 I'd like to call it call to order the Lamont Housing Authority Board of Commissioners to meet today, Tuesday, November 1st, 2021. No, this isn't right. January 31st, 2023. I was reading the minutes of our people. So can we have a roll call, please? Let's start. Joan, chair. Aaron Rodriguez. Marshall Martins, Commissioner. Is there any public safety? Harold Amiga's Interim Executive Director. Can we get him to come and supervise it? Well, you're now Housing Director. Lisa Gannon, our regional manager. Tracy Geithner-Sescaro, Finance Manager. Shelby Clay, Commissioner. Susie's all the fairing, Commissioner. Thank you. Thank you. I don't think we can get this one right. Do you want us to re-occurring or take more assistance? Valerie Dodd. I'm sorry. Valerie Dodd, next slide. Thank you. We are at a gender revisions and submissions of documents. I have a couple of notes that need to be made. I would like to move to suspend by reference Council rule procedure 25.2.8.2 to allow for Commissioner Yarbrough to participate remotely in this meeting. Seven. All those in favor? Aye. All those opposed? So that passes unanimously. I move to allow electronic participation by Commissioner Yarbrough through January 31, 2023 We're going to have to change that. Are you going to be back next Tuesday for the meeting? Yeah, I'm going to be back Tuesday. All right. Through January 31st, 2023, due to a personal matter that requires her to be out of state and unable to participate in person. So. So if we move to the second floor, all those in favor? Aye. All those opposed? That passes unanimously. We need to approve the November 1st, 2022 minutes. I'm going to have approval. I'm going to have the first 2022 minutes. Second. So we move by Commissioner, do you have any reverie here? Second. We move by Commissioner Hidalgo-Barry. All those in favor? Aye. All those opposed? We are now the public invited to be heard. We have three minutes. Is anybody in the public that would like to participate? Nobody done it. So seeing no one close the public invited to be heard, we are now at Bold and New Business Resolution 202301, approved adoption of the 2023 utility allowance schedule. So that is, it requires that PHAs conduct the utility allowance as reasonable utility allowance review every year. If the utilities don't go up at least 10% then we don't have to do a full survey. We decided that this year that we would do a full survey and that's because of the utilities raise. So a survey was done in conjunction with Boulder County Housing and Human Services and we did that as a partner to make sure that Boulder County Housing Authority and Boulder County Boulder Housing Partners all use the same utility allowance and celebrate our clients. So we've got the utility survey back and it's gone up, gas has gone up, electricity has gone down, and garbage has gone up. So it's probably going to work out that the utility allowance that we give is a little bit higher. But unless last year, all in all, it hasn't increased that much. Well, gas has doubled from last year. So we just need for approval to adopt the utility allowance for 2020. Can you ask what the survey showed? Just an overall. You know, what they did is they surveyed the city of Longmont on utilities and then all of the services excel in Boulder and what they found as a reasonable in an active area is this form and that's what they have found as far as being a reasonable cost. And what they do is they have to look at the types of utilities in Boulder County and all that kind of thing. And then if somebody is on oxygen then we give an allowance for medical. Extra medical, like an oxygen concentrator. So what they looked at is just what the rates were versus what the rates are now. And I haven't... This was then by Boulder County Housing and then we joined in with them. Yeah, I saw the rates. I was just curious as to how they compiled it. So thank you. Can I send... Do you like this survey? Are you interested in seeing this survey? Is it online? I can put it online. It's pretty big. It is. No, I'm fine. I trust you. So in terms of the who, so obviously Excel, one month's different for all vehicles. But you have Excel, you have United Power, you have various trash services that are played, and that's because of the HCP vouchers. And so we have people... BCPH vouchers that live in Long Island. People live in the... EHP vouchers that live in Long Island. So that's what I think it's what we're all going to do. And we have some different... I guess other sources. So then they also look at propane and bubble gas. We got read into that very often, but they look at that. There's a rain information gathering. We look at Western disposable city of Long Island trash collection. And they basically look at all of this and then just take a matter of usage for bedroom size. Okay, thank you. Here I have a motion to move for Resolution 202301. For minutes 7. So Resolution 202301 was moved by Commissioner McDowell-Darry, newly seconded by Congressman Burns McCormick and all those in favor? Aye. Aye. All those opposed? So that passes unanimously. Next up is Resolution 202002 of who's been called to pass exemption partnership. So that's what you mean, Molly O'Donnell, the director. So the Zinnia project is moving right along. This is the permanent support housing. You always remind me because the name has changed since 2009. Next to the seats. So we are still shooting for, well, still we are currently shooting for a May financial closing on the tax credits and financing. And in preparation for that, there's a lot of moving pieces going on right now. We recently processed the land transfer so that they have that in hand and continue funding the rest of their work. And before you tonight is the property tax exemption partnership that we would request your approval on. This is so that they can qualify for that property tax exemption by having the LHA as a special limited partner. And the calculation worksheet was attached to your board packet that shows what the value of the property tax is to them, why this is such an attractive deal to developers. Basically, it's the annual, I'm sorry, the 15 year compliance period. So that period where the tax credits really have cover and put on to that property. The value of the property tax is $989,000. So as we take a percentage of that as a fee based on the benefit to the community that the project is providing. And because this project is permanent supportive housing and is going to serve 100% in people with incomes less than 30% of the AMI they qualify for the lowest fee. And it also qualifies that we don't really have an exact qualification language in our policy but because it's a partner project with LHA and because of those extraordinary benefits it recommends, staff recommends that the $5,000 application fee be waived. So therefore the total fee for the developer would be $49,497.74. So that would be income to the LHA at closing and then that tax benefit long term is what they would get in return. So we recommend the approval of this but I would welcome any questions. How this works. Would you like to have any more questions? It's just too important to continue forward with this to slow down. Yeah, so why is the property tax exemption important for affordable housing? It really is because if you were to layer in annual property tax to the operating costs associated with these units it won't make financial reform. And so that's why especially if not permanent supportive you see it you'll see it up to 60% AMI in some communities that they pay a much larger fee based on that. So you're really looking at it from a new perspective. We are considering bringing back there we go about about 20 minutes. I'll probably come and grab one of those after this item. So we are considering some updates to this policy. You all voted to approve it back in February of last year but we've learned a whole lot in a year and we're considering some tweaks that this one that you're considering tonight is basically going on the old policy but then anything coming forward after that we're going to present those new policy terms to you for consideration. I'm in resolution 2023 or two. So this resolution has been moved by commissioner Rodriguez seconded by commissioner all those in favor? Say aye. Aye. All those opposed? So that passes. Moving right along. We have resolution 2023-03 approval of intergovernmental agreement with city of Long Island through 2023 services. So this is the annual IGA that we are putting forth for the fiscal year 2023 so going back from January 1 to December 31 the most of it is the same from last year the only real difference is we have several key differences we're adding on public safety health and property management support services out of the public safety department of Sarah's health which I think we're going to have her chat a little bit more about that and then we're adding the legal services since the city attorney's office is now our general counsel and helping us with coordinating our special counsel needs to those are the key differences and then we just updated the development work to be the most accurate and the latest status in each of those. You all recall as city council in the budget conversations we put funding in from the general fund and from the housing authority for the legal expenses and the county and council based on the volume of work and so Tim is going to be the in-house council on this and so all the work in terms of the housing community investment work affordable housing everything coming in at our affordable housing will work with Tim in addition to housing utilities and we still will probably have to contract some of the exchange out initially until Tim gets his feet under and we'll hopefully see what's going on but we'll expect to get a lot of gear and be able to handle the rest of it and then Sarah talk a little bit about Sarah as you all know we have been utilizing Sarah's services for quite some time actually probably from the beginning when we took over the housing authority based on the number of issues we were having and properties and what we found is that it's an incredibly important partnership in public safety they've been there throughout this started really feeling that we were impacting public safety because I think Sarah was spending certainly a lot of her time on our work and so we funded it at a level two or level one level one level one level one officer we actually did it based off of her salary but it's equivalent to an entry level officer so that that money is going to be transferred to the police department so they'll be able to utilize it to augment her services and she's working with us and Zach has reviewed in terms of some of his structure and she's encountering college degrees but Sarah was still working with us but she's spent a lot of time working with the LHA team and she'll talk a little bit about what she does there it's really liaison and accordingly on the health and safety functions we've added liaison with the fire department as we're trying to do educational associations and properties also bridging the gap for support services there beyond what we have access to they have access to public safety for the residents and we're probably going to keep adding stuff and she's now taking over some of the activity involved in that work that we're doing and I find we've done that I don't know good some of you know you're augmenting it financially is that losing a body of ability to have an entry level officer with the money we put in we didn't get all of the we didn't have the fully loaded cost we weren't able to get it this year but he's working through that but he's also working through operational changes that he's looking at where they may choose to use the dollars in a different way but it's still augmenting the operations of a piece