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 6.3 Newsletter of the Mapleton Home Association [MHA] August 2001

Inside This Issue



Quarterly General Membership Meeting held at Unity Church on Sunday 5 August, 2001
Mari A Haas Secretary
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President, Ben Jensen called the meeting to order and introduced Nancy Blackwood from RRC Associates, who reviewed Concept Study 1B. Nancy explained that Concept Study 1B is the previous Plan 1 with some features of Plans 2 and 3. This is the same plan, with summary explanation on the reverse side, distributed to residents in the Mobile-izer last weekend, together with an evaluation form.

During the Question and Answer period that folllowed Nancy's presentation, we were advised by Nancy Blackwood, Larisa LaBrant, Mark Reeder, Debbie Kranzler and Ben Jensen that: "The creation of the Site Plan by MHA/Thistle provides the necessary consensus from our community to proceed with the needed infrastructure repair negotiations with the City. In addition to upgrading the sewer, water and electric systems, these repairs will provide much-needed fire hydrants throughout the Park. "

After completion of the Goose Creek flood mitigation work, the City will petition the federal government for removal of Mapleton MHP from flood plain designation. This will exempt Thistle from purchasing expensive flood insurance when they seek financing from a lender. The work is scheduled to be completed by the end of 2003 or early 2004. "
The results from the initial Resident Survey indicated that residents wanted the dumpsters distributed throughout the community. With the elimination of Dumpster Park as part of the Goose Creek construction, there will no longer be any central location for dumpsters. The area around the power pole was suggested but Excel would prohibit putting any structures around the pole. "

In response to complaints about the loud noise of garbage collection early in the morning, the suggestion was made that MHA can petition Western Disposal Services to make collection at 9:00 a.m. or later. This letter can be sent now, in cooperation with Hast & Co., it does not need to wait until MHA is managing the Park. "

All but a few Mapleton MHP lots allow for a new home, 16' by 56', with at least 15' separation from home wall to home wall on either side, 10' setback from the street and 10' to the back lot boundary. This means that where there are homes back to back, there would be 20' between homes. This spacing does not include porches, steps or sheds. A few lots are less deep but can accommodate a 24' wide home. "Residents who want to refurbish their current home, or purchase a good used home that is less than 16' wide, can do so and are encouraged to do so. 16' wide homes are shown on the concept study so that IF a resident wanted to replace their home, they could. However, no one is being forced or pressured to purchase a new home. "

The possibility of two story units needs further study and decisions by the MHA membership. Many residents are concerned about the impact on neighboring homes. Guidelines that would protect all residents will need to be developed. "

Two residents supplied information on homes that are being installed near them. The MHA Management Committee can make suggestions, but any homes currently being installed are under the authority of the City Housing and Inspection departments. Once Thistle owns the Park and MHA manages it, home additions or replacements will be submitted to the Management Committee for review. "

Park residents will have access to the bike path near the east and west sides of the park. "The City Department of Transportation has suggestions for alternatives to speed bumps for traffic and speed mitigation. Speeding and non-resident traffic through the Park may be greatly diminished with the commencement of the Goose Creek construction scheduled to begin in November. Once that work is completed, the streets will be a bit different than they are now and the need for traffic mitigation can be reassessed. Any resident willing to work on a committee should contact president Ben Jensen or past president, Mark Reeder. This would help relieve the burden on those who are now volunteering their time.

Community Coordinator, Debbie Kranzler, announced the approval of a grant of $1000 from the Wells Fargo Community Fund for the support of MHA/Thistle negotiations with the City. Debbie and Thistle will be applying for more grants to help fund all parts of the infrastructure and acquisition.

President Ben Jensen reminded us that completing the evaluation form provides community consensus and gives credibility to MHA. He then said that by year end of 2001, MHA/Thistle will need to begin work on the issues related to the financial structure and begin formulating how the Park will be kept permanently affordable. Continued resident input will be necessary and helpful.



