Meeting Packet - Housing - 11/14/2011
BOULDER HOUSING PARTNERS
REGULAR MEETING OF THE BOARD OF COMMISSIONERS
NOVEMBER 14,20112:30 PM
BHP OFFICE 4800 N. BROADWAY, BOULDER COLORADO
Our primary mission is to provide quality affordable housing that is developed and
managed with respect for the dignity of all involved. We also seek to create a sense. of
community strength and spirit that supports resident efforts to realize success in their lives.
REGULAR AGENDA
1. Call to order
11. Determination of Quorum
III. Public Participation"
IV. Committee Reports
1. Governance
2. Finance/Audit
3. Resident Representative Council
4. Boulder Housing Partners Foundation
5. Development
V. Approval of the Agenda
VI. Consent Agenda
1. Minutes from October 10, 2011
2. Resolution #113: 2012 Payment Standards for Section 8 Voucher Program
VII. Action and Discussion Agenda
Director's Report
1. Updates
Management Retort
1. 2012 Draft Budget and Work Plan
2. 2011 September Financial Summary
3. North Haven Redevelopment options and contract opt out
Development Retort
1. Public Housing Conversion: Resolution 414: Authorizing the Disposition of 337
Public Housing Units
2. Updates: Lee Hill, High Mar, Red Oak Park
VIII. Proposed Executive Session
1. Real Estate matters pursuant to CRS 24-6-402- 4 (a)
IX. Board Announcements
X. Board Development Topic; New Markets Tax Credits-Kevin Knapp
X. Adjourn
Any member of the public is invited to address the Board on any topic that is on, or not
on, the agenda during Public Participation. Anyone wishing to speak will have the floor for
a maximum of 3 minutes.
BOULDER HOUSING PARTNERS
ANNUAL MEETING OF THE BOARD OF COMMISSIONERS
OCTOBER 10, 2011,2:30 PM
4800 BROADWAY, BOULDER COLORADO
Commissioner Topping Betsey Martens Kathy Haddock, CAO
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Commissioner McCormick Tim Beal Karen Ratan HHS
Commissioner Ageton Shannon Cox-Balser Robin Chavez RRC
Commissioner Holton Willa Johnson
Commissioner Klerman Penny Hannegan Public:
Commissioner Lawrence Stuart Grogan John Toth
Commissioner Mitchell Kevin Knapp Todd Bryan
Commissioner Hempel (absent) Jodi Bogen Karie Koplar
Jim Hartman
Hugh Walton
Perry Hubert
John Huyler
1. Call to order
Commissioner McCormick called the regular meeting of the Board of
Commissioners to order at 2:33 pm.
II. Determination of Quorum
A quorum was declared.
III. Partnership Awards
BHP's third quarter partnership awards were given to the following:
Volunteer Partner: Elvia Villalobos, Sewing Instructor at the Kalmia
Community; Non- Profit Partner: Claudia Urrutia, Safehouse Progress
Alliance for Nonviolence for her efforts to educate residents of the Madison
community about bullying and how to identify and respond to it
appropriately; Community Partner: Crestview Church for their contributions
of meeting space and volunteer time at the Madison Community; and
Government Partner: Boulder County Housing Authority Family Self
Sufficiency Team for their support of our residents in the public housing
Family Self-sufficiency program
1
IV. Public Participation
Six members of the public came to voice their opinions about the
development of 1175 Lee Hill as a permanent supportive housing
community. John Toeth,1817 Yarmouth Ave, Todd Bryan 4580 Broadway,
Karie Koplar, 4818 Sixth, Hugh Walton, 4805 Sixth, and Perry Hubert, 4550
Broadway, voiced their concerns about the development. John Huyler 1674
Yellow Plm ands .x1111 Hartmali 211201 Bluebell expressed -Uh:elr support ct the
project. The development staff will post answers to the questions and
concerns they raised on the BHP website and in further communication with
the neighborhoods and homeowner associations in North Boulder.
V. Development Report
The Development Report was moved up in the agenda to accommodate the
public interested in the Board discussion about 1175 Lee Hill.
1175 Lee Hill
The Board had a lengthy discussion about the project. There were a number
of requests for research information and better understanding of policy
questions. The Board directed staff as follows: 1) to provide them with
weekly updates about project activity; 2) to work quickly to get accurate
project information up on the website and out to the neighbors and 3) to
schedule the planned HOA and neighborhood meetings immediately.
Development Updates
Shannon and Kevin will bring the High Mar financing strategy for the
November Board discussion,
VI. Board Development
Stuart presented "Tax Credits 201." Commissioner Klerman suggested a
fixture development topic could be the relationship between BHP, the City
and the County in affordable housing strategy, policy and implementation.
VII. Board Announcements
None
2 7>
VIII. Board Committee Reports
Governance
Commissioner Lawrence reminded the Board that there will be three
Commissioner vacancies in March. Commissioner Lawrence and Topping
will be resigning from the Board, Commissioner Klerman's term is expiring
but will be applying for reappointment. The nominating committee will be
meeting to discuss recruitment of possible candidates.
Finance
Commissioner Topping, reporting for the Finance Committee, stated that the
Committee will review the first draft of the 2012 budget on November 7th at
their regularly scheduled meeting and all Commissioners are invited to
attend.
RRC
Robin Chavez, reporting for Morten Hempel, stated that the Resident
Representative Committee will be meeting on Wednesday, October 12th.
Betsey will be the speaker at this meeting.
Foundation
Commissioner Holton, representing the Foundation, stated that the
Foundation will meet on October 11th
Development
Commissioner McCormick, representing the Development Committee, stated
that their last meeting had been spent reviewing the comment cards collected
at the September 29th Lee Hill community meeting.
IX. Approval of the Agenda
Consent agenda items:
1. Minutes from September 12, 2011
COMMISSIONER KLERMAN MOVED TO APPROVE THE
CONSENT AGENDA. COMMISSIONER TOPPING SECONDED
THE MOTION. The motion passed unanimously.
3
X. Action Agenda
Director's Report
The Board reviewed the third quarter work plan and the annual retreat
sumo,'. There was no action.
Management Report
August 2011 Financial SummM
Jim K. presented the August financials and answered questions from the
Board. Commissioner Lawrence asked for a report about how the Energy
Performance Contract (EPC) energy saving predictions compares to the year
to date actuals. Staff will report in November.
COMMISSIONER AGETON MADE A MOTION TO RECESS INTO
EXECUTIVE SESSION AT THE CLOSE OF THE MEETING AS PER
COLORADO STATUTE C.R.S 24-6-402 (4)(a) TO DISCUSS REAL
ESTATE MATTERS. COMMISSIONER TOPPING SECONDED THE
MOTION. The motion passed unanimously.
The Board of Commissioners returned to regular session at 6: l Opm and gave
the following direction to staff:
COMMISSIONER TOPPING MADE A MOTION TO
AUTHORIZE STAFF TO FINALIZE THE LAND TRANSACTION
AS APPROVED BY BOARD AUTHORIZATION PER
RESOLUTION 411 JULY 11, 2011. COMMISSIONER
LAWRENCE SECONDED THE MOTION. The motion passed
unanimously.
4
XI. Adjourn
COMMISSIONER HOLTON MADE A MOTION TO ADJOURN THE
REGULAR MEETING OF THE BOARD OF COMMISSIONERS.