of equipment okay so do we have an email I want to discuss the same resolution 2023 resolution 2023 okay so that has been moved by commissioner and seconded by commissioner all those in favor aye all those in favor pass this unanimously so who gets to take this so what we're going to do is summarize what it looks per property what that accounts to is we wrote off about 19 individuals that were close to the dollars most of them in between actually like one and two dollars there were four that were between 200 to 500 dollars three that were below a thousand and then one that was below 5000 the larger one was done because they actually found after individuals were moved out software obituary actually in the paper documented on property so there's no reason to send it to collections confirmed it with Sarah and so that was the biggest peril has in our debt policy five thousand anything above that would come to you guys but that's where we were kind of standing at we were kind of looking at a standard about writing off anything that's under a thousand anything that's over we try to go to collections and see where that goes and the collections process is getting more complicated because unless there's a court order judgements collections can't go after something what do you think? well they can't go to a collection agency so we actually thought like we weren't doing our due diligence to get these to the collection agency so that not only are we aware when they come back to us to rent again and we don't have it in our system anymore that it's reported somewhere but according to the collection agency they don't take anything they won't take fees so if it's literally which is what our balance is is all fees back to the individual they won't put it in bless you and follow through on that judgment so that's where we'll probably see maybe some of the benefits having to go through judgment yeah part of it's interesting I'm hearing from other property owners that rent property it is becoming a bit of a challenge for folks because people are literally not paying rent and then they're putting fees within their paying rent and so they're ending up with thousands and thousands of dollars of fees but there's no mechanism to get it and so it's it's something that I think housing authorities and private landlords are facing right now which is also connected to why when we deal with issues it's why you have to go through the formal eviction process and actually get the eviction of the judgments because only until you do that can you blood it so we've got some evictions that I think are the highest number of we've got the judgment and they said anything that was associated with that we could recover and so that would be one of the things that we're going to do with this process you did sorry, I was just asking do you need official acceptance of the report or that would be great so can I have a motion to approve the annual report for the 2022 that yet right now so I'll move second so that's the new life commissioner on 1 second life commissioner I need to close when did that change that the P.E. groups you know when I called the collection agency that's just what they they said excuse me if it's rent we actually have rent to then they can actually submit that and the collection agencies will take that and it's e-drive more business practices than we legislated yeah we're, I don't know we think there may be some legislative touch on this one too good but we stepped into what money they just said we can't take it we've got some work to do to figure that out I mean they can take it but they can't so they'll take it over a thousand and they'll try to collect for us but they also do kind of the determination on whether it goes to litigation can this person pay and they won't take it to litigation unless they can determine if this person can pay which we're in a little way from housing sector so you know a lot of that's probably never going to go to litigation they'll pay the upfront costs but then they get paid back or we would see any of that that money come back so it's alright so the movement sector needs some energy work all those in favor all those opposed all those opposed did you have a question oh I'm sorry commissioner yardroll thank you commissioner chair so did I hear right that there isn't a system that can see the information of the charges or collections at least within the county where we can recognize when a tenant hasn't have charges within our LHA or within another housing another housing area although I know that we're not able to get charges against them both in court with that if we have a system that sees at least within motor counties with all the apartments and both our housing authority even if it was just between motor housing authority and us that would be great so that we know who owns what because we know how some tenants can be before we get ready to charge them they're hopping into another unit in a different city and so once they get approved up there we haven't even pressed charges against them yet we don't even know they moved out yet so here they are in a whole another apartment in another city so those are some of the challenges I know how that happens but is there any way or is there a system that can see that information especially regarding to charges within the housing authority so there is not anything out there I know Sarah and I talked to some attorneys about legalities of doing this this is where it basically comes down to the landlords due diligence of doing the landlord check prior to that person moving in and checking with the previous landlord or current landlord to see open and pending so it certainly doesn't end up on a background check yeah and then the credit agencies well then that gets into some of the fair housing laws in terms of what you can and you can't consider so even if you had the system you would have to figure out how that would fall into it and part of the challenge what we've been saying so when you have an issue that warrants eviction is why you also go through the eviction process because we don't want to have once she's met because that's probably the worst thing for her what we call three day notice you go through the process because that then becomes available for other landlords to see I think where you run into issues is when people don't go through the eviction process and that's to your point right now all of a sudden every person you can find I think Sarah can talk to this that multiple properties have had the same issue with the same person because no one's ever gone through the eviction process and still under fair housing that you can really use and we're pretty focused on that piece but we've been trying we've asked Lisa to talk to during the Boulder apartment association and try to talk to them about those types of issues because what's happening is we're just all experiencing the same issues with a lot of safe people what you're part of the eviction process is expensive because staff have to go to court and all the filing and record keeping and I mean it's necessary but it is still very expensive on LHA well and also now because of the mediation system but the courts have put in place for seeing less evictions being actually founded so that's another piece of this we could go to eviction court and it's not end up as an eviction so it's another topic but that's happening too no three are there any newcomers? I just thought it was okay but we the city often work to help our residents avoid eviction when eviction recedes are we creating a conflict with our cellist here so we have to be really careful in terms of the lines where we're sitting and who's doing it why what I can tell you is from our perspective eviction is absolutely the last thing that we want to do and so we have we have one recently where the issue is not in a range of significance not like the most significant issues that you are heard about but the situation is so we go in and we talk we can't continue doing this we need to stop because it's impacting the other residents we back up, we watch we do it again and we go with another warning but it's an official warning and it's a letter it says you were warned and then they notice to stop the behavior and they continue and then we went in with we're going to eviction now what we're finding is that a lot of times when people hit that point it is not uncommon that they have not communicated to their caregivers or other people until they get to eviction and a lot of the less severe issues then sons, daughters, relatives, whatever we'll jump in and try to help manage and then we're still really even at that point to do a mediated agreement that says here's what you need to do and if you keep doing this then we reserve our right to take you back in through the eviction process so we have like four or five steps that we go through so by the time we're getting that point we've done almost everything that we can because other Sarah and Lisa are talking about the other services and other providers that we can get in if they're associated with the MHP we're talking about MHP and other groups to go in so it is a lengthy process that we're going through to get to this point and normally by the time I don't think we've had one or we've lost communication and the reason or had it not the reason is is because we're going through all these processes on the front end to avoid getting to the eviction That is completely right and there's a lot of things we will ask Susan Spaulding and her group of mediators to step in a way before or even to that eviction to try to work out and problem solve together to help keep those residents housed And to add to that I think Susan does a really good job of removing herself but as the direct mediator for certain residents specifically L and J that's a problem I hope that gave you everything Yeah Great Let's vote on this Oh I didn't think we could do it because I called them We'll be voting on it in a minute I'm so sorry they're here I understand Thank you So we're a community man through position and issue escalation of mediators After we do this I'm going to kick this off from Molly Molly's going to do this The one thing as you look at the global issue that I would ask you all to think about is you've heard part of what we've talked about in terms of how we move through the evictions within the process That's only a piece of the broader tenant issues that we're dealing with And then on top of that we need to do the financial world and what's going on It seems like we're in constant odds and inspections either from governmental agencies or investors And then you'll hear me talk a little bit later about the original reports about how we deal with snow And so when you look at the build document and what I would say is when you look at the staff because this is pretty much it We're trying to do that and and for daily operations So I just say you can keep that in perspective because for a while we saw almost every Friday when she was reported and so that's just kind of that's why we're working through and the bills are important to that because as we talk about development development's also about revenue and the revenue around you to hire the staff and so So we have a pretty comprehensive document in your packet It does list out all the goals that were adopted and also last I think it was actually last March So we just thought it would be good maybe once a year or however often requested but at least preemptively took over kind of what we accomplished in 2022 relative to those goals and specifically the action items and then what we have targeted for 2023 focus areas So I'm not going to go through everything it's a lot of the key accomplishments in each goal area So the first one ensuring that LHA residents and properties are safe and welcoming this is