Next Steps in Planning YOUR Community
by Larisa LaBrant Thistle Project Manager
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As reported in The Mapleton Mobile-izer, Special Edition July 27th, Mapleton Mobile Home Park Residents expressed their preferences and opinions on the future look of Mapleton Park by selecting from three Concept Study options prepared by RRC Associates planner, Nancy Blackwood. The majority of the residents chose Option #1, which provided minimal changes to the Park's look while maintaining the greatest number of homes available for a sustainable, permanently affordable community. Almost a third of the respondents chose Option #2, which incorporated more of the preferences expressed in the June, 2001, survey. In addition to the vote, residents also made detailed comments on what they liked and disliked about the concept plans, as well as what they would like to see added or removed in order to maintain the livability standards within the Park. With such a strong response to two plans, and the specific input from individual comments, RRC Associates synthesized Options #1 and #2 into a revised site plan Option #1B.

On Sunday, August 5, at the MHA's Quarterly Meeting, the current step in the Concept Study process began. Residents had their first look at the results of their initial selection and evaluation when Nancy Blackwood presented the synthesized Concept Study #1B. (A beautiful colored drawing of the revised Concept Study can be viewed in the Park's laundry room.) In a one hour presentation, Nancy explained Concept Study #1B and fielded questions from the residents present. (Please read the Quarterly Meeting Minutes for more details of the proceedings. Eds. Note.) Now, residents are asked to complete a Resident Concept Study Evaluation and return it to the MHA by August 18. August 18th, the last day for returning the evaluation form. Residents can place the form in envelopes at the kiosk in Dumpster Park and the laundry room, give them to canvassers who will be going door to door or tgive them to MHA representatives in #58 and #178. This evaluation is crucial to guiding the next steps in the process. From the first MHA meeting concerning Goose Creek to the survey to this evaluation, each step builds on the next, guiding this process. The Concept Study is a part of the site plan for the Mapleton Park community in which residents and Thistle Community Housing work together with the City of Boulder Staff to create your own permanently affordable housing community. The evaluation of Concept Study #1B is the current step in a series of steps on a ladder to fulfill the site plan for insuring Mapleton's future as a permanently affordable, resident-controlled community. Thistle, MHA and the City will jointly use a site plan as a framework to move forward with decisions impacting the community. Mapleton residents' positive acceptance of the site plan's general concepts, while assessing its individual componets, gives clear guidance to the City, Thistle, and MHA committee members on how the residents envision the park evolving in the future.

Once this round of the evaluation process is completed, residents' input will be asked for again as we climb each of the following rungs on the ladder: " Finalize the costs associated with the infrastructure replacement. " Determine the timing and implementation of the infrastructure replacement. " Set up the affordability scale of homes within the Park while determining guidelines for the sale and purchase of homes. " Define Housing Code issues, including setbacks from the street and building permits. " Secure the financing for purchase of the Park from the City of Boulder.
This is not a list of all the issues and items residents will be asked to participate in, just the next steps over the next few months. There will be many more opportunities for resident input as well as necessary decisions as residents participate in directing the process through all the aspects of acquisition, infrastructure renovation and Park renewal. The format for this community site planning process insures maximum resident input with minimum community impact, but it can only happen with YOUR PARTICIPATION.

Please fill out the Concept Study Evaluation and return it by the 18th of August. Only with YOUR help can the goal of YOUR VISION of YOUR permanently affordable, resident controlled COMMUNITY be assured. As an added inducement to participate, four $25 grocery coupons and three pairs of Rockies Tickets will be given away to residents chosen at random from the completed evaluation forms.



COUNCIL AMENDMENT TO RESOLUTION NO. 874
by Mark Reeder
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In January this year, Boulder City Council passed Resolution 874 which recognized the special relationship Mapleton Park and its residents have with the City of Boulder. This resolution established that a Memorandum of Understanding (MOU) was to be created jointly by representatives of the Mapleton Home Asociation and staff from the Division of Housing and Human Services (HHS). Since this resolution passed, the MHA has partnered with Thistle Community Housing. The MHA, Thistle and the City are working hard to make Mapleton Park a resident controlled, permanently affordable housing development. With the addition of Thistle the intent of the origial resolution has been slightly changed. In response, the MHA, Thistle and HHS have authored an amendment to Resolution 874, reflecting the new spirit of this relationship. The text of the amendment is below. Please read it carefully. This amendment goes before Council on August 21. Those of you who wish to be a part of this historic moment cementing the alliance of a Citizen group, a private foundation and a government entity in a unique project supporting permanently affordable housing should attend the Council Meeting on Tuesday, August 21, beginning at 6:00pm. Paul Keaton [# 22, phone # 939-8140] of the MHA Business Committee will coordinate residents attending this meeting. Please be there and add your voice in support of this wonderful moment.

