Resident Manager's Report

Executive/Management Committee Meeting, June 25, 2007


    Location: Thistle Community Housing

  • Present: MHA: Paul Keaton-President, Keith Ainsworth-Treasurer, Deb Feustal- Management Committee Chair, Kabir-Management Committee Member, Alex Wilson – Management Committee Member, Enzo- Management Committee Member,, Robert Power – Acting Secretary
  • Thistle: Barbara Navin-CLT coordinator, Crystal Lavender-Outreach Coordinator, (Jim Harrington invited in for small section of the meeting, see mtg. notes)
  • Hast: Sandy Denny-Property Manager, Julie Morris-Resident Manager
  • Meeting Minutes
  • Begin with review of letter to Steven Woodbridge, regarding decline of request to join Management Committee. Letter is reviewed and approved. Will be sent on June 26th.
  • Robert Power is accepted into meeting as Acting Secretary.
  • Resident Manager’s report (altered from original submission to turn bullet points into numbers)

    MAPLETON PARK RESIDENT MANAGER REPORT JUNE 2007
  • 1. The wind storm of June 6 &7 caused two large tree limbs to fall on power lines disrupting power to the SE portion of the park and areas in the surrounding neighborhoods. Xcel was notified. They arrived in the am and worked until around midnight to restore power. Bishop electric was called to repair and connect meter bank in lot #6 which was also damaged during storm. Another large limb fell on unit #81 causing damage to the ceiling. A portion of the large tree at the back of units #41 & 42 fell into the ditch.
  • 2. Several notices were posted on homes regarding very tall grass. Due to construction, enforcing this issue has been put on hold.
  • 3. Several complaints of very low water pressure on June 11. Enzo checked pressure valve and turned it up slightly. There were no further complaints for almost a week. Now the problem seems to have recurred and one resident complains that the pressure is low around six pm every day. He thinks this started with the new construction.
  • 4. Boulder Tree removed the tree in #146 and is still scheduled to remove large tree in back of units #41 & #42. This has been delayed due to the emergency problems from the storm. Enzo removed branches from the stump in the ditch to prevent flooding and cleared the area on west side of Mapleton Entrance. He also removed a large portion of the tree from Woodlands yard and patio area and a large limb from the roof of unit #81. Thanks Enzo!
  • 5. One resident reported seeing a young man, medium build, approximately 5'9", dark short hair, riding a blue bike, and checking resident's yards, reportedly on more than one occasion.
  • 6. We have a resident complaint regarding the orange cones in front of #13. She wants them removed.
  • 7. The Woodland's resident whose furniture was damaged by our tree, brought a price list of items she would like replaced. She requested we give her a check for the amount.
  • 8. Davey Tree was asked to give us a bid for removal of the remainder of the tree in lot #8. The total for removal of the tree and cleanup of the portion that fell is $4170. Also there is a risk that the crane needed to remove the tree would damage the new blacktop. Sandy requested that they have Xcel remove the power line in order to remove the tree from the back of the lot. Davey Tree is working with Xcel on this problem.
  • Re #4 – Deb asks Sandy to come up with a form regarding tree removal, and include in it limb removal and upon inspection, whole tree may need to go.
  • Re #7 – this issue isn’t with an amount necessary to go to insurance. Woodland resident’s stuff was in excellent condition, just bought. Vote to approve a check--5 for, 1 against. - Regarding a fence that was damaged in neighboring property, they haven’t asked for a fix and we haven’t offered to repair/replace. Noted is that insurance deductible is probably $5000, Sandy will check and inform Deb tomorrow. - Deb says we need to get on the tree removal project.
  • Additional discussion – re signs, Julie gives a few options, Enzo gives one. Julie shows a platform for mailboxes that Enzo made, also discusses a couple other options. Construction is buying mailboxes, polls and light. Sandy will check another option for letters/signs. Deb recommends continue looking for letters. Enzo will buy a router, and make a sample of letters.
  • Improve request form, already approved for #69. – brings up discussion on getting committee approval rather than on-the-spot approval. Deb request to not give the kind of approval that #69 got. Sandy says if permanent nature, needs approval. Deb then request a committtee for fence policy. Enzo/Robert/Kabir. For next mtg. – Sandy will get Arbordale Policy
  • A resident has a car with 2 different licenses. What to do about it. Sandy says go to him, to verify that vehicle title is matched to Registration, or 12 hours to get off property. Otherwise orange label and tow it.
  • Regarding parking: Cone issue with resident. And parking signs – if not safety issue and no one is in his spot, then no cone. Also, signs saying no parking, is this ok? So, after further discussion, allow temporarily, residents to have no parking signs.
  • Sandy, a complex in Westminster is taking out ~800 ft of wood/cedar fencing, 6ft fencing. Will be free to MHA, Enzo can go get it.

