boulder housing partners regular meeting of the … · 08/02/2016 · colorado statute c.r.s....

BOULDER HOUSING PARTNERS

REGULAR MEETING OF THE BOARD OF COMMISSIONERS

FEBRUARY 8, 2016 2:30 PM

4800 BROADWAY, BOULDER COLORADO

Our primary mission is to provide quality affordable housing that is developed and managed with respect for

the dignity of all involved. We also seek to create a sense of community strength and spirit that supports

resident efforts to realize success in their lives.

AGENDA

I. Call to order and Determination of a Quorum 2:30

II. Public Participation **

III. Public Hearing: 1175 Lee Hill Proposed Changes to the Good Neighbor Statement of Operations

IV. Meeting Opening and Approval of the Agenda and Consent Agenda

1. Call for Executive Session per Session per Colorado Statute C.R.S. 24-6-402(4)(a)(f) to discuss

Real Estate and Personnel matters.

2. Minutes from December 8, 2015

3. Minutes from January 15, 2016

V. Board Development: Housing Choice Vouchers 101 2:45

VI. Action/Discussion Agenda 3:15

1. Board Business

a. Board Announcements

b. Outreach Committee Report

2. Management and Finance 3:20

a. Finance Committee Report

b. December 2015 Financial Summary

c. 1175 Lee Hill Amendment to the Good Neighbor Statement of Operations

i. Board Action: Approval of Resolution #3: Amendment to the Statement of

Operations

d. Section 8 Housing Choice Administrative Plan

i. Board action: Authorization to post on the BHP website for Public Review

3. Development 4:00

a. Development Committee Report

b. Ad-hoc Development Committee Members

c. Development Project Updates

i. Palo Park

ii. 3480 Hayden Place

ii. Project Renovate

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4. Resident Services 4:15

a. RRC Report

VIII. Update and Information Items

1. State Tax Exemption

2. Real Estate Broker RFP

3. Development Project Tracking

4. City, State and Federal Issues Summary

IX. Executive Session 4:30

X. Closing Matters and Wrap Up

XI. Adjourn 5:00

** Any member of the public is invited to address the Board on any topic that is on, or not on, the agenda during

Public Participation. Anyone wishing to speak will have the floor for a maximum of 3 minutes.

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Please note, the numbering of the following items corresponds to the Board meeting

agenda

V. CONSENT ITEMS

1. Minutes from Board Meeting, December 14, 2015

2. Minutes from Special Meeting, January 15, 2016

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REGULAR MEETING OF THE BOARD OF COMMISSIONERS

DECEMBER 14, 2015 2:30 PM

BHP OFFICE, 4800 N. BROADWAY, BOULDER COLORADO

Commissioner Klerman

Commissioner Shoemaker

Commissioner Hagerty

Betsey Martens

Jeremy Durham

Tim Beal

Public:

No public in

attendance

Commissioner Soraci(by phone)

Commissioner McCord

Commissioner Ruzzin

Jim Koczela

Penny Hannegan

Rene Brodeur

Commissioner Harris(absent) Maria Ciano

Commissioner Griffin Rene Brodeur

I. Call to order

Commissioner Klerman called the regular meeting of the Board of Commissioners to order at

2:35 pm.

II. Meeting Opening

A quorum was declared.

III. Public Participation

There was no public participation

IV. Board Development

Erika Stutzman, Trends Director for the Community Foundation, presented the findings of the

biannual Trends report.

V. Approval of the Meeting Agenda and Consent Agenda

Consent agenda items approved:

1. Minutes from November 9, 2015

Commissioner Hagerty asked that the Project Renovate update be discussed during the action

agenda.

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COMMISSIONER HAGERTY MOVED TO APPROVE THE MEETING AND

CONSENT AGENDA COMMISSIONER RUZZIN SECONDED THE MOTION. The

motion passed unanimously.

VI. Action and Discussion Agenda

1. Board Business

Board Announcements

Betsey introduced Rene Brodeur as the new Director of Operations, Maria Ciano, Director of

Property Management and Jeremy Durham, the new Director of Real Estate Development.

Commissioner Klerman asked that tax credit training be added to board development topics for

2016.

Board Calendar

The Board retreat is scheduled for January 15 from 2:30-5:00 pm at BHP.

Outreach Committee Report

Commissioner Ruzzin reported that the Outreach Committee met to prepare the communication

for the City Council’s upcoming planning retreat. Betsey will be giving housing and opportunity

tours for new and interested council members including Bob Yates, Jan Burton, Liza Morzel and

Arron Brockett. Betsey announced that BHP has contracted with Leslie Durgin as its Policy

Strategy Advisor. Her first task will be to help draft BHP’s memo to city council for their

retreat.

Commissioner Shoemaker suggested that BHP use its expertise to advise city council on what

the best ways are to aid in relieving the affordable housing problem in the city. It would be

helpful if BHP could identify specific opportunities and ways to navigate within the existing

framework to create additional housing. BHP should position itself to be a resource for city

staff.

2. Management and Finance

Finance Committee Report

Commissioner Klerman, reporting for the Finance Committee, stated that the committee had

carefully reviewed BHP’s draft 2016 budget and work plan at their last meeting and

recommended several small changes to the final draft.

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2016 Final Budget and Work Plan: Resolution #20

Jim and Betsey presented the draft 2016 Budget and Work Plan for the Commissioners’ final

reading and discussion. Jim handed out a revision to the Tax Credit budget. Jim detailed the

changes in the budget from the first to final drafts.

COMMISSIONER KLERMAN MOVED TO APPROVE RESOLUTION #20:

APPROVAL OF THE 2016 BUDGET AND WORK PLAN . COMMISSIONER RUZZIN

SECONDED THE MOTION. The motion passed unanimously.

Solar at 4800

Jim introduced the details about the city grant to add solar to the BHP main office at 4800

Broadway. He explained that BHP could be spending $93,000 out of the BHP reserve funds for

the installation.

COMMISSIONER MCCORD MOVED TO APPROVE THE USE OF RESERVE FUNDS

TO FUND THE ADDITION OF SOLAR TO 4800 BROADWAY. COMMISSIONER

GRIFFIN SECONDED THE MOTION. The motion passed unanimously.

October 2015 Financial Summary

Jim gave an overview of the September 2015 financial statements.

1175 Lee Hill: A year in review

Rene and Tim presented the results of the first year of operations at 1175 Lee Hill. There was a

neighborhood meeting that was noticed to the public and held on December 9. On February 8

the Board will hold a public hearing prior to its regular meeting to present the results of the first

year of operations and the proposed changes to the Good Neighbor Statement of Operations.

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3. Development Report

Development Committee Report

Commissioner Klerman, reporting for the Development Committee stated that the committee

discussed Palo Park and community engagement and several potential real estate opportunities

including, Depot Square, the BCH hospital and another acquisition partnering with a private

developer.

Project Renovate

Commissioner Hagerty asked questions about the rejection of state sales tax exemption. Jim and

Jeremy talked about strategies if the issue is not fixed. The first priority is to get to work with

the State to find a resolution.

4. Resident Services

Resident Representative Committee Report

Commissioner Griffin, reporting for the Resident Representative Council, stated that the resident

council was currently working on moving forward with the Little Free Library project.

Commissioner Soraci has been working on gathering the ROP residents for a focus group.

