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 6.4 Newsletter of the Mapleton Home Association [MHA] November 2001

Inside This Issue

Agreements between MHA, Thistle and City
by Debbie Kranzler, Community Coordinator
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 What follows is a brief overview of negotiations between the MHA, and Thistle, buyers of Mapleton Mobile Home Park, and Housing and Human Services acting as agents for the City who is the seller. The agreements reached so far are significant and help lay the foundation for a successful conclusion to the purchase process.

* Agreed that City intends to sell to Thistle to add Mapleton to the CLT, residents (MHA) will lease from Thistle and manage the Park. (Elements of Amendment to Resolution.)

* Narrower option for Goose Creek; no removal of 2 additional units.

* Want Mapleton to be financially viable, resident-controlled, safe, decent and permanently affordable.

* Goose Creek construction must be completed before property can be sold.

* Utilities provided detailed drawings and info on Goose Creek plans so RRC could proceed with Site Planning and preliminary engineering for infrastructure.

* Utilities infrastructure needs to be replaced. Timing, funding, management under discussion.

* Lenders will require that every home in the Park be able to be replaced. Concept Study was based around that necessity.

* If planning process had 90% participation, 60% acceptance of plan (we had 91%, 75% acceptance) then opinion of community has been adequately assessed and represented residents' wishes.

* While the goal is to serve all Mapleton residents, there may be individuals, residents and non-residents,

who disagree with some of the decisions necessary to make the project succeed.

* The three participating entities will come to some agreement on a fair sale price, including infrastructure, that will allow for the project to be financially sustainable.

* City oversight of the Park in the future will be due to the covenants requiring that the property remain a mobile home park and affordable.

* City Council Resolution 874, 1/2/01, and Amendment, 8/21/01. Major accomplishments! The 3 groups worked together on content and wording.

* Sharing of info on Park operating costs and demographics (with no personal info attached so it is confidential).

* Working on a Memorandum of Understanding; detailed outline agreed that lists all the major aspects needed for contract to sell the property.

* Management Committee meets quarterly with Loretta for updates and input on Park management issues.

* City has provided direct funding for Community Coordinator, also grant funds to Thistle specifically for helping MHA.

* Thistle should proceed with engineering for infrastructure so coordination of that and Goose Creek can be assessed in spring. Goose Creek will have proceeded far enough to make better projections of construction schedule and possible overlap with infrastructure. Primary overlap/cost savings will be in paving and curb-and-gutter work.

Construction in Mapleton Park
Goose Creek Phase IV Project
Begins Winter, 2001
By Douglas Sullivan and Mark Reeder
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In November, 2001, the City of Boulder's Utilities Division will bid the Goose Creek Phase IV Drainageway Improvements Project. This project will involve drainageways improvements to Goose Creek for the section located in Mapleton Park (between the Boulder Whiterock ditch and Folsom Avenue). The project is expected to take between twelve and eighteen months with a projected completion date in mid 2003.
Douglas Sullivan, Utilities' Goose Creek Project Manager, spoke with representatives from the MHA and provided project information for the residents. The hours of construction will likely occur between 7:30 a.m. to 3:30 p.m. Monday through Friday. No work will be done on the weekends unless approved by the City on a task specific basis. Emergency vehicles (ie: ambulance, fire and police departments) will be notified of the construction and the access limitations throughout Mapleton Park during the construction phase.

The dumpsters currently located at Dumpsters Park will be relocated to the wash house. Additional dumpsters will be placed at the north end of the Park near the east Valmont entrance/exit and in the upper terrace which runs beside Folsom Street. Greg Chol, Senior Engineer of McLaughlin Water Engineers (MWE), which designed the project, will serve as the project's resident representative during construction.

When asked about the project's impact on the neighborhood, Douglas Sullivan replied, "I would like to think that the project will proceed smoothly, but construction can be a mess and there are always unforeseen obstacles." Douglas went on to explain that construction would create significant short-term access impacts on our community. Additional impacts will include noise from heavy equipment, mud and dirt on the streets from the site excavation, and large trucks using the residential streets for access. In addition, water and electrical service may need to be shut off a few times over the course of the project. These shutdowns typically occur for only a few hours and these will be scheduled several days in advance. Additionally, the city of Boulder will notify residents 24 hours in advance of any shutdown. MHA has offered to help with delivery of the door notices.

Douglas Sullivan reminded the MHA that the construction project will temporarily bisect the park into two halves. Access between the north and south halves will not be possible within the park during the construction.

The construction site will represent potential hazards to adults and children. The site will be restricted during and after working hours. The construction crews will erect some barriers but residents are asked to stay away from the site at all times. Mapleton Park families are asked to keep their children away from the construction site because of the dangers associated with heavy equipment operation and stored materials.

