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 8.5 Newsletter of the Mapleton Home Association [MHA] September 2003
Inside this Issue:
- Management committee leadership update
- Business committee update
- Finance committee update
- Affordability update
- Management committe update
- Community Coordinator's report
- Where we are, by Kathryn Alexander
- Thistle Corner, by Jim Harrington
- Budget Billing, by Carol Teboe
Meeting minutes from July 20, 2003 quarterly meeting
Management Committee Leadership Update was given by Debbie.
She elected to resign her position as chairperson of the Management Committee. Also, Mari Haas MHA's previous Secretary and hardworker will be stepping down, effective September. Debbie asked community members to step forward and help fill these positions.
Business Committee Update given by Ben Jensen.
Ben informed the community that Thistle has accrued large expenses in payroll and engineering fees so far. He explained that because their expenses were not projected out past June and that because the closing date is indefinite Thistle has asked the City to defray half of the approximately $12,000 a month that they incur until closing. The City agreed to give a one time payment of $10,000 but asked that MHA contribute $4,600 each month ($30,000 to Jan.) from Park revenues. Ben stated that Thistle could back out of the entire deal depending on our answer. Ben put forth the motion that we go ahead and propose to pay $1000/month of park revenue with contingencies. The motion was seconded by Alex Wilson and discussion followed. Don Lucas asked whether or not the $1000/month was above and beyond the existing lot rents paid. Ben responded no but the money would
come from current operating expenses. There was a request to get more information from the City about the fees and to possibly include a time limit or an option to stop payment at anytime in the contingency.
A question was raised regarding what if the sale of the park to Thistle should fall through. If that happens the city would have to sell the park to another non-profit that would run it as a mobile home park so there is no fear that the park will not exist should Thistle back out.
A vote was taken: 27 agreed; 0 opposed.
Ben then told the membership that the MHA has been asked by Housing and Human Services to leave the negotiating table. It has been agreed that MHA will tell Thistle exactly what we want and Thistle will represent us at the negotiations. Ben encouraged the community to remain unified as one voice.
Finance Committee Update given by Sylvia Gentile.
The main function of the Finance Committee is to pay the bills. The main bill of MHA right now is to pay our Community Coordinator. Our other function is to learn how to work together and how to manage the whole park financially after the closing. Right now we do not have access to Mapleton's operating expenses but after closing we will have access to these books and will make recommendations about how the park is run.
Sylvia stressed how important it is that residents pay the annual dues, which were due in April, not only for the small amount of money that it generates for the MHA but also so that anyone who looks at our financial records sees the support of the whole community reflected in the annual dues and therefore gives a positive impression. This is key to grant applications.
Site Committee Update given by Sylvia Gentile.
Recently, there was a general meeting where residents could talk with Drexel Barrel and RRC about the upcoming infrastructure work. Currently, the Site Committee is working on getting a cost estimate of the upcoming infrastructure work. In the near future, there will be surveys distributed relating to the utilities involved in the upcoming infrastructure work.
Affordability Committee Update given by Paul Keaton.
This committee has been working on establishing maximum prices residents could sell their homes for and a formula to allow everyone's home to build equity while protecting the interests of our funding sources by not allowing us to capitalize on their funds. Housing and Human Services has agreed to a formula which will include a baseline formula to determine the value of each home (specifics to be worked out). Existing homeowners would receive 3 % simple interest. The Affordability Committee is negotiating to ensure the formula will maintain the value over the long-run. In addition to the formula, there will be a reevaluation every 5 years to make sure we're not losing equity or affordability. Individual homes will be able to include some portion of certain capital improvements in their home evaluation (formula to be determined). We need to support residents who can and will invest in homes and make improvements.
Management Committee Update given by Alex Wilson.
Alex reiterated Debbie's previous comment about losing the chairperson and a member from the Management Committee and asked community members to step forward and fill the positions. Alex explained that the Management Committee does not manage the park- that job belongs to the City and Hast. Debbie filled in that any issues need to be reported FIRST to Hast. Julie, who is an employee of Hast needs to take direction from her superiors. In the case of emergencies Julie can be contacted if no response is received within a reasonable amount of time the issue should then be reported to a member of the Management Committee for follow-up.
An issue was raised regarding a motor home parked near lot #153 that is obstructing vision for drivers, bikers, and pedestrians and is posing a hazard. Debbie asked if the resident had spoken to Hast. Since Hast is unaware of the problem, it cannot be fixed. The resident agreed to contact Hast directly. Debbie felt that this particular vehicle had been addressed in a previous meeting and another voice stresses the importance of the first request.
The Management Committee has been working on the agreement between Thistle and Hast (who will continue to manage the park after closing). They have also been considering parking tags for cars. Debbie added that a Management Plan is being created that will lay a foundation and guide the park and its residents in the future.
Community Coordinator’s Report given by Kathryn Alexander.
Kathryn gave an overview of the transition that we are in. We don't know right now when the closing will be and are preparing ourselves for managing our park post-closing.
Brief discussion about the washhouse- drawings of the proposed new washhouse are now on display in the washhouse. The new washhouse will be about twice the square footage and will be solar and environmentally friendly.