AN AMENDMENT ADDRESSING THE FUTURE SALE OF THE MAPLETON MOBILE HOME PARK, 2635 MAPLETON, BOULDER, COLORADO 80304 BY THE CITY TO THISTLE COMMUNITY HOUSING FOR THE PURPOSE OF ESTABLISHING A COMMUNITY LAND TRUST AND PRESERVING MAPLETON MOBILE HOME PARK AS A RESIDENT-CONTROLLED, PERMANENTLY AFFORDABLE MOBILE HOME PARK

WHEREAS, on the 2nd day of January, 2001, the City Council passed Resolution No. 874 for the purpose of preserving the Mapleton Mobile Home Park and promoting the eventual resident ownership of the Mapleton Mobile Home Park located at 2635 Mapleton Avenue in Boulder, Colorado; and

WHEREAS, on May 5, 1996 the Mapleton Mobile Home Park residents' home association, the Mapleton Home Association (MHA) was incorporated in the State of Colorado as a non-profit corporation to provide permanently affordable housing in the City of Boulder, Colorado; and

WHEREAS, the MHA works diligently with the Mapleton Mobile Home Park's ethnically diverse population, including elderly residents, people with disabilities, as well as families with children; and

WHEREAS, Thistle Community Housing (Thistle) is a Colorado 501-c-3 non-profit housing corporation with a long-standing commitment to provide permanently affordable housing to serve the needs of the community, including families, single parents, seniors, and people with disabilities throughout Boulder County. Thistle has served aver 2,200 households and has produced 332 permanently affordable homes; and

WHEREAS, the City, Thistle, and the MHA are committed to preserving the Mapleton Mobile Home Park as a mobile home community that is permanently affordable to low and moderate income households; and

WHEREAS, community land trusts are an established method for preserving permanent affordability wherein land is purchased and held in a trust by a community-based 501-c-3 non-profit agency, governed by a board of directors; and WHEREAS, Thistle has successfully operated a community land trust, the Thistle Community Land Trust, since 1995, and also has experience with property acquisition and management of affordable housing; and

WHEREAS, the Mapleton residents voted at the MHA quarterly meeting on January 21, 2001 for a community land trust to be the future ownership structure for Mapleton Mobile Home Park; and

WHEREAS, MHA has created a strong community capacity and consensus related to the ownership, decision-making, and management of the Mapleton Mobile Home Park as a permanently affordable mobile home community and is committed to on-going improvement in these areas; and

WHEREAS, Thistle and MHA are developing a written agreement that, within the Thistle Community Land Trust, Mapleton residents will control management of the Park; and

WHEREAS, Thistle provides valuable technical assistance to MHA, and the City is committed to and financially contributes to those efforts; and

WHEREAS, the City of Boulder, MHA, and Thistle are developing a memorandum of understanding that provides a project time line and defines the terms and conditions of a viable plan for the sale of the Mapleton Mobile Home Park when the City is prepared to sell the Park; and

WHEREAS, Council Members, Board Members, and staff of the respective agencies are committed to work together to develop an effective plan for the successful sale and subsequent operations and management of the Mapleton Mobile Home Park; and

WHEREAS, the City respects the exemplary services provided by Thistle and the MHA. NOW, THEREFORE, be it resolved by the City Council for the City of Boulder that Resolution No. 874 be amended to address the City's willingness to sell the Maplteon Mobile Home Park to Thistle for the purpose of establishing a community land trust, thereby preserving Mapleton Mobile Home Park as a resident-controlled, permanently affordable mobile home park.