really a process piece on staff side and so we've made sure that resident quality of life is a standing agenda item of the advisory board and make sure we're doing quality of life add-ons at the properties we were able to increase budgets for that this for 2023 we are hitting this where we came but you can see that there's still work to be done here well and thank you all for funding the transit that was a great part of quality of life that we didn't have a need for within our housing authority but as council you all used your contingency for that and no success program we're using yet and we're giving good reports maybe our main a little bit this year based on our priority the second goal is really around that using the housing needs assessment that the city is doing and trying to have that help guide our development at LHA so we did have accomplishments there it was slower than anticipated because of the procurement struggles with how many communities out there are trying to do the exact same thing right now with only some of the firms but that did kick off where they're in the group policy research as the firm that we contracted with and they're in the data gathering session section of the project and they'll be doing engagement here soon and then we will have some draft numbers to look at later in the spring and then hope to finalize that report in May so that we can use in our development efforts to make sure these gaps in the community will that be available to us in May? oh sorry we'll do a presentation too for that to happen number three increase access to rental assistance this is really around our voucher program so the main goal was we were looking for opportunities to expand our voucher program tap into new resources expand our authority as much as we can we continually researched those notices of funding availability and we came and presented to you once about just a sampling of what we had been looking at and why in those cases it didn't work for LHA but we're still on the lookout constantly and we are doing a lot of work around the voucher program regarding compliance, make sure everything's up to speed all of our people are being treated equitably got our administrative plan updated in 2022 which was many years out of date and that will really guide a lot of our policies like LHA one of the things we may bring you on this and that we'll bring it to you in two forms one is your role as conditioners but also your role as city council is a blanket revolution that gives me the ability to apply for grants because sometimes you run into certain grants that meet with persons who can by the time when you go to the time when this is just a mess and so we made for affordable and attainable housing but as an affordable for the conditioners affordable and attainable as the council asks for a resolution that gives me the ability to apply for grants and you are knowing that what you're doing there's still a lot of work that we'd like to do in 2023 to continue to expand that program we really do feel like it's at that stabilized point and we're ready to grow and get into the art partners at PHP and BCJ like this to really try and coordinate and figure out just what works best number four is development so this is the heftiest one especially for 2022 there's so much development activity going on because it's really tied to the time constraints with the ARPA funding that's attached to most of these projects so there's a lot of activity that's happened and will continue to happen for the next couple of years while we make sure that funding gets utilized so you will see this is probably our biggest focus area in terms of the sheer volume of stuff that has been happening so I will just not go through every project I'll let you ask anything specific if you want anything else can I ask a question about those ARPA funds based upon what I've heard you say folks can use to help me yeah so Sandy's been in discussions with some ethnic folks are hearing is that as you look at the debt ceiling question there may be some conversations about ARPA funds that are expended and associated to and using that to give capacity to the debt ceiling issue so we're sending them information because for challenges for communities like a lot of you know we put $8 million in the ARPA 1129 that we had in ARPA all too and we plan to arm it down $3 million of our work on how many projects we're talking about the challenge with that is it takes time to get through these processes so we're communicating that your market that allocation and the fact that we're doing it we're also evaluating how we spend the money more quickly in certain projects but there are a lot of landmines that you get into in terms of when you buy the land and convey it you'll see a whole project over it's been about two or three weeks trying to figure out because on that project but prior to us becoming involved with the housing for even many years ago LHTC purchased that land adjacent to the lot of parts but they have a loan from the affordable housing and so we're having to figure out how do we bring the need with the ARPA funds picking up the loan and not creating issues in terms of the development of the project because if you miss one step in there you can bog the project down completely and so we're communicating all these issues and that one we actually got into when we came to LHTC recently by now and so some of those dollars are going to be moving but you don't want to jeopardize the actual development of it by just miss stepping and to give you a sense the missteps why the development is so complicated is the missteps started beginning and going to the greater closer if you literally document it correctly it messes up the law and so what we learned is even in terms of the city's process our process is that they file it and they record it yeah that's a mess so you let the title capitalize figure out all the recording and kind of do it so even now things we would normally record as the city we're not going to do that so so there's a couple more would you like to keep going or did you okay so goal number five is preservation so this is really about our recent cation process for a couple of our projects that are on the horizon so Village Place is going in full force that is on track to close at the end of this year where we have an architect we're selecting a potential contractor right now it's losing quite a week and then the other two that we had on here we learned some things in the last year Chapa is not really keen on re-syndicating right at that 15 year compliance period end mark unless you have a pretty extraordinary circumstance so we're making that case for Village Place because it didn't have a full rehab Alaska around but for Athomettos and Lodge with this man pushing out the schedule a bit if we can get through Chapa as fast as we were coming the city has slash will amount building efficiency goals that are really important to the overall city sustainability strategy are those going to be part of the justification for re-syndication of these buildings because they're probably not tying back to new objectives I think what Chapa is really saying in re-syndication is so the model was for years and years and years every 15 years people were coming to re-syndicate and what that ultimately did is reduce the amount of new projects that they can do because they have a limited pool of funds in terms of that world and so why they're saying we don't want to re-syndicate on the 15 year mark is I think they're managing their financial portfolio and the only reason we think we can get Village Place in is because when the housing authority purchased it from the private developer they used the tax credits to purchase the property and they didn't make any improvements to the property they just said yeah, critical systems didn't make any aesthetic property as it sits today looks like it did when it was constructed originally so the argument we're making today is property is due for capital improvements in this I'm not sure how much substantial it paid to ask to be some Village Place because that's a component of the tax credit process and it's sustained through the issues and so we are working at it on the new construction so on Village Place we are required to be an enterprise green communities building standards which all tax credit properties do and then we there's solar panels up there that are part of the water system the water heat system we are working with LPC to assess if they're being used again they're not in use at the moment and we're working with LPC just to look for other funding opportunities or anything to do more upgrades than the standards that I've been in so there will be something we're working with LPC actually yeah, I'm much more concerned about consumption of fuels and comfort levels and things like that I mean of course it has to be justifiable through the processes but I hope that you'll be I guess what I'm saying is that I hope that we will start with a full complement of asks based on our local system of utility goals that is the plan we're our asks right now for everything including sustainability items and the upgrades that we want to do we're at the full request level right now and we're going to have to work our way down as we determine the budget and the pricing but that is fully on the list at this time to do whatever we can manage so is that included or does that include your desire I guess to make the new Hover LH development sustainable, renewable as a product project almost to see what you can put in yeah that's what I'm saying new construction is a little bit easier yeah so you go in and you go here's how much money we have so there's like a hard limit it's not an unlimited pool of funds that you can get because when you're working through this you're looking at infrastructure everything else to see what the cash flow is going to be so that's one of the things we're going to look at the knowledge place is having to look at it because of historically what they've done and the number of people we have that aren't at the right income levels and so you have cash flow limitations that really get into the debt and so there's the limit that you can ask for under chapter for your unit cost on it we're a village place we're shooting for 90,000 for unit which is pretty high I don't want to be exact top of it is because there is something in that project and so you get into those conversations with them in terms of what is it for a unit we are having conversations on a whole board property I have a few today and we have a city manager being a product and power and how they can come in and help with some of these issues because the scale is a little bit larger than those units so we're looking at different mechanisms to do it okay moving on number six this is partnership with service providers and this is where we really have a good amount of work to start focusing on in 2023 and we did work with VA we got the VA service set up we really have set a really good relationship tone for a relationship with the residents at coffee and conversations and coming up with ideas together for what services that they would like added to have accommodate them budget wise we are working with next slide on bulk agreements for low income residents Valerie's here and that's on my list to talk to you again very soon and really what we do have more want to do it's more about building those partnerships in the future number seven thank you what's the carry up number five number six cultivate so this was something that Karen Roney that was one of her special projects she wanted to get started we haven't gotten started with this yet but is carry up service with cultivate related to food distribution I believe that's the grocery pick up it's no more than they go into shopping for the residents