff in the hopper, but this is really are in the last since May 2022. When we close on Christmas, I just want you to have Chrisman close and start construction, which they are cutting their ribbon on in June, actually, we should make sure that you’re included on that.

15:49
And then we had Zinnia come along, within a year after that. And Xenial is going to come special instruction early in September. So we’ll be opening that up. They’re gonna we’re starting Lisa already. And that will be open in October, and then moved into village six months later. And so that’s ongoing. And then a set here another six months later, it’s been for a small organization with a small development team, that’s pretty wild to have four projects in two years. So it’s very exciting. It’s a ton of work. And from now on, after we get through a Senate closing and village construction completed, we’re working on the next phase, but it’s a little bit further out where we’re we’re still in pre development on some stuff. The Atwood project that we’re just partnering on, they’re going to reapply for tax credits in November, well in August, find out by November. So we’re assisting on that. So hopefully that would get the funding award. And then we have another one that’s close to construction. And then we’ve got some lands to figure out the road mobile home park that we have to climb out in our in our production schedule. And we have potentially by the end of the year, and this is all still in the city side, the Royal mobile home park is still a bit silly, but it’s dedicated for affordable housing. And then by the end of the year, we might have a land donation through the city’s inclusionary housing program up on that team and Terry, so we’ll see where we’re at, that’s going to be finalized. And so we got to plan out the next couple of years, including a pitch a little project. That’s awesome. So So I think that’s my main updates on development. I mean, I’m sorry. It’s ahead of schedule on construction. We’re working on Lisa, we’re doing a lot of sessions with a PSH permanent supportive housing consultant that element has hired to help them design the project and now implement. And so between well the shelter Mental Health Partners, those amount consulting organizations on element and as we’re meeting every week to go over to finalize our tenant selection plan, get on the same page about procedures and how, you know, this is the first time that Lhh has managed a project that it doesn’t have ownership interest in. And so it’s different, it’s definitely different, you’re not making the calls on some of the elements that we’re used to making calls on. For example, you know, if if a unit ends up meth contaminated, that’s, it’s not our financial responsibility. We are a key player in figuring out what to do. But it’s just a different element. So we’re making sure that everybody gets on the same page. Before we get started, we want to all be aligned. And so that’s what we’re working on heavily right now.

18:54
Even who’s gonna be managing and stuff like that or shelter.

18:58
So half of the tenants will come through the local Coordinated Entry lesson into homelessness, half of them will come from a statewide one month list. And so will be a combo of people with local ties, and some will

19:16
always share his website or just like if you wanted to show resources or weakness, here’s just pointing to that.

19:23
So there is no waitlist, there’s no way they’re pulling from these specific people that are going through this. Excellent. So I think we will certainly have something on our website, announcing it and and telling people if you’re interested, this is where to go, who to go talk to, but it’s going to be based on specific, not qualifications, specific circumstances that you’re in.

19:53
The mental health partners are going to have their own feeling as well or is it really through? It’s

19:59
gonna be different Oh, nope, mental health partners with will not be doing PhotoShelter will be pulling all the references for people. Well, the Mental Health Partners is just going to administer the vouchers, they’re not, it’s going to be a different role than at this week’s. They are just whoever will turn shelter brings in than lmha will do our screen core tenancy, and then MHP will come in last. And they have very minimal screen at that point, based on the requirements around the funding for those vouchers, which is the state planning as they don’t have as many strings attached as at the suites. And so it’ll primarily be older shelter during the first pass eligible

20:43
for shelter health case manager. Yeah,

20:45
they’re providing support services. This is this is the model for how PSH is supposed to be structured and funding structure, which the sweets is a very old model. And so this we have services funded for five years within the project budget. And then at the five year mark, the city’s human service agency funding has made a commitment to help fund it. But it will be colder shelter performing similar services on site, we’ll have people on site during business hours. On that note, one of the hard parts for us is sorting through how the sweets and linea are different, because they have totally different funding structures and different requirements that go along with that. But what we are doing is we’ve got the we’ve been interviewing for the free clinicians that we’re going to post at the suites. And so we’re very close to having people on site. We have a new community manager there, Gianna, who has a ton of experience in in property management, especially with the populations that we see at the suites. And then we’re we’ve posted for an assistant community manager as well, because once we get both properties, we’ll have John be the manager for both and an assistant. So we have added capacity. And we want that assistant onboard before release up so they can assist in that process. So we’ve got one position out there, free clinicians, also out there, but in interviews, and we’re about to have a very robust staff that was really excited, compared to the history of long history, because we’ve been constantly under resources. So we’re

22:27
gonna have security.

22:31
Scheduling, yeah, they’re, they’re on our existing contract. So Zinnia is

22:36
covered under our contract right now for walkthroughs of a construction site overnight, but when they get their temporary certificate of occupancy, that’s going to drop off our contract, and then Zinnia will have to the project will then contract with the security company for 24 hours here. So it’ll be it won’t be under lhhs contract anymore, because the property itself will need to care for that cost. So that’ll save us I mean, they’re paying for that service. They’re getting invoiced for the construction workers right now. That will be required. So

23:11
let me mention the screening process, there’s three different levels of screening, it’s not just paper, or is it is a person having to go through the interviews of the three different agencies.

23:23
So we’re still sorting out exactly what it’ll be. But what it might look like is older shelter confirms that they qualify, as you know, they they need the definition of homelessness that is attached to these, this funding source is a whole thing in and of itself. There’s multiple definitions of homelessness. And so they will make sure of that. And then we will come in and what we are still negotiating, but what we are hoping for is we perform a criminal background check. Whether we look at rental history is still being talked about. But we will at least confirm that for tenancy. You know, it’s a low barrier to entry. That’s the point. But that there isn’t something that is a major, major concern for their tenant. And then MHV just have to do a very minimal screening process to

24:20
see history check for specific crimes or violations that were just saying, like know what more violent crimes? I guess my first question and then the second is, so we’re the ones like the lhhs doing that. So background checks right now.

24:41
So who actually goes Yes, our is our property management team. I think we’re looking at ways right now. I was like, does that make sense? Should that be at the regional property manager level so we have a better could we make the process better for looking at all that We’re also trying to get a new background check company, which is, shockingly, a really big challenge to get one that that holds the information that you’re actually wanting. So so just to give a I mean, this is all still in draft form and negotiation. But the hard stops at this point are if you’ve been convicted of a drug related criminal activity from manufacturer production distribution, I think we’re still talking about what how possession plays in, but certainly those basically making math or selling math

25:49
failures and as to be a conviction,

25:52
like full diction cannot be used in arrest.

25:55
Any real great modulus Moto is it, they’re really

26:00
scheduling graphs. Okay, so man, I mean, I mean, he was so concerned literally scan one that

26:11
there wasn’t that definitely yeah, no. Someone wants it to go. But

26:19
if, if some of this is also draft where we’re at, if someone has ever been evicted for reasons related to meth, it will be automatically denied. But you can appeal because we do you want to take into account if someone’s gotten treatment, or there are lots of circumstances that might come into play. And then it’s, and then if you’re a lifetime, registered sex offender, not necessarily not lifetime, which is how this week’s is right now, too. So those are the big ones so far.