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VII. Adjourn

COMMISSIONER RUZZIN MADE A MOTION TO ADJOURN THE REGULAR

MEETING OF THE BOARD OF COMMISSIONERS. COMMISSIONER GRIFFIN


The regular session of the Board of Commissioners adjourned at 4:50pm

Seal

DATE: 12/14/15

KAREN KLERMAN, CHAIR

Boulder Housing Partners

BETSEY MARTENS

Executive Director

Penny Hannegan

Recording Secretary

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SPECIAL MEETING OF THE BOARD OF COMMISSIONERS

JANUARY 15, 2016 2:30 PM

BHP OFFICE, 4800 N. BROADWAY, BOULDER COLORADO

Commissioner Klerman Betsey Martens Public:

Commissioner Soraci

Commissioner McCord

Commissioner Ruzzin

Commissioner Harris

Commissioner Griffin

Jim Koczela

Lauren Schevets

Anna Richards

Commissioner Hagerty

I. Call to order and Determination of a Quorum

Commissioner Klerman called the special meeting of the Board of Commissioners to order at

2:30 pm.

II. Public Participation

There was no public participation.

III. Approval of the Meeting Agenda and Consent Agenda

1. Executive Session at the end of the meeting per Colorado Statue CRS-24-402 (4)(a)

to discuss Real Estate matters.

COMMISSIONER SORACI MOVED TO APPROVE THE MEETING AND CONSENT

AGENDA AS AMENDED. COMMISSIONER KLERMAN SECONDED THE MOTION.

The motion passed unanimously.

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IV. Action and Discussion Agenda

1. Board Business

Resolution #1: Authorization of an application to the Colorado Division of Housing for funding

for permanently affordable housing at 4525 Palo Parkway

COMMISSIONER HARRIS MOVED TO APPROVE RESOLUTION #1:

AUTHORIZATION OF AN APPLICATION TO THE COLORADO DIVISION OF

HOUSING FOR 4525 PALO PARKWAY. COMMISSIONER GRIFFIN SECONDED

THE MOTION. The motion passed unanimously.

V. Executive Session per Colorado Statute C.R.S. 24-6-402(4)(a) to discuss Real Estate

matters.

COMMISSIONER HARRIS MOVED TO RECESS INTO EXECUTIVE SESSION PER

COLORADO STATUTE C.R.S. 24-6-402(4)(a) TO DISCUSS REAL ESTATE MATTERS.

COMMISSIONER GRIFFIN SECONDED THE MOTION. The motion passed

unanimously.

The Board recessed at 2:40 pm into Executive Session as per Colorado Statue C.R.S. 26-6-

402(4)(a) to discuss Real Estate Matters.

The Board met in executive session for about ten minutes at which time the only matters

discussed were those related to real estate matters.

COMMISSIONER GRIFFIN MADE A MOTION TO ADJOURN THE EXECUTIVE

SESSION OF THE BOARD OF COMMISSIONERS. COMMISSIONER HARRIS


The Board returned to regular session at 2:50 pm

VIII. Closing Matters

Resolution #2: Authorization to Proceed with the Contract to Purchase Six Units at 3480 Hayden

Place

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COMMISSIONER SORACI MADE A MOTION TO AUTHORIZE BETSEY TO SIGN A

PURCHASE CONTRACT FOR THE PROPERTY AT 3480 HAYDEN PLACE.

COMMISSIONER HARRIS SECONDED THE MOTION. The motion passed

unanimously.

IX. Adjourn

COMMISSIONER SORACI MADE A MOTION TO ADJOURN THE SPECIAL

MEETING OF THE BOARD OF COMMISSIONERS. COMMISSIONER HARRIS


The special session of the Board of Commissioners adjourned at 2:50 pm

Seal

DATE: 1/15/16

KAREN KLERMAN, CHAIR

Boulder Housing Partners

BETSEY MARTENS

Executive Director

Anna Richards

Recording Secretary

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VI. ACTION/DISCUSSION AGENDA

1. ACTION/DISCUSSION AGENDA: BOARD BUSINESS

a. Board Announcements

b. Outreach Committee Report

c. Board Development Topic

The Housing Choice Administrative Plan is on the agenda for your approval this month and

so we thought than an overview of the voucher program would pair well. This overview

will focus on the difference between the three voucher programs that we administer: tenant-

based, project-based and project contract and the broad variety of voucher types that exist

within those three programs.

d. Executive Director Annual Performance Review

The Board will meet in Executive Session following the meeting for Betsey’s performance

review. The Board will review the performance information sent to you prior to the

meeting by Betsey and Commissioner Klerman and make a recommendation to the

Personnel Committee for her annual performance based salary merit increase.

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2. ACTION/DISCUSSION AGENDA: MANAGEMENT AND FINANCE

a. Finance Committee Report

b. December 2015 Financial Summary

Tax Credit Audit and Tax Return progress

All of the Tax Credit entity books were closed for calendar year 2015 and all data were sent

to the auditors within five business days to meet the auditors’ deadline. We received draft

audit reports and tax returns and have circulated them to our investor partners for approval.

Three of the nine reports and tax returns have been approved and have been finalized. The

Finance Team did a great job as a team to meet this very short deadline.

BHP December Financial Report

The year-end statements are not included in this packet. Each year our priority on January

2nd is to complete the nine tax credit entities. As mentioned above, we closed all nine

entities and delivered final numbers to the auditors within 5 business days. At year end we

also have a significant amount of work to process year-end payroll information and this

year a change to a new set of medical benefits from the city required all employees to be

adjusted. We have now turned our attention to closing BHP books. The initial numbers

have been completed. We are working on finalizing the required entries to reflect the new

accounting requirements for our PERA retirement plan which will have a material effect of

increasing our liabilities and reducing beginning equity on the beginning BHP balance

sheet as of December 31, 2014 by approximately $5 million and an additional 2015

expense of approximately $250,000. Given the size of these numbers we want to get them

booked properly before preparing a report for you. We expect to have a draft report for you

for the Board meeting on, or before, the meeting on February 8.

c. Public Hearing: 1175 Lee Hill First Year of Operations Overview and

Amendment to the Good Neighbor Statement of Operations

Executive Summary

In accordance with Section 9 of the Good Neighbor Statement of Operations for 1175 Lee

Hill (GNSO), the BHP staff is required to prepare and present an annual report to the BHP

Board of Commissioners and the community regarding the operations and outcomes related

to the property. The annual report was presented at the Annual Community Meeting held

on December 10, 2015 and presented at the December 2015 Board meeting. A graphic

summary of the report has been prepared for public distribution and we’ll bring it to the

meeting for your reference. Following the Board meeting the First Year of Operations

Overview will be posted on BHP’s website.

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In accordance with Section 10 of the GNSO, BHP’s Board of Commissioners will hold an

annual public hearing regarding 1175 Lee Hill. At that time, the Board will review the

report noted in Section 9 and consider any proposed changes, generated by BHP or

proposed by the community, to the GNSO. The Neighborhood Advisory Committee has

recommended one substantive change to the GNSO and we are proposing several minor

edits to adjust the tense of the document now that we are operating the building.

Staff Recommendation

Approval of Resolution 2016-3 authorizing the proposed amendments to the GNSO.

Background

The annual 1175 Lee Hill community meeting was held on December 10, 2015. An

invitation was sent out to over 600 interested people by email and social media with the

help of Lee Hill Advisory Committee members. Approximately seven people attended the

meeting. Staff presented the First Year of Operations report and proposed changes to the

Good Neighbor Statement of Operations (GNSO) at that meeting.