Five minute break for residents to sign up for questions or comments. There being no residents signing up, the meeting adjourned at 7:21 p.m.
Respectfully Submitted,
Lori Anderegg
Thistle Corner by Jim Harrington
Working together in the spirit of cooperation, Thistle, the Mapleton Home Association (MHA), and the City of Boulder continue to make strides towards the shared goal of a resident controlled and permanently affordable mobile home park community. To purchase the park, the City of Boulder has awarded Thistle $625,000 in grants and $600,000 in pending loans. The Colorado State Division of Housing has awarded $360,000 in grants. First National Bank of Colorado is ready to commit to a major loan, enabling Thistle to purchase the park this winter. Once purchased, the park will be placed in Thistle's Community Land Trust and leased back to the Mapleton Homeowners Association which will govern/ manage the park on behalf of the residents.
Two key hurdles remain before Thistle can close on the Park. The first key hurdle is the approval and adoption of the Master Site Plan, which provides guidelines for structures on individual lots as well as for the future replacement of homes. Approval of this plan is essential for the future success of the park. The process for Master Site Plan approval will be a City of Boulder Administrative Site Review in the Planning Department. Thistle’s planning consultant, RRC and Associates will lead it through the submittal process.
The second key hurdle is a stipulation from Thistle’s funding sources requiring that 80% of Mapleton residents agree to resale restrictions in exchange for a below market lot rent. This 80% requirement came from MHA and guides Thistle and MHA in securing permanent funding. A number of trainings will be offered this fall to explain the resale restrictions and to start processing residents signed agreements. There is a lot of work still to be done on the acquisition process, park management, and site work.
Thistle hopes to have a signed contract with the City soon. The MHA management committee will be revising the park rules and regulations. The MHA business committee will be reviewing the master land lease document. The site team will continue to address engineering issues that arise regarding the upgrade of all park utility infrastructures.
Working together MHA, Thistle and the City are making the vision of an affordable resident controlled mobile home park a reality. We are blazing a path not only for Mapleton but also for other mobile home park communities to follow.
Where We Are
by Kathryn Alexander
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The Contract
This is not an easy question to answer. As Jim Harrington has explained in his article in the Thistle Corner, we have hopes of signing a contract this winter. The results of the Administrative Site Review will be the first hurdle, the second will be the "affordability" constraints relating to resale of homes. This next few weeks will be a crucial time for us and the project.
MHA Preparation
In order to make sure that MHA is ready to take on the mantel of Park Management, the various committees are stretching themselves to learn to read profit and loss statements, cash flow analysis and balance sheets. They are also working on the Management Plan that will detail how thistle, MHA and Hast will work together. This is no small undertaking and many details and "what if" scenarios need to be thought out and addressed. This means that the Management Committee, in particular is looking for new members. People are welcome on the Business and Site Committees too. If you want to be "in the know", please contact the committee chair, (Alex Wilson for Management, Silvia Gentile for Finance, Ben Jensen for Business) or myself.
Retreat
We will be holding a retreat with Thistle on September 25 to strengthen our relationship and look into the future.
City Elections
The City of Boulder is having an election of City Council members and most of the seats are up for grabs. This is crucial for us as they are all unknowns and we have no idea how receptive they are to affordable housing. There are three candidate forums scheduled; at 11:30 am in the Boulder Creek Conference Room at the Boulder Public Library on September 12 and September 26. A third is scheduled for Oct 10, but no time has
been set. GO HEAR WHAT THEY HAVE TO SAY. We are composing a questionnaire that Silvia will help us get out to each candidate, to give us a better picture of how they feel about affordable housing, but you each need to know who they are and what they stand for.
Home Repair Help
With winter coming on now is the time to make sure you are prepared. Rebuilding Together – a Denver non-profit has a program to help people make their homes warm, safe and dry. This program is open to you, if you qualify. Please call me at 720-565-1010 to see if you do. Qualified residents, if they are selected can have home repairs done at no cost to you. Don’t forget R.S.V. P. also. They will do repairs for qualified residents for only the cost of materials. Their phone number is: (303) 443-1933.
Mapleton Making News
We had a wonderful article in the Denver Post on August 11, which was followed by a wonderful editorial in that same paper. Both were very positive about Mapleton and resulted in at least one inquiry about living here.
October 8th we are on the agenda, along with Thistle, giving a presentation about our project at the Colorado Housing NOW! Conference in Vail, Colorado. We are also on the agenda of the conference for the National Community Land Trust put on by the Institute of Community Economics in Syracuse, New York in November.
Budget Billing
by Carol Teboe
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Here's a tip on staying cozy this winter when soaring heating bills can make you uncomfortable. "Budget Billing is a monthly system based on your previous year's average utility bill. Your bill is spread out over 11 months at the same fixed payment. In the 12th month, the Settlement Month", if you have overpaid, wither your account will be credited or you can get a refund. The less common scenario is that you may owe more than your payment. Anyone can get on the plan since it is not income based. However, your account balance must be paid up currently. Call Xcel at 1-800-895-4999. When the automated message comes on, press zero (0) for customer service and ask about it. You'll need your account number handy.
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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.