Welcome to the archive of Mapleton Hollow's community newsletter!
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...
Volume 7.4 Newsletter of the Mapleton Home Association [MHA] November 2002
Inside this Issue:
- One-Time volunteer opportunities
- Minutes of MHA's fall Quarterly meeting, October 20, 2002 at Unity Church of Boulder
- Management committee meetings posted on bulletin boards
- MHA elections on April 2003
- Finance Committee looking for Residents with bookkeeping and investing experience
- Input needed on lease, rules and regs
Exec Speaks Out
by Mark Reeder
Mapleton Park residents are entering an exciting time. Within the next year, ownership of Mapleton Mobile Home Park will transfer to Thistle Community Housing and the residents will join Thistle’s Community Land Trust. The Park’s infrastructure, antiquated and undergoing constant repair efforts, will begin an overhaul which will bring our utilities into the 21st century. For those of you who believe that Mapleton is at times living in an era of outhouses, oil lamps, dirt roads and carrier pigeons, the upgrades will be a welcome relief.
But along with a more sophisticated Park and a new ownership structure, comes the responsibility of self-management. Residents asked for self determination and the Mapleton Home Association has been working hard for several years itself to prepare for this level of responsibility. That’s where the all residents come in. After all, the Park with its multi-million dollar land and annual revenues of half a million dollars won’t run itself. It takes the time and commitment of the residents to be successful.
From the beginning the Mapleton Home Association has been guided by four simple goals:
* Be a resident managed community;
*Maintain security, stability and sustainability as a modern mobile home park;
* Maintain affordability for all residents and at the same time enable the Park to be financially self sustaining;
* Have all current residents live in the Park if they wish to.
The key to all of these goals lies in the first one: BE A RESIDENT MANAGED COMMUNITY. This means resident involvement. As we move into this new era of sophistication as a part of the Thistle Community Land Trust, the MHA is working to educate itself to meet the requirements of running a large business. We have already forged ahead in two key areas: Management and Finances.
Under the leadership of Doug Bethurum, #40, the residents’ Management Committee revamped itself to deal with the day to day work of managing the Park. Since Doug’s resignation, Debbie Feustel, #6, as the Management Committee’s new c hairwoman, has brought her experience in Chicago’s extremely rough property management field to continue the work necessary to run the Park. The Management Committee members, volunteers all, take time away from their families and themselves to make this process work. They have done and continue to do a fine job.
The MHA’s new Finance Committee, with the aid of CPA Marilynne Tarrall, has begun the process of learning the sophisticated accounting necessary to manage the finances of this business. Chair Silvia Gentile, #143, MHA Treasurer, Tammy Lynn, #16, and Patrick Lynn, #16, are volunteers who give of themselves to learn this vital work.
We still have many tasks to accomplish in the next year. And we need more help. The Finance Committee is looking for Park residents with accounting and/or bookkeeping experience and residents with a background in investing. Please contact Silvia Gentile, #143, or call her at 303-447-2246.
The MHA is also rewriting its by-laws to meet the needs of representing the residents and joining the Community Land Trust. If you are interested in helping with this task, please contact Mark Reeder,#14, 303-444-4140. A copy of the current MHA by-laws can be found on the MHA Website at: WWW.MAPLETON.20M.COM.
Finally, there is the vital task of canvassing--going door-to-door with educational literature, gathering information for affordability, and seeking opinions on infrastructure upgrades that will help guide the Park as it makes this important transition from City ownership and management into the CLT under resident management.
A heartfelt thank you to so many who have donated so many hours, working tirelessly to make this vision of the future a reality. There is more to be done, so if you haven’t yet participated, come be a part of history--volunteer today! (Eds note: see related articles about the Management Committee and volunteer opportunities.)
One-Time Volunteer
Opportunities
By Debbie Kranzler, Community Coordinator
Don’t have time to be on an MHA committee or canvass door-to-door, but wish you could help out now and then? Sometimes there are one-time events that need volunteers. These range from posting flyers on neighbors’ doors, to attending a fund-raising reception where MHA is invited to appear, to making a few phone calls. To put your name on this list, call or email Debbie Kranzler, Community Coordinator, #14, 303-444-4140, debbie@kranzler.com.
Minutes of MHA’s Fall Quarterly Meeting, October 20, 2002 at Unity Church of Boulder.