The February 8, 2016 meeting of the BHP Board will include a public hearing on matters

related to 1175 Lee Hill. Prior to this public meeting the GNSO document has been posted

on the BHP web site with an explanation of the proposed changes. Additional staff outreach

included a meeting notice in the Daily Camera and an e-mail which was sent out to over

600 interested people on our 1175 Lee Hill mailing list. The public was invited to e-mail or

call with questions or comments. To date, no questions or comments have been received by

staff via e-mail or phone. The GNSO changes were reviewed and approved by the Lee Hill

Advisory Committee at their January 2016 meeting.

The recommended changes to the GNSO are minor in nature. The one substantive change

came from the Lee Hill Advisory Committee who recommended the removal of the

quarterly neighborhood meeting requirement from the GNSO. They felt that the public has

full access to voice their input on Lee Hill at the monthly BHP Board meetings. The

additional recommended changes are grammatical in nature and do not impact operations or

polices. No other changes to the GNSO are being recommended at this time.

Fiscal Impact

There is no material fiscal impact related to distribution of the summary report or the

proposed changes to the GNSO.

Attachments:

Resolution #3: Adopting the First Amendment to the 1175 Lee Hill Good Neighbor

Statement of Operations

1175 Lee Hill Year in Review (to be distributed at the meeting)

Proposed Revised Good Neighbor Statement of Operations

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RESOLUTION #3

SERIES OF 2016

A RESOLUTION FOR THE PURPOSE OF ADOPTING THE FIRST AMENDMENT TO

THE 1175 LEE HILL GOOD NEIGHBOR STATEMENT OF OPERATIONS.

WHEREAS, the 1175 Lee Hill Good Neighbor Statement of Operations (GNSO) is an agreed

upon plan that reflects BHP’s commitment to good neighborhood engagement; and

WHEREAS, BHP’s staff has reviewed and improved the GNSO in an effort to update language

and change the requirement for quarterly community meetings to an annual community meeting;

and

WHEREAS, the 1175 Lee Hill Neighborhood Advisory Committee has also reviewed and

approve of the proposed changes; and

WHEREAS, the public has been notified that proposed changes to the GNSO could be viewed

on the BHP website; and

WHEREAS, the community was given a chance to comment on the proposed changes at a

public meeting held on February 8, 2016; and

WHEREAS, the Board is required by policy to review and approve any changes to the

document annually.

NOW, THEREFORE, be it resolved that the Board of Commissioners adopts the first

amendment to the 1175 Lee Hill Good Neighbor Statement of Operations.

Adopted this 8th

day of February, 2016.

(SEAL)

_______________________________

Karen Klerman

Chair, Board of Commissioners

Housing Authority of the City of Boulder

ATTEST:

_______________ __________

BETSEY MARTENS

Executive Secretary

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1 Updated on: January 28, 2016

Edits to this document are proposed changes made by the BHP staff and the Lee Hill

Advisory Committee. All recommended changes will be reviewed and considered by

the BHP’s Board of Commissioners at their February 8, 2016 meeting.

Good Neighbor Statement of Operations

1175 Lee Hill

Table of Contents

1. Preamble ............................................................................................................................................... 3

2. Purpose .................................................................................................................................................. 3

3. Guiding Principles ................................................................................................................................ 4

4. Community Engagement & Communication ........................................................................................ 4

4.1 - Complaint Process .......................................................................................................................... 4

4.2 - Opportunities for Community Engagement ................................................................................... 5

4.3 - Advisory Committee ...................................................................................................................... 5

5. Project Design ....................................................................................................................................... 5

6. Housing First Program ........................................................................................................................ 56

6.1 - Goals & Outcomes ....................................................................................................................... 56

6.2 - Resident Eligibility and Selection Process ..................................................................................... 6

6.3 - Case Management and Supportive Services .................................................................................. 8

7. Lease Agreement ................................................................................................................................ 89

7.1 - House Rules ................................................................................................................................... 9

7.2 - Overnight Guest Policy .................................................................................................................. 9

7.3 - Smoking Policy .............................................................................................................................. 9

7.4 - Alcohol ....................................................................................................................................... 910

7.5 - Illegal Activities ........................................................................................................................... 10

7.6 - Weapons ....................................................................................................................................... 10

7.7 - Pet Policy ..................................................................................................................................... 10

7.8 - Lease Violations and Eviction ..................................................................................................... 10

8. Property Management ......................................................................................................................... 10

8.1 - Safety and Security ...................................................................................................................... 10

8.2 - 24-hour On-site Staffing .......................................................................................................... 1011

8.3 - Building and Site Maintenance .................................................................................................... 11

8.4 - Resident Participation in Maintenance of Property ...................................................................... 11

9. Monitoring Plan .................................................................................................................................. 11

10. Amendments to the Good Neighbor Statement of Operations .................................................... 1112

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1. Preamble

1175 Lee Hill will beis a 31-unit permanent supportive housing building that will useuses the Housing

Firsti model to provide permanent housing and supportive services that will enableenables chronically

homeless individuals and families as defined by the HEARTH Act regulations (24 CFR Part 91.5)ii, in

Boulder County to successfully move from life on the streets to independent living in a residential setting.

The Good Neighbor Statement of Operations for 1175 Lee Hill provides information to the community on

the operation of 1175 Lee Hill and the Housing First program, including how to engage in ongoing

development and operation of the property and communicate and resolve issues. Overall, this document

provides a framework for open communication channels and good neighbor operations.

An Advisory Group developed the Good Neighbor Statement of Operations using a consensus based

processiii with substantive input from Boulder Housing Partners (BHP)

iv and Boulder Shelter for the

Homeless (BSH) staff. The Advisory Group reviewed examples of operating and neighborhood

agreements from similar Housing First developments, as well as relevant BHP policies. Topic experts

from BHP, BSH and the City’s Department of Housing and Human Services were available at each

meeting to answer questions and provide clarification.

The Advisory Group consisted of nine community members (five North Boulder residents, two human

service providers, and two individuals who have been homeless). Also contributing to the discussion were

44 community members who participated in focus group sessions and many other individuals who met

independently with BHP staff since September 2011.

From here, the word community in this document refers to the residents at 1175 Lee Hill, neighboring

North Boulder residents and businesses, as well as other stakeholders in the city and County of Boulder.

The word neighbor in the document title refers to North Boulder neighbors and reflects BHP’s

commitment to good neighbor engagement. The term “good neighbor” as used in this Statement of

Operations has no relation to any similar references in the Boulder Revised Code or elsewhere and any

use of similar terms in the Boulder Revised Code or elsewhere should have no inference to the use of

similar terms in this Statement of Operations.

The Good Neighbor Statement of Operations for 1175 Lee Hill was completed and delivered by the

Advisory Group on December 10, 2012. It was reviewed at a public meeting on January 14, 2013 and

adopted by the Boulder Housing Partners Board of Commissioners on February 11, 2013. BHP is

committed to conscientious and thorough implementation of the provisions herein, and will notify the

community of proposed future amendments to this document prior to the Board’s review.

2. Purpose

The purpose of the Good Neighbor Statement of Operations is to:

Engage the community in decisions about the ongoing development and operation of 1175 Lee

Hill;

Communicate with the community about the management and problem resolution systems for the

building;

Inform the community about the Housing First program objectives to provide residents with

permanent, affordable housing and case management support; and

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Create a management framework consistent with the Housing First program that meets or exceeds

the requirements of the investor and lender, aspires to become a best practices model in the

industry, and is fully responsive and accountable to the community, so that 1175 Lee Hill will be

a good neighbor and an asset to the North Boulder neighborhood.