COMMISSIONER LAWRENCE SECONDED THE MOTION. The
AAA wxvis JYAAOu~"
The regular session of the Board of Commissioners adjourned at 6:27 pm
SEAL
DATE: 10/10/t 1
ANGELA MCCORMICK,CHAIR
Boulder Housing Partners
BETSEY MARTENS
Executive Director
PENNY HANNEGAN
Recording Secretary
5
RESOLUTION # 13
SERIES OF 2011
A RESOLUTION FOR THE PURPOSE OF INCREASING THE PAYMENT STANDARDS
TO 100% OF THE 2011 PROPOSED FAIR MARKET RENTS AS ESTABLISHED BY HUD
WHEREAS, the Department of Housing and Urban Development (HUD) establishes the Fair
Market Rents (FMR) to be used by housing agencies for the establishment of Payment Standards;
anu
WHEREAS, Boulder Housing Partners (BHP) uses the Payment Standard in the administration of
the Section 8 Housing Choice Voucher Program; and
WHEREAS, HUD allows housing authorities to establish their Payment Standard anywhere
between 90% and 110% of the HUD published FMR; and
WHEREAS, the Payment Standards were set at 100% of the FMRs for 2011; and
WHEREAS, the 2012 FMRs are lower than the 2011 FMRs; and
WHEREAS, the 2012 FMRs for the Boulder area have been established by HUD by bedroom size:
0 Bedroom - $679, 1 Bedroom - $787, 2 Bedroom - $987, 3 Bedroom -$1,439, and 4 Bedroom -
$1,725; and
WHEREAS, Boulder Housing Partners recommends that the Payment Standards be set at 110% of
the 2012 Proposed FMRs. Effective January 1, 2012, the following Payment Standards will apply
by bedroom size: 0 Bedroom - $747, 1 Bedroom - $866, 2 Bedroom - $1,086, 3 Bedroom - $1,583,
and 4 Bedroom - $1,898; and
WHEREAS, the Payment Standard for the Mobile Home Lot rent is $544 effective January 1,
2012, which is 120% above the FMR based on the exception that was granted to BHP by HUD.
NOW, THEREFORE, be it resolved that the Board of Commissioners adopts the above listed
Payment Standards for the Section 8 Housing Choice Voucher Program effective January 1, 2012.
Adopted this 14th day of November, 2011.
(SEAL)
Angela McCormick,
Chair, Board of Commissioners
Boulder Housing Partners,
Housing Authority of the City of Boulder
ATTEST:
BETSEY MARTENS
Executive Secretary
PASSED, ADOPTED AND APPROVED this November 14th 2011.
RESOLUTION 014
SERIES OF 2011
A RESOLUTION AUTHORIZING THE DISPOSITION OF THE PUBLIC
HOUSING UNITS LOCATED AT 951-953 ARAPAHOE AVE.; 3265-3273
nnTH nv -e /nn 1 r^C TTl T&I A V TrI A WT ! !Cn ! /nn TT A TZT1VVWd-% 1kTT A S71"
JV X71.; 1VGV-1 Vy' li(1~ H V I.. Ai'm li)JV-10700 111-1 VV l nvlulr' L1 V r'.;
3502-3522 NOTTINGHAM CT. AND 3500-3525 ARTHUR CT.; 1130-1190
35TrI ST.; 660-690 MANHATTAN DR.; 1133 PORTLAND PL.; AND 1940
WALNUT ST. IN ]BOULDER, COLORADO.
WHEREAS, the Housing Authority of the City of Boulder, Colorado d/b/a Boulder Housing
Partners, a Colorado housing authority, was formed in 1966 by the City Council of the City of
Boulder, Colorado to construct, acquire, manage, and preserve housing in the City of Boulder,
Colorado for persons and households of low and moderate income;
WHEREAS, between the years of 1970 and 1983, BHP developed and/or rehabilitated 337 units
of public housing at eight locations referred to according to the addresses listed above, with the
assistance of the Department of Housing and Urban Development;
WHEREAS, BHP has successfully and continuously operated the 337 units since their initial
construction or rehabilitation;
WHEREAS, one of BHP's overarching goals is to preserve affordable housing in the City of
Boulder, Colorado that is available to low and moderate income households, especially that
portion of BHP's own housing portfolio that is available to those earning the lowest incomes
served by public housing;
WHEREAS, the eight housing sites are located in neighborhoods where the community
demographics surrounding each site have changed and because of the inconsistency between
each site and its surroundings, it is the desire of BHP to sell and/or redevelop the eight sites;
WHEREAS, BHP has proposed as part of its Moving To Work application to apply for
disposition of the eight sites, finance the rehabilitation, and use any proceeds from the
disposition to acquire or develop 100 new units of affordable housing in the City of Boulder;
WHEREAS, BHP was selected to be a Moving To Work agency by the Department of Housing
and Urban Development and the disposition, rehabilitation and portfolio expansion were
approved as part of its Moving to Work implementation plan;
WHEREAS, upon disposition, BHP will apply as planned under the Moving To Work plan, for
replacement vouchers for each of the households in the sites;
WHEREAS, the eight housing sites are in essentially the same form and style as they were
when they were initially developed and have substantial deferred capital improvement needs;
WHEREAS, BHP anticipates improving and upgrading all eight sites including any deferred
capital needs, including exteriors, roofs, windows, doors, and roofs, energy saving and
sustainability improvements, playground and other landscaping improvements, repair and
r° laeement of ulra;nnm- r,arlrin or other site nrnhh-mc for anproximately $40 000 in
parki
construction costs per emit;
WHEREAS, as part of the Moving To Work initiative, BHP intends to substantially increase
the resident services program to each site and to improve delivery of those services. To
accomplish this goal, the rehabilitation of the sites will include the construction of new
community centers at four of the family oriented sites by eliminating two units;
WHEREAS, the rehabilitation of the units and sites will be partially financed with Private
Activity Bonds (PAB), $10 million of which has already been assigned or delegated for issuance
by BHP by the City of Boulder from its annual allocation;
WHEREAS, the rehabilitation of the units and sites will be further financed with non-
competitive 4% low income housing tax credits (LIHTC);
WHEREAS, following disposition and over several years, the sites may be conveyed to
partnerships with private sector investors and lenders where BHP will be the General Partner
managing the site, where because of the replacement vouchers, the sites will serve essentially the
same very low income population, and where BHP will have the first right of refusal to acquire
the property at the end of the fifteen year tax credit compliance period. Alternatively, some sites
may be sold outright and the proceeds used to further expand the supply of affordable housing
units in the City of boulder pursuant the Moving to Work implementation plan noted above;
WHEREAS, BHP has successfully implemented this strategy of combining disposition of public
housing, enhanced resident services, project based vouchers, and substantial rehabilitation tinder
a PAB/4% LIHTC financing model at the Broadway East Community in the City of Boulder;
WHEREAS, the disposition and redevelopment plan for the eight sites has been reviewed by
the residents without objection;
WHEREAS, BHP's disposition plan has been reviewed by the City of Boulder and a letter cf
support has been issued by the Mayor of the City of Boulder; and
WHEREAS, BHP's public housing administrative plan will be replaced by the Moving To
Work implementation plan which anticipates this conversion of public housing;
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF
COMMISSIONERS OF THE CITY OF BOULDER, COLORADO AS FOLLOWS:
That the Board of Commissioners approves the disposition of the eight public housing
sites and the Executive Director is hereby authorized to prepare and submit an application to the
Department of Housing and Urban Development for the disposition of the eight public housing
sites and to do all things necessary to further said application through its review by the
D.Ppar'iient of Hol:Srnb and T Frba*~ Development.
Adopted this 14'h day of November, 2011
SEAL
Angela McCormick,
Chair, Board of Commissioners
Housing Authority of the City of Boulder
ATTEST:
BETSEY MARTENS
Executive Secretary
MEMORANDUM
To: Board of Commissioners
From: Betsey Martens, Executive Director
Subject: Director's Report
Date: November 7, 2011
This month's Director's report includes:
Consent: None at this time
Action: December Board meeting date
Updates: Overview of the meeting
Board Development
NAHRO Updates
City Issues Affecting Affordable Housing
Attachments: City Issues affecting Affordable Housing
Action:
December Board meeting date
The Development Committee of the Board discussed the timing of December's meeting.