26:51
And the difference with this property is that you’ll see in other cultures, they’re not better. And so they’re balancing

27:02
a lot more they’re willing to,

27:03
we’re trying ourselves to

27:10
federal funding brings in more limitations. And that is what this means is

27:16
the actual process is almost going to be done on the project. Resource Group. Which

27:21
process evictions. Yes.

27:25
Is there a special consideration whether that justice isn’t the exit the homelessness, so

27:32
it’s the same as the suites in terms of it is permanent supportive housing, meaning you are supposed to be it is not balanced Fair Housing rule, federal fair housing, with the fact that it’s permanent supportive housing, and there is a leniency there for certain lease violations. Because it is understood that people are going to make mistakes, because they are trying to get their life back on track. And sometimes they’re coming from either challenging situations related that there’s there could be an area. And they’re either in recovery or coming from a tough financial situation, or there’s a lot of reasons.

28:17
So what is it you’re looking for? Concrete?

28:22
Yes. These are high acuity mean populations generally. And we know that they’re the highest risk of being chronically homeless. And so when you do permanent supportive housing development, and you are accepting that you are attempting to help the hardest to house. And so that’s a different question. It’s a really tough line. So we’re talking to me about elements about that. It’s really up to them. They are the owners. I think there we went through this process two years ago, where we talked to legal to sit, what’s our risk factors here? They’re going through that process now. So it’s nothing we didn’t do. We came to the conclusion that the risk was low if you take, you know, go down a certain path with it and use it in a certain way. So we’ll wait and see. I hope so. It’s also a financial commitment. They didn’t really plan for so but it’s part of their risk tolerance. CFA exam. Yeah,

29:36
one or two minutes with Kevin. Oh, yeah. Yeah.

29:42
So what something we’re trying to do with a whole break is what do you see in your day to day work? Older, sheltered works with the people on a personal level. They see what goes on. They don’t necessarily know what a math impacted unit with the impact of that is So an element doesn’t either element has done Bluebird. It’s been open since January, which is a sister project to this one owner. And so they’re, they’re seeing how things work and how they go in psh. And so we’re just trying to get into this relationship building phase where everyone kind of understands where do you come from? What do you see every day, that that makes you take this stance? So let’s do that right now. Because I don’t think that we need to, we’ve historically been very transparent and vocal about what the math impacts are. But if you’re, if you’re a case manager, you’re from MHV, Boulder shelter, and you’re working, even at home, working with people directly, they don’t necessarily know what we’re dealing with, with a med student. So I’m trying to say, you know, a single smoking in a unit one time, could be a $5,000 cleaning. And they don’t even they don’t realize that they don’t hear that part. They see one phase of it, and we see one phase of it. And we got to make sure everybody knows what’s going on across the board. Because it’s just how you impact how you talk to your clients about it. Like they have expressed like when they know someone is using meth or fentanyl, they’re saying, You’re being a real jerk here like this is this is not cool. And I go, Yes. And $250. Like that’s more than not. So it’s just information sharing, and storytelling about what actually happens in this world. So that everyone’s going in Why is wide open? And has a plan for how to handle it that we’re all on board with phones

31:48
or marketing? No, my understanding is that we have for special applications.

32:02
No longer moneymaker for an insurance,

32:04
just out of curiosity, how to separate though, right? So they could start their decision making process?

32:10
They could they also don’t have insurance for it. Nobody does anymore. So So that’s its primary response. And so we’re just trying to share information about our experience. So they know what they’re getting into and what, how to plan for it. Because it’s not just the $250,000 it’s less a year of a unit not generating income, which then the investors are impacted by. And so it’s a big challenge. Exactly. Really? Yeah. Right. Yeah. So it plays to all of the elements it plays to, you know, the mission, it plays to the finances, it plays to the tax credit program and how that works with psh. It’s really, really, really complicated.

33:03
Does it feel like they’re you don’t understand the seriousness? Or is it just still you’re trying to get them to understand?

33:11
I think they nobody, we have been generally on the same page about that. It’s just making sure that everyone knows eyes wide open, when we when the inevitable day comes, that we have a tenant that we know has used nothing the unit, what have we approach it? What do we do, so that we’re all on the same page,

33:31
it just seems important that you want them to adjust it not just on like a bird thing about a protein and not just on a personal level. And I get that that’s what they’re doing. They’re interacting with just, you know, trying to figure out the best thing for this person or in every but that’s sort of what I was thinking, like, we knew that they don’t take it seriously. It’s just not the lens in which they view which is like the mission of their work, I guess. I don’t I don’t know what could be problematic. Don’t worry about the individual view.

34:06
Which I get, because their life’s work is to house this person that is hard to house. And if they’re unsuccessful, and they come, they’re just coming back straight into there. They’re always, you know, rotating in and out and having to fulfill that mission with that person again. And so that is a there is no right answer to all of this. There’s give and take and picking the line that that meets everybody’s goals the best. He is He is very hard, very hard. I don’t even think that we’ve had this conversation. We don’t think that even low income housing tax credit programs don’t work. PSH like if you have to have a unit rent ready, if not filled or rent ready by mid December of each year to get the tax credits on the unit for the next year. If you have a method what are you supposed to Be aware that you can’t lose the tax credits on PSH that is going to kill the project. And it is a turning point if you don’t have investors, how you built the asset, and then you have to give the investors nappy or else the projects that you have to be evangelists problem of art age that I don’t know if we’ll solve in our lifetimes, all the way but we’ll do our best one step at a time. All right,

35:36
so let’s go on to item six sensory input to the Board of Commissioners seats.

35:47
I just wanted to circle back on this because we brought the conversation up to the lhsaa board very briefly. I did agree last time are leading specifically bass to have kind of a blurb of the options, which I have not prepared for yet, but I thought I would just talk about the options that the board were was discussing. And then we’re not making any calls on this, anytime exerts ordinarily soon. But I just wanted to circle back to you with what they mentioned. It’s gonna take me a quick second here to pull up

36:31
again, sorry, you see the sausage making here

36:44
this is why you pull this up before the meeting.

37:02
have the option

37:11
Alright, so reminder of the land that we’re talking about.