3. Guiding Principles

1175 Lee Hill will be operated with consideration for the following guiding principles:

Neighborhood – To maintain the health, safety, attractiveness, and livability of this residential

building and the surrounding neighborhood and proactively address good neighbor practices;

Building – To design and construct an attractive energy efficient, healthy, and cost effective

residential building;

Residents – To create a housing environment that fosters a sense of home and self-determination

for those who are chronically homeless by using the Housing First program best practices; and

Property Management – To ensure the ongoing safety and well-being of residents and the

physical maintenance of the building and grounds.

4. Community Engagement & Communication

Communication between BHP, as the operator owner and property manager of 1175 Lee Hill, and the

community is important in order to develop and maintain positive relationships. Methods to ensure good

communication, feedback, and monitoring of this Good Neighbor Statement of Operations will includes

easily accessible contact information for the property manager and BHP Executive Director on the BHP

website, quarterly neighborhood meetings, proactive outreach by BHP to the community, and the

establishment of an ongoing Advisory Committee.

4.1 - Complaint Process In the event of a problem, neighbors and residents of 1175 Lee Hill will be asked to call or email the

property manager. BHP will respondresponds to, or acknowledges, complaints within 24 hours or the

next business day. The property manager will work with the individual to address the issue in as timely a

manner as possible, and the property manager is expected to resolve the majority of issues. If the

property manager cannot resolve the problem, the complaint will be elevated, in a timely manner, through

supervisory levels, on up to and including the Executive Director.

If the problem remains unresolved, BHP will suggest that both parties consent to work with a mediator

(e.g. the City of Boulder Community Mediation Service) to bring a neutral, third party to help the

complainant and BHP staff resolve the dispute. If the individual is not satisfied after working with BHP

staff, that person may contact BHP’s Board of Commissioners during a regularly scheduled meeting for

further consideration.

In the unlikely case that a complainant is not satisfied with the BHP process, City Council meetings

provide an open comment period for citizens at the start of each meeting in order to hear from the public

about important issues facing Boulder and its citizens.

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4.2 - Opportunities for Community Engagement During the first year of operation, BHP will host quarterly meetings about 1175 Lee Hill that will be open

to the entire community. These meetings will provide an opportunity for community members to raise

concerns, ask questions, learn about, and provide feedback on BHP operations at 1175 Lee Hill.

In addition, theThe BHP Board meets monthly in public session and begins each meeting with public

participation. The Board encourages all members of the community to participate in these meetings. Any

person can address the Board on any topic, consistent with the public participation guidelines.

BHP will assignhas assigned staff that dedicates time to actively engage in outreach in the North Boulder

neighborhood, including meeting with business owners and attending HOA or other community meetings,

in order to provide a continual pulse on how BHP, and 1175 Lee Hill specifically, is performing in the

neighborhood. In general, 1175 Lee Hill and/or other BHP staff familiar with the property and its

operations will be available and residents will be encouraged to participate in neighborhood activities,

events, and meetings as appropriate to help build good relations with the community. Individuals and

organizations are also encouraged to share information about events with BHP staff and 1175 Lee Hill

residents.

4.3 - Advisory Committee Within During the first year of operations, BHP will formformed an Advisory Committee that may bewas

composed of representatives selected by from neighborhood groups (e.g. HOAs), interested residents

living at 1175 Lee Hill, BHP staff, and BSH case managers. The purpose of this committee will beis to

provide a forum for ongoing communication and integration, and furthering community relationships.

Quarterly meeting agendas will beare created by the members of the group based on community concerns.

Meeting notes will beare made available to the BHP Board of Commissioners and the community.

5. Project Design

1175 Lee Hill is anticipated to be a 31-unit affordable, residential building that will useuses the Housing

First model as a foundation to provide permanent housing and supportive services that will enable those

who are chronically homeless in Boulder County to successfully move from life on the streets to

independent living in a residential setting. Approximately 30,000 square feet in size, the building will

includes case management offices, maintenance and property management storage facilities, covered

bicycle parking, a community room, and laundry facilities. In addition, the property will includes an

outdoor courtyard, exterior landscaping, and a parking lot. BHP will beis the developerowner, leasing

agent, and property manager. BSH will provide the case management support for the residents.

BHP will seeksought neighborhood input regarding the building design. The goal wais to fully explore

neighborhood ideas and develop a creative and positive visual image unique to North Boulder.

6. Housing First Program

6.1 - Goals & Outcomes The residents at 1175 Lee Hill will beare part of the Boulder County Housing First program. As a

national model, the Housing First program is an approach in which housing is offered to people

experiencing homelessness without preconditions (such as sobriety, mental health treatment, or a

minimum income threshold) or service participation requirement. Once the individual or family is housed

case management is offered through access to resources which could assist the Housing First client to

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define and develop personal goals. The primary goal of the Housing First program is for clients to have

safe, permanent, and affordable housing, which could lead to greater stability within the community..

Program success is measured by monitoring the following desired outcomes:

Clients move into housing;

Clients increase skills and income;

Clients garner greater self-determination;

Clients stay in housing is measured; and

Clients maintain progress made.

6.2 - Resident Eligibility and Selection Process Resident eligibility and screening criteria are primarily determined by rules associated with the funding

agencies involved in this project as well as relevant BHP policies. The funding sources may include: the

U.S. Department of Housing and Urban Development (HUD) (McKinney-Vento Act funding as amended

by the Homeless Emergency Assistance and Rapid Transition to Housing (HEARTH) Act and Section 8

Housing Choice Voucher funds), the U.S. Department of Veterans Affairs’ (VA) Veterans Affairs

Supportive Housing (VASH) Program, and the Low Income Housing Tax Credit (LIHTC) Program.

Resident selection will beis a two-step process, as described below. First, the BSH case managers will

identify potential residents in cooperation with HUD’S coordinated assessment and assess their suitability

and ability to benefit from Housing First. Then BHP will screenscreens candidates recommended by

BSH for eligibility and conducts background checks. Some candidates may be disqualified from Housing

First based on the findings of BHP’s screening.

6.2(a) - Screening for Suitability as a Tenant – Boulder Shelter for the Homeless

The selection process will beginbegins with identification of potential residents by BSH, who will beis

responsible for the primary assessment of suitability for the Housing First program at 1175 Lee Hill. The

intention is to prioritize applicants who are living, working or accessing services in the City of Boulder

who, first and foremost, want to be housed and, second, can and want to be successful in the Housing

First program, which includes evaluating an applicants willingness to be lease compliant and engage with

case managers to receive support services.

Potential residents will be referred to the program from Boulder County service agencies including, but

not limited to:

Boulder Shelter for the Homeless Center for People with Disabilities Law enforcement

Bridge House Attention Homes Hospitals

Boulder Community Hospital Mental Health Partners Faith-based groups

People’s Clinic Addiction Recovery Center Safehouse Progressive

Alliance for Nonviolence

Potential residents will meet with a Housing First case manager to determine if they qualify as chronically

homeless ii as defined by the HEARTH Act regulations (24 CFR Part 91.5), including collecting records

from local agencies that may have worked with the candidate. Potential residents who have lived in the

City of Boulder will be prioritized.

