Mapleton Mobile-izers

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The Mapleton Mobile-izer is issued quarterly, following the MHA membership meetings. Special editions are issued as needed, for example before a quarterly meeting where MHA members will be voting for executives or making an important decision...


MHA BLOG Volume 2.3 Newsletter of the Mapleton Home Association [MHA] June 1997

Water Resources Advisory Board decision favors saving 5 homes
Inside This Issue



Water Resources Advisory Board decision favors saving 5 homes
by Pete Caterina
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The second public hearing on the Goose Creek Greenway Improvement Project by the Water Resources Advisory Board was called to order at 7:10 pm, Thursday, June 5, 1997. Eighteen residents of the Mapleton Park were in attendance.
Terry Rogers, the Project Manager, started with a brief overview of the different options for the 3 sections (or reaches) of the project. He stated that the third reach (containing Mapleton Park) would not start construction until 2003, and suggested that would give us time to relocate those displaced within the park. The wide option would remove 12 homes, while the narrow option removes 7.
Next came the Mapleton Homeowner's Association. Holly Hutchinson lead off with a wonderful presentation accenting our sense of community, stability, and diversity; and the Park's quiet, natural beauty, and affordability -- all accompanied by a slide show including pictures of wildlife, residents and their homes, and last year's Goose Creek Festival & Parade.
Then Mike Figgs continued the presentation by reminding the board members that Mapleton Park residents are presently coping with the changes of both the Goose Creek Project running right through the heart of our community and having the City as our new landlord, after 30 years of private absentee-style ownership. He clearly stated MHA's 2 main goals of: (1) the narrowest option for the Goose Creek channel causing the least disruption, (including a third option submitted by the MHA which would eliminate only 5 homes and save homes # 80 and 64) and (2) fair compensation and/or relocation within the Park for those affected. The floor was then opened for questions, at which time a number of residents spoke their concerns about relocation and questioned why a wide channel was needed.
This was followed by a thoughtful and heart-felt discussion by the 5 board members trying to reach a consensus of opinion and then a 10 minute break while they decided our future.
When they reconvened the Water Board passed a Resolution (by a 4 to 1 vote) for the narrow option, stating their intention to dislocate no more than 7 homes in Mapleton Park and promising to look into the feasibility of reducing it to 5 through the MHA's proposed third option. Their decision was met with a well deserved round of applause by Mapleton Park residents!
While this was a major hurdle, the whole matter now goes to the City Council, which has 30 days to either accept the Water Board's decision or set a date for their own hearings on the subject.
So, congratulations are in order for all of us that wrote letters, attended the meetings, and supported the MHA's fight for our neighbors. Thank you very much.... but, keep the faith because it's not over yet.


Exec speaks out
By Mark Reeder
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In the last three months all of us residents at Mapleton Park have received what seems like hundreds of handouts, mailings, flyers, and notifications from the City of Boulder and the Mapleton Home Association. There has been a lot of information disseminated, and sometimes it has been conflicting, as well as as confusing. The flood of information is enough to make us all throw up our hands and wish for the good old days when Lu Nuttall owned the park and never seemed to be around. There's no argument, that in his own way, Lu Nuttall was a good landlord. We enjoyed a certain amount of autonomy and the cost of living in the Park was low.
However, that autonomy and that low cost had a price. Some important areas of maintenance were put on hold. Lu never invited resident participation in making rules and regulations. And, he could have sold the Park to a developer or someone else unscrupulous enough to look only at the bottom line of a balance sheet.
Residents of the Park were fortunate that Lu, who refused to sell the Park to the residents, was willing to sell it to the City of Boulder. The City is committed to maintaining Mapleton Park as a mobile home park; and they are committed to helping the residents prepare for a resident buy-out. They are working out a plan for upgrading the infrastructure. Finally they have asked for resident participation in running the Park.
But the City now has to pick up the tab where Lu left off. Big ticket items, such as sidewalks, roads and sewers, will have to be upgraded. Also, the yearly cost of running the Park has increased because many of the smaller maintenance items, such as tree trimming, have not been attended to in the last three years. Rents will increase to help the City offset some of these increased costs. But, unlike a landlord, whose bottom line is profit, the City's bottom line is creating a permanently affordable housing development. This means that instead of charging every resident $550 per month in order to break even, the City is putting together a tiered rent structure based on income which subsidizes all residents, some more than others. This structure is part of the City's larger plan to help the residents purchase the Park in the future. The more we pay now, the less we will have to pay off later.
Are there any guarantees that the City will sell the Park to the residents? No. Of course not. But the City has written the MHA Executive Board and stated that they are willing to help us in our bid to achieve ownership. In addition, when they sell the Park, if they do not sell to the residents, they will sell it only to a non-profit corporation which will maintain the park for low and moderate income families. This means we will not be at the whimsy of a profit oriented corporation. It also means that we can act as a part of the future instead of being acted upon.
We have a voice in the affairs of this Park. One of the many ways our voice has been heard is in writing the rules and regulations for Mapleton. In the following years we will continue to have a voice in the affairs of Mapleton Park and to influence the City during its ownership. We must stay united and work with the City toward resident ownership. Then there will come a time in our future when we will be resident owners.