it's kind of like perver pickup but your church seniors they place it through their they go pick up it and then carry out the groceries to them and we're doing the grocery trips with via for now as well so this is more for those who can't get out limited mobility needs to be outside of our trips number seven partnerships for assisted living units this is one that we really did start with pretty in full force in 2022 just to figure out what direction we should even look towards we had a lot of great progress on doing that and figuring out what does a Medicaid structure look like what does the service provision look like compared to managing a property who does what and how does it fit together and on the financing side we happen to meet with a developer who's done this before in Illinois quite a bit with NDC and NDC has a lot of experience doing assisted living so we've done a lot of research on this one really from a capacity standpoint this is a big project even if we don't necessarily get in on the service side even if we're just investing in the project in exchange for a a preference list on their acceptance for our residents that's what we hope to train off for investment even with that it is just a big it's a big one so for staff capacity reasons we had Zinnia, Hover, Village Planks Crispin 2 going right now so we've gotten at least our concept out there and then we're going to have a thanks to them well and we're working on not part of the OJ but we did move the the time that's in Holley's report on the ability to create a force sell in part of the family product that shifted out of generally J-Gones over into the city because if we do rental the city does it for sale it's the same people where it's good to have so we'll be able to do six projects next out the one thing I will tell you on affordable assisted living is I think what's pretty fair is we don't need to research or if anything we may talk about management of the facilities but that is so specialized that you need a partner that understands how to run it and operate it and I think once we get a little further down on these other projects we're willing to engage with this Number eight this is established partnerships for early childhood education programs so you'll see not a lot of contractors on this in 2022 but what we've done just even since the beginning of 2023 in the last month is we've really dove in head first on early childhood and that possibility over that we're going to talk about later tonight so things are starting to move already with that but there's still more to be done including trying to serve our existing residents and then finally partnership pathways and opportunities we really have not delved into this fully but if we have an opportunity with more sale affordable housing city coming up we can definitely find ways to create a link for those that are ready to go I would say slightly difficult concept of that the city is not going to carry things for sale so it could not be yeah I think I think the challenge in the for sale is so remember we're getting affordable individuals we call affordable housing it's hard to get something going now because there's not affordable stock in the community for sale I think as we talk about what we're trying to do on the city side and you see the opportunities to create more sale units there will be a trigger point where we will want to start communicating with our voucher holders and right now only ask them and they will be considering the family housing that we have and try to figure out how do we get people in programs that exist to get them ready to provide housing if you give me a direct pipeline that's right you're just getting them ready and qualified a direct pipeline yes just curious about that doesn't it need to be a little different for this as well I think the big thing what you see in this is just the volume of work you're really eating it really and I think I said before we finished Christmas in what nine months what months well it's probably average just getting ready to finance itself does any appears to move faster but we were working on it three years ahead of this and so the financing piece of this added to the quickest is four months I would probably do 16 months well for all of the staff that you have to go for and then in a lot of cases we've been really lucky in that our first run in tax credits we've run in tax credits it's not uncommon in a tax credit world to fail your first run and so if you fail in your first event within your time you're 24 months to get through all of these cases I'm trying to figure out the first time so you have as many as 24 months so now we are at the community manager decision and issue destinations so I'll leave this one up so I know Commissioner Walters was asking about this it's a little bit different here because what we had to do was really go in and look at the policies that were in place for the housing authority and then what we realized these policies were out of date and they went we were seeing issues all over because of the world that we're in with the audits that we've had we have to start with the policies and so they have Tracy and the team have been working diligently and they got our operating policies the draft form ready which is then we took the draft form of the operating policies and put it into this matrix where you all to see in terms of who does what what are the triggers and how things get escalated this is really cool so this is the hope is for community managers and for maintenance technicians as well to have this kind of as a quick reference guide that have the full manual to tie to to pull up all the details on all of these then the other piece that we struggled with and so when we took over there was nothing in a white paper form if any of you are connected to so many of what to do and so we're going to try to then add components there on the policies that we're running into documenting them and putting them in place where you have the policies that sometimes it's hard to make sense of what and really having this is your high level guideline on some things a white paper below every new policies is a backup because we're finding that there's just new ones that the policy lets us deal with it but we're learning through how to deal with it and how to do that that's not part of the center board it's not part of the center board it's not part of the center board it's basically an operation it's basically an operation it's a project-based voucher request it's a good information that is me so kind of allows the PHA to set aside 20% of their voucher allocation to project-based so it's not extra funding we just take our vouchers and put them into a project so the client would have to move into the project in order to get assistance and so right now the LHA has project-based 80 of its 100 and 3 of our vouchers so the sweets has 40 Christmas one has 10 Aspen Meadows has 12 Briarwood has 3 and then Aspen Meadows Parkover so that's great so we have right now 23 that we can project-based when you start looking at project-based you start looking at the approach that you take is to look at what is happening in the local market if voucher clients are having problems finding a place because that's a too high you look at existing you look at PHA policy to see if we can project-based up to 20% and that's always going to improve we also look at the types of households and practices that help project-based vouchers and light tech so we usually take light tech properties because the light tech rents are usually typically higher than what a person had 30% of their income would be so with that we have talked about preserving our existing PHA and since we have the 23 and we're looking at 20 of you project-based in another 20 you would have to go out for R&P for project sales to find a site to project-based vouchers to we can we can do a couple things we can limit it to preserving existing housing and that's what we're excited to do so we have to be existing housing that we're trying to preserve as affordable and we're limiting it to elderly projects that are recently given to so for example if a place could apply for them if they have a cash flow problem and they need vouchers to get higher rents then we can be a fund source so that R&P is too less not ready to go out and the process is we'll get some we'll have a review team that will review it and come back with a suggestion on the projects the best project-based vouchers are Chaffee has to do conduct a subsidy layering review once that is done the project is selected and approved then it will come to the board and it's just new informational so I'm going to tack on we're operating within the admin plan which allows us to set the procedure for going ahead and doing a request for proposals to see what developments out there are in the community what's the word you're using the something plan the administrative plan so we ran the administrative plan updates through your board in November and so it's all up to date and it is typical for administrative plans to set out these procedures for putting out request for proposals for the use of project-based vouchers what's unique is usually housing authorities can put them out and if they aren't developing as costly then you want all of the competition from community to see what else is out there in this case it's we're in a very unique time where ARPA funding for that is going to public agencies is supporting some of these projects that are on time limits and are really they're all of them need gap funding to move forward and meet those time limits so we have a couple instances where we are putting out for competitive proposals knowing that some LHA properties are dependent on gap funding as well and so we expect Village Place 2 to put in for it and this is the standard process this is exactly what we've done for Fall River back in 2018 and putting specific evaluation factors and is also standard process for those so why it's why we think it's pretty critical for preservation is that a lot of times preservation projects that don't have other options they don't have the same opportunities that new builds have project based vouchers are sometimes the only thing that's going to make them work so we thought that that was a reasonable evaluation criteria for this one and really it's a project readiness issue too because to put out one of these vouchers anybody else that comes in with a proposal that we would consider are have to be ready to go pretty much so we do have authority from HUD to issue 43 project based vouchers which is saying we're in 23 and we're ready we're just going to take it a piece at a time do 20 now but that does mean that once we figure out our budget authority because really we're not adding anything it's just walking one voucher program for another that we'd be ready to put out those 23 and we can put out different criteria and put out family units to try and get maximized in the people house we could we can change the criteria to go along and put those out each time yeah that's remember what I say we're constantly hiring so the housing authority process that most use doesn't and so we're looking at alternatives to this because you have to put it out for even if you're submitting your own project and so we're going to work with Tim and others to try to figure out how to do this as we look at the future because actually the quality would make more sense if we had a plan we don't figure out where we could do it but then they can go to those projects and if you're not developing then you can do this but it's like a neat thing that we're having to look for because we will see an R&D of which we are submitting a project and if the housing authority was the owner we really have to deal so it depends on a lot of things and so really this is also a point in