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Case managers will then assess the applicants potential for success in the program. This assessment

varies based on the individual applicants but can include:

Desire to be housed;

Desire to make a change;

Demonstrated behaviors necessary to be successful in the program;

Information from other agencies who know the potential applicants;

Length of homelessness; and

Vulnerability.

6.2(b) - Screening for Eligibility – Boulder Housing Partners

Once BSH has identified potential candidates, BHP will begin its screening process. The baseline for

eligibility will be defined by the Section 8 Housing Choice Voucher (HCV) program, which requires that

the applicant documents citizenship or legal resident status, have an income at or below 30% of the area

median income, and consent to collection of personal background information.

BHP will conduct background checks using a third-party nationwide screening company and will check

the National Sex Offender Registry. This review of criminal background will assist BHP in complying

with HUD requirements to deny assistance to applicants who are engaging in or have engaged in certain

criminal activitiesv. If the results of the criminal background check indicate that there may be past

criminal activity, but the results are inconclusive, BHP may request a fingerprint card and will request

information from the National Crime Information Center (NCIC).

6.2(c) - Reasons for Denial of Assistance

In some circumstances, BHP will be required to deny admission and assistance to potential Housing First

residents.

Based on the U.S. Department of Housing and Urban Development guidelines, BHP must exclude from

Housing First any individual who:

Is subject to a lifetime registration requirement under a sex offender registration program;

Is currently engaged in the use of illegal drugs;

Has current use or pattern of use of illegal drugs, or current abuse or pattern of abuse of alcohol,

that may threaten the health, safety, or right to peaceful enjoyment of the premises by other

residents;

Has ever been convicted of drug-related criminal activity for the production or manufacture of

methamphetamine; or

Has been evicted from federally-assisted housing in the last five years for drug-related criminal

activity.

In addition to the above mandatory exclusions, current engagement in, or engagement in any of the

following criminal activities within the past five years, will be the basis for denial of housing assistance,

which can be appealed based on consideration of circumstances (see 6.2(d)):

Drug-related criminal activity, including the illegal manufacture, sale, distribution, or use of a

drug, or the possession of a drug with intent to manufacture, sell, distribute or use the drug;

23


Violent criminal activity, including the use, attempted use, or threatened use of physical force

substantial enough to cause, or be reasonably likely to cause, serious bodily injury or property

damage;

Criminal activity that may threaten the health, safety, or right to peaceful enjoyment of the

premises by other residents or persons residing in the immediate vicinity; or

Criminal activity that may threaten the health or safety of property owners and staff or

contractors.

6.2(d) - Consideration of Circumstances

BHP will considerconsiders all relevant circumstances when deciding whether to deny admission based

on applicants past history except in the situations for which denial of admission is mandated by HUD.

Any potential resident who is denied based on eligibility has the opportunity to appeal to BHP staff and

bring evidence to illustrate his or her commitment to change past behavior. Any approved appeal requires

confirmation by the BHP Executive Director.

6.3 - Case Management and Supportive Services Once a client is selected for the program, he/she will be assigned a case manager. All case managers will

beare trained at the BSH to assist residents in securing and retaining housing, and procuring the necessary

resources to achieve long-term stability and self-reliance. Case managers will meet with residents on a

regular basis, often in the resident’s apartment.

The case manager’s primary role will beis to connect residents with resources. This could include

connecting residents to health, mental health, and/or substance abuse services, helping with applications

for benefits, helping a resident navigate the bus system, or linking a resident to the local food bank. Case

managers also will work closely with BHP and representatives from social service agencies to advocate

for their clients.

This work is all done from a strength-based approach and residents will beare evaluated annually to assess

their progress towards stability. The strength-based approach strives to understand a client’s strengths

then works with the client to help him or her understand how to use those strengths to work towards

stability. Case managers will work with the client to create individual plans that include stated personal

goals and strategies the client can use to reach those goals.

The case managers will meet regularly as a team to discuss residents or clinical approaches to their work

and for continuing education. Two full-time equivalent case manager positions will be assigned to work

with the 31 residents of 1175 Lee Hill; these staff will be employed and trained by BSH. Each case

manager will carry a case load of 10 to 20 clients.

7. Lease Agreement

Each resident of 1175 Lee Hill will beis required to sign a twelve month lease that may be renewed for

successive twelve month periods depending on continued tenant eligibility. Violations of this lease

agreement will result in corrective action up to, and including, eviction. Residents will pay rent according

to their income. Residents must agree to abide by house rules, guest policies, and any other building

policies, which are all incorporated into the lease as addenda. Several issues identified by the public and

addressed in the lease are summarized below. Additional details on the provisions of this standard lease

are available from BHP.

24


7.1 - House Rules House rules will beare created through resident involvement. Meetings will beare held with the residents

once the building is substantially leased in order to discuss which rules are important to them. House rules

will then be revised as needed, but at least every five years. BHP will makemakes the new Housing First

residents aware of the good neighbor issues identified by the public and the Advisory Group, so that they

may address them in their house rules.

7.2 - Overnight Guest Policy An overnight guest is a person temporarily staying in the unit with the consent of the resident. Overnight

guests are further defined as any visitor whose stay extends after midnight (12 AM). The resident will be

responsible for the conduct of visitors and guests, inside the unit as well as anywhere on or near the

property.

The overnight guest policy includes the following:

All guests will provide a photo I.D. before being allowed to enter the building

A resident must notify BHP or case management staff before 5 PM when an overnight guest

will be staying in the unit. An overnight guest may remain in the unit no longer than 14

consecutive days or a total of 28 cumulative calendar days during any 12 month period. The

annual limit of 28 days applies to all overnight guests a resident may have;

All visitors must leave the property before 12 AM unless registered as an overnight guest

with staff;

A resident may request an exception to this policy for valid reasons (e.g., care of a relative

recovering from a medical procedure expected to last 20 consecutive days);

Former residents who have been evicted will not be permitted as overnight guests; and

BHP and case management staff reserve the right to ask guests to leave if they are behaving

inappropriately or have a known criminal history, including but not limited to a felony

charge, sex offense charge, no trespass order, restraining order, etc.

It will be the resident’s responsibility to see that visitors and guests abide by all the terms of the lease.

This includes clauses about noise, behavior, pets, damages and use of the common areas.

7.3 - Smoking Policy Smoking will is not be permitted anywhere inside the building, including residents’ apartments, common

areas, laundry rooms, and BHP offices. Smoking will is only be permitted in the designated outdoor

smoking area. Residents will be encouraged to smoke within the designated smoking area, and not in the

public areas around the property (e.g. sidewalks, bus stops, parking lot, etc.). Smoking refers to the

smoking of any legal substance by any means (e.g. cigarette, pipe, etc.).

7.4 - Alcohol Consumption of alcohol will is not be permitted in indoor and outdoor common areas, parking lot,

laundry room, or in any staff offices. In line with the Housing First model, residents may drink in their

apartments, providing their behavior conforms to lease requirements regarding noise, etc. Case managers

will work with residents when consumption becomes a threat to retaining housing or clearly impedes

resident progress, as defined in 6.1 above, and provide referral and/or case conference assistance

regarding alcohol and substance abuse services or treatment options where appropriate.

25


7.5 - Illegal Activities Criminal or illegal activities by a resident, guest or visitor will not be tolerated and are grounds for

initiating eviction, depending on the severity of the crime and/or illegal activity.

7.6 - Weapons Weapons

vi are not allowed at any BHP property.

