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 5.4 Newsletter of the Mapleton Home Association [MHA] November 2000

RESIDENTS TO DECIDE ON PARK PURCHASE MODEL JANUARY 21, 2001
THISTLE, HOUSING AND HUMAN SERVICES STAFF ALLIED WITH RESIDENTS THE TWO CHOICES: LIMITED EQUITY COOP OR COMMUNITY LAND TRUST

Inside This Issue



Quarterly meeting update
By the editors
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Nearly one third of Mapleton Park attended the MHA's Quarterly Meeting, November 5. This fourth meeting of 2000 was billed as an informational summit to help residents decide which of the two models for a buyout of the Park was best suited for Mapleton. (Minutes of the meeting are on p. 5. Eds. note) Guest speakers, Roger Lewis and Etta Habegger of Thistle Community Housing, explained the pros and cons of each plan. Thistle is helping residents in their quest for a resident purchase of the Park from the current owner, the City of Boulder. Over the last eight months, Thistle has provided numerous hours of pro bono work to the MHA in developing an acquisition model for a resident buyout. Thistle will continue helping residents throughout the entire buyout process. Mark Reeder, chair of the MHA Business Committee observed, "Residents are fortunate to have Thistle on board. They have been highly successful in establishing permanently affordable housing for Boulder County. Their expertise in financing a multi-million dollar deal--such as residents face with Mapleton Park--will be the deciding factor in the success of a resident purchase." The two models discussed were a Limited Equity Coop and a Community Land Trust. For those residents who were unable to attend the meeting an article highlighting the differences between the two models can be found on page 3.



In Memoriam : Beulah I. Sporleder
by the editors
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Long time Mapleton resident and MHA supporter, Beulah I. Sporleder, #11, died Wednesday, Oct. 25, 2000. She was 80. She married Howard Pike in 1941 in Wichita, Kansas. The couple moved to Boulder County in 1957. After Howard Pike's death in 1969, Beulah married Ralph Sporleder in September, 1970, in Boulder. The couple lived in Mapleton Park ever since. Ralph died earlier this year. Beulah was a homemaker and worked as a salesperson for Woolworth's. Her son Gary Pike continues to live in their mobile home at space #11.



In memoriam: Louise M. Nible
by City Staff
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 Former Mapleton resident Louise M. Nible, #161, died Saturday, Nov. 5, 2000. She was 83. She was born May 21, 1917, in New Almelo, Kansas. In 1939, she married Leo M. Nible in New Almelo. They moved to Boulder in 1957. He died Feb. 2, 1985. Mrs. Nible worked as a Safeway checker from 1964 to 1984. She also volunteered at Boulder Community hospital from 1984 until this year. As an MHA supporter, Louise Nible helped bring in many members when the MHA was first organized in 1996.
Residents of Mapleton Park send their condolences to the families of these two wonderful ladies whose lives enriched not only their nearest neighbors but the entire Park.

Notes From Housing and Human Services
by Cindy Pieropan

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 You may have noticed some homes being moved out of the park recently. This is in preparation for both the construction of the flood control channel and the undergrounding of the power lines. For the homeowners in the park who will be displaced as a result of the flood control channel, but who wish to remain in Mapleton, we would like to be able to offer two choices. These two choices are either to move their current home to a vacant space within Mapleton or to trade their current home for one of the homes the City owns. Currently, we have three vacant spaces available, numbers 24, 48 and 83. Homes numbered 154 and 167 have been (or will be) removed for purposes of constructing the flood control channel. There has been some interest on the part of current residents and others in either purchasing a home owned by the City or moving a home onto one of the vacant spaces. Please understand that our first priority for both the nicer homes owned by the City and the vacant spaces is securing options for the current homeowners who will be displaced because of the flood control channel. We would also like to be able to offer some choices to these homeowners so you may notice that the number of vacant homes and spaces is greater than the actual number of homeowners that will be displaced.
Homes number 63 and 64 have been removed for the power line project. Public Service will be placing a new tower in roughly the place that was occupied by number 64. The power lines will then be buried eastward from the tower until they reach the substation on 28th Street. This work is expected to begin on Monday, November 13 and continue for about two weeks if the weather cooperates and everything goes as planned. The trees between the road and numbers 33 and 56 will also have to be removed for the power line burial. Every effort will be made to keep the nice tree near number 33 alive for replanting when the burial is completed but, in any event, replacement landscaping will be provided in that area. It is also likely that "Dumpster Park" will be used as a staging and storing area for the equipment used in erecting the tower and burying the power lines. So please be aware that there will be heavy machinery operating in that part of the park for a few weeks. We are sorry for any inconvenience this may cause. If you have any specific concerns please let Loretta at Hast & Company know.
(From time to time Staff at Housing and Human Services will contribute a column to the Mapleton Mobile-izer, updating residents on happenings within Mapleton. We are very pleased to have their considerate input on the goings on within our neighborhood. In addition, beyond these updates, Housing Staff is actively helping the residents in their pursuit of a resident buyout of the Park. The next time you happen to run into or talk to John Pollak, Cindy Pieropan or Jackie Morales-Ferrand, tell them thanks for their help. A resident purchase of Mapleton could not be achieved without their considerable support. Eds. note)