time awkwardness because at some point later in time if we grow our voucher program and have access to put out we do want to bring in other developments in the community as well but because of the funding amounts out there right now and the number of volume of projects going for the eternal and maybe that the procedure was written at a time where things really looked different where they were really trying to bring in outside developers so I want to kind of give you the project things after you are very important to the projects especially at lower A and M because when you do your financial model and kind of what we were talking about before what can we get and what can we do when you're in those lower AMIs they almost come back where they got project based vouchers fills the gap because it's guaranteed income that's coming from the voucher over any of the projects and you're not necessarily dependent on rental income kind of thing too and so that's what fills the gap in the portfolio which is when you see as anyone was wondering when and because we didn't put project based vouchers in that what we're doing depends on financial so talk about where it hurts I'm having a little trouble with the project based voucher I understand vouchers go to a person to find a housing a housing twice a year so when you have project based voucher does that allow so you're going to have project based vouchers to help build the area basically the easy way to think about it is housing choice vouchers are with people, project based vouchers are with units so it always stays with the unit and you just have to make sure you're bringing the right AMI for that market just think units people just kind of automate the control so you can kind of like a great control on that unit most of our units are controlled in some way anyway there's been a 40 you cannot hoard a project thousands of ways you can hoard project based voucher there's benefits to both housing choices, the point is people can go out in the community without low incomes not concentrate with project based you think well that's concentrating but it actually is a way to get a unit and a household house and it's very valuable to developers because of the guaranteed rents that come with it and after a year a resident that's in a project based can request a voucher if they have availability they can give a voucher and so your individual question when you set your tax credit project so for example Chris when we came in and said there's going to be like 60% AMI units 50x40x30 those units then stayed with that AMI and then we get a report on an AMI basis that says here's what we were allowed to charge in that AMI range and so we hold it at what it is but we're regulated by the state in terms of what that we're trying to do yes but you also get to go up to the fair market on those units as well so even though it has an AMI on project based vouchers so on project based vouchers you then go up to the fair market and you can feel the voucher in the fair market range but the person is still at that AMI right because you got that right so can I just ask you so when you want to spread this project based voucher system out to the for example Brian Bear is building more and you want him to have people do does he get to use project based vouchers on some of these units and they will always stay at AMI because it stays with the developer because it moves with the if they need the requirements of the RFP so in this case the RFP is saying maintaining existing housing for older adults so you would have to meet those requirements and there's actually a pretty hefty list of just general requirements not necessarily the evaluation that most developers wouldn't do unless they were specific affordable housing developers so I couldn't imagine somebody trying to go for project based vouchers to help well they could for their inclusionary housing requirements which is pretty specific you don't really see market rates going forward vouchers compliance rather not really so do you have any more discussion on that it's very interesting subject it's complex and this is just the FYI that we are following the procedure in our admin plan of doing this it will come to you for our final consideration of what project gets awarded so that will come back to you so we are now at our land development unit so Alice is going to share so you're here you're sharing now okay so the over land so this is that pair of parcels for a decent to hard stone and lodge right here on this side this is land owned by LHDC which we've talked about we're going to use the ARPA funds to allow LHA to purchase it from LHDC they pay back the city from their loan it's like keep the money in that's a whole financing thing but really what we've done is in December we selected a development partner and they have started in full force putting together concept plans for what we could do with the site so the several things that we told them we were interested in pursuing are prefab homes at least exploring it to the point where we try and decide if it's feasible financially and amongst other factors or not let me keep it on that so when we went to visit Indeedwell we put that on our feed we're not moving away from it we're still looking at it but that product is posing an interesting issue to the tax credit side because the lenders don't know how it might be with it and on the other side I didn't eat all the money so while it may be cheaper to actually construct the unit it may be more expensive based on the interest in everything else that's going into the first use in the traditional construction process when you go in and you pay them your paying bills and they're coming in and you have to be in front of the money so we're trying to understand that we're still looking at it our interests are looking at it but it's a unique twist on the right side it makes the lenders a lot of the time part of the government's big push was pretty bad as well so that ties in a lot so it's a dollars in the right I think it could I think it might help the issue is really on the fabrication side and how are their models set up because if they're requiring you to come in and product 40% of it up front in the normal construction they're fronting that cost and then your paying bills every 30 days coming in with 40% of the dollar but that's what we're trying to understand their models a little bit the other side of it is you have to have the right contractor and we in the RFP they bring contractor's plans to work with this because if you don't get a contractor that's familiar with it there are a lot of horror stories and how it goes south and it goes south into that way on the contracting side you see it a lot in the mountain communities and much smaller developments enough because there's a price premium to the seasonal construction nature and that's why that price premium can be absorbed but here on the front range it's not as common because the price premium is not they don't need to shorten the construction time trying to frame so drastically to be able to do it so that's one thing that we've learned and secondly on the financing side it's lenders but it's also chaffa if they see you with a pre-cab model they're like well we're not going to allocate tax credits unless we know that you have the funding to come up with that upfront so it's like a chicken egg somebody's got to figure it out and we told this developer if it can be figured out for the front range he wants to do it but we're also not going to risk the project horribly to do something that doesn't make sense so we're still in that exploration phase but what you do see here does reflect that hope so what we have is a set of town home product pre-cab town home products here with tough under parking this was 28 units in our call of three bedrooms so that's we're trying to also because it is a huge site that would help make a more diverse neighborhood and have some place making and just have a mix of products so if anybody on the front range can do it we want to do it again, good confidence and then we have a more traditional multi-family that would be primarily one and two bedroom units and with those one bedrooms we were really talking about it's a family centric idea for this property so making the one bedroom kind of plus where if there was a parent that has a child part time that there is a proper space we're trying to think of all those types of things because the one bedroom and a family property doesn't seem like it makes sense but on the finance side they almost need those one bedrooms to make it pan out so this is just a concept you see what looks like a pool here maybe that's a playground space or something in the middle and some service parking and then some touch under parking as well that's the basic bird's eye view but what we really want to end this is all concept is still being explored but what we really wanted to go over tonight with you is the potential for community services that we could put into this multi-family building so if you mind maybe one or two screens that's just an overhead of what that's the same thing that you see down one more again again it doesn't look like it's changing we're going into we see that isn't all that it's showing up fully so if you go up try to go up to the top version of this one let's see if we can get a first floor oh that was it oh it was on here I'm sorry this is so light it's hard to tell so we have an opportunity here so this is the first floor of that building where we still have units here on this side and then we have an opportunity for some sort of community service space and typically in a multiple type unit residential this would be amenities a community room etc what we're hoping to accomplish with this family centered property is bringing in some more unique community services we've been working with the community services divisions which are now recreation, cultural, library and golfers children, youth and families etc to see what we could do in here we if this was in a qualified census tract which is our more concentrated low income census tracts then we would have the opportunity most likely to include community services in what's called basis meaning the tax credits would fund it this is not in a qualified census tract even if we do have populations in this area so we couldn't necessarily get all of the community services covered in that basis maybe some were trying to work that and be creative but basically we have about 8,000 square feet to work with and the top three items that have really come out as agreed upon but for all of our community services divisions is a storefront library in somewhat of a retail space a library satellite either like a branch or maybe just a smaller drop in with computers and library vending machines we're talking about all the options there and then potentially an early child care center that can serve the units above and then take overflow for elsewhere and then one other request from all of the divisions was flex space to be able to do community programming in different ways and that got modified today so so part of it is when they were looking at flex space so when I was working this weekend I was thinking about what we have at Brashley street station and how we're organizing and how we're programming so I talked to Joey and Jeff today and I asked Jeff how often are we programming these other spaces and Jeff's like yeah I'm finding the gods and I said so if we're not programming shouldn't we program these other spaces to 100% before we look at more flex space and Jeff was like yeah I think that's what we need to do and the library and we'll see how we do I think that would occur today when we talk about early childhood basis is really important because we know from the library standpoint that because it's not in a QCT but it can't