Housing Staff Host Open House at Mapleton Park

by Jann Oldham, Department of Housing, City of Boulder

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On Tuesday, May 20th, City Housing staff representative, Jann Oldham, Cindy Pieropan and Jacky Morales-Ferrand sponsored an Open House to discuss the rent increases and to answer residents questions. Over 40 residents stopped by to meet and discuss their concerns with staff.

Resident Questions

* When will the foot bridge be replaced?
The bridge was removed because of safety concerns. We will be convening a working group which will include HAST & CO., Housing staff and residents to develop a capital improvement plan. This group will identify what physical improvements need to be done and will assist in prioritizing the work schedule. Other items on the list include sidewalk repairs and pot holes. Staff is aware that for some residents, the bridge is a very high priority. Our hope is to convene the group within the next 3-6 months.
* When is our rent really due?
Rent is due on the first of the month. A late fee of $25 will be charged for rent received after the third day of the month.
* Will we be offered a year's lease?
For the first year, we will only be offering month-to-month leases, but we will reconsider a one year lease once we have fully established the rent structure for the park.
* What are your plans in dealing with people who speed in the park? The Mapleton Homeowners' Association will be scheduling a meeting with transportation and fire staff to discuss the alternatives and the trade-offs to deal with speeders.
* How will the rent increases be handled?
Rent increase notices were sent out last month. Residents who filled out a Mapleton Resident Information Form were given consideration based on their income. All residents have been asked to send in income verification information which includes a copy of the households 1996 Federal Income Tax Form and a copy of the 1996 W2's. The City of Boulder has implemented a tiered rent structure which is based on peoples ability to pay. This ensures that Mapleton Park remains affordable. The market rate for a homesite in Mapleton Park will be $400. All income verification information should be turned in by June 30th to receive a reduced rent.
We hope to schedule future meetings held in Mapleton Park for your convenience!

General Information

In March of this year, the City became the owner of the Mapleton Mobile Home Park. We bought the Park to further our affordable housing goals; the intent is to maintain the park as permanently affordable to persons earning less than 80% of average monthly income. (If you are planning to sell your home, the potential owner must be an income-qualified buyer.) And, with the future channelization of Goose Creek, we believe that the quality of life for Mapleton Park residents will be greatly improved.
As mentioned earlier, staff from the Department of Housing and Human Services held an Open House in the Park on May 20, 1997. One of the most frequently asked questions heard during our visit was: what will happen now that the City owns the Park?

This is a fair question.
Since we purchased the Park, we've hired Hast and Company to manage the Park. Hast has retained Ed Underwood as the on-site manager of the park, so you won't see a lot of changes in the day to day operation of the park..
We are a governmental entity and have to pay attention to life and safety issues in the park, such as the removal of the footbridge. During our visit, many of you let us know that you miss the bridge. We intend to include its replacement on a capital improvement plan for the entire park.
Also as a government, we don't have to be worried about making a profit (but it would be nice to break even!). To help us get closer to our goal of having revenues (rent) from the park cover expenses, we've adopted a tiered rent structure (see info above). If you haven't turned in an income form, your rent will increase to $400.00. There is still time to get this form in so that we can adjust your rent.
While this system will get us a little closer to having the park pay its operating expenses, there will still be a gap of about $1 million dollars between the cost to operate the park vs. the amount of revenue collected from the Park. In the short term, we will likely have to take out another loan to cover this deficit.
We understand that City ownership has caused some anxiety, and have therefore slowed down with our plans to make changes in the Park. City staff (Cindy, Jacky and Jann) have made themselves available to residents to answer questions and hear concerns. We hope to move out of this role in the next few months and defer these tasks to Hast.
In the long run, we hope that you notice that the Park is better maintained than it was in the past, and that we can build a partnership with you.

Goose Creek

When City staff visited the park, many of you asked when the channelization work would occur. Right now, we guess that this will happen in 2003. When this work occurs, it will be our goal to undertake this project as efficiently as we can. We are aware that some of you may have to relocate your homes; we will do what we can to keep you in the Park.

Resident Buy Out of Park

Many of you asked us about our commitment to selling the park to residents when we visited the park. When we heard that question, we let you know that the City still considers this as an option in the future.
The City has never owned or operated a mobile home park before. Our short term goal is to get through a year or two of owning and managing the park and getting the park in much better financial condition. After this period, we will focus our attention on longer term goals, like Goose Creek and selling the park. We have a lot of work ahead of us, but we are excited by the possibility of selling the park to you. Until that time, we hope that you will support us in our effort to develop Mapleton as a gem in the crown of the City's affordable housing stock.
Thanks for listening!!!

