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 7.2 Newsletter of the Mapleton Home Association [MHA] May 2002

Inside this Issue:


CHANGES AT THE MHA
 by Mark Reeder
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On Sunday, April 28, 2002, Silvia Gentile, #143, stepped down as Treasurer of the Mapleton Home Association after finishing two consecutive terms. For four years, Silvia has taken care of MHA finances. She will move on to head the newly created Finance Committee.
Joining Silvia on that Committee will be the MHA’s new Treasurer, Tammy Lynn, #16. Tammy has an extensive business background and will bring a lot of experience to the MHA. Tammy’s husband, Patrick Lynn, a computer scientist, is also a member of the Finance Committee.
The Finance Committee has a very important role over the next year. It will have to learn the mechanics of running a $500,000 a year business. Fortunately, the MHA has secured the help of CPA who will be donating her time to guide the Committee’s steps. Thistle Community Housing will also add their expertise in managing a non-profit business.
Sunday evening, Alex Wilson, #58, was re-elected Vice President of the MHA. Alex has been a mainstay of the MHA since its inception. In addition to his duties as V.P., he is a member of the Management Committee and heads the Canvassing Committee. Canvassers are the residents who go door-to-door with information important to the Mapleton Project.
Aiding Alex in running this committee is new resident, Alex Sanchez, #11. Alex has a background in television news. As we gear up for conclusion of the Mapleton Park Project, the Canvassing Committee will need volunteers to go to-door educating the community on the issues involved in purchasing the Park and becoming a member of the Thistle Community Land Trust. Please contact Alex Wilson or Alex Sanchez. Look for canvassers at the next round to ask your advice on helping the MHA to achieve its goals.
Members also affirmed Mark Reeder as President to complete the remainder of Ben Jensen’s term.
Pete Caterina, the MHA Archivist, is assembling a three-ring binder which will contain the history of the MHA, Committee structure, Committee members, Minutes of Quarterly Meetings and copies of documents pertinent to our non-profit status. When this project has been completed, the binder will be open to all residents who are members of the MHA. The MHA hopes to have this project finished by the Summer Quarterly Meeting.
Thistle employee, Larisa Labrant, who worked with the MHA for the last year, has taken a position in private industry. Her duties have been assumed by her Thistle colleagues. They are spread pretty thin at Thistle as they scramble to take over her Mapleton Park Project issues. Mapleton Park is one of many projects Thistle is working on, so please be patient with them during this transition.

MANAGEMENT COMMITTEE PUBLIC FORUM
by the Management Committee
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 The Management Committee invites all residents to give ideas, responses and input to the committee. A major goal of the committee is to foster a vibrant, positive community. In a community as diverse as ours, it is essential that we respect that diversity as we work toward consensus. Suggestions are encouraged. While not every idea can be implemented, everyone’s contribution is welcome as we work together towards our common future.
There are several options for giving input to the Management Committee. The preferred one is to submit your idea in writing, limiting it to one page or less. Hand it, mail it or e-mail it to a committee member. As we prepare for the Park’s future, the committee is managing a heavy work load, so we ask you to be concise. Please include your phone number so that we can follow up if we have questions.
Of course, the easiest way to make a suggestion is to speak with a member of the committee and ask that your idea be discussed at an upcoming meeting. Please remember. it’s only human that when you happen to meet at the dumpster or call a volunteer at home, the other person could be pre-occupied or busy and miss some of your points.
You are also invited to address the Management Committee in person, in addition to providing written material. We ask that you follow the guidelines listed below. These were developed because it is essential that this committee listen and respond to residents. At the same time, there are over 120 households in the Park and all deserve to be heard. These guidelines are designed to give all residents equal access to the committee while allowing the committee time to attend to the full range of other pending issues and out of respect for the fact that the members are volunteering their time. See the accompanying article in this edition of the Mobile-izer for a list of the committees goals for 2002, which will help everyone to understand the full range of the committee’s work.
This committee meets regularly, currently twice per month, the 2nd and 4th Tuesday, 3-5pm at Thistle Community Housing. However, due to member schedules, these times and dates change periodically. If the regular meeting time is not workable for you, we will try to accommodate you and schedule another time if possible.