be the basis of that so if we were to do that we would have to find that way to find that piece of it the city laws not included in that because it's not included in the basis if we were in a QCT we would have a conversation early childhood we're starting to try to figure out is if it's the early childhood and if the priority for the early childhood care is for the residents and that be included in the basis because if the servant, if it's directed to the people that live there you can elude it we don't know if we can make that argument but we're going to try to make that argument to say something to the effect that it's early childhood space for the residents to give they don't fill all their spots then they can open it up to the community and our goal is to get that in the basis so we can strike out and not get it but so we're starting to talk to the early childhood providers and I know you've talked to Head Start as well because I know they need some space and we're getting some space requirements within the other reason I didn't I personally wasn't really keen on the flood space is we want to activate those things and if you have flood space you don't necessarily keep it activated all the time and I think that goes to safety and other things you don't really get out of there so I think the answer now is trying to get a library of early childhood women I have a question which I think is a great idea would that be a third part of what we're operating on? go for it basically a retail condominium set up where it's like a girl just has too much to do to go on it's there it's in there that was teaching her a job here I have a partner probably my kids were that I also get your double elbows so what this is showing right now is the max request for that satellite library if it was the big version and not a smaller version this is the 5,000 square foot set aside for the library and then this is a 3,000 square foot that right now is showing flex but we could talk about how to manage early childhood in that or split it in a different way and we could try the library get some meeting space in there if you get the meeting space for the residents then maybe you can get some of that in the basis but we've got a lot of work to do and funding will have to come up with it you know that in some level but we wanted to get your feedback tonight on moving further down that direction if we're going the right way so would that also be possible to save that campaign or save a communal workspace for the residents that live is that I think the quality after all of this is the residents that it's like a almost like a business center lab specifically for those residents so you can be very creative with it and kids can do remote learning or anything like that we can get we're trying to stretch our legs as far as we can financially part of it is we're going to have to work with our leaching at off manager we're going to have to work with these groups to provide these services to be created because if you did a co-working space computer lab that was available for the residents and so you have resident services there that were jointly used with the library we're going to have to think different models to do this excited about the law so the oh it's this library a different branch library than the one we're talking about smaller yes but in addition to yes so libraries are using a lot of storefronts and commercial areas where you can pick up small computer labs things like that it's not a it's just learning the traditional things I have some real children's books we've got to work on that because the basis question is what do we need it could be an order of age system where you order the book and basically we can we really have that we're going to have to work on that so I mean it's a complicated equation because when we think about this one piece of it's a capital and this is the ongoing and that's always the hardest for us to figure out but Jeff's aware of this and as they were finding the numbers for the approaching recreation tax it's going to have time to make it listen to that in which could be a reference the problem is this we're trying to shoot for August tax credits people also want to know what funding commitments we have right the last I forgot to mention the total number of units here so what this is showing currently in this model is 53 1, 2 and 3 bedroom units in the building and then 26 townhouses so 79 units overall which we couldn't max I mean we've seen the process is to show the maximum yield of units on this site and then work your way down to something that actually works the maximum yield on this site was like 174 units and it was massive and this is trying to back into what is most successful in the li-tech application like that's too big to be successful at one time so that's a worry we may have to go into separate applications which would if you think about it strategically they could have one forest they could have the second but they could give us some time to figure out other pieces and we're looking at other grant funds as well and then Christina found some grants from the library that we're going to talk about and they're going to be pretty unique in the state that they grant that to so when we're talking about the I'm going to call that with the money we're going to call back provisions if they do not yeah I mean in terms of what we're finding there's actually one of them even that are now showing some there's some in Utah that are looking at in Utah yes I'm liking they have a manufacturer so they're looking at all Idaho is the that's still there's a lot of detail there to be worked out to we haven't fully dumped into coming from the brief ad what's it going to Park City the Park City doing something that they mentioned they're going to do it's certainly the Idaho so I just wanted to mention that because we did want to maximize density as much as we could but we also need to be realistic on what we could get funded and when it comes to those three bedrooms I mean we don't want to have too many three bedroom apartments just to sort of what the market would be able to fill and the townhouses for those three bedrooms are kind of a lot of sense so it's like I said question for you well in terms of that space do you want to agree that we should look at a library and then we talk to them or should we look at them yeah we can at least we obviously I think your arguments for not doing the other place spaces is that to Jeff's point I would not use anything up to 100% in it so I just have another place some of this space might be like in the sense that at some point in the day or evening it might not be used it could be used in the event that it needed to be used so the idea is we're having some we're going to have enough of a concept design and financial model to put in for the grant application in March and we're still figuring out which tax credit around it makes the most sense but we certainly have enough price to make some decisions it's just looking at it from the north-south orientation but it is two parcels so this is that's facing north so it's going to launch okay we're going to kind of get in the detail because we're in the largest place I asked them well can we rotate that one building still lives the same way and they said no you don't want your parking lot facing every parking lot facing a very good commercial and so we're giving it the pretty nitty gritty stuff also on this this is the one where we're going to see in terms of solar heat pumps and different components on this even the point of where we find battery storage because we're trying to maximize density and so in a good conversation we're not potentially utilizing some of the open property for battery storage and so I wanted that to be pretty in-depth and I will say the one thing that we did say in terms of looking at site-wise geothermal or some version of that is we're going to want whatever we use to be a ecosystem meaning that we don't want air circulating from one unit into the broader properties because we all know the issues you get into so one of the limiting factors to be whatever we do has to be a ecosystem where the air stays in the individual parking units where we're going to find a bigger problem for ourselves. So to that point when I was reading Private I asked him why why can't we give rebates and probably not cash but rebates to developers to put in heat pumps or alternative heating systems instead of putting it on the backs of the residents because of the new development that the developer could buy involved heat pumps or whatever and get a rebate on those so they go to get to the policy for a division. Can you explain how people are facing relation versus residential but was that easy? So this is Cook Court here this is 18 so having 18 the main connector to Hover was good for the library and the early child care because people would be coming that way and then on Cook Court is more of a street and you want it to look like a streetscape with the townhouse doors and stoops that help neighbor interactions and really all the ugly stuff where the cars are coming in and pulling into the parking lot keep that facing the back of Walgreens basically and that's a private that's just a private driveway basically on the street Well we're in that HR cause we're in HR by the way We talked about that on the page Another thing is on-street parking to maximize on-street parking for the library and early child care versus having to park in one of the parking lot because that's just a lot of money for spaces on general revenues but this is like 10 designs down and you're probably going to be in 15 10 10 I mean we're not going to have a pool this is actually not a pool it's a school it's supposed to be like a do like a splash pad if you're going to do that but generally families focused outdoor space and then the other thing is if we do an early child care center are they able to use that or is that to crossing the parking lot with little kids how do we fit that in there's a lot of working pieces so okay so we are at the commissioner comments do but commissioner comments is where's the dinner oh okay well I think we'll be in the comment so we're going to skip six and go right to in a blend of things a few things I want to talk about first is you know we've talked about meth it's fairly extensive in these meetings and what we need to do we have contacted the company out of New Zealand and we've had several meetings with them we are entering into a approaching entering into we're actually you'd agree in terms of the test project where we get 15 applicants in and start testing to see how they work based on the information you're getting and have a few stories from Australia and other places they're expanding they just now received their FCC approvals to operate in the United States they're talking to various I think predominantly hotels they are talking to a couple of thousand authorities we're on the front end of that so we're going to look at purchasing of 50 of those I think it's 25,000 dollars there's some technical pieces on that right now Sarah is taking that and working with Valerie because they communicate via cellular technology and it's from New Zealand so we're having to figure out how we handle the SIM cards on those once we can figure that out we will purchase the SIM cards here we have to send them to the island they're going to be installed because the MEP detectors can't look through and so you can't install them here and then we're going to work with them in terms of setting the levels that it gets in terms of that it was evaluated by the Shopee Station laboratory group it will pick back up to the one part of the group they're finding results where it will pick it up if you smoke it outside and walk by it so when you look at the cost of remediation and what