7.7 - Pet Policy Pets (including dogs, cats, birds, fish, and reptiles that meet the conditions set forth in the BHP pet policy)

will be permitted at 1175 Lee Hill. Visiting pets will not be allowed. Unless BHP has a signed pet

agreement and pet fee/deposit for the pet, no pets may enter a resident’s unit. Additional details,

including the resident’s responsibilities for ensuring that pets do not disturb neighbors, damage property,

or leave uncollected excrement in the area, are available from BHP, as are copies of the pet policy and pet

agreement.

7.8 - Lease Violations and Eviction Lease violations are grounds for eviction. Lease violations (including 7.1 – 7.6 above) will be discussed

with the property manager, case manager, and the resident. The problem-solving model described in

Section 4.1 will be followed, to the maximum extent feasible. Repercussions will be determined on a

case-by-case basis advised by BHP’s existing policy. If a lease violation ultimately results in eviction,

state eviction regulations will be followed.

8. Property Management

The property manager is responsible for maintaining the property in good repair and enforcing the lease,

house rules and addenda, as described above in Section 7.

8.1 - Safety and Security In order to assure the residents’ safety and well-being, the property will incorporate the following

features:

- All guests and overnight guests must provide a photo I.D. before being allowed entry

- One main entrance for clients and guests;

- 24-hour locked exterior doors with restricted access;

- Surveillance cameras;

- 24-hour on-site trained staff;

- Random security patrols of the building’s exterior and interior; and

- A screened, private outside courtyard.

The rigorous resident selection process and background checks are additional security measures, as is the

prohibition of weapons on the property. In addition, BHP will provide residents with contact information

to use if they have any security concerns, as well as instruction regarding emergencies.

8.2 - 24-hour On-site Staffing The building will beis staffed twenty-four hours a day by staff that are trained and have the authority to

identify emergency situations, intervene in disputes, identify lease violations, recognize potential

problems, and connect residents with the appropriate resources.

26


8.3 - Building and Site Maintenance The building and grounds at 1175 Lee Hill will beis maintained by BHP. BHP will beis responsible for

landscape upkeep, snow removal, response to maintenance requests (emergency response when needed)

and both exterior and interior repairs and preservation. Damage, such as graffiti, will be addressed, and if

possible removed within the next business day.

8.4 - Resident Participation in Maintenance of Property Residents will have the opportunity, and will beare encouraged, to participate in property maintenance by

promoting clean common areas, pickup of litter, proper trash disposal, and other activities the 1175 Lee

Hill residents may identify in the development of the House Rules. In addition, BHP staff will establish

and enforce rules against littering and ensure the issues related to livability and safety will beare covered

in each resident’s orientation. BHP will also establish rules that promote clean common areas.

9. Monitoring Plan

BHP staff will prepare an annual report to the BHP Board of Commissioners and the community

regarding the operations and outcomes related to 1175 Lee Hill. This report will protect the privacy of

our residents and will be shared via current email lists and on the website. The report will include an

annual summary and progress report of the following:

(1) the operations at the site for the prior year;

(2) the number and types of complaints and responses, community outreach, relationships and

activities;

(3) the residents’ successes based on the following metrics, when feasible providing comparable

statistics from other Housing First programs:

Number of clients moved into housing;

Number of clients still housed;

Changes in clients’ income;

Changes in clients’ skills;

Number and nature of 911 calls to the property; and

Number of lease violations.

When feasible, BHP will arrange to have an independent third party entity audit the data related to

outcomes from the program. In addition, the agencies funding the project, such as HUD, will conduct

periodic audits of the program.

10. Amendments to the Good Neighbor Statement of Operations

BHP’s Board of Commissioners will hold an annual public hearing regarding 1175 Lee Hill. At that

time, the Board will review the report noted in Section 9 above and consider any proposed changes,

generated by BHP or proposed by the community, to the Good Neighbor Statement of Operations. Any

amendment will be preceded by a public notice on BHP’s website and to any interested person on the

mailing list, a public comment period prior to the Board meeting, and discussion and a decision by the

Board at an open public meeting. The public notice will include information on which sections are

proposed to be amended.

7590073v2

27


i Housing First is an approach that centers on providing homeless people with housing as a first response and then providing services as needed. What differentiates a Housing First approach is that there is an immediate and primary focus on helping individuals quickly access and sustain permanent housing. ii A chronically homeless person (24 CFR Part 91.5) –

(1) An individual who: (i) Is homeless and lives in a place not meant for human habitation, a safe haven, or in an emergency shelter; and (ii) Has been homeless and living or residing in a place not meant for human habitation, a safe haven, or in an emergency shelter continuously for at least one year or on at least four separate occasions in the last 3 years, where each homeless occasion was at least 15 days; and (iii) Can be diagnosed with one or more of the following conditions: substance use disorder, serious mental illness, developmental disability (as defined in section 102 of the Developmental Disabilities Assistance Bill of Rights Act of 2000 (42 U.S.C. 15002)), post-traumatic stress disorder, cognitive impairments resulting from brain injury, or chronic physical illness or disability; (2) An individual who has been residing in an institutional care facility, including a jail, substance abuse or mental health treatment facility, hospital, or other similar facility, for fewer than 90 days and met all of the criteria in paragraph (1) of this definition, before entering that facility; or (3) A family with an adult head of household (or if there is no adult in the family, a minor head of household) who meets all of the criteria in paragraph (1) of this definition, including a family whose composition has fluctuated while the head of household has been homeless. iii The Advisory Group consisted of a diverse group of neighbors, stakeholders and human services professionals who agreed to

draft a Statement of Operations for the BHP Board to consider. The BHP Board requested a draft document that reflected a simple majority of opinions among the Advisory Group. At its first meeting, the Advisory Group, with the consent of BHP, adopted an operating goal that group members would strive for consensus. iv

Boulder Housing Partners is the housing authority serving the city of Boulder. v Criminal Activity [24 CFR 982.553]

If any household member is currently engaged in, or has engaged in any of the following criminal activities, within the past five years, the family will be denied assistance. Drug-related criminal activity, defined by HUD as the illegal manufacture, sale, distribution, or use of a drug, or the possession of a drug with intent to manufacture, sell, distribute or use the drug [24 CFR 5.100]. (Because federal funds have been used for this property and its programs, "drug-related criminal activity" includes marijuana so long as marijuana is illegal under federal law.) Violent criminal activity, defined by HUD as any criminal activity that has as one of its elements the use, attempted use, or threatened use of physical force substantial enough to cause, or be reasonably likely to cause, serious bodily injury or property damage [24 CFR 5.100]. Criminal activity that may threaten the health, safety, or right to peaceful enjoyment of the premises by other residents or persons residing in the immediate vicinity; or Criminal activity that may threaten the health or safety of property owners and management staff, and persons performing contract administration functions or other responsibilities on behalf of BHP (including a BHP employee or a BHP contractor, subcontractor, or agent). Evidence of such criminal activity includes, but is not limited to:

Any conviction for drug-related or violent criminal activity within the past 5 years. Any arrests for drug-related or violent criminal activity within the past 5 years. Any record of eviction from public or privately-owned housing as a result of criminal activity within the past 5 years. A conviction for drug-related or violent criminal activity will be given more weight than an arrest for such activity.

In making its decision to deny assistance, BHP will consider all relevant factors. Upon consideration of such factors, BHP may, on a case-by-case basis, decide not to deny assistance. Any potential resident who is denied based on eligibility has the opportunity to appeal to BHP staff and bring evidence to illustrate his or her commitment to change past behavior. Any approved appeal requires confirmation by the BHP Executive Director.