37:28
All right. So as this proposed building in orange, give or take 63 minutes. So what the board talks about at their last meeting, we were just brainstorming. But some of the options that came up is first, when that we took the LPGA board members about a year and a half or so ago, took them down to Denver to do a tour of our oil village, which is a tax credit project that has a small shelter, date of just overnight shelter, attached to PSH units attached to traditional affordable housing. And they really tacked on to the idea that if you could have that all in one place and show the graduation from one to the next, it offers hope for the people entering that shelter that they could do what they’re seeing right next door. That was a really cool project. And they were in a qualified census tract, which meant that they got the shelter covered by tax credits and within bases, which is really a critical funding mechanism because funding for shelters is not as lying around up there. And Mama does not have permanent shelter. Older shelter officially serves long months, but a lot of Longmont folks do not want to go down to Boulder. Hope does operate and some others operate emergency shelters around but we do not have a permanent shelter. So that is something you know, with a city of 100,000 without a shelter, there is a case to be made for for having one now there’s a lot more. There’s a lot more behind that that comes through the HSBC as a regional partnerships in the homeless services side of things. But generally that was attractive to several members of the board. The problem though is we’re not in a qualified census tract. So this shelter could not get funded at this site if we did something like that. So there’s a big financial challenge on this one for that type of option. But that was still something that specifically the mayor has had in mind since that tour. We talked about doing traditional affordable housing back there and that was really just to balance out the population concentration. And then the last target population that came up that we had at least four members it’s a We’re looking into was targeting youth those aging out of foster care, there is a group together focuses on youth homelessness or youth exiting foster care, a lot of just target in that area. And they just opened something really cool in downtown Denver, that Penrose who’s our development partner on a sin, they Penrose and together did a project right down there by Horsfield, that is targeted towards you. And it’s just, it’s just really cool. Some of the reasons we don’t, a that’s a population that’s underserved here. And be there was some comments made about how they might be a little more resilient to the being on site with 130 or so units of permanent supportive housing. But there are opinions all over the place, it could be they’re definitely resilient to add more willing, I should say, if you have some traditional affordable housing, the marketing next to permanent supportive housing, whether we want to say that’s real or not, it’s real, there might be a harder time attracting families, because there’s 130 units of housing next door, just to be real when we’re there market studies, which was eventually. But the idea was that youth might be more resilient to that idea. There’s also the other side that youth might be susceptible to influence. And we’re trying to, to not concentrate too much without doing extremely well. And so there’s there’s a toss up of whether that is the right target population, because either way across the board, Service Center, life skills, bring bringing services to that site is a huge priority. So we could certainly do that if we did services on the bottom and units on the top that could serve the whole campus. That’s very desirable from everyone. We’ve already also talked about city facilities there, like housing and Human Services, even for nonprofits in the public sector in this area are all challenges for space. So if we could bring a presence on site that is in that service realm, but also serve some city, that also might be a way to bring in more funding to do it. And the ultimate backup, which, which we didn’t necessarily dig into this with the board, but the ultimate backup isn’t we can’t find a target population that you think works. Maybe maybe as a Service Center, completely serves since related, that’s the end all be all backup plan, we can’t figure out targets population. So I just wanted to get feedback on that too. Later, when we do end up making a call. And again, this one is also subject to element, because they have the option on this land. And if they are still interested, they need to start making moves, they may there’s a chance to let the option expire. We don’t We can’t really tell. But if they don’t, if they want to take advantage of the option, then they have to start prepping for a tax credit application. If they’re gonna go for 9%, that being February 25. And so they have to start making plans. So is there any reactions to some of those? brainstorming ideas from the board?

43:33
I think in the past you said in order to be viewed more favorably from CHAFA you gotta have some incorporation services. Oh, yeah. Right. So that’s that’s a given regardless of the target population, right.

43:51
You mentioned they’re qualified the census tract is whatever this is called qualified. No.

43:56
So get them written though. They do. But this this is very commercial what is what is so frustrating about qualified census tracts is they are population based, so income base, which is based on population, so they do Shift touching HUD, HUD sets to qualified census tracts, they do change every year. So we’ve had like a north main area, we’ve had some tracks go in and out of a qualified census tract. Generally, most of our qualified census tracts are focused on North Main and just east of main, everything on the outside has not been affected strike for a long time. And so this site, I mean, it’s done in southwest on its hiring times, we’re not going to become one. But what is frustrating is you get more, it’s a funding incentive to view the qualified census tract. But that also means that if you really like long run, that means the incentives for to build affordable housing thing are where the incomes are already low, which does make sense in one aspect, but in another aspect of concentrating instead of dispersing throughout town. So it makes projects the Super Challenge anywhere outside of the main three corridor. A sense is not in the qualified census tract, which is why we had to fundraise for the ECA ourselves. If it was in a qualified census tract, then the EC reflectometer tax credit basis. So, there would be other than services that directly impact the residents on site. If we brought in anything that’s more of a community impact, like hope, or anything like that, we wouldn’t have to bring in another visors.

45:51
Services face problem with the youth maybe just give us additional options. Especially if these are underserved in our community. Obviously, we don’t have any of our units that was focused strictly on them, that can be a win for us. And I mean, Chaffer they might also work very favorably as well for serving other underserved communities as.

46:31
Well, could we also I mean, you get state funding at all. Three, split that NC for project

46:41
especially if it’s so this is targeted towards youth that are either sad homelessness or or classical type foster care. Thank you, then that is we’re talking to doh like what kind of qualifies psh? These are good questions to dig into if this is the what we’re kind of circling the wagons around an element. We’ll delve into this as well. I know Elena already has a relationship with together they they brought up the idea of together two years ago, and asked if we would be interested in doing something like that.

47:21
Is there a way to kind of it’s is it a Rayleigh village? Was it done a number of royal Royal?

47:31
Shelter? Yeah.

47:33
So is there a way to kind of mirror that so that you’ve got your permanent supportive housing folks looking at the next step up, but you’ve also bringing in an entry level like that. First off history,

47:47
we can certainly try that too much. There’s going to be funding the shelter is going to be tough. That’s a big price tag with not a lot of sources out there. Yeah.

48:08
It’s hard. I think there’s a heavy load, I’m not sure that a huge concentration. So that’s such a double edged sword, because this site trying to balance concentration, but it also has no neighbors that like no, nobody spoke out against India. It’s in its isolated little pocket. Now. This land is proposed for development. Right now private development. So that will be a challenge before they

48:47
reach your community. This

48:48
sounds obvious, and you’re definitely understand what homeless shelters? Sorry,

48:54
I’m not.

48:56
I think that we’ll be

49:00
getting into shelter talks is much broader than this group. That is a big, big group with a lot of key input and things like that. So we are a one wheel city life project. Exactly.

49:14
We don’t have to find the answer.

49:17
Yeah, we would just be like okay, well, we’ll just project you guys handle all you guys meeting city and other partners related in the in the world of sheltering. We’ll get the units built daily check the units Bill, you kind of hope that it would still be a big partnership and we would still be involved just like we are in all of our partnerships, but it’s certainly is not LNJ running a shelter. So so many years ago, it would probably take more time, because they would have to do a lot of community building and a lot of funding. work. There have to there’s a much bigger process to British culture than though it has an answer, assess.

50:10
So we tend to have to be at the very beginning, aspirational levels for young people kind of shelter and seeing that there’s no paths forward. Could you imagine any talks go on, like concrete ways that a shelter like that would look, you know, however, it’s being managed not biology. But I’m set up some sort of program or even just conversations about getting people from the areas of interest. Oh, yeah. So it would be something that was some formal structure about that, or formal application process or whatever, or even

50:45
just a goal that they’re looking at? Yeah,

50:47
we would certainly have case management that would help assure that that’s that’s the ideal is to have this cat graduation.