Submitted by Debbie Kranzler and Mark Reeder
The meeting was called to order at 5:38 pm. MHA President Mark Reeder reviewed the guidelines for conducting the Quarterly Meeting, including that remaining at the meeting signaled agreement to abide by the guidelines. Mark then introduced Douglas Sullivan, City of Boulder Utilities Division, for the first order of business, an update on the Goose Creek construction.
Douglas told residents that the project is about 2/3 or even 3/4 done. The South side of the channel is completed from Folsom to the Boulder & Whiterock Ditch (BWR) structure. Work is now moving to the North side of
the site, beginning with excavation and tree removal. Starting near Folsom, work is progressing toward the so-called "27th Street" and pouring of the foundation for the bridge across Goose Creek. A drilling rig will be brought in and the girders laid. Walls on the North side of the channel will continue up to BWR. The project will then be about 80% complete.
There has been some work on the West side of Folsom, tying the new bike path into the existing path. Douglas estimated that work on the "27th Street bridge" would take about 6-8 weeks and would start 2-3 weeks from now, i.e. early in November.
Addressing the overall project schedule, Douglas reviewed his original projections of 12-18 months. He explained that the contract was for completion in 11 months and there are penalties if the work runs over. Currently work is about one month behind, but the contractor might make up some time. In addition, change orders for utilities infrastructure work will delay the completion. Douglas stated that the same engineering firm that designed the channel was hired to do a preliminary engineering study for the Park-wide utilities infrastructure work. There were certain improvements that made sense to do now. The good news is that by adding $130,000 to the Goose Creek project, there was a savings of $100,000 to $200,000 for the future. The work includes laying a water line under the flood channel, and laying water and sewer lines about 60-80 feet into the Park on both sides. When the new streets are paved, these new lines will extend out from the pavement so that these new streets will not need to be dug up again for the infrastructure, and so they can be hooked into the new system easily.
In response to a question, Douglas clarified that the new bike path will pass under Folsom Ave. and connect to the existing path there. He explained that, while a number of trees did have to be removed, as many as possible were saved, about 75% of the trees in that stand. He also pointed out that there are already lights installed in the underpass, although they are not yet connected.
Douglas moved on to address a letter that he had just received, signed by about 10 Mapleton residents, addressing a number of concerns about the project. He thanked the writers and stated that he can do something about some of the issues, but not all, but he emphasized that he can’t do anything about issues that he doesn’t know about.
The letter-writers acknowledged that some issues had been solved, such as workers arriving at 6:30am and blasting radios. Douglas stated that workers urinating or leaving trash on-site is completely unacceptable and that he can do something about those. He reminded the group that he said at the beginning that there would be noise, mud and dirt. Not much can be done about those, but workers partying and drinking after work can be addressed.
Douglas will raise those issues at his weekly meeting on Monday (October 21) and will send a copy of the letter from residents to the contractor. He also stated that he is looking into having the streets watered, although that idea may be hampered by water restrictions. Another issue raised in the letter was parking and Douglas stated that he would set a good example himself by not taking up the few parking spaces in front of homes, and also raise this as an on-going issue with the contractor.
Don Lucas, #35A, made the point that he has had trucks move out of his way and courteously wave him on to access his home.
Dave Eason, #42, asked whether the pothole forming in front of the Wash House will be fixed. With some asphalt coming loose, there is a safety concern. Douglas responded that generally the time to do such repairs is at the end of the project, but he will look at the area tomorrow (Monday, Oct. 23.)
Kim Ballard, #42, asked about two shafts on the South side of the project with no protective barriers. Douglas said that he would follow up.
Mari Haas, #161, asked which of the issues in the letter could not be addressed and Douglas responded that he would try to address them all. Mari also asked what priority speeding in the Park holds. The answer was that it is very high; since the posted speed limit is 15 MPH, Douglas considers 16 MPH to be speeding.
Dave Weil, #13, asked about a full cement truck that had arrived at 5:05am and left a few minutes later. Douglas suggested that the truck might not have been connected with this project and that trucks should not be arriving earlier than 6:30am. If any work is to be done outside the usual hours, 7am-5pm, Douglas said that he is required to tell residents ahead of time.
Kim Ballard asked about replacement of trees removed for disease or rat habitat clean-up. Discussion was deferred until later since this is not related to Goose Creek. Mark Reeder asked whether any trees removed for the construction would be replaced. Douglas said that he would have to look at the landscaping drawings to know for sure.