Guidelines for addressing the Management Committee:

1) To get on the agenda, please contact the Management Committee Chair at least 24 hours before the meeting. Due to time constraints and the amount of work to be done, we simply cannot accept walk-ins.
2) Again due to time constraints, a maximum of four residents can be scheduled for any one meeting. If several residents want to address the same issue, we encourage them to present as a team.
3) The content of a resident’s presentation is confidential, i.e. no one outside of the committee will hear what was discussed. Residents who want to keep confidential the fact that they even addressed the committee should notify the Chair when scheduling to attend.
4) Residents are asked to limit presentations or comments to five minutes, with additional time for questions from the committee. Please provide written information to the committee. Please limit written materials to one page, and provide a telephone number so that the committee can follow up if there are questions later.
5) Residents are asked to appear on their own behalf, and speak for themselves, unless there are extenuating circumstances. Please discuss this with the committee Chair ahead of time.
6) If more than one resident is presenting at a meeting, the other presenters will wait outside in order to preserve confidentiality for the presenter.
7) In order for the committee to address other agenda items that may have confidentiality issues, presenters will be asked to leave after their presentations.
Currently the volunteers on the Management Committee are:
Doug Bethurum, Chair #40 303-442-6349
Ann Crone #82 303-545-5470
Debbie Feustel #6 303-247-0658
Mari Haas #161 303-442-7544
Alex Wilson #58 303-447-8508
Debbie Kranzler, #14 303-444-4140
(as a volunteer not staff)

Management Committee Goals for 2002:
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1) Day-to-day Management
2) Management Committee structure and operation
-Define Roles
-Define Process
-Architecture Sub-committee
3) City Relationship/Hast & Co. lease options
-Management transition contract
-Review Hast & Co. contract
-Role negotiations
4) Goose Creek construction project
-Construction schedule
-Dumpster relocation
-Mailbox relocation
-Newspaper box relocation
-Picnic tables, kiosk relocation
5) Leases
-TCH/MHA 99 year land lease
-Individual homeowner lot leases
6) Build management capacity
-Training
7) Management grievance procedure
8) Community communication
-Build Canvassing Committee capacity and education
-Form community communication safety net work for implementation of contingency plans
9) Site Plan implementation policies
-Be supporting role to Business Committee
-Be supporting role to City for infrastructure design
-Prepare to become lead on infrastructure
10) Canvassing Committee and community education
-Prepare for affordability education in summer

Minutes of the Spring Quarterly Meeting of the Mapleton Home Association
compiled by Debbie Kranzler and Mark Reeder
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Interim President Mark Reeder called the MHA’s Spring Quarterly Meeting to order at 5:35pm, Sunday evening, April 28, 2002. The agenda items were: Goose Creek Construction Update with Douglas Sullivan, Project Manager for Phase III and IV; Business Committee Update, Management Committee Update, and elections of officers.
Douglas gave a quick overview of the construction to date. So far the contractors have erected 1) a triple box culvert to carry excess water in the event of a hundred year flood; 2) a concrete canal to carry the irrigation water of the Boulder Whiterock Ditch; 3) an overflow weir to prevent flooding of homes along the Ditch in case water flow through the Whiterock Ditch becomes too great due to rains or spring snow melt. The weir will accommodate flows up to 120 cubic feet per second (CFS). This spring, flows that crept over the Ditch’s banks in some areas were between 15 and 30 CFS. Douglas also pointed out that contractors have begun work on the western edge of the site near Folsom Avenue with excavations for concrete wingwalls.
In other business concerning the construction, Douglas noted that a detour has been established to prevent non-Park bicyclists and pedestrians from cutting through the community while construction is proceeding. He also said that so far construction is on schedule though unforeseen circumstances could create delays. He reiterated his commitment to monthly updates to be distributed throughout the Park. (May update is in this Issue. Ed.)
In a question and answer period, Douglas answered residents concerns about landscaping and the impact of the construction on their lives.
Douglas commented that residents would be allowed to have input on the landscaping plans and that these plans could be posted in the laundry facilities. Regarding using the Chinese elm tree stumps at the eastern end of the park near the construction site, Douglas answered that the trees are not in the construction zone and using them for artistic purposes would be a Park management issue. He also said he would pass on the request to the landscape architect for larger trees to be planted near Chez Thuy restaurant in Phase III of Goose Creek for sound mitigation. Douglas said he would bring the landscape design drawings to the Summer Quarterly Meeting. (May Update is in this issue. Eds. note)
Asked why the contractors had built three channels on top of the triple culverts, Douglas answered that only the middle channel would be used for the Boulder White Rock Ditch, the other two would be filled in as a part of the landscaping.