51:05
So I’m hearing there’s still interest in you plus services, still shelters on the table as an path of interest.

51:23
And the graduation factor. So does that mean that Shelter Plus traditional right.

51:33
Maybe next to us?

51:38
I mean, we can’t it’s a it’s a target population. We can’t deny somebody unless it unless there’s a specific boundary out there for you because I don’t think there is that smart. I feel like there is

51:52
because alignment 200 opening for major housing, that they had specific structures. Yeah, yeah, I think so. For them, and then you can, you can’t deny that you can start it services as a Rite Aid.

52:10
Let’s Yeah. And one way is everyone you build the building, just like we’re building a center to be family friendly, but we’re not going to turn away someone without a family. You can do the same for the bathroom.

52:25
Because of adoption person, years, and then they can extend it election years.

52:33
Yeah. Up until 2018. It’s two years, you can go up to HR.

52:41
If you’ve HR and I’m sure together he’s got this conversation Do you think element is they’ve got their hands full at the moment. So I think once Zinnias lease up is well underway. They’ll be ready to start dating, please. No, yeah, we don’t have to get it doesn’t extend to the end doesn’t expire at the end until literally five oh, it’s just that if they’re going to exercise the option they have to start planning out okay. Thanks for the Feedback they’ll be more to come. This is just to solidify arrays learning. See what routes to start digging into?

53:31
I think so number seven resident quality of life as emergency procedures you want to table this? No, I

53:39
will oppose it. Because I’ve pulled our emergency procedures from 2012 It doesn’t even have Spring Creek and Fall River. It references project management being contracted out to Hudson Company it is the only thing that’s applicable is the floor plans and exit routes. So I think and plus because Arlene I feel like we could bring this back and have a more meaningful conversation. So clearly, what we will have we have access to the city has an entire emergency plan and a whole team that we can dip into to help us make this more meaningful and updated and not just so I am glad that Arlene brought that up because clearly it is in need of some updates. Okay, all right. Sounds good.

54:33
Preparation for affordable homeownership opportunities.

54:36
So we’ve Harold has mentioned this a couple times it’s not an FHA sponsored project but the city is sponsoring a homeownership new developments. That’s gonna be 185 units of which 55 are permanently due to short to affordable all for sale. This on the city side, we’re putting together a ramp You know, because we have a portion of the unit’s get to be satisfied, whether they’re in the affordable or the middle income range gets to be satisfied for city employees preference because the city invested in change for that. But then we want to really build up that pipeline. The idea is we want those affordable units to have a line out the door. And so the first phase, it’s been sailing through the entitlement process. It’s like such a good example of how to work together with the developer to make progress, great. They might be they should be breaking ground on the infrastructure in September, and then having their first units for sale next spring like it was in May ish. And so what we are working on on the city’s housing side is a process for a lottery system, a waitlist, doing our our pre qualification stuff, working with preferred lenders that would, that would be advantageous to try to reduce closing costs and such for these folks that are coming into the affordable units. And coming up with the downpayment assistance program to help people get in as well, for those that are under this is all great people under 80% In Microsoft environments. So one pipeline that we want to develop is our residents in Ellijay properties that are at the higher end of the income range, have had successful tenancies. And if they’re interested in homeownership affordable, permanently restricted homeownership, helping them start the process to get on that list. What that will mean is, we’ll be looking at that with downpayment assistance. And we’ve got the personal finance counseling resource people, the county that the city pays for, that we want to get everybody in to those classes and those counseling services to get them prepared for homeownership from the client side. So I just wanted to ask this group, what ideas you might have for us to roll out such a program. You know, our seniors, that are senior properties, most likely are not going to be the ones interested in this. But we do have families that and then we have one family we know of that’s that’s graduated out in ink on the income side. That that’s that’s that’s the idea of this graduate, just like the other project we’re talking about to the next, next better housing opportunity. And so there’s one run by this group and see if you have any ideas for us as we think about rolling something out.

57:52
February get focused on just marketing it to anybody in Amen. Or anybody on your bachelor system.

58:00
Yeah, for sure.

58:05
In one aspect, that we will not be able to change, but almost like dedicated I’m not a case manager, but some of the helping process. I mean, I worked in real estate early on over a decade before I got the response. It was just because you’re not you’re thinking as a first time homebuyer in real estate. And so it was a lot of document gathering, knowing which questions to ask that people just don’t experience. And from my experience working with circles program, people exiting generational situation of poverty, a lot of the basis of that program was just being that support system to help them navigate systems going today, you know, beginning count, what does that look like you’ve never had an entire life. So just providing some like supports, or people to rely on software would be a great asset to being successful.

59:15
So the housing counseling group does do a good portion of that. We also have a dedicated homeownership specialist here, granted, it won’t be all of the buyers at once, because that would be way too much. We expect 10 affordable units into first face. So it’d be, you know, spread out over a period of three to five years. So I hope between those two, I think we’re gonna identify more, more needs, but between having a lender that’s participating purposefully because they want to there are lenders in this area that have tried to delve into the homeownership market. There’s Cornerstone lending does the download the start to home Alright. And then I know there was one more thing that was working on something. I can’t recall what it was exactly they it didn’t, it hasn’t fully been rolled out. And then the developer has a lender too, that’s been working with him on deed restricted stuff, not necessarily affordable, but other deed restricted. So we’re gonna get together with them to say what you have in mind. That I think and there’s going to be, we’re trying to figure out real estate agent relationship as well, because that’s obviously another piece of the fees at least, and Christy and I started a conversation

1:00:42
with a company

1:00:48
advantageous title fees to to

1:00:50
start the conversation of how do we reduce fees? What does that look like? Can we do something to hold on to the title over cola and other underwriters may be helpful.

1:01:10
So there’ll be agent agents. Yeah. I read some things about people, same person, homeownership, because I’m older, I should have closer

1:01:21
ability to pay HOA

1:01:23
Association, our insurance costs. And you know what happens to special assessments? You put these people in these homes? And then they can’t then therefore post on because of

1:01:35
the opposition? Or even

1:01:39
how do you propose for water here, right? So would it be helpful if there was some kind of, at least on the lending side, like

1:01:50
C’s had some kind of long term investment? I don’t know. Some of those kinds of things that are going to happen. definitely

1:02:03
aware of some of those challenges. So what we have done is the sales prices for these homes are backed into by working on the monthly payment. That includes insurance, Hoa, private mortgage insurance, all of the add ons, we have worked backwards on the sales prices to make sure that that price would result in a monthly payment that’s still affordable to visit on level

1:02:30
variable costs, at least

1:02:34
they are but we are very closely linked. We are funding half of the heck out of this project. We are working with them to build the HOA from the start where it would be still sustainable long term. That is one of the tenants of our partnership with them. While we’re talking about mastering and preparing, trying to do homeownership prep for some Lhh tenants that are right, okay, be ready. Um, so there’s, there’s it’s not fully solid, because yes, Hoa does have to be there. And yes, HOA dues typically increase over time. So what we’re trying to do is work with the developer and say, Don’t make this so much maintenance required that the HOA is going to be out of this world, on the design side, and then we are talking to them like that is a major concern of ours making sure this HOA sustainable long term, how do we plan for that? So it’s not fully answered yet. But that is certainly an item.