L s:._._ -I_ 11 _Z 7_, r7
Ow 1G~,'tilauy scheduled rneeLillg IN l-'Cuumucl LG, wlllull IN Luc ay Prior to pie ~.VUY1GiI
Study Session. Given the import of that meeting on decisions we need to make, the
Committee recommends that we change the meeting to December 19. We want to check the
date with the full Board and, if we move the date, will need to communicate the change
widely
Updates:
Overview of the meeting:
This meeting brings several important discussions to the Board. You will see the first draft
of the 2012 budget, which will be reviewed this month for discussion and direction and is
scheduled for adoption in December. You will see how the work plan and the budget
complement each other, and how the budget impacts our balance sheet both next year and
over time.
We also bring you a resolution for the disposition of our public housing. The resolution
affirms the Board's support for the action and authorizes me to execute the balance of the
disposition application. We hope that we have provided ample background on the plans for
1
public housing conversion for you to be ready to authorize our submission. I have always
described a political window that we're targeting in which to slide through. While we are
right on time with respect to our plans, I understand that the window is narrowing and the
time to submit is now.
The first draft of a recommendation about North Haven is on the agenda. We last talked
about this asset at the rune meeting. We've taken your direction from that meeting to
analyze three options: redevelop and change the use, redevelop and keen the use, or sell.
materials for that discussion will come under separate cover as we are talking about now to
position the asset in the market.
In the development report, in addition to the central item related to public housing
conversion, we'll be talking about a potential acquisition in South Boulder and options for
moving forward with High Mar. We'll update you on our outreach efforts related to Lee
Hill and what we know about how the study session is shaping up.
Board Development:
If time permits, this month's Board development topic is an introduction to New Markets
Tax Credits. We first looked at using NMTC in association with the development of the
Valmont parcel. Currently, NMTC is central to the proposed financing of the Boulder
Transit Village site.
NAHRO and Federal Issues affecting Affordable Housing
NAHRO staff predicts that Congress will adopt a 2012 appropriations bill prior to the
November 18 expiration of the continuing resolution. The biggest challenge continues to be
a reductiVii An adini u uative AGGJ iclateu to Lii" 0""ivAI O prVg"Aa Ax. A w-,
uGAAQLG J
appropriation has the shallower of the two houses at a reduction of 17% over FY2011
(which was already reduced by 8.4%) We have budgeted admin fees at a 25% reduction as
a result.
NAHRO is also closely watching progress on HUD's latest iteration of a public housing
conversion bill. The concept was first introduced as TRA (Transforming Rental
Assistance), followed by PETRA (Preserving and Enhancing and Transforming Rental
Assistance), then a brief chapter as RHRA (Rental Housing Revitalization Act) and now
proposed as RAD (Rental Assistance Demonstration), RAD proposes a voluntary
conversion of up to 60,000 units of public housing to Section 8 project-based rental
assistance (PBRA) or project-based vouchers. The bill does not provide funding for the
demonstration, however, and language is included mandating that the price tag associated
with conversions to a new subsidy form be met entirely through transfers from the
Operating and Capital Funds. Per the discussion above about public housing conversion,
this affects BHP to the extent that RAD might pass in this Congress and we would be
required to convert our public housing without the benefit of the increased value that
vouchers bring. I am watching this very closely.
2 Cy
In other NAHRO news, I offer my thanks to Angela, Willa and Penny for joining me in St.
Louis for my swearing in. It's official now, and thanks again to the Board for your support.
City Issues affecting Affordable Housing
Summary: There were several issues that staff identified for Board review that are
currently under consideration by the City of Boulder; a summary is included in the
attachments.
3
ATTACHMENT
Summary of Current City Issues Affecting Affordable Housing
City of Boulder 2012 Recommended Budget:
The City's 2012 Budget has been released and it was discussed by the City Council at its
September 16 study session. The City Manager reports that modest increases in City revenues
combined with reduced staffing and increased efficiency places the City in a better financial
condition than some other cities. However, the 2012 budget reflects a cautious approach to the
future. It is estimated that City-wide property values (and therefore property taxes) will drop by
2% during next year's assessment, offsetting any gains in sales tax revenue.
The City has again planned its budget according to the Priority Based Budgeting methodology,
where budget priorities are organized to align with the City's stated community priorities. There
are several of these priorities that directly address or serve BHP's residents and impact our future
development, such as: creating a strong, balanced transportation/transit system, promoting a
diverse workforce, cultivating a wide range of recreational/cultural/educational/social
opportunities, promoting inclusion and diversity, and facilitating housing options and
neighborhood livability.
Below are a few changes contained within the Recommended Budget that will most likely
influence development and affordable housing activities in 2012:
The City will receive $406,000 fewer dollars from the federal government through the
HOME and CDBG funding program for affordable housing. In the past, BHP has used
these funding sources as capital sources for new development and rehabilitation.
e The Community Planning & Development Budget will be increased by $75,000 to
support comprehensive planning and economic vitality efforts as well as for
redevelopment initiatives and to keep the land use plans up-to-date. This department will
also hire a Deputy Director.
® $392,000 will be allocated toward building permit and development review staff as well
as for a replacement project tracking system. An additional $32,000 has been allocated
toward the review required for engineering permits and to update the City's Design &
Construction Standards.
• The 2012 Recommended Budget report indicates that discussions about changing
development fees and/or waiving development fees for affordable housing developments
will not take place until 2013.
The budget document also contained a priority ranking of all City programs. Below are several
programs of note because of their relationship with BHP and our residents and where these
programs will be prioritized in 2012:
* Priority 1: Affordable Housing Planning/Development Review
Funding for Very Low, Low and Moderate Income Housing
~'U
Participation in the regional HOME Consortium
Housing Planning and Project Management
• Priority 2: Family resource schools
Childcare subsidy and referral
Office of Human Rights
Homeownership nroarams
Human Services Fund for prevention and intervention
• Priority 3: Childcare recruitment and training
Youth Opportunity Program
Human Services Fund for safety net services
Human Services policy development and planning
Senior centers, resources, health and wellness, nutrition
and social programs
Junior Rangers program
• Priority 4: Food tax rebate program
Library events, multi-cultural outreach, teen programming
Parks and Recreation arts, health, wealth, and youth recreation
programs
Community Gardens to be Allowed in All City Zones
In October, the Planning Board recommended changes to ne Land Use Code that would pen-n-It
community gardens to be established in all zones with certain stipulations that must be met,
including water conserving measures and preventing nuisances to neighbors. Community
gardens, defined as a gardening area made up of smaller individual gardening plots, are one
mechanism for individuals and families to grow fresh food for themselves at little cost as well as
to interact with other community members and to be active outdoors. With implementation of
the new code change language, there will be more opportunities in more parts of Boulder for
lower-income residents without their own outdoor space to grow their own food. Our public
housing residents periodically receive fresh produce from the Cultiva and Growing Gardens
commun;.t}' gardening programs. We,,,,,.;!! report back to the Board on new information once the
Code changes have been considered by the City Council.
Boulder Microloan Fund Offers New Loans to Small Businesses:
Recently, the Boulder Microloan Fund announced that a new round of loan capital totaling
$575,000 would be available for small business loans. Contributors to the Microloan Fund
include the City of Boulder, the Colorado Enterprise Fund, Wells Fargo, US Bank, First National
Bank of Colorado, and First Bank. Small businesses and non-profits (less than $2 million annual
gross revenues) can borrow up to $50,000 for working capital or other purposes. So far, more
than $180,000 has been repaid and re-loaned by local businesses, including Boulder Ice Cream
and Paradigm Publishers.
We will continue to track the success ofthe Boulder Microloan Fund in acknowledgement that
this program could benefit our residents who own small business and some of our community
partners who meet the reauirements. For more information, contact Lewis Hagler of the
Colorado Enterprise Fund at 720-473-4055 or aau.;;uzin3i9aiacsaiisei'uriiz.or;.
Center for Housing Policy Releases Updated Housing and Wage Data:
The Center for Housing Policy released its updated Paycheck to Paycheck database, which
provides location-specific housing costs and wages for more than 70 occupations. The Center
for Housing Policy is the research arm of the National Housing Conference, a non-partisan
member-based affordable housing advocacy organization.