As for the risk to the Park in a 500 year flood event, Douglas explained that the dangers of flooding did not increase proportionally with the probability of flood events. A 500 year flood event was not 5 times greater than a 100 year event. He did not have the precise figures but he thought the increased rate of flow between the two events was only around 10%. In addition, the design of the Goose Creek Floodway has a foot more space than is needed to contain the high hazard flow on the occasion of a 100 year flood event.
On the issue of flood insurance Douglas explained that once the Goose Creek Construction is completed, a LOMR (Letter of Map Revision) process is initiated in which the current map of the flood zone is revised. This information is then sent to FEMA (Federal Emergency Management Administration) so that the area can be rezoned. After that, residents who are currently in the high hazard zone will be out of the zone and eligible for lower rates on flood insurance. The question was then asked if the City of Boulder carries insurance on the Park? The City is self insured and at any rate, the homes are the responsibility of the owners. Currently flood insurance rates are $500 to $1000 annually but should drop dramatically once the LOMR process has been completed.
Residents raised concerns over the loss of parking due to construction, especially along the east side of the road immediately west of the wash house. Trucks need that space for maneuvering, especially coming into the blind turn going south to Folsom.
In other construction news, Douglas stated that he would speak with the contractor on Monday morning about the still missing dead end signs for the Park’s western most street and ask that construction employees pick up after themselves. Also, his monthly updates will be printed on recyclable paper. (Douglas addressed these issues at his weekly meeting with the contractors and the engineers on 4/29. The contractors are to install a new sign, address the speeding issue with the haulers and install a trash can near the picnic bench this week. Eds, note.)