    Infrastructure
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  • Discussion on utility markings in street.
  • Lengthy discussion on issue of city requiring inspection of homes and possible electrical upgrade in order to implement the new electrical infrastructure.
  • Message from Jim H, asking for $$ for electrical panel issue.
  • Also discussion on the letter that went out from Hast/Thistle and clarification of the issue by Paul. Paul says Sandy need to verify w/ MHA every time on letters going out. So to Hast, don’t send out letter if no MHA authorization.
  • Discussion includes Sandy’s review of discussion with Jim Harrington and Tim Kane regarding electrical panel issue that was background to letter going out. Sandy reports describes electrical panel box in home issue, and city’s agreement is to look only at panel box. Sandy says that no resident should have to pay for it. City is in process to put together a slush fund to pay for any repairs in individual homes. Paul clarifies that issue is panel needs to be brought to code: Internal master switch, 4 wire system, and isolated neutral.
  • Jim Harrington invited in. Discussion continues about letter that was sent out and details implied in letter and in potential implications to homeowner and Thistle/project upgrade.
  • Paul says what is unclear in letters that were sent out includes: notice of correction is to resident, and that there is a timeline, and failure to meet correction could result in a condemned home. Also include what happens if resident doesn’t grant access for inspection. Paul clarifies that can’t force entry into home, and can’t cut off power. Deb clarifies that letter can include; notice of correction, a timeline to correct, any penalties for not complying.
  • Discussion on what happens if resident denies access. What happens. Paul says no one has any authority to force entry into homes. And we can’t turn off power.
  • Letter doesn’t address homeowner responsibility for costs, and that MHA position is that homeowners won’t bear any costs.
  • Deb says to Jim Harrington, no money for electrical issue. MHA doesn’t have any more. Paul reminds Jim about the agreement already worked out between Thistle and MHA. Let city know about this.
  • Jim asks, if there was funding to take care of any needed panel upgrades, would MHA recommend inspections of homes. Paul says MHA isn’t in position to permit or deny access to homes. That is up to individual residents. Paul says that some residents will likely be traumatized by this as well. As part of discussion Paul also says that his ‘feeling’ is not necessarily he would have MHA board recommend to residents that they do this. It will entail at least 3 entries or more for corrective action. Not enough is known including threat of condemnation. What guarantees to resident of “no harm or consequence” to resident other than inconvenience. Does different tiers make any difference?
  • Paul suggests a 3rd party do initial assessment of panel boards before inspection to let residents and MHA know what will happen, and likely costs by unit and overall? Will give accurate picture of costs. This person could be an inspector for a different city, who knows issues, but isn’t involved with Boulder, or could be an electrical contractor who can give guarantees of costs, upgrades needs, etc.
  • Also discussion on implications of two systems running, and what about new lots if stay we stay on old system (Barbara brings this up).
  • Discussion about letter with Jim present: Sandy says to Jim that MHA is upset with letter being sent out with Hast letterhead. MHA wants Hast to send another letter saying that previous letter wasn’t sent out with MHA authority.
  • Also that this electrical panel issue is part of infrastructure work according to MHA, but not necessarily according to Thistle board.
  • So, possible action steps: - Get guarantee of no costs to residents - Independent assessment of panel issue: will give costs, and accurate picture? Will this include phases 4 and 5? Can south side of park be extrapolated to costs for north side of park? - clarify all possible consequences and commitments/guarantees from city and related parties regarding inspection
  • Reiteration to Jim from Deb and Paul that no money available and the prior agreement worked out with Thistle regarding money. Also, that MHA is paying a major part of the project through the loan, the debt service on $1.58 million, the monthly rental fees on the land, $75,000 paid in 05, and guarantee of $4400/mo until project ends, also giving up some equity in homes by being on low rent tier, the intent being to keep value down to keep homes affordable.
  • Sandy says to Kabir to present to State in July the issue of value of home to be permanently affordable as a contrib. that residents made to the whole project. Need to get this recognized.
  • Regarding landscaping – discussion includes not to do planting now, also to have drought tolerant hydroseed and have it ‘matched’ w/ shrubs that go in. Ground needs to be graded out and leveled. Shoring up to be done near the footbridge and creek. Also prep for planting and then do this in fall. This could be coordinated with completion of phase 4 and 5. Enzo brings up and Jim says no guarantee that money will be there if delayed till fall. Cost of watering in hot summer, will residents do their part? Not a good time to do planting of this nature. Jim will interface w/ landscaper re: amending soil now, or not. Jim leaves the meeting at this point.