We tested five occupations commonly held by BHP residents in the Paycheck to Paycheck
database. The attached graphs show the disparity between the incomes generated by these
occupations and those required to purchase or rent average Boulder housing. The visual
representation of this data illustrates the continued need to provide housing and economic
opportunities to Boulder's workforce and BHP residents.
"Recession Study Finds Hispanics Hit the Hardest"
A Pew Research Center study released in July indicated that "Hispanic families accounted for the
largest single decline in wealth of any ethnic and racial group in the country during the
recession," as reported by the New York Times. The study went on to report the largest gap in 25
years between the average median wealth of Latino and black households when compared to
white households. Please let us know if you would like to see the full article.
t
National Housing Conference 1 Center For Housing Policy I CHP Paycheck to Paycheck - Page 1 of 2
What is Happening in
Boulder, CO
Paycheck to Paycheck
2019 First Quarter Findings
HOMEOWNERSHIP MA.R.KET- SOULDER, CO
2011 Median Priced Home: $290,000
5190.000
St3J D00
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4~.i1B2
540,000. aro21
23614:.. 24,147
$20,000 15 NR9
tjeaC~
Lac 2~`~ Q aQ~ v ~ti
ti
cti' Aar sue , F 'Il
Pe r~ ,
i OCO-2011 Confer for rloos ng Policy
Data on the median-priced home are tram the Nalional Association of Home SliNder_c' Housing Opportunity Index for the first Quarter (10) o1201 1. Ckrk here for metro area dehnilrons.
The annual
income needed to quality fora mortgage ryas calcufaled using the aeeracle prevailing interest rate, assumes a 10 pcrcenf dosvnpeymenf and 0ic use of orivale mortga9e insurance. anti
includes
principal, iriterest, taxes and inc-urdnce.
Wage data are as of February 2011 and were obtained from a proprietary database of se.lary information by neogfnphic location malmained by Salnry.corrr
13
http://www.nlic.org/chp/p2p_2011_q l/one_msa_display.pllp?nlsa_code-14500&hrb-h&o... 9/22/2011
National Housing Conference I Center For Housing Policy ! CHP Paycheck to Paycheck - Page 2 of 2
RENTAL MARKET- BOULDER, CO
2011 Falr Market Rent: 113R $678lmonth, 2BR $1,102/month
a2,o52
37,021
23
$30,OOp ~.rr
t
F 97
527000 ug
gv 2~, tt 2i,id~
SIB wo
i
50,000
vs,
~ ~cP ~ Q a
G
4) 2000-2011 Center fcr Hs us€ng Policy
Rental data are from the U.S. Depaftment of Housing and Urban Development's report on Fair Market Rents for the year 2011 and are based on a survey of recently occupied units. Click
here for
metro area definitions, and click here for FMR documentation from HUD. The Income Needed to Afford is the annual income that must be earned so that this rent does not exceed 30
percent of
income, a standard measure of affordability.
Wage data are as of February 20t 1 and were obtained from a proprietary database of salary information by geographic location maintained by Salary-com.
You may select another Metropolitan Area
Boulder, GO:
View Gurren4 Seleotions Custarnize Selections:.
Retitrmto Paycheck to :Paycheck Home Page:,
lLl
http://-vvww.nhc.org/chp/P2p-2011-ql/0ne _msa_display.php?msa_code=14500&hrb=b&o... 9/22/2011
MEMORANDUM
To: Board of Commissioners
From: Management Staff
Subject: Report of Activity
Date: 11/8/2011
This month's Management report includes:
Consent: Resolution #13: 2012 Payment Standard for Section 8 Voucher
Program
Action: 2012 Draft Work Plan and Budget
2011 September Financial Summary
North Haven Redevelopment options and contract opt out
Updates: Occupancy Status and Net Rental Income
Canyon Pointe Communication
Johnson Control Services/Energy Performance Contract Update
Qualitative Ranking of our Portfolio
Resident Services Report
Senior Site Holiday Parties
Attachments: Resolution #13: 2012 Payment Standard for Section 8 Voucher
Program
2011 September Financials
Canyon Pointe Letter
CONSENT ITEMS:
Resolution 413: 2012 Payment Standards for Section 8 Voucher Program
Each year HUD issues a new set of data describing the Fair Market Rents (FMR) by
geographic area. The FMR establishes the limits for how much rent is paid in the Section 8
program. The "payment standard" is a program innovation that allows each housing
authority to establish a payment limit that is different than the FMR, but no less than 90%
of the FMR and no more than 110%.
Each year, we bring a recommendation to the Board about where to establish our payment
standards. The final FMRs for 2012 were released in October and were 12% lower than the
t 1
FMRs set for 2011. In consideration of this fact, and after discussion with staff, we propose
to set the 2012 payment standards at 110% of the FMRs, which results in a 2% decrease
from 2011 payment standards. HUD rules state that we must give participants a full two-
year notice of any decrease in the payment standard. This means that for those participants
who remain in the same unit over the next two years, they will not see a decrease in their
payment standard until their annual recertification effective in 2014, by which time, the
FMRs may have increased.
Below is the table showing the difference between current payment standards and our
proposal for 2012.
2011 Based
Fair 2011 Proposed on Decrease
Market payment 2012 110% in
Rents standards FMRs of 2012 dollars
FMRs
0 bedroom $758 $760 $679 $747 $13
1 bedroom $875 $880 $787 $866 $14
2 bedrooms $1,102 $1,110 $987 $1,086 $24
3 bedrooms $1,607 $1,610 $1,439 $1,583 $27
4 bedroom $1,926 $1,935 $1,725 $1,898 $37
Mobile home lot rents are not included in the proposed Fair Market Rents. The payment
standard for the manufactured lot rent is $544, which is set at 120% of the FMR as
approved by HUD for BHP. Resolution 413 approving the changes to the current payment
standards is attached for your review and approval.
ACTION ITEMS:
2012 Draft Work Plan and Budget
We will be presenting the first draft of the 2012 work plan and budget at this meeting with
final adoption at the December Board meeting. Please bring any questions for discussion to
this meeting. The draft budget, narrative, and work plan are included as a separate packet
for your review.
September 2011 Financial Summary
Boulder Housing Partners year-to-date revenues of $15,345,682 expenses of $13,232,102
and gains from disposition of property of $545,516, the settlement of an insurance claim for
$90,000 and debt forgiveness of $326,901, results in net income of $3,075,998 versus a
budgeted income of $1,982,913. The positive variance of $1,093,085 is explained as
follows:
2
Statement ofActivities
Tenant Dwelling Rental Income of $3,486,680 is unfavorable to budget by $96,111 (A)
primarily due to the increased vacancies and concessions at Bridgewalk resulting from the
rehabilitation work on the property. Rental Write-offs are unfavorable to budget by
$21,615 (B) as a result of a cleanup of the outstanding receivables list and changing our
accounting to establish a reserve for Bad Debt during the remainder of 2011. As a result of
this change, 2011 will have an additional unbudgeted expense of approximately $10,000
through the remainder of 2011.
Development Fees are favorable to budget by $191,774 (C 1) as a result of the recognition
of $92,000 from Red Oak Park Solar Installation that was added to the project in 2011 and
$124,139 related to grant management fees on Capital Grant projects. These management
fees are directly offset by the negative variance of $124,139 (C2) in Capital Improvement
Grant Management Fee expense. Similarly, Resident Services Fee Income positive
variance of $72,588 (Dl) includes $57,896 of management fees from Federal Service
Grants. This is partially offset by the Service Grant Expense negative variance of $36,641
(D2). These two offsetting variances (C & D) result from accounting changes for both
development fees earned from capital grants and management fees earned from service
grants to accommodate HUD reporting. These items will be eliminated in the year end
consolidated financial statements. The 2012 budget will take this into consideration.