After Douglas left, Debbie Kranzler gave the Business Committee Update. Currently Housing and Human Services is negotiating with Utilities to set a sale price for the land. Once HHS and Utilities have agreed to a price, Thistle Community Housing and the MHA will negotiate with HHS as buyers for the final purchase price. Asked about loss of income from HHS mismanagement of the Park, Mark Reeder answered that so far the loss of income has been about $50,000 and that the residents should not have to pay for any loss of income related to management problems. Julie Morris stated that all but one of the homes originally owned by the City have now been sold.
Park resident Kim Ballard, #42, suggested that an official investigation of HHS be made to evaluate their management of the Mapleton Park Property. She stated that the report should put a more “glaring light on the negative effects on residents’ lives” and should be made public and sent to county and state agencies. President Mark Reeder asked if she would head up such an effort. Kim declined, saying she did not wish to participate with the MHA.
Then Kim, who made it clear she is not a member of the MHA, went on to say that she had serious concerns with the residents’ ability to manage the Park. She listed her concerns as: failure to disclose committee meeting agendas or who is responsible for resultant decisions, minutes of meetings not in a public log, news articles in the Mapleton Mobile-izer not being signed, no clear chain of management command or who to contact and what to expect, and of the MHA being small and insular.
Several members responded to the criticisms. Debbie Kranzler answered that it is true that Management Committee minutes are confidential because incidents concerning specific residents are discussed. In addition, members have agreed to a confidentiality requirement and do not talk about individuals outside of meetings. The Management Committee is asking for suggestions to be in writing to be certain each issue receives a response. There will be an article in the Mobile-izer clarifying this procedure. All the committees need input from lots of residents and they also need guidelines so that they can operate efficiently and respect the time volunteers donate to the process.
Mark Reeder stated that an internal investigation has already been commissioned to be conducted by residents who are not members of the Executive Board or the Management Committee to examine the organization to be sure that all proceedings are legitimate and to enact safeguards if necessary. He asked Kim if she would like to participate in the investigation and she declined.
Don Lucas #35A stated that we need residents to participate and not stand outside the process and criticize.
Jorge Arias #143, noted that the criticisms were unjustified. Members of the MHA knock on doors asking for residents’ help in the day-to-day operations of the Association but don’t get much participation. He also noted that Kim had been invited to participate but refused.
Mark Reeder then called an end to this debate, reiterating his invitation to Kim and all residents to participate in the Mapleton Project.
The Management Committee Update was put off to the Mapleton Mobile-izer. (Please see article on page 2 of the Mobile-izer. Eds. note.)
Jane Cliff, #39, asked if the infrastructure upgrade would disrupt the landscaping around a home and if residents or the contractor would be responsible for returning the yard to its former state? Debbie Kranzler stated that in most such projects the contractor does not do that work. However, since residents will be overseeing that work, we can discuss the option of paying to restore yards, recognizing that it would be expensive.
Kim Ballard then asked if the MHA would use its 501(c)3 status to endorse her grant application for a photovoltaic feasibility study on a Mapleton Park Home. She outlined the project as linking homes to cells with the possibility that photovoltaic energy could produce enough electricity to sell back to the grid. Mark Reeder asked for the motion to be put to the floor. It was seconded and passed. (Monday April 29, 2002, Kim Ballard informed Debbie Kranzler that she was declining the MHA’s endorsement of her Photovoltaic Project. Eds. note.)
In the final agenda item Vice President and Treasurer were elected. Alex Wilson retained his seat as Vice President and Tammy Lynn, #16, was elected Treasurer. The membership also approved Mark Reeder, #14, to fill out the remained of Ben Jensen’s term as President.
Mark Reeder announced to the assembly that he had asked Pete Caterina, the MHA Archivist, to put together a three-ring binder which will contain the history of the MHA, Committee structure, Committee members, Minutes of Quarterly Meetings and copies of documents pertinent to our non-profit status. When this project has been completed, the binder will be open to all residents who are members of the MHA. The MHA hopes to have this project finished by the Summer Quarterly Meeting.
The meeting was adjourned at 7:15pm.

Exec Speaks Out
by Mark Reeder
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According to my dictionary, a gadfly is a person who ‘acts as a constructively provocative stimulus.’ Personally, I like gadflies; they make you think and work hard. It’s also how I became involved with the Mapleton Home Association. At a meeting I opened my mouth and made some suggestions. The meeting attendees made me Secretary. At the next few meetings, I made some more suggestions. Next time, I was elected President. Along the way I discovered that a curious thing happens whenever you open your mouth to point out a flaw or a better way of doing a task--responsibility flies in. At that point, you are tested and asked to help out.
A lot of people in Mapleton have opened their mouths over the years and then acted on the responsibility that flew in: Nan Lederer, Ron Marcus, Gene Langlois, Alex Wilson, Don Lucas, Silvia Gentile, Paul Keaton, Ben Jensen, Debbie Kranzler, Doug Bethurum, Ann Crone, Pete Caterina, Jorge Arias, Mike Figgs, Mari Haas, Holly Hutchinson, Jana Stephens, Jerry Evans, Maria Downing, Nick Tamm, Karen Yakoushkin, Randy Williams, Marty Dial, Kurt Bischoff, Eddy Eckly, Serena Benson, Sylvia Anctil, Alex Sanchez, Ellen Brown, Luis Domiguez Keith Ainsworth, Dick Wilcoxen, Wendy Haeger, Mary Baker, Roger Penny, Wendy Penny, Jonathan Machen, Habiba and Kabir, John Hollin, Louise Nible, Scott Goddard, Carl Templeton, and Steven Woodbridge. There are more and I apologize for not listing your names. In addition, 45 households supported the organization and themselves by becoming members of the Escrow Fund, some making regular payments and others depositing a lump sum of $1000. Mapleton Park is filled with activists who critique what we’re doing and then suggest solutions and participate in the implementation of those solutions.
Thank you everyone for your help. We’ve come a long way in the last six years; but we are not finished yet! Over the next year we have a great many steps to undertake as the Park transitions from City ownership to becoming a member of the Thistle Community Land Trust. The Mapleton Park Project could use your continued support and help. Have a suggestion? Tell it to a member of the Executive Board, the Management Committee, the Business Committee or the Canvassing Committee and then ask what you can do to help.