Douglas has offered to address the MHA Quarterly Meetings to update residents on the progress of construction. Moreover, construction schedules and updates, including anticipated utility service disruptions, will be posted on the Kiosk and in the Wash House.

The MHA has also established a resident hotline. If residents have any questions, concerns or comments during the construction, please call MHA's Community Coordinator, Debbie Kranzler, 444-4140 between the hours of 9am and 6pm. She will relay all information to the City of Boulder Utilities' Division. Please do not interrupt the workers or call Douglas. You may be one individual asking a question, but there are over 200 individuals living in Mapleton and you might be the 30th one to ask the same question, which slows down the workers, ultimately delaying completion of the project.
Douglas explained that the city will do what is reasonable to move the project along as quickly and safely as possible so that the Mapleton Park disturbance will be minimized. If an urgent problem arises, such as an unexpected water or electrical shutoff, please call Debbie. If she's not available, call Julie and Russ Morris, 440-3315. If you should have a medi-

cal, fire or police emergency, please call 911!

Concept Study Implementation - Work in Progress on the Future of Mapleton Mobile Home Park
by Linda Hill-Blakley, Housing Staff
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Representatives of the Mapleton Home Association and staff from Thistle and the City continue to meet and work on the complex issues related to the sale of the Park. Many steps are being taken with regard to the future of Mapleton Mobile Home Park. The following is a summary of some recent activities.
As you know, the Goose Creek construction is anticipated to be completed sometime in mid-2003. At that time, the City will sell the mobile home park. In January of 2001, Council adopted a resolution which expressed its intent to preserve the Mapleton Mobile Home Park as a permanently affordable, resident controlled community.

Following the January MHA meeting, when members voted on the Community Land Trust (CLT) model for the ownership of the Park, the residents selected Thistle Community Housing to be a partner in the negotiations regarding the sale of the park. Thistle has successfully operated a CLT since 1995, and also has substantial experience with property acquisition and management of affordable housing. Thistle and MHA have developed a written agreement that, within the Thistle CLT, Mapleton residents will control the management of the Park after the Park is sold.

On August 21, 2001, Council amended the previously passed resolution to add language indicating the City's acceptance of the CLT for the future ownership of the Park. In that amendment, Council declared "...that it is willing to sell the Mapleton Mobile Home Park to Thistle Community Housing, upon mutual agreement regarding the appropriate terms and conditions for the sale, for the purposes of establishing the Park as part of Thistle's Community Land Trust homeownership program, thereby preserving Mapleton Mobile Home Park as a resident-controlled, permanently affordable mobile home park."

Staff from the City and Thistle, together with members of the MHA, continue to meet at least twice a month to work through many complex issues. These discussions have thus far yielded general agreement about the following.

The Park must remain permanently affordable, with at least 80% of the homes affordable to very low, low and moderate income households.

The rent structure at the time of the sale must not result in the displacement of existing low and very low income homeowners.

The City intends to sell to Thistle Community Housing to establish the Park as part of its CLT and preserve it as resident-controlled and permanently affordable. Residents will manage the Park through their organization the Mapleton Home Association.

The goal is to establish a community that is financially viable and stable. The sale price should allow the Flood Control Utility Fund to recover their investment.

A number of other important activities have been underway, including: The site plan work, which includes important resident input regarding the future of the park; on-going discussions on infrastructure improvements and financial projections; a commitment by the City for $5,000 for a part-time Mapleton Community Coordinator; Debbie Kranzler was selected by MHA for this role; $20,000 in technical assistance funds from the City for Thistle Community Housing to provide planning and technical assistance to Mapleton Mobile Home Park residents; hard work on the part of many residents involved in committees, which is critical as the Park moves toward more resident involvement in the future management of the Park; and, much more community education in the future as plans progress and more resident input and decisions will be needed.

We look forward to our continuing progress on these efforts, and remain committed to our shared goal of making Mapleton Mobile Home Park a successful resident-controlled, permanently affordable community.

Concept Study Implementation

The Concept Study (a.k.a. Site Plan) that was overwhelmingly approved by Mapleton residents has been provided to the City. MHA, Thistle, and the City are discussing how to best implement the Concept Study while the City still owns and manages the Park. Primarily this affects any homes that might be brought into the Park. Thistle, MHA and City staff are working out the details and will add wording to the Mapleton Rules and Regulations so that everyone knows what the guidelines are for placing a new (refurbished or brand new) mobile home in the Park. In the meantime, the MHA, Thistle and City have agreed to work with any current or new residents who wish to bring in a home before the guidelines are completed.