Federal Capital Grants unfavorable variance of $237,963 (E) is a timing difference between
budget and actual spending on capital projects. A portion of the 2011 allocation of Capital
Funds for Public Housing is now being targeted to MTW use in 2012 so the variance is
expected.
Interest Income positive variance of $84,792 (F) relates to additional interest on the new
Sage Court note 1 and to the interest subsidy received from the Federal Government for the
Qualified Energy Conservation Bonds (QECB) and Build America Bonds (BAB) that were
used to finance the Energy Performance Contract. The Treasury refunds 70% of the
interest charged on the QECB and 35% of the interest on the BAB resulting in a
significantly lower effective interest rate. Our auditors have confirmed that we are required
to classify this subsidy as income rather than reducing the interest expense.
The Miscellaneous Revenue positive variance of $270,220 (G) includes a rebate of
$161,000 from Xcel Energy for the solar system installed on Walnut Place. This cash was
used to complete the Northport Solar system. In addition, we have received unbudgeted
income from Section 8 fraud recoveries and FSS forfeitures totaling $55,000. Of this
amount only $20,000 is available for Section 8 administrative expenses. The remainder is
restricted to future HAP.
Extraordinary Maintenance of $197,277 (H) includes expenditures for siding repairs at
Kalmia; electrical work at Madison, Manhattan and Hayden Pl.; hazardous materials testing
across all sites; unexpected rental license inspection fees; and $70,000 for bedbug work
1 As a reminder, the 2011 budget assumed Thistle would pay the Sage Court note in full at maturity. In fact,
we refinanced the note and rolled the unpaid accrued interest into the principal amount. We will be earning
$1,570/month on the new note.
3 j~
across the portfolio. Beginning in 2012 rental license fees and bedbugs will be budgeted
and recorded in ordinary expense.
Water and Sewer has a positive variance of $58,354 (1) which includes $43,000 from the
Public Housing properties and Gas has a positive variance of $22,190 (J) which includes
$19,000 from the Public Housing properties. This savings is attributed to the Energy
Performance Contract work to reduce energy consumption at these sites.
tt•n rmnn ni itK' relate to tre te sal te or o titne Street a__ which
Selling expenses or ~zuyo (J rel property on BlullCC Sich was
completed in June.
Amortization expense unfavorable variance of $164,596 (L) includes the write-off of
$116,000 resulting from the correction of errors in the original set-up of amortization
schedules for several loans. The amortization expense was recorded based on the
amortization period rather than to loan maturity. Additionally, in July we expensed the
remaining $28,255 of costs of the Mercy Loan for Bridgewalk which was paid off prior to
maturity.
Depreciation favorable variance of $111,810 (M) results from the delay vs. budget
expectations in delivery of various construction projects such as the EPC and Bridgewalk.
HCV-HAP Expense positive variance of $275,935 (N) relates to the slower than budgeted
lease up of the 100 new vouchers for non-elderly disabled individuals.
Gain on Disposition of Property of $545,516 (O) includes $480,400 from the sale of the
Bluff Street property and $58,000 from the reversal of predevelopment expenses for Red
Oak Park. We were able to reimburse BHP for these expenses from the savings achieved in
the construction of Red Oak Park. Extraordinary Income of $416,901 (P) includes the
recognition of the forgiveness of debt by the City of Boulder in the amount of $326,901
(principal and interest) relating to Woodlands and the insurance settlement of $90,000 we
received for the roof damage at Walnut Place.
Balance Sheet
The year-to-date increase in unrestricted cash of $591,557 (Q) is more fully explained on
the monthly cash report however the major items contributing to the increase are the receipt
of $92,700 of developer fees for Red Oak Park Solar, $277,000 from the sale of Bluff,
$268,000 in developer fees from Broadway West, Walnut Place insurance settlement of
$90,000 and the release from restriction of $186,000 that was previously set aside for Red
Oak Park construction contingency. These are partially offset by the reduction in Accounts
Payable. The decrease in Accounts Receivable $1,027,132 (R1) and increase in Accounts
Receivable - Tax Credits of $1,211,329 (R2) results from a reclassification of developer
fees receivable previously recorded in Accounts Receivable. Moving the developer fee
receivable to Accounts Receivable -Tax Credits conforms to our internal reporting to the
audit report presentation. The AR Tax Credits now reflects all amounts due from related
parties.
Restricted Cash declined by $1,324,379 (S) as we spent money borrowed to complete the
work at Public Housing sites for the Energy Performance Contract. Capital Assets increase
4 fj
of $3,050,915 (T) relates to the EPC at the Public Housing sites, Canyon Pointe Green
Retro Fit work and ongoing improvements at Bridgewalk.
Accounts Payable declined by $799,591 (U) as we paid invoices on our construction
projects that were accrued at year end 2010.
The large decline of Current Portion of Long Term Debt of $5,120,622 (V 1) reflects the
entire balance due of $5,048,000 on the Bridgewalk Loans that were paid off in July. This
decline is offset by the increase in Mortgages Payable of $06,41111,710-3 (V2) as the reffirianced
loan is classified long term. The amount of Long term Mortgages will continue to increase
as the funds are drawn for the Bridgewalk property improvements.
Statement o~Cash Flows
The Statement of Cash Flows provides detail on the overall year-to-date increase in Cash
and Cash equivalents of $591,557 (W). The significant items in September are the
reduction in Construction in Progress (X) which resulted in an increase in Real Estate
Assets (Y).
Portfolio Analysis Report
Overall performance of the portfolio remains strong with BHP debt service coverage at a
combined 1.71 and the Tax Credit entities at 1.43. Canyon Pointe at 1.18 is still covering
the additional debt load from the reallocation from Midtown, Glen Willow and North
Haven. The 4 properties that support the single loan at First Bank are in green and separate
from the rest of the Workforce properties. The subtotal represents the combined Debt
Service Coverage Ratio of .89 for the loan. Arapahoe East has been affected by the unit
rehab process resulting in increased vacancy at the property. Sanitas Place is operating in
accordance with budget. Improvements are not expected until the rehabilitation is
completed in 2012. Twin Pines was affected by several unit turns the last 2 months.
Whittier Apartments has seen 5 of 10 units turn in the last three months significantly
reducing income and increasing expenses.
North Maven Redevelopment Options
At the June meeting we approached the Board with some preliminary options regarding
sale or redevelopment of North Haven. We have explored the options identified in the
June Board discussion, and are back to you with some further thinking. At the June
meeting, the Board endorsed these guiding principles for the site:
1. Assist in providing a better living environment for the current residents, using
replacement vouchers
2. Create a stable asset, through redevelopment or reinvestment of asset proceeds
3. Find a financially feasible solution for the property
4. Preserve the best qualities of the site in a redevelopment option
a. Location
b. Proximity to Safehouse
c. Current density
5. Work with our partner to better serve clients
5
6. Simplify reporting burden by eliminating a special program monitored by CHFA
that applies to eight units only.
7. Link services and housing more effectively
To date we have written a request to CHFA to renew the North Haven HAP contract for the
year 2012, and indicated our intent to opt out of the contract after November 30, 2012. We
will still need to submit an official notice of intent to opt out of the contract as of December
1, 2011 at which time we will give the residents an official notice that we Will not be
renewing the contract with CHFA. We have met with the Safehouse Progressive Alliance
for Nonviolence (SPAN) to continue the dialogue on how we might transition the program
to other sites. They continue to indicate support for a change at North Haven and an interest
in working together on an alternative program with us for their clients. The SPAN case
managers meet with the residents once a week, and BHP has planned to attend this meeting
once a month to provide updates to each of the residents about the status of North Haven.
The first meeting will be on Mondaly November 7, 2011. We will provide an update about
this meeting to the Board on the 14`'
In June, staff presented the following options in a rough order of staff preference:
1. Sell the property
2. Redevelop the site
3. Renovate the building
Over the past few months, staff has continued to explore the viability of all of the options.
Through this process we built several different proformas to reflect the different
transactions. We also received a new appraisal from Bristol Realty, and explored
redevelopment options with the City of Boulder Planning Department.