Don Lucas asked about bushes planted near his home and wondered whether they were appropriate for this climate and would survive. Douglas told him that those plants were part of the previous phase of Goose Creek construction and are under warranty, but that he would look into it. Dick Wilcoxen, #28, asked whether water lines installed near the new trees were on. Douglas explained that the contractor puts in a temporary irrigation system for two years to get the new plants established. However, Douglas stated that he is addressing issues with the contractor who did that work and many of the issues are related to landscaping. However, water restrictions affect the project the same as they affect residents, so there may be difficulties with getting the plants established on the Mapleton part of the project if the drought continues. If that happens, it will take some figuring out.
Douglas concluded by reiterating that he hopes the project is done before March 1, 2003, and that he will address issues at his Monday meeting with the contractor. He said that he will not have answers immediately, but that the response should be visible over the next month or so. He repeated that he knows the project has a big impact and he is doing everything that he can.
Dick Wilcoxen stated that he has not seen any speeding of trucks entering from Mapleton, and that the drivers have been courteous. Douglas agreed that does seem to be the trend.
Next, Debbie Kranzler, Mapleton’s Community Coordinator provided an update in the Park Purchase Process.
Currently, Thistle Community Housing is asking for $1.5 Million from the City’s housing grant funds, to help buy the Park and upgrade its infrastructure. The decision on how much of this request is funded affects the financing, affordability and infrastructure upgrades. Less money means hard decisions on how to make the project work financially. Thistle has started preliminary talks with lenders for the purchase of the Park. One option is a construction loan where money is taken out as needed, reducing the amount of interest on the money to that which is actually borrowed.
Engineers are currently working on a plan for infrastructure upgrade and costs. When the final plans have been put together, we will have a fairly accurate idea of the total costs for infrastructure work.
The selling price of the Park is currently $3.1 million which will go to pay 1) Utilities for the purchase money they have put into the Park so far and 2) the balance owed to the Park’s former owner, Lu Nuttall.
The response to the income survey was over 80%. A big thank you to all residents who filled out the survey and returned it and to all the canvassers who went door- to-door in the campaign. The information gathered will be used for setting up rent tiers in the Park when we become part of the Community Land Trust. The final closing for purchase of the Park is tentatively set for June, 2003. Final decisions on the rent tiers will be a few months before that. Residents will have the decision as to market vs. affordable, but which affordable tier rent will be determined by their income
Debbie then spoke of current Park issues. Most likely there will be a modest rent increase in January. The 3% increase was proposed by the MHA, Thistle and City Finance working group and approved by the MHA Mgmt Committee. When asked by Alex Wilson, #58, if rent increases would come with inclusion in the CLT, Debbie responded any rent increases would be based solely on expenses. The good news is that once the new infrastructure is in place, current expenses to repair failing sewer, water, and electrical should be over, reducing overall costs.
Finally, Debbie stated that the Management Committee will be working on a new lease between the MHA and residents for the time when the Park joins the CLT and the MHA is managing the Park. Anyone with ideas for the new lease should contact the Management Committee. (See Management Committee Update, pg. 4.)
Public Comment period followed and two residents signed up. Each was allotted 5 minutes, according to the guidelines structuring Quarterly meetings.
Richard Hull spoke about cats. He said that he is opposed to the present cat policy, stating that cats are part of the family and shouldn’t be restricted to indoors. He acknowledged that other residents have concerns about cats and Richard is interested in writing a proposal to take around to other people. He stated that cats should be neutered, and should be well fed so they won’t hunt birds. He also suggested a bell or two on the cats to warn birds.
Kim Ballard spoke about access beneath our homes. She explained that mobile home residents share borders with neighbors and need to co-manage the border for upgrading and repairing homes, and for privacy and landscaping. She stated that at one time it might have been codified or simply understood that there was a three foot area in back of each home, but that is not in the current rules or lease, so individual decisions must be made. She explained that in her case this has gotten difficult because she and Dave have been unable to come to terms with the neighbors. She stated that she has notified all possible authorities that she has a major gas leak and has been denied access to repair it; that she has attempted to engage in dialog and instead she and Dave now face eviction. She concluded by stating that it would be a dangerous precedent to evict someone on the basis of not getting along with a neighbor.
(According to Excel Energy Co., anyone who suspects a gas leak should leave their home immediately and call Excel from another location. Do not use the phone in your home or turn on or off lights as either could create a spark and result in an explosion. Eds. note)
The meeting was adjourned at 7:15pm.