Winners of the drawings from Evaluation of Concept Study
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In the last round of the site planning process, the Evaluation of Concept Study 1B, residents who submitted an evaluation were entered into a drawing for grocery coupons and Rockies tickets. The following residents won prizes:
$25 Grocery Coupons (choice of Whole Foods or King Soopers): Jorge

Arias and Silvia Gentile, #143, Kurt Bischoff, #69, Eddy Eckley and Loretta Flores, #50, Uwe Stepanow, #85

Rockies Tickets (all chose to attend on Saturday, 9/25, vs. Milwaukee): Charles Ayash, #36, Steve Cohen, #52, Sharon Molina and Daniel Soto, #62.

Dumpster Park Slated For Removal; Space 53 Is New Gathering Spot
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Construction on the Goose Creek channel, phase IV, which divides Mapleton Park into two sections, is set to begin in mid December. (See related article, page 2 this issue. Eds. note)
As soon as work begins, our former community gathering spot, fondly known as Dumpster Park, will be in the midst of the construction and no longer available for community gatherings, meetings and recreation. For the interim, space #53 will serve as substitute. This lovely, tree-shaded area currently has a fence around it, but that is meant to keep out deer, not people. There has been some gardening activity there, so if you have plants growing in #53, please contact Debbie Kranzler, Mapleton’s Community Coordinator, (#14, 444-4140).


Opportunities for Input and Support: MOU and Finance Committees
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The negotiations between the City, Thistle and MHA are steadily progressing. (See related articles by Community Coordinator Debbie Kranzler and by Linda Hill-Blakely, from City of Boulder, Housing and Human Services.) We need more resident input. This is your chance to make sure that your voice, opinions and perspective are heard. The Memorandum of Understanding (MOU) being negotiated has many important topics and the MHA MOU Committee serves as an advisor to the negotiators. All residents are welcome in this group. If you would like to participate, contact Debbie Kranzler, Community Coordinator, #14, 303-444-4140, debbie@kranzler.com.

As MHA moves towards management of the Park, we need residents who have budgeting or other financial expertise to help out on the Finance Committee. This will only take about 1 hour per month, with some months having no meetings. Please contact Ben Jensen, President,#178, 303-545-2672, or email: bvjensen@earthlink.net.

Exec Speaks Out
by Ben Jensen
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2001 has been a year filled with great promise for the residents of Mapleton Mobile Home Park. In January, City Council unanimously passed a resolution authorizing a Memorandum of Understanding to be negotiated between City Staff and residents. In the same month, after an eight month, intense, educational campaign on the advantages and disadvantages of Limited Equity Coops and Community Land Trusts, residents voted to join Thistle’s CLT.

By March negotiations with City representatives were in full swing. Residents, through the MHA, also began working on a site plan which outlined the immediate needs of the Park, such as infrastructure renovation, as well as the future look of the Park which would bring it into the 21st century.

By the end of the summer, a strong foundation had been laid for a resident controlled community. The MHA, Thistle and HHS staff are working well together . Now as we enter the last months of 2001, we have another year of work ahead of us. I am inviting residents to be a part of the MOU and Finance Committees. Together Mapleton residents can make the successful transition to a resident controlled community happen. Your vision and your spirit are necessary to the success of our enterprise. Endorse the opportunities available to us for our future.


Minutes MHA Quarterly Meeting, October 21, 2001
by Mari Haas
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President Ben Jensen opened the meeting with a welcome and request that non-urgent questions be reserved until the end of the presentations to be given by Community Coordinator, Debbie Kranzler, and Thistle representatives, Etta Habegger and Larisa LaBrant.

Debbie thanked residents again for the great response to the recent surveys and to the canvassers who volunteered their time to gather the sur-veys. The more than 90% response to the surveys lends great credibility to MHA representatives when they are meeting and negotiating with the City. The Concept Study, compiled as a result of the three surveys, will serve as a guideline in our future vision for Mapleton MHP, although not every detail, such as the exact location of each tree, is clearly defined.

The Number One consideration in all matters and negotiations is affordability and all concerned parties, the MHA, Thistle and City, intend that no current resident will need to move because the lot fees are not be affordable.

Goose Creek construction is now scheduled to begin in mid-December or early January, beginning with digging in Dumpster Park. This will necessitate the removal of the dumpsters. The Management Committee is discussing where the dumpsters are to be relocated and hopefully they will be located at sites more convenient to many residents who will not need to walk so far to the dumpsters. The Management Committee is pursuing, with Western Disposal, the possibility of more dumpsters with fewer collection days and a later time of morning for collection.

Utilities infrastructure repairs are under negotiation as to timing, funding and management/overseeing the work. Upgraded infrastructure will support the long term viability and affordability of the park.