we're having to do it's a big difference and so we're going to bring it in we're talking to them about a three month test evaluated maybe go another three months but I know this is something you all have been pushing us to do and right and so we're going to once we can figure out the tech piece on this thinker we're going to need some questions don't worry though he said $25,000 so part of what I'm also thinking about doing is maybe holding 10 of those units and putting them in based on what we see of the facilities in Australia they will communicate with us via app so if somebody tries to tackle with it they'll tell us they'll communicate the levels to us and basically we're just trying to stop paying what's the what are the two things hey we don't want to lose our insurance bills because the insurance piece is probably more than anything right now but making them do the math and managing the costs at the end of the day it's about the health safety welfare of all the residents that are living in these facilities and making sure that they're safe and we could equip every single one of our units and at the retail rate, not the negotiated rate and it would still be equivalent to one reconstructed unit that people know that's the hope we're going to benefit and measure hopefully I think you would have a lot of vacancies you know so yeah we're going to be very overt we're going to have an independent multi-family housing piece we're going to be upfront with folks where we're going to put them in initially all the units that we have because they're up here and there because they don't even pick it up late and the way they're talking is too much accurate so we're going to be working with public safety I don't know Sara do you have anything to add to that no I was well a little bit so looking into this a little bit more talking to Michelle Bowling Assistant Chief of our Marshall and Chief and they just in layman's terms thinking of operating with COQ and the alarm does not go off to if it's a silent floor it works correct and we really need to be specific on placement of these if we're going to the outside of units and what levels do you want to keep them at because they're at a very low or very high we're going to get all these different variables and what outcomes are we working for so I can see so my question is can you contrast this with just like again like a CO2 detector or a CO2 detector or whatever versus the testing that we do after a building has been created how does that work in terms of speed and human effort to get it done and all of that and the reason I'm asking is because public are asking well you know all these other libraries are testing and they're signing that but you're not testing our library what's up there it's a good question I think there were many other library systems in the form that you can see people from I've heard about the CR TPR they did a whole segment on there and it was cause and they don't test cause so different question what I would say from my standpoint is the center you catch up with that's that's obviously prevention versus one unit right now are they still trying to figure out what to take out of it that one is we have the one that has the most neighborhood that has a board on the front door you can take off the front door all the window seals everything in is down to down to rasters and studs and we were afraid we were going to I guess with a grind garage to get the concrete and unfortunately answer your question a little bit more clear on the front end how a lot of time our communities find out is traffic and in the front door you get to see the calls for service and so say you have these times people have people right now all the time today all the time tonight neighbors start to notice that it takes a lot longer for things to pop up persons and protectors telling us pay this person whether they use inside or outside it's going to be a faster way to find out people are using versus taking the time okay Lisa hears that we either have someone that please have seen activity or we have a rest etc and then we go down the post office notice or we have the post office notice and it kind of goes over that matrix because we could have just a guest versus a leaseholder and so it's going to speed up the process yeah I'm just just more asked about the process we have the staff which probably has to go into like screenings and take it to your lab or what's it like so we have cause and we should start serving the notice like if they told the police and even our calls are sort of said they were smoking meth we've had that happen before and then to the police they've done that so then we start noticing the 10 day and then we have to go through the whole court process before we can get in there and test the unit yes and I understand that there's a legal process I'm asking about the clinical process so that means fancy detectors how do they hold these detectors there's no there's no but certainly my genist goes in from the police I go in this is the most common company that I'm in property they go in, test them they send it to the state the test to test basically you test different areas on the wall and then you have to send it to a certified lab yes that's what I'm trying to ask to take care of straight things or material straight things chemical swabs chemical swabs that's what I was asking and you would still have to go through the process so that doesn't well even if this went off you would still have to go through that process under state law because that is what creates and let me be clear this is civil everything we're talking about is civil it has nothing to do with criminal this is as I'm working out what I was thinking about when you were talking about this and you had started to touch on it very good there what Commissioner Martin was asking was the issue around somebody who comes in that you said these things were pretty sensitive sensitive sensitive sensitive sensitive to being able to pick up so individual A out here isn't part of the unit smokes it individual B walks through the cloud or whatever comes and visits individual C who owns that or is bringing the apartment and all of a sudden it goes off neither one of your C have smoked meth do we have camera systems in there showing who's coming in where and on the outside because we would want to start accusing people right and you just I mean exactly we'll use the sweets as an example the camera system inside the hallway so we'll be able to say someone came in there's going to be a lot more those little things that we need to really talk about we're going to have to have we're going to have to have an operating process for that yeah as Tim reiterated we need a policy so I would think so hard as you're starting to step into people's personal lives and behind closed doors and that type of stuff yeah so we did have the conversation with Tim and another under fair housing and so we need a process of that we have asked to and they have New Zealand and I'm sure aren't that different how we operate and so we ask for the processes that they have and set up a meeting with owners and people at the schools so that we can really get that set and obviously we're going to do it and maybe we have all of that we just want to let them know we're in the process of finalizing it it's interesting we know that the other one we're talking to is different and every other person is touching how they write out is that we let us know how this works because we're all out of crisis going we're fortunate we still have insurance if we lose insurance if we lose two of these we could be bankrupt probably it's going to be out of our resource it's about $100,000 we have $100,000 cap on our insurance it's out of our pocket and it has a $5,000 but the last one we've seen is the demolitions or costs so the issue is the most important about the process it's the most important so we could lose the insurance technology out there another thing I wanted to talk to you about the two buildings that we own so we have talked with the board about the CPWD building and selling that building to the center for people with disabilities they're releasing that now they were interested in purchasing it that's the building that's adjacent to the village place we did extend the contract for three months and we're now going to engage organizations to sell that building to them that is pretty important for cash flows and we're looking at certain issues early on we also have talked about what are we going to do with the office building that LHG used to be in where we had to briar with apartments I have reached out to DCP they're releasing it I was there to see if they're interested in buying it I think that makes a lot of sense because they're releasing it and they're actually they have indicated that they want to begin conversations on that and again I think the cash flows make a lot of sense at Briar River we're talking to units who are bringing it online in the next two to three years and at least 221 units so we need to start that conversation for planning but I wanted to make sure you all do what you were doing in it and to see if you all agree but and then we're still working so on the other side of it on the housing authority side we also do LHGC work it's primarily audits now we are still working on transferring LHGC over to the housing authority Christmas Walk 2 was a model we do Christmas one that's Christmas one Spring Creek and Fall River are the next ones up and Village Bites is going to happen automatically for some people so then we're really left with our stone and lodge and that's the one that's applied to two properties which is a real more complicated program than we thought the good news is that the LHGC work is real into a model of this for this so the ending of LHGC has changed and so that's good news we're really looking at this and actually getting excited about some of the projects and trying to figure out how can they participate in that that's all I have Sarah do you have any safety issues or do you have any questions about snow oh snow so as winter was closing the year out we realized that we paid 200 almost 200,000 dollars in snow for the LHGC properties we started I said what are we doing we have begun conversations with cash on the city side to see what it would take to purchase at least one truck and one of the little you see our wardrobe that we have with your cover and so we're working through those numbers now because it appears that we can at least get one of these two trucks and one of those and a trailer and these ones we would actually buy from the city with a hundred and fifty thousand I think they're still working with cash as an option I came into the conversation so I don't know what the decision was this far so we think it's about a hundred and fifty thousand which on a one-time cost on a yearly basis we've got to figure out how to handle it in the budget when we look at the ongoing cost that really applies to the units it will be significantly lower on ongoing reasons and so and then our maintenance staff will be doing that what we're finding is they're having to go out and do some of it now because it's just snow contractor who we're just having so we may very well come back with them but you all with some budget adjustments that we're going to need to acquire this equipment we will probably have to have an agreement so you know from our lines on this Jim will be the one on the city side that will be working in over here but they may have to work in some way but we'll be doing it over time so that it doesn't tax us financially in what they'll screw but we think that's the best way to do it we actually think we'll get quicker snow over all the properties and then save ourselves a lot of money in any of these Do you have a contract with the the snow government