Management Committee Minutes Posted on
Bulletin Boards
By the Management Committee
In order to give everyone in Mapleton Park an opportunity to keep up with what the Management Committee is working on, a summary of the minutes from each meeting will be posted on the MHA bulletin boards (at the Wash House and the kiosk near the East Valmont entrance.) A few days before each meeting the agenda gets posted on the bulletin boards. The summary minutes appear two to three weeks after, since the committee needs to review them at the subsequent meeting. Any reference to specific residents is omitted in order to preserve confidentiality. If you want to keep up with the work of this committee, please take this opportunity to check the bulletin board nearest you.
One important project for this committee is drafting a new lease and Rules and Regulations for the future. If you want to give input to the committee on these documents or other Park issues, give written comments to any committee member. To come to the public forum portion of the meetings contact the Chair, Debbie Feustel, #6, 303-247-0658. A number of residents have come to this forum and their input has been helpful in the committee’s discussions and decision-making process. The guidelines are posted on the bulletin boards, and were published in the Mobile-izer in May, 2002. (Back issues of the Mobile-izer are available on our web site, www.mapleton.20m.com.) You can also request a copy from Debbie Kranzler, Community Coordinator, #14, 303-444-4140, debbie@kranzler.com.
New member on the Management Committee
By the Management Committee
The Management Committee welcomes (back) a new member, Gene Langlois, #77. He was one of the founding members of MHA and an original member of this committee. Now that Gene is back in the Park, he is also back in the thick of things! Welcome Gene! The opening that Gene fills was created when the former chair, Doug Bethurum resigned. Committee member Debbie Feustel, #6, was recommended by the committee, and approved by MHA’s Executive Board per MHA procedures, to move into the Chair. Similarly, Gene’s membership was considered by the committee who recommended approval to the Executive Board. If you are interested in being considered for membership on this committee next time there is an opening, write a letter of interest to Debbie Feustel describing what experience and skills would make you a good addition to the committee.
MHA Elections in April 2003
by Mark Reeder
Elections for the Executive Board positions of President and Secretary will be held in April 2003. Mark Reeder will not be running for re-election as President and Mari Haas was undecided at press time about running for re-election as Secretary. Any residents wishing to run for office should talk with Vice President Alex Wilson, #58, 303-447-8508. The Mapleton Home Association is a grassroots organization and the level of our resident involvement has been good over the years. In fact, Thistle Community Housing decided to help us in our process to become self managing because of the level of resident involvement in the Mapleton Home Association. Consider keeping up this fine tradition and make the future come true.
Finance Committee is Looking for Residents with Bookkeeping and Investing Experience
The Finance Committee is responsible for the financial well being of the MHA. Furthermore, when the Park becomes a part of the CLT, they will will be responsible for oversight of the Park’s finances. Right now the Committee is looking for residents with accounting and/or bookkeeping experience and investing savvy. If you would like to help out, please contact Silvia Gentile in #143 or call her at 303-447-2246.
Input needed on Lease, Rules & Regulations
by Debbie Kranzler, Management Committee volunteer
Part of preparing for future resident-management of Mapleton Park is creating a new lease and Rules and Regulations. Having lived with them for 5 years, residents and management are aware of parts that are strong and parts that need revision. This is your chance to weigh in on these issues! If you have opinions and ideas, get them to the Management Committee. (See the Quarterly Meeting Minutes and the Management Committee Update in this issue.) Please be aware that all details must be considered. For example, at the Quarterly Meeting, residents spoke about cats and access. If cats are to be allowed, is there a maximum number of cats per home? Must they be spayed/neutered? What if they are not and the Park ends up with litters of feral kittens? On access, should you have a 3 foot (or what size?) "easement" on the back side of your home? Does that mean your neighbor mows the grass only up to that line and lets the grass grow wild beyond it? If the neighbor’s yard goes right up to your home, what if you need access under your home for repairs? Or what if the neighbor’s landscaping blocks your windows?
There are countless additional issues to consider. Here are just a few: Parking. Should we have designated (i.e.painted) parking spots? Each home is currently allowed 2 vehicles. Is this adequate? Too many? Should there be limits on the size of each vehicle? Do we need visitor parking permits? Fences: Are fences encircling yards allowed? What materials are acceptable? Maximum height? Distance from the street, the home and the neighbor? Home maintenance. Should there be safety standards for homes? Many mobile home parks have a home inspection when a resident wants to sell. Should this include appearance,eg. paint, skirting, front steps? What about safety, such as wiring, furnace and stove condition? Safety problems could affect neighbors. On the other hand, should it just be "let the buyer beware"?
Make your opinions known! Write down what issues should be addressed and how. Written comments can be given to any Management Committee member.
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.