Obituary
By the editors

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We are sorry to announce the death of Jeremiah Palmer White. Jeremiah lived with us in Mapleton Home Park for many years. He was a good neighbor and a regular at our open meetings. Jeremiah loved singing and delighted in good conversation. He was born May 14, 1930 in Appleton, Wis. to Omar White and Florence Palmer White. He married Margaret Matlock on Oct. 9, 1966 in Boulder. He received a degree in architecture from North Dakota State University. He moved to Boulder in 1964 and worked here as an architect. He belonged to First Presbyterian Church of Boulder and was involved with the church choir. He also was involved in the Boulder Chorale and the Bach Festival. He is survived by his former wife of Boulder, a daughter Rebecca White of Durango and a son Kevin White of Durango. He died of a heart attack while in the company of his former wife on May 23, 1997 in Alamosa. He was 67. His presence in our community will be missed.

Class III Prune meets GRANDFATHER
By Habiba Kabir
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Tall and proud he stood, in the center of the park watching over his children, grandchildren and a great-grandchild or two. He had lived in the park for many long years and his status as an elder was well established. Some saw saw this majestic being and would gently bow or touch his feet whenever they chanced to pass him by.
There were many tales he could have told of times even before the park came into being for he had lived here longer than anyone. He was, however, silent and did not speak aloud his wisdom. And now he is gone. Fallen beneath the blade of the tree trimmers who did not see that he was the Grandfather Tree, the ancient one of the land of this park. Grief has spread throughout the trees in the park. Grief for this one whose wisdom they had looked to, whose peace and serenity they all felt, whose strength and majesty enfolded the park and kept it a safe place to live. Our hearts were torn wide open by his sudden death.
Once it was seen what was occurring, a call went out from some beings in the park, to call back the soul of this one who was cut down without warning. His energy has come back to the park now, welcomed by others of his lineage so that his wisdom once again resides in this place.
Elders are not honored in this land. The old ones are lonely and their wisdom is untapped. They have become silent for there is no one to listen to what they have to say. Who is willing to listen to these old ones? Who is willing to listen to the trees? They both stand proud and peaceful and they are gone in an instant. Who will mourn them? In the center of the park he stood, tall and proud .

MHA FINANCIAL REPORT
By Mark Reeder
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MHA Dues Savings

2/24/97 Balance 556.73
3/5/97 Member Deposit 5.00
3/31/97 Interest paid 3/3 1.20
4/9/97 Member Dues (15.00)
4/21/97 Member Dues 60.00
4/25/97 Member Dues 5.00
4/28/97 Member Dues 50.00
4/30/97 Interest 1.23
4/30/97 Member Dues 30.00
5/5/97 Member Dues 85.00
5/12/97 Member Dues 25.00
Balance 5/12/97 $ 840.22


MHA VOLUNTARY FUND

2/24/97 Balance 736.49
4/3/97 Voluntary Fund Deposit 25.00
4/9/97 Voluntary Fund Deposit 90.00
4/21/97 VF Deposit 90.00
4/28/97 VF Deposit 65.00
4/30/97 App. Fee: 501(c)3 (150.00)
4/30/97 Consultation - MHA Attorney (120.87)
5/5/97 VF Deposit 10.00
5/6/97 Offering Unity Church (35.00)
5/12/97 VF Deposit 80.00
Balance 5/12/97 $790.62

Flood Facts
by Cindy Pieropan, Dept of Housing
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Boulder FYI has flood safety information 24 hours a day at 441-4060

How do I report flooding problems?
Call 413-7100 between 8 a.m. and 3:30 p.m. Monday through Friday or 441-3249 all other times.


Is my home in the floodplain?
The following space numbers in Mapleton are currently in the 100 year floodplain: 26 through 34; 49 through 64; 69 through 79; 141 through 143; 154, 155, 167, 168 and 176. Except for numbers 26, 27, 28, 49 and 69 these units are also located in the High Hazard Zone.


Once the Goose Creek Channel is constructed, the floodplain will be contained within the channel and no homes will be located in either the High Hazard Zone or the 100 year floodplain.
How can I get information about how to prepare my household for flooding? The American Red Cross (442-0577) has free brochures providing help to households for creating emergency kits and the locations of emergency shelters. Information about preparing for a flood is also available online at www.dnr.state.co.us.


A new footbridge
by the editors
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Maria Downing of #41 (444-3789) is spear heading our efforts to replace the footbridge that interconnects the south end of our park. She has requested estimates for construction. As the construction draws nearer donations will be requested.
May the new bridge be as strong as the old one - which by all reports valiantly resisted all efforts of man and machine to remove it.


Home Park Music
by Kabir
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One of the small/vast graces that bless our lives here in Mapleton Home Park is the magic of bird sound.
At predawn I hear the twittering of a thousand starlings, ebb and flow of surf in the tree tops high above. At first light the symphony is filled out with the chirpers, song birds and one tone chimers and even the raucous crows fit into this music... growing into the day.
At twilight there can be again a magical surf of starling sound, that expresses perfectly the music of the magical time approaching dusk. A number of times musicians and music students who are with me at that time have felt and expressed the grace of this music.

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The Mapleton Mobile-izer is published quarterly by the Mapleton Home Association and is distributed free to all residents of Mapleton Mobile Home Park.