    TCH Financials
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  • Deb to Barbara – MHA is supposed to receive TCH financials per signed agreement and we haven’t seen anything yet. This includes photocopies of original stub of taxes due for 04, 05, 06 – also escrow account and insurance account and escrow account for taxes, and new accounts for infrastructure, also loan pay statement. Want this on monthly basis, week in advance of this meeting which should be 15th. And let MHA see this for month of June ASAP. Also want to see account for infrastructure as well. Paul also makes clear that this is per agreement.
  • It is noted that MHA Budget is due 90 days (which is July 1) before begin of fiscal year.
  • PK says that we MHA doesn’t have a budget approval process document. Other than turn completed budget into Hast 30 days before end of fiscal yr. Deb requests that budget process all be clarified by email tomorrow.
  • Hast report on delinquencies
  • Delinquency amounts going up because of legal fees. However, there are only 4 people who haven’t paid in June. Hast is getting people on track to collect payments. Go over different units and actions w/ each unit.
  • One resident discussed who isn’t keeping to payment plan and Sandy will have notice for eviction on resident’s door tomorrow.
  • Another person who is on payment plan and keeping to it, though if check doesn’t come in for June, this will go to eviction. A 5 day notice was delivered.
  • Another resident who is in payment arrears, and wants to be able to stay in park if paid up current. Sandy related position that resident also needs to show income to be able to pay in future. Different scenarios were discussed that needed to happen to prevent eviction, and eviction actions.
  • Regarding another resident and potential buyer for property. Discuss different qualifying possibilities. (Difficult to hear this on the tape.)
  • Long discussion of issue between 2 residents around fencing and access. Also discussion about the court case of one of those residents – a report on what is happening. Discussion includes ramification of the court case and also eviction of one of those residents. Many different scenarios are discussed regarding the eviction issue. Sandy will get clarification on ramification of moving the home of the resident off Thistle property if it is left behind if the resident vacates homes after eviction but doesn’t move the home, and other options if resident doesn’t move the home voluntarily, if resident is evicted.
  • Discussion about making use of different attorneys regarding a couple of the delinquencies.

    MHA Financials
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  • On financials of MHA, don’t go over, but do clarify name on bank account is MHA, and a wire transfer of $150,000 did happen on Tues am.
  • Home Sales and Resident updates
  • Nothing happened this month. #182 should be sold by end of the week. Hast approved person who wants to buy this unit. Discussion regarding vacant lot #24 and someone putting a home on this lot. Discussion on sale price of homes in Boulder vs. other places and other possible issues impacting sales such as self-marketing. Update regarding 3 other residents (very brief).
  • Next meeting date, July 23rd. Barbara asks for times allotments per agenda item.
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