Comparison of Limited Equity Coop (LEC) and Community Land Trust (CLT)
by Thistle Community Housing
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 At the MHA s Fall Quarterly Meeting, Roger Lewis and Etta Habegger of Thistle Community Housing were part of a forum discussing the pros and cons of the CLT and the LEC. What follows is a brief overview of the major points of their discussion.
Under an LEC, the MHA creates a Co-op Corporation which owns the land and infrastructure of Mapleton Park. Residents own their homes and lease their lots from the Co-op. The financing for the the purchase of the Park is secured by the MHA through the new Co-op Corporation. In order for residents to be considered a member of the Co-op they must buy a share in the Co-op and a sign a lease with the Co-op. The day to day workings of the LEC--paying the mortgage, administering the Park and maintaining the land and infrastructure--are done by the Co-op which is run by the residents. Residents do not own the land beneath their mobile homes but do own a share in the Co-op Corporation that owns the entire Park.
Incorporation should be relatively simple and low cost. The MHA must get all of the funding for the purchase through the Escrow Account, grants and bank loans. After incorporation, residents must purchase a share in the Co-op and pay a monthly fee. The amount of the monthly fee and the price of shares depends, in part, on financing and what residents can contribute.
The advantages of an LEC are: residents control the Park; security of ownership, monthly fees are predictable, and a possible limited return on equity in the land. The disadvantages are: an LEC requires substantial organization and effort by residents to create and run; the MHA must secure funding for the Park and for those residents who cannot finance a share of the mortgage, and if the Co-op fails everyone loses their equity position.
Under a CLT, the Land Trust (like the one run by Thistle Community Housing) owns the land and infrastructure.
The Land Trust is an independent, non-profit organization that owns the land and infrastructure. The MHA signs a 99 year, renewable lease with the Land Trust and makes monthly payments to the CLT. Residents, in turn, lease their homesites from the MHA and make monthly payments to the MHA. Residents' monthly fees are used for administration, future infrastructure improvements, land taxes and to pay the debt on the land. Residents who are members of the MHA vote for the MHA Board and on official actions of the MHA as set by the MHA by-laws.
The financing for the purchase is secured by Thistle Community Housing. The Land Trust pays the mortgage, the MHA administers the Park, the Land Trust and the MHA share responsibility for maintaining the land and the MHA maintains all the infrastructure.
The advantages of the land trust are: the residents control the Park; long term security of ownership; monthly fees are predictable; it is inclusive of those residents who cannot afford to purchase a share in an LEC; residents do not have to raise the money to purchase the land; the MHA can use its existing legal structure to run the Park; and Thistle has much experience and success in running the Land Trust.
The disadvantages are residents have no ability to secure equity in the land; we don t own the land; residents are subject to CLT governance and terms of land lease; and the lease cannot be changed without the CLT consent.
(On the last point, it should be noted that the MHA has considerable experience in negotiating leases with owners. Moreover, in Thistle s existing land leases, they give residents as much control as possible. Eds. note)

Mapleton Murmurs
by Mark Reeder
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 Winter weather has brought two unexpected arrivals to Mapleton Park. A pair of foxes--the vulpine type not the Baywatch type--have been spotted by several residents. Intent on keeping Mapleton Park free of vermin, these bright-eyed, bushy tailed carnivores have been spotted catching rats and squirrels. There will always be more squirrels but our foxy friends might help keep their population under control. Good to have them here. One Mapletonian quipped, "If we're lucky, they ll eat the speeders."
The MHA Quarterly Meeting was a great success. At the outset, President Ben Jensen asked attendees to refrain from the interruptive questioning that has plagued other meetings and to hold off until the end to question our guests Roger Lewis and Etta Habegger from Thistle Community Housing and Business Committee members Mike Figgs, Mark Reeder and Debbie Kranzler. At the end of the evening people actually learned something and only a half dozen questions were asked. Guess they're right when they say, "A closed mouth catches no flies but hears a lot of wisdom."
Burying power lines through half the Park makes as much sense as half a root canal, but Public Service masterminded this decision. (Lucky for us they don't take care of the sewer lines, otherwise we'd all be carrying "honey buckets".) A tip of the Mobile-izer hat to the canvassers who went door-to-door informing residents on the two options for a resident purchase of the Park. Thank you for your work on behalf of all residents.