28


vi

All instruments of offensive or defensive combat, including items used in injuring a person, will be considered as weapons as well as anything designed or used for inflicting bodily harm or physical damage. Approved on the 11th day of February, 2013 by Resolution No. 5. First amendment made on 8th day of December 2014 by Resolution No. 14

29

d. Housing Choice Administrative Plan

Action requested at this meeting:

This will be the Board’s first reading of the Housing Choice Administrative Plan. The

action requested is to authorize release of the document for public comment with final

adoption by the Board at the April 2016 meeting.

Background:

The Administrative Plan for the Housing Choice Program (Admin Plan) contains the

policies that govern how Boulder Housing Partners administers the Housing Choice

Program. It is divided into 18 chapters and is updated annually. Revisions and changes are

first presented to the Board of Commissioners and then released for public review. The

public review period must be at least 45 days long and provide for a public hearing to

provide an opportunity for the public to comment. Following the public review period,

public comments are reviewed for incorporation; the Admin Plan is brought back to the

Board for adoption.

Given that the document is timely and subject to change, the Board’s prior direction to staff

about interim changes has been to bring the Board any substantive changes as they come

up, and to hold administrative changes for annual approval.

Considerations:

The following table explains the chapters and highlights the changes. Most changes fall

into one of three categories:

1. Recent HUD policy changes, published through Notice or Federal Regulations.

2. MTW Activity changes that were approved by the Board and HUD through the

MTW Annual Plan process which must now be included in the Admin Plan.

3. Clarification to policies by staff based on recent situations experienced by the

team.

Chapter

Description

HUD required

changes

MTW Activity

changes

Clarification to

policy

Chapter 1: Overview

of the Program and

Plan –describes the

overall program

including purpose,

intent and use of the

plan

Minor None Inclusion of

properties converted

through Project

Renovate from

Public Housing to

Project-Based

Vouchers.

Chapter 2: Fair

Housing and Equal

Opportunity explains

Changes in

responsibilities for

the PHA when

None None

30

the requirements for

PHAs in regards to

civil rights and

affirmatively

furthering fair

housing

receiving

complaints.

Chapter 3: Eligibility

– details

requirements for a

household to be

eligible for housing

through the Housing

Choice Program

Extremely low

income definition

changed by HUD

(the lower of 30% of

AMI or the federal

poverty level)

None Clarified definition

of family members

who may be part of

the household.

Chapter 4:

Applicants, Wait

Lists and Tenant

Selection – explains

how BHP accepts

applicants, how wait

lists and lottery are

managed and order

applicants are

selected

None 1) Bringing School

Home Referral

Program allows

BHP’s Property

Management team

to manage wait list

for one bedroom

units and EFAA to

refer families for

family units.

2) Addition of Next

Step Housing

Preference – allows

for graduates of

transitional housing

to receive a voucher

with which to move

out of transitional

housing.

Clarification on

homeless status and

how it relates to the

local preference.

Chapter 5: Briefings

and Voucher

Issuance – includes

requirements for

briefings and

occupancy standards

Changes regarding

portability rules

None None

Chapter 6: Income

and Subsidy

Determinations –

explains which

income is included

and how subsidy is

calculated

Changes regarding

lump sum payments

of VA and SS

benefits.

Updated flat tiered

rent chart and

ineligible family

member fee per

MTW Activities

2016-1 and 2.

None

Chapter 7: None None Clarification on

31

Verifications –

explains acceptable

forms of verification

for all factors that

determine eligibility

required proof that a

family member has

vacated the unit, and

local preference.

.documentation

Chapter 8: Housing

Quality Standards

and Rent

Reasonableness –

explains

requirements for

units to pass both

tests prior to paying

assistance for the

household

Minor None None

Chapter 9: General

Leasing Process –

covers lease up

process from

submission of

Request for Tenancy

Approval to

execution of Housing

Assistance Payment

Contract

None Clarification for

MTW Activity 2012

– 5, elimination of

the 40% cap on

income towards

rent.

Added email as an

acceptable form of

receipt for

information from

landlords.

Chapter 10: Moving

with Continued

Assistance – explains

how and where a

household can move

while continuing to

receive housing

assistance

Many changes

regarding portability

regarding time

frames, mandatory

tolling times, billing

issues between

PHAs

Addition of MTW

Activity 2016-3

which includes

stricter compliance

prior to being

allowed to move.

None

Chapter 11: Income

Reexaminations –

explains policies

regarding regularly

scheduled and

interim exams

Minor HUD changes Clarifications added

in regard to

elimination of

interim income

reexams and referral

to Safety Net

Program.

Alignment between

Chapter 3 and 11 on

number of days after

which a guest

becomes a

household member

Chapter 12:

Termination of

Tenancy and

Assistance –

describes policies on

optional and

mandatory

terminations

Minor HUD changes Addition of MTW

Activity 2016-3,

Landing Landlords,

includes denying a

current participant

the right to move

with continued

assistance if not in

None

32

compliance with the

program or current

lease.

Chapter 13: Owners

– discusses the roles

and relationship

between PHA and

owners/landlords and

HAP contracts

None None Minor clarifications

from staff

Chapter 14: Program

Integrity – covers

policies designed to

prevent, detect,

investigate, and

resolve instances of

program abuse or

fraud

None Clarification that

BHP is not subject

to SEMAP (Section

8 Management

Assessment

Program) due to

MTW Designation.

None

Chapter 15: Special

Housing Types –

includes policies on

single room

occupancy, shared

housing, congregate

housing, group

homes, manufactured

homes, cooperative

housing and home

ownership

Note: Special

housing types are

permitted at the

discretion of the

PHA, or reasonable

accommodation.

BHP allows for

vouchers to cover

only the lot rent for a

mobile home.

None None

Chapter 16: Program

Administration –

covers program

standards, informal

reviews and

hearings, debts owed

to the PHA, the

MTW plan and

report, insufficient

funding and the

Violence Against

Women Act

Minor HUD changes None Clarification on

termination

regarding amounts

owed by family and

when payment will

be accepted.

Chapter 17: Project

Based Vouchers –

describes HUD rules

and BHP polices

regarding vouchers

that have been

project based

Minor HUD changes None Addition of Kalmia

and Walnut Place to

project based list.

Chapter 18: Rental Note: This chapter None None

33

Assistance

Demonstration –

covers the public

housing properties

that were converted

to vouchers under the

RAD program

was added and

approved by the

Board in 2015 as a

requirement to

convert under RAD

Next Steps:

- Subject to Board approval of the changes, the documents will be posted for public review

on our website beginning February 15, 2016. The required posting is for 45 days during

which time a public hearing will be scheduled.

- Following the 45-day period, the document will return to the Board for final adoption at

the April 2016 meeting.

Attachments:

2016 Draft Administrative Plan (451 pages: sent electronically)

34

3. ACTION/DISCUSSION AGENDA: DEVELOPMENT

a. Development Committee Report

b. Adjunct Development Committee Members

The Development Committee will propose to the Board that ad-hoc members with non-

voting rights join the committee in order to add much-needed content expertise to the

committee’s deliberations.

c. Development Project Updates

1. Palo Park

Previous Board Meeting:

At the last meeting, the Board received an update on the project. Updates and Next Steps:

Since the last Board meeting, the proposed Palo Park project was reviewed by both

Planning Board and City Council. The project concept plan received significant support

from both entities, and the site has been approved for annexation and a zoning designation

appropriate for the proposed development (RMX-2). Additionally, BHP is now the owner

of the land at 4525 Palo Parkway.