company? Yes, it is 30 day notice so you know the last few storms even by each other they were saying this is going, we're not sure if the snow's going to be removed because they're just worn out just because of the amount of snow going through the county and so yeah we're working through all that I just wanted to give you a heads up because if we're going to do it we're going to want to do it sooner rather than later so we don't keep paying bills and how bad is January? and we didn't even get this last contract so how many snow events were behind that? and one of the trailer we'll work with cash on the numbers and what he's looking at and he's the expert I think with that of the operations just the occupancy so we ended up we did end the year at a 93% occupancy which had a lot to do with audits, inspections holidays, weather everything was hard to fill units those last two months of the year due to a number of issues but my team is coming back strong we've already had quite a few movements already this year our highest number of vacancies is obviously this week we're sitting at 14 right now this reflects 13 but we are up to 14 vacants how many of those are MHP? the 13 is showing on here 7 more MHP, 6 for LHA and LHA I think has 4 working right now to be in in the next couple of weeks are those ready for occupancy? they're all different stages we've had two of the downed units previously reported 711-0 which was a meth unit at this week that one is already occupied and then 711-4 which was another meth unit that one actually has a movement schedule next week so these units are coming back online pretty quickly now and being occupied what are your weight lists open? right now we have three weight lists open it's working through the old weight lists there's still the other properties and once those are extinguished we're going to just keep the weight list open so that they don't go stagnant and that we always have good names because what we're finding is when one person applies to one weight list they're applying to every weight list open so we may have 50 people on every weight list but 20 of those names are all duplicate so if they move into one property we just lost 20 names and we're still calling them hey are you looking to move in but we've also what we're moving to is a new process for the weight list where the admin assistant is going to manage the weight list so she'll be able to see if this person moved in and take them off of all the other weight lists so what person is going forward will be managing all those weight lists for us and so you know where we're having the biggest problems in our history it's been difficult filling with their kids so we're hoping when we're closer to spring that we'll have more people wanting to be on their own again and be able to build because they're not constricted with it but nobody wants to move in this weather and that's one thing we're hearing I'm not moving, I'm not moving right now we don't want to look at it without counting the streets right now if my properties are staying I think we ended up being 95% or 96% occupied when you keep the streets out the sweets weight list is managed by the HCDE staff because all of those are projects and we're going through it really quick because the majority of the people that are on the list are homeless so you might have to send out 30 letters to get one person to that so an HCDE staff running into the same difficult these days that they can send out 20 letters and not even get a response for a unit so we're planning on we're planning on opening up the weight list in every six months so it's because get rid of it and then open it up so do you let the other center know about it? we have a mask list that gets in all resource centers for a spare model on every case, many case managers are on that list for agencies and it gets publicized as well well I think Tracey made a few points when you're talking about current and supportive when we're talking about n-pounds solutions the sweet and z-pounds when you're talking about current and supportive there's a strong connection between n-pounds and n-pounds so when we talk about n-pounds and n-pounds that's a little there's a few that's there for the n-housing and one of the things we've talked about is working with folks about n-pounds and eddy it's a different conversation we do there's different thresholds and we're fighting it at times and we're either getting to see pretty bad situation those are things that are on our mind trying to figure out how really it's a little great and that's not me and everybody that's in front of this for the same thing I'm going to just the property updates not a lot for December but the via shuttle transportation is increasing we see numbers double at spring three asking in the village to place those residents now that they've seen a few go the numbers are up to nine ten residents that's our trip LHA did some year-end bingo batches at all the properties which was a big hit we solicited all the ldda properties asking for donations, gift cards stuff like that and went to each property and did a two hour bingo session with prizes and they just love it so it's a great way to end the year with the residents we have a four percent rental rate increase for the communities and the feedback from the residents was actually they went out and explained it to them all and why we needed to do it and I think very little upset sweets our calls for service from public safety is remaining low and we've had quite a few days with no calls recently so for the last month I think we've had three or four days since with no calls so it was a Christmas movie it was a lot of fun the sweets we also have hired one of our three building attendants so our week night building attendant did start two weeks ago, this is his third week and he controls 7.30 to 5.30 in the morning so he takes over all the lockout calls walks the grounds multiple times a night he's helping maintenance with cleaning units, painting, whatever he can do, cleaning the common area so it's a win-win this is what replaced the security company that used to be there and I'm making a second offer tomorrow two mess units and one biohazard and then we have a leaf unit so that was on the down units that we're working through insurance claims on to get those units back online within the next 30 to 60 days what would constitute a biohazard? that's experience that one worst that's just saying it gets pretty personal they had to cut out two heat and dry walls biohazard throughout the whole unit two heat and dry walls one of the situations where the system would be running as the meadows we're still working on the flooring unit the remodel and recentication we'll work on our next steps with that neighborhood we did have a great chafe inspection they came out through the chafe they were really pleased with the turnaround of the property and where everything looked they also inspected asking senior which we were not expecting but had very little comments and was pleased with how management was handling everything how the units looked inside the chafe our village place for syndication we met with the architect and the residents on Monday got a lot of great feedback from the residents for what they want to see with this recentication it was a listening session to intake rather than what was going to happen the architect is really good at working with the residents Spring Creek and Fall River we do have a vacant manager position so Corinne who does the Aspins and the Sweets is temporarily taking over Spring Creek and then Andre who does the Hearts and the Lodge is temporarily taking over Fall River I am making an offer for a manager tomorrow for that property so we have that vacancy hopefully built here in the next two weeks Hearts and the Lodge both have their MR audits it's a HUD audit related to their multifamily program file review that was the one that I told you where they felt it miserably right and then we did really well so we got the official results in December and then the Lodge the bed bug issue is no more so that's been taken care of LAJ in December and in that shell any questions on anything going on in the properties so the management thank you there's not many audits we have and we're all in acronyms two audits almost a month right two to three audits a month with inspections we had one on Monday, one last week two the week before some of the units have five different sources of funding then I have home and housing tax credits and housing voucher and vouchers and then the management on top of it inverts the unit to do our annual inspections which will be twice a year going forward so yeah these units get inspected yes do you have that many external inspections every month or does this start because it's it's pretty standard because of the type of housing we have so each investor wants to kind of look at their asset then anybody who put money into the property wants to kind of look at the asset to make sure you're maintaining it some of these units properties can have five, six inspections a year and then we have nine properties do you have a question with the management kind of counting the ones we're down the length of days vacant do you find that this time is going up is it going up the number that you're noticing the turnaround time is actually going down now we've been able to have our adjuster work with some construction companies where we are now, once we get the clearance from the county that the unit is decontaminated we are scheduling our adjuster to walk with the construction companies so that they're communicating at the same time instead of doing that back and forth which used to happen I found out that that's screen winding the process for us and in the turnaround time as soon as I get the bid I send it back to the adjuster he's like I've already talked to him I'm okay with this go ahead and sign it and it will work done so instead of the adjuster and the contractor having to go back and forth for two weeks to six weeks so you know pricing because I was looking at 229 249 days is that typical some of the adjuster so like 114 that was one of the ones that had to be taken down for the studs and then that was supply chain issues not being able to get something and 305 that was a lot of it was part of the recidication that asked the meadows and the flooring issues that we were trying to work through with the adjuster and how to go about fixing that unit but Fall River is down we're at 121 days with the adjuster and the contractor have already come to an agreement so now we're just waiting for them to get in there starting to work so then that 100 member is about more so I'm hoping to keep them right around we want to see about 180 days now okay and then are you fighting are you coming across more units that are being contaminated now or is it just kind of the same it's not the same if it is it's because we're just paying more attention okay we can't tell if use is going up but we don't ignore it when we get and now we know what signs to look for so I would say it's more related to our attention we went into one eviction that was one of the bad ones which is never assumed that this is going to be an issue and then it bound it okay and so I don't think our numbers are I mean when you talk to everybody that's in the world it's just a national crisis and so I don't know if we're fighting I do think we are paying probably closer attention talking about it than most landlords and you know it's an interesting world thank you okay I'll answer your question later what is bio oh no that's alright that's okay I kind of I did some inferencing so I'm going to have a lunch to adjourn I'm going to be easier I'm second I'm second I'm second Keith are you okay with me adjourning yeah I can't see anything I can't see anything okay I'm ready