1:03:36
I wouldn’t say from a lending side, there’s especially at the bank level, there is a huge push for CRA activities and Community Reinvestment Act. And if you’re working with a local bank, you probably get some very tailored programs. They’re specific. And then when you’re going to the lender kind of interview due diligence process, I would tell them that you want a dedicated lender that’s going to be working with all of the homeowners, instead of just, hey, we have a program. But we’ve got seven different lenders that can help. Because they’ll be able to have a dedicated person that they’re they’re always dealing with Molly, then Molly knows how to navigate and when we get to City Hall and when they send him to homeownership counseling and do all those pieces in the right order, versus fumbling their way through. And I would be happy to send you a list of local winners that I think you can reach out to and say hey, we want to talk about a dedicated program. When I was first thing we did that. We’ve done it AB and so I think that there’s probably elevations there several that I will reach out to that. I would say hey, here’s what we’re doing at build a program and this is one

1:04:54
of the things on that. Sorry, I’m late. I was doing car washes. There’s a one bank that start to home program here locally, where they reduce the fees for lending on anyone that works in Walmart, connected, so we have some of our employees if used it, but we’re not sure where that program is. So we’re thinking about that. But definitely, we’re trying to be a little more tailored in terms of establishing partnership and how we work with each other. Because that’s probably the biggest risk in this is that when more selling affordable housing, because it doesn’t take much for somebody qualified and then not be performing at closing, and really maintain them to provide furniture for your house before you close. And so understanding and working with those folks is incredibly important. So definitely jabber as it was. But our hope is to get the onset of this, especially an Amen. So many other properties on Earth would be restricted is to try and get those moving into that wealth building component.

1:06:20
So I think the first times we talked about marketing to HCV tenants and and then maybe we can send it or crowd across this in your properties as well. A lot of interest. And then for those that are interested, we could start the personal finance counseling stuff right away.

1:06:40
Well, in line with that I was thinking are voucher holders and our residents, we monitor how close they are to maybe exiting or reaching that upper threshold of non qualifying.

1:06:51
Yeah, like if we can really target applications and check their income every year.

1:06:56
I know it’s a snapshot in time. And obviously, that changes throughout the year that but we almost like target them first. And even if you have the resource to document directly, so hey, no, you considered this?

1:07:10
Yeah, I do. I wonder if people would be interested off the bat or it might feel like something that has been unachievable my whole life I It feels completely unachievable, that we might have some some we might need to do some work to get people thinking that the idea is even possible. And

1:07:30
something I brought up before was the psychographic personal investment. And just sent it to me, but I don’t know if you’ve looked at before, but personal investment enterprise where basically family qualifies for this program. They have to plan to save $1,000 a year. And then that money is matched by the county as long as they follow through. And it can be up to $5,000 in the program that they use for downpayment education. So if we target people early enough, they can hold that money available for a down payment.

1:08:13
And that comes with homeownership education, and counseling. Could be a really I think that’s the same program. Well, there’s personal finance, which are just classes, this is something you have to qualify for, and say after them to get a matching grant. They open up a bank account when that money gets deposited. Or something else.

1:08:41
Think we talked about before making impact development funding. We they manage a lot of downpayment assistance programs statewide. And there might already be programs, if you go to their website, they’ve got a county by county that shows what I found is the programs are out there.

1:08:58
Yeah, we know that there’s multiple downpayment assistance programs, we can point people to should actually list them all. Because we’ve got the home funded program for the city has for Boulder County residents. Were going to be taking the council in June 25, a pilot locally funded program, if they’re good with that, we’ll start to do that together as well. started formulating it already. And then there are state programs there are you can get direct, definitely assistance of your middle income through the state through a bunch of free program. And there are other ones that are more broad, that we should really include all of those as options. And

1:09:40
a lot of them can be stacked. And so when you’re marketing to the resume, if you have if you’ve gone through the lender due diligence phase and said hey, we’d like you to help customize this program, which again, a lot of the local banks will do that because there’s such a focus on it. Then you can actually give To be able to say, look, here’s your under this income threshold you qualify for this, this is, this is the number you have to be able to say, in order to do that. And that means $4,000.

1:10:13
The only gripe I have with downpayment assistance programs is, the city used to call it a lot of grants a very long time ago, it wasn’t a grant, they took the cost of the grant off of the price that they use that will be applied to the city essentially, through that

1:10:39
change that

1:10:39
they changed that since I bought my place in 2014. The other issue I have with DPA assignment, second mortgage, which is what I have, and how some online prevented me from refinancing and getting out of an FHA loan, because then I’d have to, like if we’re gonna go that route. And this is my just personal habit says not to do a health check. But if we’re gonna go that route, the downpayment assistance, I feel like whoever’s doing that has to be willing to not get paid off and even open finance. Because people can reduce their monthly costs.

1:11:18
They want to do payments to get a

1:11:20
great mortgage insurance, because FHA loans don’t just graduate that mortgage, mortgage insurance,

1:11:26
still, still is still charges it, it’s just not something different. Yeah, let’s have a certain

1:11:31
conventional chapel where you don’t have to put down, you don’t have to have 1% equity. In traditional FHA mortgage insurance until you request it, or

1:11:47
Yeah, silent seconds are kind of a double edged sword. They’re, they’re good from our perspective. So those are done on a solid piece means that you don’t have a repayment during the life of the loan, it doesn’t accrue interest. And a lot of times, it doesn’t encourage us. So what that means is, if you have somebody that’s fairly tight through qualification standpoint, they can’t service that extra amount on a monthly basis, they can qualify. But what they do is they structure it so that they get their money back at the end. And sometimes it’s like a shared appreciation. So if they provided a 5% down payment, then they get 5%, of whatever that appreciation was, and that’s how they get their revolving loan fund to operate. But that’s the double edged sword, right, they get 5% at the end, and who knows what that number is. So if you calculate an interest rate on that equity, some huge number,

1:12:36
I didn’t get anything for myself, but you have to

1:12:39
have it you could have bought the house to begin with, and you have this service. So

1:12:45
my argument for it is we can reduce the closing costs, because the downpayment assistance doesn’t actually go to the possible home, it covers the closing costs, the date of closing, and then whatever’s left, you know, goes against the price of the home. So they’re starting with almost no equity to begin with. Where is the downpayment assistance should be getting them? So that’s why we started the conference. Christine, I started the conversation when we were BCHA. Will Tom entitled How do we reduce the promo costs because it should not cost $20,000 to close on.