Wildflower Time
by Dick Wilcoxen
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Recently I scattered about 500 pellets of Colorado grown, hand-harvested, Wild Flowers and Wild Grasses along the fences in the grassy area north of trailer #10. These pellets can be deposited anywhere you don’t want a formal garden. Bonded in a mix of clay, sand and organic compost with natural micro nutrients, minerals and microbial inoculants, the pellets contain up to 15 varieties of grasses and 31 varieties of wild flowers native to our area from Colorado Springs to Fort Collins. I still have about three pounds of pellets left to share with anyone in the Park who wants to spread the beauty of wildflowers. Less than half a pound was used to seed the area near the fences. I also have new seedlings from last year’s wild Cleome (Rocky Mountain Bee Plant.) To get your share call Dick at 303-444-3243 or catch him at #27, 28, 29, or 30 depending upon which home or yard he is working on.

Appreciation From HHS
by HHS Staff

Throughout 2002, as we continue to take significant steps forward, we would like to acknowledge and thank all the residents of the Mapleton Mobile Home Park for your time, effort, and patience as we progress toward creating a permanently affordable, resident-controlled mobile home park. We are dedicated to making this vision a reality, and have confidence that with everyone working together we can accomplish many creative and positive changes for the community.

Special Delivery???
by Dick Wilcoxen
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 With the Goose Creek construction dividing the Park, intra-Park access has been severely limited. Since all of our addresses are the same street number, 2635, it is imperative that residents provide delivery agents with specific directions to the proper street entrance for your home. Frequently, delivery men and women wander through the Park looking for the proper address. Remember, other residents might not be able to guide them to your home quickly enough. So, if your pizza is cold or that ambulance is late, it’s because following your directions, drivers got lost trying to locate your house.

Goose Creek Liaison/Community Coordinator

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By Debbie Kranzler #14,
As everyone probably knows, I am the official liaison for Mapleton residents with the Goose Creek project.. Please continue to contact me with any questions or concerns that you have, rather than approaching the workers directly. We want them to keep working so they can finish as soon as possible! Remember, while your issue may be extremely urgent, there are over 120 other residents in the Park and if everyone goes straight to the engineer or construction boss, it can seriously affect their work. Douglas Sullivan, City of Boulder engineer overseeing this project, has been extremely responsive to issues and has also expressed appreciation for having one contact person within the Park.
While I do work at home, I do not work 24 hours per day. If at all possible, please call me 9am-6pm, Monday-Friday. Email is also an effective way to get through. Contact info is at the top of this article. Occasionally an urgent issue arises, but there’s nothing pressing enough to call before 8am or after 8pm. I appreciate your respecting that I have a life outside of my job!
My job? Here’s a quick refresher. I am the Mapleton Community Coordinator. I work part-time, paid by grants (none of your dues money), to coordinate the process of moving us towards a resident-controlled, permanently affordable, owner-occupied mobile home park that is part of the Thistle Community Land Trust. That includes negotiating with the City, helping Thistle with the financing, coordinating the MHA volunteer committees, writing articles for the Mobile-izer, and more!