The Board will receive the additional analysis we've completed about North Haven by
separate email in order to keep the real estate strategy confidential.
UPDATES:
Occupancy Status and Net Rental Income
The combined net rental income for all of BHP properties through September was
$4,381,041 compared to a budgeted net rental income of $4,522,735 which is a negative
variance to budget of $141,694 (-3.1 The combined net rental income for all of the Tax
Credit Properties through September was $1,736,215 compared to a budgeted net rental
income of $1,689,395 which is a positive variance to budget of $46,820. (+2.77%)
Several of BHP property groups were showing negative net rental income at the end of the
September. The variances in Public Housing income are improving but still primarily due
to a funding delay because of the federal budget process. The variances in Section 8
Project Based Properties are improving but still due to slightly lower revenue at Canyon
Pointe and higher than normal vacancy at North Haven. The variance in the Workforce
portfolio income is the result of a large number of vacancies at Bridgewalk, Arapahoe East,
6 7-0
Hayden Place and Sanitas Place related to renovation. Staff has deliberately held units out
of the rental pool for substantial rehabilitation at these four properties. This trend will
continue through March 2012 as we continue taking approximately 20 units per month off
line at Bridgewalk for additional rehab work. When all portfolios are rolled up, NOI is
negative to budget. However, with the refinance of Bridgewalk in August, we are not
currently paying debt service. We anticipate finishing the year in a positive cash position.
The BHP year-to-date occupancy through September was 96.09%, compared to a budgeted
occupancy rate of 9F7 The combined physical occupancy rate for the Tax Credit portfolio,
year-to-date through August was 98.73%, compared to a budgeted occupancy of 97%.
Red Oak Park update - Red Oak Park was fully leased as of August 2, 2011. Net rental
income for the property through September is ahead of budget ($277,961 compared to a
budgeted net rental income of $220,222) Occupancy for September is 100%. We anticipate
the property will meet or exceed our standard property occupancy goal of 97% from here
forward. Staff will add the Red Oak information to the monthly combine Occupancy Status
and Net Rental Income report starting in January of 2012.
The chart below shows physical occupancy by property type. These property designations
mirror the way the budget is organized. Public Housing has been divided into two groups of
less than 250 units each, to comply with HUD Project Based Accounting requirements.
Public Housing I is comprised of all the family sites and Public Housing 11 is comprised of
the two senior sites.
Public Housing I properties - Arapahoe, Diagonal, Iris/Hawthorn, Kalmia, Madison and
Manhattan. -187 units
Public Housing II properties - Northport and Walnut Place - 145 Units
Project Based Section 8 Properties - Canyon Point, Glen Willow & North Haven - 124
Work Force - 101 Pearl, Arapahoe East, Bridgewalk, Dakota Ridge, Hayden Place,
Midtown, Orchard House, Sanitas Place, Twin Pines, Whittier and Woodlands- 270
Tax Credit properties - Broadway East, Broadway West, Foothills Community, Holiday
Neighborhood, and Red Oak Park, Vistoso - 267 units
Total units combined - 993
7
September 2011
Net Rental Net Rental Net Rental Physical Physical Variance
Income - Income - Income - Occ Occ to
YTD Butt Variance YTD Budget Budtet
Public
($17,034) 98.42% 97% 9.42l
Ho:si.e I $$13,936 $$30,570
Public
($16,721) 97.76°l0 97°l0 0.76°/0
Housing - H $512,065 $528,786
PB See. S
($99,949) 9$.28°l0 97% 9.2$%
properties $931,421 $943,362
1
Work Force $2,122,538 $2,218,595 ($96,057) 92.54% 97% -4.46%
BHP
portfolio $4,381,049 $4,522,735 ($141,694) 96.09% 97% -0.91%
combined
Broadway $394,696 $375,373 $99,323 98.36% 97% 9.36%
East
Broadway $992,427 $188,196 $4,311 98.52% 97% 1.52%
West
Foothills $690,203 $672,618 $17,585 99.39% 97% 2.39%
Holiday $352,736 $349,050 $3,686 98.50% 97% 1.50%
Vistoso $106,153 $104,238 $1,915 97.80% 97% 0.80%
TC
portfolio $9,736,295 $9,689,395 $46,820 98.73% 97% 1.73%
combined
Canyon Pointe Communication
Board members may have received a letter from a group calling themselves the Canyon
Pointe Council of Concerned Elders. Betsey and Willa met with this group on October 13th,
and have been working with them and other members of the community to understand their
concerns. We provided a letter in response to the meeting, attached.
Johnson Controls Services/Energy Performance Contract Update
All construction is complete for the Energy Performance Contract in our public housing
portfolio. Johnson Controls completed this work. Upgrades include the following:
• New high efficiency boilers at Walnut Place and Northport
• Lighting retrofits at all sites.
• Water conservation measures including faucet aerators, high efficiency toilets and
irrigation control measures at all sites.
• Programmable thermostats at Arapahoe and Northport.
• New insulation and envelope infiltration measures at all sites.
• High efficiency hot water tanks at Diagonal Court.
Now that the construction upgrades are complete, BHP and Johnson Controls have entered
into the measurement and verification process of our contract. Johnson Controls will
monitor how the upgrades are working and the savings that the public housing portfolio
realizes. The energy savings will pay for the financing to complete these upgrades. Please
8 L
note the actual energy savings that BHP has documented to date in the public housing
portfolio:
Water - savings of 38% over 2010 - value of $43,000
Gas - savings of 25% over 2010 - value of $19,000
Electricity - savings of 7% over 2010 - value of $6,000.
Qualitative Ranking of our Portfolio
At the Board's September retreat, we had a discussion about refreshing the qualitative
analysis of the portfolio that was laSi vompleted in 2nn8. Thug iS an aYerc;cnr Ir: ~rhieh
property managers, maintenance, and lead team members rank each asset on a number of
qualitative measures including responsiveness to our mission, quality of the asset, location,
and operating characteristics. The 2008 ranking helped us to establish the asset disposition
plan that resulted in the sale of the scattered site condos and Bluff. This year, 12 staff
members participated in the ranking exercise. Some clear trends emerge, and support the
goals of our portfolio plan:
• Our strongest assets have a Section 8 voucher attached to the property. This
supports strong operations and the ability to serve the most vulnerable residents
at the core of our mission.
• Also ranking at the top are our newest properties, typically built with a 9% tax
credit.
• Our public housing makes up the middle bandwidth, performing very well on
mission and less well on operating characteristics and capital needs.
• Our weakest properties continue to be the smaller, older properties in the
workforce portfolio. With these properties, we do not have a deep subsidy
upfront or for ongoing operations. With significant support from the City of
Boulder in 2011 and 2012, we are midway through the process of making major
capital investments and stabilizing the operations of these properties. These
properties have the opportunity to contribute to the "housing continuum,"
serving families whose need is not so great as deeply subsidized Section 8 and
Public Housing sites, but for whom market rate is still out of reach.
• We asked everyone to score Bridgewalk "as complete." Bridgewalk scores in
the top third of the portfolio, with strong operations in support of our mission.