Whom Do You Call?
by Cindy Pieropan and the MHA Management Committee

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There have been some questions raised by residents regarding who is the appropriate entity to call under different circumstances. As many of you know, Hast & Co. is the property management firm for the Mapleton Mobile Home Park and Loretta Milcarek is the property manager. Calls concerning the operation and management of the park, including emergencies, things not working in the park, concerns about potential problems, rent and rent payments, should go to Loretta. The phone number for Hast is 303.444.7575. There may be times when it is more convenient for you to convey information through Russ or Julie Morris, Loretta's on-site contacts for management of the park. However, they are employed half-time and may not always be available, so please contact Loretta at Hast & Co.

The only exceptions to the above are questions about selling and moving a mobile home. Those calls should go directly to Cindy Pieropan at the Division of Housing and Human Services. Each situation is unique and she will help you sort out what specifics may apply to yours. The number is 303.441.3157.

Every once in a while concerns are raised about situations involving the behavior of a particular resident or visitor. Please find below an excerpt from a letter sent to residents in August of 1999 describing the process for handling such situations. This process was developed by a team that included residents of the park, Loretta Milcarek and Kon Damas of the Community Mediation Service. One of the important things to remember in these cases is that it is important for Loretta to be informed promptly of any such problems. Sometimes, without a record of complaints there is little that can be done. Residents need to be responsible for reporting problems to enable management to address them effectively. "

It is our intent to have a well-managed community that all residents may enjoy and in which all residents' rights are respected. The lease agreement specifically states that the tenancy of a homeowner may be terminated for Conduct by Homeowner in the Community which constitutes an annoyance to other Homeowners or interferes with the management of the Community. Violation of this or other clauses in the lease or violation of the Rules & Regulations are grounds for eviction. Please see section 9B of your lease agreement for further details. This letter outlines the steps for residents to take at the first sign that any resident is annoying other residents, violating the lease in any way, or engaging in criminal behavior.

1. Remove yourself from their immediate vicinity. If the person has entered your home or yard, politely insist that they leave. 2. If the behavior is of a criminal nature, or if the person refuses to leave your space, call the police, 441-4444. 3. Call Loretta Milcarek at 444-7575 (Hast & Company) to inform her of the incident. If Loretta is not available, please leave a detailed message on her voice mail. 4. Loretta will then take the appropriate action. If it is purely a management issue, Loretta will respond appropriately. Hast & Company needs to be informed promptly so that the problem can be correctly addressed. Please understand that it is not always possible to take immediate, visible action, especially if an eviction proceeding is called for or when a person's privacy or civil rights are at issue. Please do know that we will do everything possible to correct the situation as soon as we learn of it. If conflicts or problems arise which are not lease violations or illegal activities, you may contact the person with whom you are experiencing the problem directly, or you may choose to call the Community Mediation Service of the City of Boulder at 441-4364. Mediation can provide neutral trained conflict resolution assistance to help resolve any person to person dispute in the neighborhood. Thank you for your patience in dealing with these matters and please do not hesitate to call Hast & Co. with any questions." Management Committee Members Doug Bethurum #40 442-6349 Anne Crone #82 545-5470 Alex Wilson #58 447-8508 Ben Jensen #178 545-2672 Mari Haas #161 442-7544 MHA Executive Board 2000-2001 President: Ben Jensen #178 545-2672 V.-President:Alex Wilson #58 447-8508 Secretary: Mari Haas #161 442-7544 Treasurer: Silvia Gentile #142 447-2246

Drainage Problems??
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Preliminary plans are being drawn up for the renewing of the utilities infrastructure in the Park. Bruce Hanna, an engineer with Charles Keim and Associates, has toured the park and studied the current sewer and water lines. He needs residents' help in assessing the drainage of rain water. Have you noticed any drainage problems in the street or your yard? After a heavy rain is there standing water in front of, beside or under your home? Have you noticed standing water anywhere in Mapleton? If so, please get that information to Debbie Kranzler, Community Coordinator, by phone (444-4140) or by email (debbie@kranzler.com) or drop a note in the mailbox (#14.)

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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.