Update on space #53
by the Management Committee
Space #53 has been cleaned up, the first step in creating a community area there. The clean-up was publicized several times in the Mobile-izer, and residents who were known to have items in that space were notified individually. Suggestions for how to utilize this spot are welcome. See the related article in this Mobile-izer for information on how to submit ideas to the Management Committee. There might be some funds available for this purpose, but first we need input from the community on what is wanted, as well as how to minimize the impact on the neighboring homes. Due to City of Boulder liability concerns, we cannot install any play equipment for now.

A stressed volunteer with a vision

Dear Editor,

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At the Quarterly Membership Meeting on Sunday, 28 April, it was asked whether the small turnout was because of lack of confidence in or lack of support for the MHA officers and committee members. Apathy was offered as an alternative reason. I am here offering two more possible reasons. One is the attraction of the good spring weather to recreate or attend to outdoor chores. The other reason could be so much confidence and satisfaction with the work accomplished by the present and past officers and committee members, so that other non-attending and non-volunteering residents feel their interests are in the best possible hands. They possibly may even think this is accomplished because it has been done by the mostly unpaid volunteers who have a vision that does not include an IRA plan.
I would here ask some non-participating residents to demonstrate some gratitude and support for MHA officers and committee members by phoning Alex Wilson (303-447-8508) and volunteer for the next session of canvassing all Park residents on???. Or cooperate with the canvassers by submitting your completed forms as soon as possible to avoid repeat visits and calls from canvassers. If instead, you would like to air complaints, please read and file for future reference the articles in this issue of the Mobile-izer on the operation of the Management Committee and related articles.

A stressed volunteer with a vision,
Mari Haas, #161, Management Committee Member and Secretary of the MHA

Silvia Gentile retires

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To all Residents of Mapleton Park,
After serving two terms as Treasurer of the MHA, it was time for me to step out and let another member of the community take over. Tammy Lynn volunteered for this position and was elected unanimously. She brings her experience from working many years at the Great Harvest Bread Co.
In the last few years, the Park has experienced many changes and so has the Mapleton Home Association. Representing the residents of the park by general election not only did the Association keep up with the changes but worked very hard to delineate the future.
The task is far from over.
The Treasurer, together with the rest of the structure of the association had to respond to these changes, so we will be seeing changes in the way finances are handled. Our accounting system will be upgraded to manage more income from grants and loans. As a future CLT, many agencies will request access to our books and that requires that they comply with a standard format. We’ll be purchasing software, learn how to use it and transfer all the information to a computerized system. Besides all this, the Treasurer automatically becomes a member of the Finance committee and that results in many more responsibilities.
The changes I have seen show me how far we are from the times the Treasurer’s responsibilities were to write a few checks a year and collect and deposit membership fees. I thank Tammy for her participation and wish her a good term.

Silvia Gentile
Outgoing Treasurer and Chair of the MHA Finance Committee

MEMBERSHIP RENEWAL

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It is the time of year again to renew your membership in the Mapleton Home Association. Everyone’s membership expires on April 30, 2002 and membership for 2002-2003 needs to be renewed by that date.
The MHA is working hard for all residents to make certain this time of transition from City ownership to inclusion in the Thistle CLT goes as smoothly as possible. The residents’ dream of self management and eventual ownership can only be achieved with resident support. Please renew or become a new member and grab ahold of a piece of the future.

Executive Board
Mark Reeder Pres.
303- 444-4140
Alex Wilson V.P.
303- 447-8508
Mari Haas Sec.
303-442-7544
Tammy Lynn Trea.
303-402-0374

Business Committee
Debbie Kranzler
Paul Keaton
Ben Jensen

Management
Committee
Doug Bethurum
303-442-6349
Ann Crone
303-545-5470
Debbie Feustel
303-247-0658
Alex Wilson
303-447-8508
Mari Haas
303-442-7544
Ben Jensen
303-545-2672
Debbie Kranzler
303-444-4140

Finance Committee
Silvia Gentile
Tammy Lynn
Patrick Lynn

Community
Coordinator
Debbie Kranzler
303-444-4140

Attorney
Dennis R .Frohlich

Business
Consultant
Tim Shuminsky

More info

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