9 Z3
Portfolio Ran[<ing- Product Type- November 2011
Size K Location- I.ocation - upcoming
llvusint; Rc sitlesat (3reratim, Total
~ Quality tenant 8 1-11capital
proper h, the mina Service strength Paints
of Urn is Amenities strategic Needs
~ Vulnerable cnrichme~tt
i
Canyon Pointe 5 4 4 5 5 5 4 31
Bmadmy East 4 5 4 5 4 4 3 28
f~vP 4 n n S ZR
f Woodlands 4 „.5 3 4 3 4 3
E3~ 3 2 _4.. 5 4 4 3 25
Foothills 3 1 4 4 5 4 3 25
5 24 . z
Walrtuf place....! : 5 4. 7777
Bridgewalk 2 1 5 4 4 4 3 23 11 Diagonal Courf ! 4 4 ~3~ 4:.. 3 3 2 23,
Northpart - 4 3 4 3 2 2 23. ;
//V~~istos~o~y .,3{. 1 4 4 4 4 4 23
t A 22
x2lE~'i1 Zltll+i t 5 4 s C S
Holiday 3 1 4 3 4 4 2 21
Iris Ha%fhome 4 3 3 4 4 2 2 21
Kalmi-a 4 4 3 3 3 2 2 21
Madison 4 4 3 3 4 2 2 21
Manhattan 4 4 3 3 4 2 3 21
Arapahoe Court 5 4 2 3 3 2 i 2 21
Dakota Ridge 3 1 4 4 3 3' 3 20
North Haven' 5, 3 1 4 4 2 1 19
Arapho fast 3 1 3 3 3 2 3 18
VVhi#fir3 1, 2 45 2,2 " 1$
Na}rdemPlace ? 2 1 3 2 3 2 3 45
Sanitas place 3 1 2 3 3 2 2 16
Tian Pines 3 1 3 3 3 2 2 16
Midto~tirt 2 1' 2 3 2 2 3 15
101 Pearl 1 1 3 4 3 3 0 15
Orchard House 3 2 2:,2 2 0,. ,0 11
Legend
Place based Section 8
New construction LIHTC
Public Housing
Work fomc/BoulderAffa ab#i31 r7fals
Market Rate
Grou '`Home
10 i
When we look at the rankings based on the decade when the property was built or
underwent major renovation (defined as $20,000/unit or greater) we see that newer and
recently renovated properties again score highest. With public housing conversion and the
City of Boulder's investment in the Workforce portfolio, we anticipate moving the majority
of the purple, green, and white properties to orange in the next 3-5 years.
Portfolio Ranking-Age of Property -November 2011
L4iis~ion- Mission
Size& Location- Locafzon- Upcon-kint;
llousing Resident Operating 't'otal
C3ualif Te: nant BHP Capital
.2 the Most Service Strength Points
of Units Amenities s a£e e Needs
vulnerable enrichment
r< , p
Woodfands 4 5 3 4 3 4 3 26
MWI~ MS
Wafrtu# Place 5 4 2 4 5 3 b 24
a x i,a~ r4 r a s~o a
rte" sa k?' cap; x ° ' sTn
Liagonal Caurf 4 4 3 4 3 3 2 23 ,
Northport 5 4 3 4 3 2 2 23
M 7-7 --177P
-7 -FRO,
IV III ~ g
MEMBER w.:? r dtt r `rxz Y vx ~~5
fef]1floW
4
~rnz~ G,. <~.a€~>s' 1s'ic F w x$"~ 1~,'~,"g a"U 7?',? e ctru~': „a r 2`'' j. 5 xg~ grFs
1ME mart r..4 , r ,
ln$, Htvthre^ . , 3 , 4 4. 2 2, , . 21
Nlatlison 4. 4' 2 2 21
1anhattn ° 4 3 . 2' 3 21 .
Arapahoe Court 5 4 2 3 3 2 2 21
Dakota Ridge 3 1 4 4 3 3 3 20
North Haven 5 3 14 4 2 1 19
v. J fr 3S 3. 'kw r l#u+, a ~-s s r <s > < x';"Fga''"k k
~,u. nom. ,4 K< xke
WNhitfler, 1 2 4 5 2 2 18
Haytleri J°lace 2 1 3 2; 3 2 T6,
Sanitas Place 3 1 2 3 3 2 2 16
a
Midtown 2 1 2 3 2 2 3 15
101 Pearl 1 1 3y 4 3 3 ~0y 15(
7:£ s `:e L l v r(S k GY'4''i
ib., 14 ..4'sli, x,: 5 si 3.6.... rL . a,. .>.t,
Legend
: ~f.
Built or major rehab 1990-1999
BuII<.ormajorrehab 1980-1939
13uftt~r~#•tn~lortettab 19~f~-;f9~~ ` ,
Built before 1970
11
Resident Services Report
As we near the end of 2011, it feels timely to check in on Resident Services department
funding. This year has been a year of change, and a strong year for funding and program
growth. The large ROSS grant that has sustained significant staffing for volunteer
coordination and senior site advocates as well as programs and partnerships with Special
Transit and Meals on Wheels is drawing to a close. We are working on ways to keep these
partnerships intact and replace the lost funding. We had a very strong year in securing new
funding sources for the department, including bringing 100% of our FSS grant in house,
where we previously split it 50/50 with Boulder County. We received a new Service
Coordinator grant that supports efforts for resident self-sufficiency in public housing. For
the 2012 Budget, these two grants bring over $120,000 to the staffing and overhead of RS
programs. As outlined in the budget memo, Resident Service fees paid by the properties
make up the rest.
It has been a very good year for the Foundation as well. To date, the Foundation has
generated $49,565 in funds. Foundation Board members have raised $13,985 through
fundraising, while our staff effort, spearheaded by Anna Kay Jolulson, has secured $35,580
in grant finding with the help of a grant writer, Susie Cabell.
On the program front, the department continues to grow. We are pleased to welcome our
newest partner, Clace, to Red Oak Park. Clace provides after school science education to
children from low income households. Their emphasis is on working with Latino children,
and they bring several prestigious grants and partnerships to this endeavor, including
NASA funding and CU. We are in the process of negotiating a lease for the Red Oak Park
community center in which they will provide programing four days a week.
Senior Site Holliday 'Parties
It's that time of year again! The Senior Site Holiday parties are a wonderful tradition at
BHP. The holiday parties give residents and Commissioners a chance to get to know each
other and celebrate together. We have had over 25 new residents move in to the Senior
Sites this last year. We have had to say goodbye to quite a few of our residents who had
lived with us a long time. We hope you can take some time during this busy season to
enjoy the spirit of the holidays with our residents.