The Business Committee and Thistle are meeting every other week with City Staff to formalize the Memorandum of Understanding. They are negotiating the steps to achieve the legal written contract for sale of the Mapleton MHP to Thistle/MHA. The MHA/Thistle/City group has achieved approximately one fourth of the needed agreements. Matters currently under discussion are the utilities infrastructure repair and affordability rules. Also under discussion are the pro and cons of whether to review the income and assets of residents to re-set monthly rent; or whether to continue to use the 1996 information submitted by residents when the City bought the park (or when they moved in if that was after the purchase.)

All residents are invited and urged to volunteer participation on the Memorandum of Understanding Committee to ensure that your ideas and concerns are heard and considered. This committee will provide input to the Business Committee to use in negotiations with the City.

Ben reminded us of the upcoming elections in April 2002 for positions of Treasurer and Vice-President. Alex Wilson and Silvia Gentile have each served two terms, four years, and MHA by-laws limit officers to serving no more than two consecutive two-year terms. Volunteers and your recommendations of qualified candidates are needed.

Ben advised us that MHA funding: will grow through expected grants and collecting lot fees when we manage the park. Therefore MHA has need for expanded duties of the Treasurer and volunteers to serve on a Finance Committee. Thistle Community Housing will give much advice and assistance to this committee. Also needed is an Arborist to serve as a consultant on matters concerning replacing or adding trees. A sign-up sheet was circulated for volunteers to serve on the Finance or MOU Committee. It is very important that more members volunteer their services and time so that the work is shared.

Ben reminded us of the 6 November election for five members of City Council. MHA cannot endorse candidates but individual residents can post campaign signs. All candidates have received a questionnaire from MHA and the responses are posted on www.mapleton.20m.com. Responses from candidates are to be distributed by flyers to Mapleton MHP residents and all Boulder City mobile home parks.

Etta Habegger introduced herself as Community Land Trust Coordinator for Thistle. Her role is to sit in on negotiations with the City and give advice to MHA representatives when needed or appropriate. She advised that she is always available at Thistle for any questions from Mapleton residents. Her areas of responsibility are helping to develop the land lease whereby MHA will manage the Park and lot leases for individual residents; future support for MHA in checking eligibility and managing re-sales; assisting MHA in how to determine and maintain economic diversity, especially how to serve those with very low incomes. She said that MHA by-laws require that at least 80% of the homes in the Park be permanently affordable, to which Thistle and the City agreed. We do need some homes to be at "market rate" in order to keep rents affordable. She advised that residents will be required to sign off on an affordable agreement as a trade for "affordable" rent. This item is under discussion and will require education of the residents as progress develops in the agreement. Mark Reeder, Chairman of the Business Committee, will give an update in this Mobile-izer on the current list of agreements reached so far.

Larisa LaBrant, as MHA Project Manager for Thistle, advised us that negotiation with the City is complex since the City gives grants as well as owns Mapleton MHP. A huge piece of the discussions is establishing affordability covenants. The repairs of water, sewer and other utilities infrastructure are also now under consideration with the City, The concerns are funding, design, timing and site control.

In response to a question about the number of homes presently for sale, Larisa said that in a typical mobile home park, the yearly average number of homes for sale is 10%, which in our case would be 13, and the current number of homes for sale is fairly consistent with that average number. She said that a Letter of Intent, as composed by Community Coordinator, Debbie Kranzler and distributed to brokers and prospective buyers, has been extremely useful to inform them both as to the intentions of MHA and the future of the Park.

The question was asked whether the City could simply reduce the purchase price instead of providing grants to support the purchase. The presenters responded that the City has chosen not to sell Mapleton MHP to developers that would pay up to fifteen million dollars, so the price of 4 to 5 million is already reduced. The City will not make a profit but must recover its expenses. Rent payments from residents have been reducing the principal amount due at the time of sale.

Another resident asked what would happen if negotiations with the City fail. Mark Reeder responded that in meetings with the City, MHA has a long history of success and City Council members give much support to MHA goals. In resolving problems, a certain amount of trust is necessary.

All meetings with the City have a mediator in attendance to keep the discussions on track. Having Mapleton Park remain as an affordable community is important for the City to attain their goal for affordable housing units.

Editorial
by Mark Reeder
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 Since February 2001, representatives of the Mapleton Home Association, Thistle Community Housing and Housing and Human Services have been meeting to work out a Memorandum of Understanding between, the MHA and Thistle as buyers of the Mapleton Mobile Home Park and the City as the Park’s seller. Over the last nine months several agreements have been reached. Though some people might be concerned by the glacial slowness of the process, it should be remembered that all parties to the negotiations have a mandate to create a model that is far seeing and can be used by other communities to create successful, permanently affordable low and moderate income projects. With this idea in mind, everyone concerned with the outcome of these meetings should commend all parties for their thoroughness. At the same time, however, let us not forget that thoroughness should not be equated with obstructive behavior. Let all parties act in good faith not only for the benefit of the residents but for future generations of affordable housing.

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


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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.