1:13:22
That’s why the start to home program. So important because you know what? It’s up to. 30,000 or so. But, you know, just saying, you know, we’re chasing that program down right now, because it’s people still use it, but we’re wondering it’s underutilized and maybe finding other banks or somebody that’s willing to replicate what they’re doing because they do have a 2010 to 30,000 offer. The closing cost of student loans the down payment really started applying to one principal trying to see if we can get other banks to replicate now. It’s not really that simple is taking a big difference. And,

1:14:24
you know, I’m someone who benefited from affordable housing, I mean, sold my condo I hope that four years the appreciation is capped at a certain number as measured by the city, and I still make $20,000 myself. I leave on Sunday, and that allowed me to count for credit card debt. After I bought my new home and long gone for 493 nine core. That payment was doable. But then when I sold that house four years later, I was able to buy a $650,000 home Louis so it was like it does matter to get people on board. So whatever we can do to help,

1:15:04
there’s the wealth building aspect. And then there’s also just fixed rent costs, right? Like, you have an easy way to increase but there’s a fixed, you know what your your rents not going to go up 1015 20% for a year, you know what your cost is?

1:15:19
That’s the primary, you’re talking the affordable level. Ideally, you would walk out with it, but it is really a lot of people, it’s just to have her instability.

1:15:33
Run on insurance is captive, your, it’s affordable, because my insurance costs are much lower than neighbors. Where I think you get in trouble is, so you’re talking about special assessments, which you can get covered by homeowners insurance, some homeowners insurance, copper, writers for that, because I signed up for it when I bought my condo. And then in theory, we shouldn’t have any any mechanical issues within the first year of warranty. But if they stay there for five years, and they have to replace their roof because of material, what else are they might knock on some small year. Every year or so some kind of revolving?

1:16:43
Conservative This is, like we mentioned earlier that you can’t refinance. Right? You can’t general, just saying with mortgage rates being so high as they are right now.

1:16:53
There’s got to be

1:16:56
silence. And the requirement is that you have to pay that back in order to refinance.

1:17:04
So we’ve written in our DPA program that were the locally funded the one that we’re just formulating. But the repayment often is only if you’re doing cash out refinance. If you’re refinancing for a lower rate, we don’t require it back. If it’s a reverse mortgage, because you’re trying to stay housed. We don’t always require that either. It’s really only if you’re doing cash out.

1:17:29
Yeah. And it doesn’t it’s not free to refinance, which was my argument was like, Well, why am I gonna bother refinancing? I have a decent rate, and I have to pay off this $20,000 loan. And it cost me $3,000 to do it. Financially doesn’t make sense. homeowner in that situation might not know that.

1:17:50
Yeah, I think part of it, I mean, we’re still a friend of it is, but the developer talked a little bit about considering hard, because there’s gonna be so many people that are interested. But you know, I really think if I could, if we could get one or two lenders to do something to have, and structure, what we brought on from within to compete, because we know there’s value based on, you mentioned, forgot what the program is, the requirements of the lenders have to get into providing vomiting. We know there’s value to it. And if we can take 188 holes and say, Get each get 94 and start your program with a couple of vendors in increasing, I think we can probably get something very balanced and stable for people that are dying. And that’s probably what we’re going to start. When we get the final planning step tonight. Then we’re starting to bring these components together operationally, from a job perspective, I’m gonna go back to the planning commission. But the operational costs are lowered because of the reduced green space or reduce so many different components on that that provide a broader sustainability perspective. The traditional cost to the HOA will be lower because you’re questioning and that’s part of that, more urbanized developments and realize that it’s costing too

1:19:57
and on that note, it’s really about balance like we’re not good trying to take away green space. Because that’s also beneficial for residents, especially in affordable housing communities. You don’t want it to not have opportunities for green space, but it’s more thoughtful green spaces, not necessarily landscape strips, the stuff that’s not necessarily used by neighborhood.

1:20:25
Call Centers are monitoring.

1:20:34
llj reports, operational updates, salty,

1:20:37
this one. I hate to looking at this for every month and talk about it a lot. It doesn’t change given our units and I recognize that. But I will say we are getting much better at working through our waitlisted units. Instead open our waitlist or where I was meant to have those units rented out. They’re actively working with the waitlist village on me to start building units were going to be vacant after everyone has moved back in and or transferred to a different unit. Because we’ve been holding those pending recertification. You can see why no vacancies and a couple of properties. Most of the vacancies are from people moving out or not working through the math issues, which are always hard, even funding. One thing I would say is that we are not having Congress copying conversations that asked for those this week, as the most senior are just a little strapped on staffing capacity. So I have rescheduled Senator when people are just center for people with disabilities to come in next month, because when they were coming into our property, the bank have already taken care of that. And John’s working on alerting residents. But it’s kind of a business as usual. For a lot of the properties you can I don’t read the property updates to them. But you know, we do have a lot going on, you’re actively recruiting and about to start interviewing for the assistant manager positions. With John accepting the position that Fall River Spring Creek after Grace departure, we now have an assistant manager position open that was his and then we’re starting to look for the assistant manager that will work with John at this week’s insignia when that comes out. So we’re hoping to have interviews next week. For that we got some great options. We also have a new maintenance tech who’s starting May 17, or the 20th or 2011. The start date becomes from his he had his own company during construction and your own building. And he has a degree in civil engineering so brings a lot of great knowledge. We’re excited about them start. have much else to report based on the voluntary compliance

1:23:08
would be submitted. In favor first, and we have not heard anything yet.

1:23:17
I did we did just complete. So the lmha Board is considering an add on to the CDBG grant to do accessibility improvements. City is considering it tonight. lmha will consider it next Tuesday. But we’ve got the first project is done. We got the handrails done at the briar wood. So we had we did a massive new ADA ramp and but then because of the new ramp configuration needed handrail, so we’re still working through those capital improvements. And that being the first new one, so those were installed last Friday. So she’s going to be working through those grant funds last year.

1:23:59
So just jumping on operational or happy that we filled the position towards position. So we are I mean, we’re starting to get a deal with the issues that frankly, we never have time to deal with. In sort of always dealing with dealing with the tyranny of the moment. So some things that really occurred as we were looking at it, you know, one of the first shifts was moving, maintenance or maintenance of words to Warren really already starting to see some changes in that in terms of turnaround on certain issues and Patrick filling that position. Really getting into homeownership and making sure returns are occurring faster, working on something that asked me for a really good mean, you know daily logs in terms of what we’re doing from a maintenance standpoint, and then started talking about transition in already, so that we can actually have our work orders and maintenance system versus separate and apart. So So just in that arena, I think, you know, what I wanted to fill in the position of the system director, we’re really getting into some, because we’re moving faster on some things that we wanted to do. I think when we just started working, generally, it’s been more than evolution and the operating areas, were definitely seeing some different things and feeling those things. But it’s, it’s really starting to move faster actually, because of the work or the ability and the attention to detail that was just difficult for all of us. Working in the tyranny of the moment, and doing every crisis points. That being said, the crisis points still develop, and we’re still dealing with it. But I think it gives us the ability to parse it in a way that everybody can work it versus having to completely divert to a crisis for when and where to start getting behind on everything else is really happy with where we are and this position. I know Kendra, and I were talking about this yesterday, we were looking at feeling accomplished next year, just because of things we’re seeing accelerated. And I’m definitely glad that that happened. And I think we’re gonna see a lot more.