On February 1, 2016 BHP submitted applications to CHFA and CDOH for Federal 4% tax

credits, State of Colorado tax credits, and Community Development Block Grant – Disaster

Recovery funds (CDBG-DR) funds.

As a relatively small project, Palo Park must spread a significant number of fixed costs

across a small number of units. Such costs include infrastructure, lending fees, bank fees,

and design fees. Additionally, the rising construction costs over the past several years

coupled with the relatively expensive unit types required to match the neighborhood

character mean that the costs per unit on this project will exceed what BHP typically

budgets for. While the total cost of $369k per unit is high, BHP believes it has identified

sources to cover those costs. These costs are in line or less than comparable developments

completed by other housing authorities in Colorado.

35

2. 3480 Hayden Place

On January 15, 2016 the Board passed Resolution #2 to use BHP funds to purchase the

renovated 6-unit building at 3480 Hayden Place. Staff is going through the due diligence

process currently and expects to close on the property on February 15, 2016.

BHP conducted preliminary discussions with the City of Boulder Division of Housing and

is requesting $65,000 per unit ($390,000) from the Opportunity Fund in exchange for

restricting all 6 units at 60% of AMI. All other units BHP currently owns at Hayden Place

are restricted at 60% of AMI. The process to receive the funds will take place electronically

and the Technical Review Group (TRG) will not be involved, simplifying the process. The

funds will repay BHP.

BHP staff will release an RFP for debt financing in the coming weeks. The funds, once

received, will repay BHP.

3. Project Renovate

Previous Board Meeting:

We reported on the progress to date at the sites and that we were anticipating a change

order request from the General Contractor for unrealized savings from items that were

value engineered out of the GMP. We also reported that Project Renovate was denied state

sales tax exemption and that we were pursuing legislative steps to correct the issue for this

and all future tax credit partnerships.

Updates and Next Steps:

Construction

We have completed all Phase 1 units at Diagonal Court, Manhattan, Kalmia and Walnut

Place. The units look beautiful and residents are happy with their new and improved

homes. We are well underway for Phase 2 units at all four sites. Turnover of the next

phases at the properties will occur early to mid-March. Palace Construction has applied the

lessons learned from Phase 1, and Phase 2 is proceeding much more smoothly. Palace also

replaced site personnel to better manage the projects moving forward.

Community Centers

We have tentative completion dates for all three community centers by mid to late June

2016. These spaces will be cornerstones for these communities and the Resident Services

team is working actively with partner organizations for future programming at the

community centers.

36

Relocation

All residents were relocated from Phase 2 units with nominal reported damages to

belongings and, as with Phase 1, most residents were happy with the process.

Schedule

Palace is making up time on the schedule. We anticipate completing work very close to on

time per the original schedule for units.

Budget/Reporting

We have completed four draw requests with FirstBank for construction work, contract

administration and relocation tasks completed to date. The draw process has gone

smoothly.

As anticipated and negotiated with Palace, the most recent pay applications for December

2015 included large change orders at all four active construction sites. The total request

was for $750,000. The change orders have been approved by BHP, FirstBank and

Enterprise. This group of Change Orders encompasses revisions required to the GMP costs

and has been reviewed in detail with the Development Committee. This change order

leaves us with less contingency than is ideal at this point in the project. In terms of risk

management,

most of the major impacts to the project are identified during Phase 1 of construction.

Given that we are complete with Phase 1 and mid-way through Phase 2, we have identified

most major issues for the project and both Palace and BHP believe that with great care, we

can manage with the remaining contingencies through the rest of the project. We will

certainly let you know when, or if, this issue moves into a higher risk profile.

37

4. ACTION/DISCUSSION AGENDA: RESIDENT SERVICES

a. Resident Representative Council Report

38

VII. UPDATE AND INFORMATIONAL ITEMS

1. State Tax Exemption

State Representative KC Becker has introduced legislation that will allow tax credit

partnerships with Housing Authority participation to be tax exempt. The bill will go before

the House finance committee in the next several weeks. We believe this committee to be

friendly to our interests.

2. Real Estate Broker RFP

In order for BHP to maintain a competitive presence in the Boulder real estate market BHP

staff has determined it is best to hire a dedicated real estate broker. BHP Staff sent out a

Request For Proposals (RFP) for Real Estate Brokerage Services on Monday, January 25.

Proposals are due back February 16 by 4:00 PM.

3 . Development Project Tracking

Update this month:

An update of the monthly project tracking summary is provided as an attachment to this

memorandum.

Attachments:

• Development Tracking Sheet

39

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4. City, State, and Federal Updates: February 2016

Boulder Valley Comprehensive Plan Update

Boulder City Council and Planning Board met February 2 in a public hearing and joint

session to consider land use changes to properties in Areas II and III based on the decision

Boulder County Board of Commissioners and Planning Commission made last week for a

further study. Areas II and III consist of 15 different property requests for changes,

including the BCHA and BVSD Twin Lakes properties, and the Hogan Pancost property.

Twin Lakes: The Boulder County Planning Commission and Board of County

Commissioners Boulder County Planning Commission and the Board of County

Commissioners supported further study for two requests: 1) change in Land use from

low density to mixed density to facilitate BCHA and BVSD affordable housing

development, and 2) change in land use from low density to open space. The City of

Boulder Planning Board agreed that the more study was warranted prior to any

decisions being made.

Hogan Pancost: The Boulder County Planning Commission previously decided to vote

against further study of moving the Hogan Pancost property from Area II to Area III. The

City of Boulder Planning Board voted to further study this change, and requested that

Council ask the County reconsider their decision.

The BVCP process subcommittee will meet again on February 17. City Council will make

approvals from the February 2 meeting on February 29. Final decisions on all land use

designation changes will be made in May or June 2016 under the supervision of the

comprehensive plan’s four-body review process, the Boulder County Commissioners, the

Boulder County Planning Commission, the Boulder City Council and the Boulder Planning

Board.

Development-Related Impact Fees and Excise Taxes

The Development Fees Working Group met February 2 to present the background and

scope of work as part of BVCP Policy 1.30, stating that growth shall pay its own way.

Updates are examining four development related fee studies: the 2009 Impact Fee Study, a

study of capital and operating impacts to multimodal transportation facilities that serve new

development, the Affordable Housing Linkage Fee for Non-Residential Development, and

a study to create a public art program for new development. The goal is for the impact fee

and excise tax updates to be included in the 2017 annual budget. A City Council study

session will review initial analysis on April 12, 2016.

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HUD’s Streamlined Regulation Proposal

On January 6, 2016, HUD published a proposed rule known as “Streamlining

Administrative Regulations for Public Housing, Housing Choice Voucher, Multifamily

Housing, and Community Planning and Development Programs." The goal behind this

updated process is to allow Public Housing Authorities (PHA) to concentrate resources on

performing the critical tasks that ensure the integrity of their programs. This proposed rule

starts the rulemaking process to organize in regulation the statutory changes made to the

1937 Act by the 2014 Appropriations Act, which established the terms and conditions by

which HUD would be able implement changes to the statutory definition of a PHA.

Comments are being accepted through March 9, 2016.

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boulder housing partners regular meeting of the … · 08/02/2016 · colorado statute c.r.s....

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