Exec speaks out
by Ben Jensen

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Greetings fellow residents of Mapleton Mobile Home Park. I want to thank you for your participation in the activities of the Mapleton Home Association (MHA). Our community has become stronger because of activities that you have participated in. The Annual Goose Creek Gathering Potluck/Picnic, the neighborhood door-to-door canvassing education efforts, and the great turnout at the Quarterly meetings all contribute to a stronger neighborhood. I have one more request from you as a resident of Mapleton Park.
Please attend the Quarterly Meeting on January 21, 2001 at Unity Church at 5:30 pm.
I encourage you to attend for the following reason: The MHA has come to the point where we, as a community (that means all of us), need to make a decision on how we will acquire the park. So, in a democratic fashion, we will be voting on a buy-out option that the homeowners want. The MHA Business Plan Committee has investigated countless possibilities on ways to acquire the park. They have found two feasible, realistic, beneficial plans that will fulfill our goals. The two options they have found are: 1) A Limited Equity Cooperative 2) A Community Land Trust. Information on both of these buy-out options are in current and past editions of your Mapleton Mobile-izer Newsletter. Please familiarize yourself with them so that you can make an educated decision on what is best for your future by voting for one of the buy-out options. So remember to join us on Jan. 21, 2001 to vote for a buy-out option that best suits you and our community. I look forward to seeing you there!



Quarterly General membership Meeting of the MHA Held At Unity Church on 5 Nov., 2000
by the editors

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President Ben Jensen called the meeting to order at 5:35pm. Present were the general membership and Roger Lewis and Etta Habegger of Thistle Community Housing.
Ben explained that questions should not be posed during the meeting but should rather be reserved for the workshop to be held after adjournment of the meeting. Ben briefly related how Ballot Issue 201 (Boulder City Affordable Housing Initiative) would benefit the Park and its residents. He then introduced Peggy Wrenn from Citizens Housing Opportunities who further elaborated on the importance and benefits of Ballot Issue 201.
Next, Ben introduced Alex Wilson who offered to arrange rides to our voting precinct if those having need of a ride would so advise him after the meeting. Jorge Arias was introduced as the MHA Spanish translator for those needing translation assistance during MHA meetings or any other occasion of Park related matters.
Jorge briefly addressed the group in Spanish and then sat with a few of Mapleton s Spanish speaking residents, translating.
For the main issue of business at the meeting, Ben introduced Mark Reeder and Mike Figgs of the MHA Business Committee who explained and compared the Community Land Trust plan with the Limited Equity Cooperative plan. Some time was given to some of the history of matters discussed with the City. It was noted that a primary concern of the City that MMHP remain as affordable housing and by what means this is to be accomplished. The City aims to insure that there will not be excessive profit in equity in land ownership. Mark and Mike compared the buy out plans--CLT to LEC--by answering the following questions: Who owns the land? How does it work? What are the responsibilities? What participation do residents have in the administration of the Park? Who manages the resale of the homes? What equity (value) do residents retain in their property?
(The answers to above questions and details explaining the similarities and differences of the two plans were explained in handouts provided at the session. For a look at those handouts please see the community bulletin board. Eds, note.)
Mike and Mark both emphasized that whatever model was chosen required resident participation. The LEC would demand more time of residents than the CLT, but both models meant that residents would have to be involved. Without resident participation, neither model would work.
Roger Lewis and Etta Habegger of Thistle Community Housing were then introduced and spoke about Thistle's role in either the CLT or the LEC. They also highlighted the advantages and disadvantages for both plans.
Ben explained that the information given at this meeting was accurate and factual but should not be interpreted as promises, commitments or guarantees by the MHA, Thistle Community Housing or the City. He further explained that the purpose of this quarterly meeting was to provide the pertinent information required by the residents to make an informed educated choice of buyout options that would be best for residents and the Park community.
Ben announced that voting on the buyout options is scheduled for the next quarterly meeting to be held at Unity Church on January 21, 2001 at 5:30pm. He then invited the membership to remain for the workshop session to be held immediately after adjournment. The workshop included Peggy Wrenn, Citizens Housing Opportunities, Silvia Gentile, MHA Treasurer, Nan Lederer, MHA Escrow Account, Mike Figgs and Mark Reeder MHA Business Plan Committee, and Roger Lewis and Etta Habegger, Thistle Community Housing. The meeting was adjourned at 7pm and was followed immediately by the workshop. Residents asked questions until 8:15.



Employment Opportunity with the Mapleton Home Association
by the editors

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Background: The Mapleton Home Association is an entirely volunteer organization. No one in the MHA is paid for his or her efforts. However, recent events have substantially increased the workload of our volunteers and have exceeded the capacity of our volunteer efforts. To accommodate this, the MHA is offering the following paid staffing position.

Position Title: Project Manager

Position Description:

Salary: Depending on experience.

Selection Process: All interested residents are encouraged to submit resume and letter of interest. The MHA Steering Committee will review all applicants. Finalist applications will be reviewed by Thistle Community Housing.

To Apply: All applications must be received by January 31, 2001. Submit applications to: Benjamin Jensen c/o MHA Offices 2635 Mapleton Avenue Lot #178 Boulder, Colorado 80304-3834 No applications will be accepted after January 31, 2001.

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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.