1:26:47
Companies.

1:26:54
So this prior with how to disturb for that,

1:26:57
I think

1:27:00
I need to check with Patrick on those we had, we did scrambled to get two of them ready to go. Because we’re leaving money on the table. I don’t know, the two units that are outstanding, are waiting on extensive work. I think the two that are available are ones that just needed cleaning. So I need to chat with you.

1:27:29
And that’s why the changes are relatively new. So instead of Messianics residing original property manager because that is really related. And Patrick needs to be involved in ensuring that students are better prepared now in the sense

1:27:55
where it is actually filled right away now right.

1:28:09
Executive Director

1:28:12
Well, that was a big part of the operational. Getting better, does seem that I think, you know, sort of thing that’s coming out of this right now is trying to make sense of what came out of this legislative session. Because there was a lot of legislation that was really dropping around housing, transportation, and those issues starting to morph together. So when you think about it, really think about it in terms of transit oriented development. So, Senate Bill 184, obviously, that was the legislation on the related to rail, to Northwest Rail, arrange passenger rail, and that really kind of set the clock on their heads kind of, you know, at least the Northwest square rail or border party with Murphy are saying they wanted to have they operational within five years. So kind of mark that as transportation is associated with all of that is a lot of items related to housing, in transit, in transit in order to carry transit oriented. And I think from the housing authorities perspective, it’s going to cause a little bit it’s going to cause your brain to refocus because there’s a lot of money sitting at the state, whether it’s how they’re looking at drug 123 Or how they’re looking at some other components and really utilizing those votes to build housing and transit here. And so for us, and then the pieces you’ve seen, housing authorities makes a lot of these programs for transit. So I think globally, the theory is, is that you have a transit station, you have any embryos, and environments case, and you have micro transit, is it makes more sense to have affordable and announced at attainable housing in areas associated with trading is it because you reduce the operating costs or family units, because then they don’t have to buy multiple vehicles or any vehicles because it’s sort of in that area. So as we as we look at this, I think for us, when we’re looking at future projects, transit oriented development is probably going to be good for us, because that’s how we’re going to leverage. In Mali, I think they passed legislation on childhood and MyLink. And that was to. So now we’re seeing that starting to draw into the equation, and really just thinking about how this all works in the long run. So obviously, for us, that’s kind of the area of primary focus is going to be first domain and seeing yourself Playstation and how that’s horrible. We’re already looking at a project that talk to you all about it, it was a low income housing authority program that program has has its own issues. And so we’ll probably kind of be coming back with the advisory board and the board, and Housing Authority Board itself to kind of talk through some opportunities it was growing project that really could set a different course, for the housing work. In that case, and I’m being incredibly vague, because I’m probably going to set a joint Executive Session for both of these groups, to talk through the nuances and details on this project. But before we do that, we’re trying to schedule meetings with financial advisors, so municipal government. And people who will serve to Excel or to understand really what the parameters are and what it is for the Housing Network, to jump in and do something like this. And essentially, the kind of owner utilizing governmental finance financing mechanisms that just generally the ROI zero, things are spinning off, can theoretically spin off about a million dollars a year. Revenue, US government every project and allow us is the equity that you could potentially do another type of deal like this in another transit oriented area, which then starts tying into from the city side. The main street redevelopment those are the challenges so for us, especially lot of moving pieces, but I think we really need to dig into some of this. But I did want to get it on in your minds. And we may have to schedule an executive session because that will probably be an evening that we have the Housing Authority advisory board meetings that started

1:34:25
just to add on both the tax credit propositions going forward legislation. Alright, so expanding the existing Low Income Housing Tax Credit integrated.

1:34:40
Eviction legislation went forward. There was a fair amount of amendments associated with it. It’s not as bad as it was. It’s not it’s not great. And that was So that was something that again, we’re going to have to wrap our minds around a little bit. And then what else is

1:35:09
renewing the lease?

1:35:12
Yeah. For cause evictions.

1:35:18
I heard that there was a case for classes in bowling on Friday was was really enriching new challenge, one of the things that was new last night.

1:35:39
Second, I did do probably the first case on that last week on trial. There was no reciprocal part of the law. So we lost lots of effect on something that was filed before that could still move forward. There’s a heated debate between the Attorney General I belong to I can’t find one occasion that was quick and close, more effective training to smile before you know it.

1:36:36
Yeah, I mean, I think the people that are probably the ones that we talked about it, we talked about this with the council are you tended to be more lenient lieutenants, you’re going to be less than and, and really have to stay on top of the issues. Versus before where you can work with them. And you can do certain things, to saw them and give me the luxury to do that. And so from a management perspective, you’re going to be on point from day one, to make sure that you’re dealing with the issues. And so I think the intended consequence to this is that people who may have to for landlords who may have worked with them, are going to be the big victims of this, and what are the consequences of this? You’re gonna get them on everything.

1:37:34
It’s pretty much to join them constantly. Yeah, payment. Options. It’s unreasonable. No more late, so we can’t do it. You’ve got it. You’ve got to

1:37:54
notice that on the first but they know you’re going to get them out after

1:37:57
a while. One thing we’re doing genius, because it’s not not all of our new uses of yellow balls.

1:38:06
Because we can still 2020 less. So any new tenant coming in today is super smart ions

1:38:20
are part of tasty.

1:38:23
Genius. So you got to keep going

1:38:28
until they fix it. But right now. Right now, for this current moment, you know, I guess, once you’ve gone out four months,

1:38:39
if you decide to renew, then you’re stuck with it. But at least like figuring out

1:38:45
who they’re going to be. Yeah.

1:38:55
Oh, leaving there, kinds of conversations about workarounds, like how we’re going to get this. And if all of those workarounds are doing so now you don’t get your services. And everyone’s you don’t get

1:39:13
it? Yeah, that’s right. So when you see in the first four months, is typically what you’re going to deal with. And where you were more lenient. He was camping. And and that gets to, you know, I think what was, I mean, they did make some adjustments in the law regarding the quiet enjoyment of everyone else. Yeah,

1:39:40
yeah. How to actually meet that stuff. Yeah.

1:39:43
But that’s typically the issue that we deal with when we get into this is outside of payments. Billing jority of issues that we deal with operationally is because the rest of the residents are Are fussing at us, because they’re not able to have the quiet enjoyment in the living conditions within the unit because of the actions of another individual. And, you know, it’s an interesting conversation that we actually had related to, you know, permanent supportive housing. Zinnia is getting real with everyone and talking about is the individual being raised above the living environment for everyone else. Because if that’s really the case, from an operational perspective, you’re all you’re creating a no win situation for the operational side of it, because that’s where you’re in there dealing with the residents and all of these challenges in terms of their living with sparrows based on the actions of another individual. And I think this is just another example. So yeah, it can be a bit of diving into it. I just for you all that add new legislation packs, so add us and the interplay with

1:41:26
enjoys

1:41:28
would be interesting to see because I think now allows APNS, anywhere. For us as a city, it doesn’t make big difference in Memphis things that it does, it will I think touch housing authority based on vouchers. And as employees get filled, and more can utilize vouchers ever since it’s a good bet for the city side doesn’t really change anything, because we already have ordinances that deal with the use of those ordinances are utilizing primarily areas that don’t have HOAs because the HOA covenants are actually preventing a start up. And so the game is going to change so operationally for us not a big deal, but as the city or the housing authority in really for the vouchers generally could balance out awesome Dodgers because you see more coming alive. I think the question is going to be the legal challenges from the HOA side, related to the legislation or authority. So we’ll be watching that as well.

1:42:53
out to different parties starting over.

1:43:01
So hi, I just I will say on the city side, we have intended to roll out an adu stop plan program. We have some plans created, we have not worked programmatic COVID derailed it, and then just general capacity, things changing over but we have it the goal is to out to roll it out. I still think even with that it’s not going to be a giant uptick because construction still is what it is. That’s why it’s hasn’t been a giant priority in terms of what can we you know, the impact compared to the left. But there is there’s something you might say a couple years

1:43:51
ago, it’s like yeah, CSR minds, it always seems to be having a price that just you

1:43:59
can’t reach.

1:44:03
Yeah, I think we think that we’re going to see it’s more than based on conversions where that may be kind of where the first wave starts sliding and because it’s constructing, you’re just redoing the walls. So we think that may be what we see first. But we’ll say

1:44:27
15 is last quarter one corporate advisory

1:44:33
smokeable property that every business two properties that have a situation was Amen. And firewood and it’s mainly to the big forbidden units. We’ve already exceeded the annual budget for the customers on these two properties. So we’re gonna want to watch those continues into mislead throughout the next two quarters to make sure where we where we’re gonna actually Amen doesn’t have any developers fees, that’s a good thing. But I need to know where I was. So we won’t be not painful fees that were planned throughout the schedule. The other thing would be on the LA chain, we are in the negative at the moment. But that is just timing of revenue. We did finally get some of our developer fees from below, which was 2000. That hits in April. So that brings us back in the black. So no cause for concern there as well. It didn’t have a voucher update. But that’s because the 2024 two year truth hasn’t come out yet. But we did get our funding increase, and it went 16.44% You’re gonna find that to be $16,000 additional tour funding. Our vouchers are still on hold at the moment, because because the fair market increase was so large, it was like $200 per property per month, we are seeing a significant increase in costs. Landlords are taking advantage of that extra increase because of the tax it and all that other stuff. So to kind of give you an idea, we have 426 vouchers, and we have froze our vouchers to begin with, because we’re getting ready to wrap up and provide the PBDs for village on me. In January, we informed them from six doctors in May we have 416. So we have dropped 10 vouchers. Between January and May however, we are increasing in cost. So those 426 vouchers costed $543,000, there are 16, monitors costing five, six to seven. So we are they’re taking advantage of it, I’m glad we got an increase, because it kind of cushions. And that’s the need to why we got the increase. But I was hoping it was because we were about to happen. They were kind of seeing progress on there, like just last year by yourself. So Fisher, AR airs pretty soon.

1:47:07
So this is a clear example of why we weren’t getting money. While we’re doing this because of vouchers. I did have a conversation to Congress when they would use Canaan. billion dollars for micro transit. And when he was here giving us Styrofoam chat, I did have a chance to talk to him about the issues that we’re having on browsers and the dollar amounts. And so over the next probably four months, we’re going to want us to contact us his staff, and start working with him. So he can help us because in terms of the money that we’re having, and then send it to us here on a water issue. I have a chance to talk with our officers as well. So we’re going to start engaging congressionally on numbers around your dollars.

1:48:18
And AR is seen as a No Pass ticket, we have 1000s of past balances, working through the 3060 and 90 Day letter process. Subsidy timing issues, a lot of times when we have somebody it takes a couple of months before we actually see the subsidies even though it’s being charged to the tenant letters. So we have some issues there we have about 14,000 that we have some subsidy timing issues with and then just people be paying rent before it’s due they may pay it at the very end of the month, which it gets recorded. But it’s it’s worth it the bass in there but no cause for concern on the letters

1:49:07
or the sweets if you’ve been December Ebro that over 97,000 4000. Okay, okay, so we’re still sort of still like charging legs for units, even though like getting get money.

1:49:28
We still charged. So we still we still put all of the costs to that tenant that we’re incurring to rebuild that unit. Partly to repay and a lot of it what what’s going to happen this can get written off right over because it’s going to go to the 30 days, 60 days and get sent to collections. And then while we say that we haven’t seen any money come back from selections, but it also helps us to look at those Ledger’s like we just had one recently that you know So what did we do for this individual how to restore their mess messed up we can go back to their ledger and find those transactions or if they come back to us when we first started people were coming back to get housing from us and we didn’t know what they had existing problems to make the house before because there was nothing to show so that’s that’s part of it.

1:50:27
But then the other thing is so I’m looking at so we don’t have enough units Amen

1:50:37
Amen sweets, so those are the overnighters then why is Spring Creek over ideas sighs Well

1:50:51
Oh, Spring Creek is so for this particular one, there is one that’s game written on. This was an individual that went to court it was only to addiction process and to have not just admission to a trial proceeding. So that’s there. And it’s actually just about five year old is getting into collections. So once that’s I mean, you’re gonna see that because because of the process we have to do the 60 day and then the letters that a lot of the times they’re not getting done in a timely fashion so it’s taking us a little longer to get those balances reflections

1:51:42
it was left off the agenda

1:51:50
security, still rollin, doing very well in some issues with properties

1:51:58
and they’ve now moved forward with just being suites organized on weekends. Camera update is that sounds like our contracts almost completed waiting to hear back from purchasing to see if we can just use our money that we use by October and the purchasing equipment and that way we’re all set and when the contract was signed for stock Lastly, we have final credit free training next Wednesday the 22nd so putting that together with the No 75 Then actually this is crazy knock on some wood we have no calls for service at any of the properties from Friday until last night every morning someone voluntary mental health suites

1:53:04
I did see something like Mother’s Day is the lowest you can tell us that this is the lowest crime day of the year

1:53:12
and all the mothers are busy that well.

1:53:22
Maybe an la ha properties. Yeah.

1:53:27
What was the what was crime? Yeah, right now

1:53:29
I thought it was the highest fear domestic violence,

1:53:32
bad in firefights right. Any other business adjourn.