• Wed. Dec 14th 3 pm Walnut Place-1940 Walnut
• Tues. Dec 20th 3 pm North Port-1133 Portland Place
• Wed. Dec 21St 3 pm Canyon Pointe-700 Walnut
2 Cv
12
BHP
Statement of Activities
September 30, 2011
YTD YTD
Ref Actual Budget Variance $ % Var
REVENUE
Operations Revenue
Tenant Dwelling Rental A $ 3,486,680 $ 3,582,791 $ (96,111) -2.7%
Non Dwelling Rental Income 8,504 8,340 i64 2.0%
Rental Write-offs B (41,617) (20,002) (21,615) 108.1%
HUD-Operating Subsidy 350,425 368,910 (18,485) -5.0%
HAP Project Based Assistance 577,049 582,696 (5,647) -1.0%
Total Operations Revenue 4,381,041 4,522,735 (141,694) -3.1%
Fee Revenue
Asset Fee Revenue 65,460 65,520 (60) -0.1%
Property Mgmt & Bkkpg Fee 420,205 420,903 (698) -0.2%
Development Fees C1 1,298,997 1,107,223 191,774 17.3%
Mgmt Fees - Tax Credits & S8 260,814 262,396 (1,582) -0.6%
Res Svc Income 131 236,790 164,202 72,588 44.2%
Total Fee Revenue 2,282,266 2,020,244 262,022 13.0%
Grants and Subsidies
HCV-HAP Revenue 5,235,230 5,207,598 27,632 0.5%
Non Federal Grants and Donations 757,131 800,000 (42,869) -5.4%
Federal Capital Grants E 670,844 908,807 (237,963) -26.2%
Federal Service Grants 295,666 339,509 (43,844) -12.9%
Total Grants and Subsidies 6,958,871 7,255,914 (297,044) -4.1%
Other Revenue
Tenant Late Fees 16,059 13,087 2,972 22.7%
Tenant Work Order Charges 11,465 9,945 1,520 15.3%
Tenant Reim - Utilities 47,072 35,234 11,838 33.6%
Interest Income F 519,873 435,081 84,792 19.5%
Laundry 49,262 51,165 (1,903) -3.7%
Community Center Revenue 2,700 4,311 (1,611) -37.4%
Maint Charges to Prop 788,560 821,250 (32,691) -4.0%
Miscellaneous Revenue G 288,515 18,295 270,220 1477.0%
Total Other Revenue 1,723,505 1,388,368 335,137 24.1%
Total Revenue 15,345,682 15,187,261 158,421 1.0%
EXPENSES
Salaries and Benefits
Total Salaries 2,712,573 2,823,039 110,466 3.9%
Total Salaries and Benefits 2,712,573 2,823,039 110,466 3.9%
Property Costs
Capital Improvement Grant Mgmt. Fees C2 124,139 0 (124,139) -100.0%
Management Fees 140,849 147,840 6,991 4.7%
Maintenance Materials 173,703 191,135 17,432 9.1%
Contract Labor & Repairs 578,087 619,638 41,552 6.7%
BHP Contract Labor 628,452 647,550 19,098 2.9%
Extraordinary Maintenance H 197,277 87,250 (110,027) -126.1%
Garbage and Trash Removal 101,135 86,085 (15,050) -17.5%
Water and Sewer 1 154,046 212,400 58,354 27.5%
Electricity 140,584 139,410 (1,174) -0.8%
Gas J 130,251 152,441 22,190 14.6%
PILOT 81,650 74,340 (7,310) -9.8%
HOA Fees 4,940 3,488 (1,453) -41.6%
Selling Expenses K 20,096 0 (20,096) -100.0%
a~
1 of 2 1118/20115:52 PM
BHP
Statement of Activities
September 30, 2011
YTD YTD
Ref Actual Budget Variance $ % Var
Total Property Costs 2,475,208 2,361,577 (113,632) -4.8%
Operatina_ Expenses
Amortization Expense L 187,301 22,9^u5 (164,596) 718.6°o
Asset Management Fee 65,460 65,520 60 01%
Audit Fees 35,812 35,811 (1) 0.0%
Background Checks 8,451 6,765 (1,686) -24.9%
Bank Fees 4,862 4,770 (92) -1.9%
Board Expense 4,817 3,639 (1,178) -32.4%
Community Center Exp 990 990 0 0.0%
Consultants 3,904 42,229 38,325 90.8%
Depreciation M 1,111,524 1,223,334 111,810 9.1%
Dues and Fees 29,981 36,209 6,228 17.2%
Expendable Equipment 61,259 68,597 7,338 10.7%
HCV-HAP Expense N 4,468,190 4,744,125 275,935 5.8%
Insurance Expense 140,242 151,380 11,138 7.4%
Interest Expense 2,973 6,300 3,327 52.8%
Legal Expense 26,064 10,523 (15,541) -147.7%
Mileage 61336 8,508 2,172 25.5%
Miscellaneous - Expense 12,825 18,801 5,976 31.8%
Mortgage Interest Expense 760,743 801,418 40,675 5.1%
Non-Salaried Personnel 29,745 34,300 4,555 13.3%
Advertising/Marketing 19,071 9,143 (9,928) -108.6%
Office Supplies 28,084 24,345 (3,739) -15.4%
Phone Expense 40,909 45,954 5,045 11.0%
Postage Expense 13,319 10,620 (2,699) -25.4%
Printing Expense 23,977 25,500 1,523 6.0%
Property Mgmt & Bkkpg Fee Exp 420,205 420,948 743 0.2%
Publications - 480 480 100.0%
Resident Relocation 1,865 - (1,865) -100.0%
Res Svc/Strategic Planning Fee Exp 153,136 153,792 656 0.4%
Staff Training 37,663 60,397 22,734 37.6%
Service Grant Expense D2 294,700 258,058 (36,641) -14.2%
Vehicle Expense 45,627 45,045 (582) -1.3%
RRC Allocation 4,083 6,228 2,145 34.4%
Total Operating Costs 8,044,320 8,346,634 302,314 3.6%
Total Expenses 13,232,102 13,531,250 299,148 2.2%
Net Income before Other Items 2,113,580 1,656,012 457,569 27.6%
Gain (Loss) on Disposition of Property 0 545,516 - 545,516 100.0%
Extraordinary Income (Expense) P 416,901 326,901 90,000 0.0%
TOTAL NET INCOME (LOSS) $ 3,075,998 $ 1,982,913 $ 1,093,085 55.1%
Note: Full year budget was adjusted by moving $715,000 from Federal Capital Grants to Non Federal Grants and Donations to reflect
City of Boulder money designated from CHAP rather than CDBG as anticipated. No net affect on budget.
202 1118120915:52 PM
BHP
Balance Sheet
September 30, 2011 and December 31, 2010
Actual Actual Net Change
Ref September-11 December-10 YTD,
ASSETS
Current Assets
Unrestricted Cash and Cash Equivalents Q $ 2,659,913 $ 2,068,356 $ 591,557
Reserved Cash - Replacements 647,363 731,270 (83,907)
Accounts Receivable R1 243,577 1,270,709 (1,027,132)
Accounts Receivable-Tax Credits R2 1,319,516 108,187 1,211,329
Prepaid Expenses 101,570 71,121 30,449
Sunplie-s-Inventory 22,772 24,331 (1,5591
Total Current Assets 4,994,712 4,273,974 720,738
Restricted Cash
Restricted Cash - Other S 467,345 1,791,724 (1,324,379)
Restricted Cash - Section 8 1,082,940 721,195 361,745
Restricted Cash - Tenant Security Deposits 388,450 388,795 (345)
Total Restricted Cash 1,938,735 2,901,714 (962,979)
Capital Assets
Construction in Progress 1,808,735 4,493,040 (2,684,305)
Furniture Fixtures and Equipment 541,594 465,941 75,653
Real Estate Assets-Land and Buildings 57,623,098 51,042,321 6,580,777
Less: Accum Depreciation Real Estate Assets (29,255,274) (28,334,063) (921,211)
Total Capital Assets T 30,718,154 27,667,239 3,050,915
Other Assets
Notes Receivable 10,125,767 9,757,205 368,562
Interest Receivable Notes 3,177,744 3,222,076 (44,332)
Partnership Investments 432,625 432,625 (0)
Net Amortized Costs 654,071 853,683 (199,612)
Total Other Assets 14,390,207 14,265,589 124,618
TOTAL ASSETS $ 52,041,808 $ 49,108,516 $ 2,933,292
LIABILITIES & EQUITY
LIABILITIES
Current Liabilities
Accounts Payable U $ 234,355 $ 1,033,946 $ 799,591
Accrued Payroll 111,716 66,922 (44,794)
Accrued Payroll Taxes Payable 9,474 26,626 17,152
Accrued Compensated Absences 259,546 254,754 (4,792)
Other Accrued Expenses 238,931 346,383 107,452
Deferred Revenue 16,364 283,665 267,301
Current Portion of Long Term Debt V1 285,649 5,406,271 5,120,622
Prepaid Rent 25,534 12,683 (12,851)
Security Deposits 392,603 389,365 (3,238)
Total Current Liabilities 1,574,171 7,820,615 6,246,444
Long-Term Liabilities
Notes Payable 93,338 351,171 257,833
Accrued Interest Payable 29,938 80,070 50,132
Mortgages Payable V2 20,395,771 13,984,068 (6,411,703)
Bonds Payable 1,564,386 1,564,386 0
Total Long-Term Liabilities 22,083,433 15,979,695 (6,103,738)
TOTAL LIABILITIES 23,657,604 23,800,310 142,706
EQUITY
Total Equity 28,384,203 25.308,206 (3,075,997)
TOTAL LIABILITIES AND EQUITY $ 52,041,808 $ 49,108,516 $ (2,933,292)
1 of 1 11/8/20115:52 PM
BHP
Statement of Cash Flows
for the Month and Year to Date Ending September 30, 2011
Ref Month to Date Year to Date
Reconciliation of Net Income to Net Cash Provided
(Used) by Operating Activities
Net Income (Deficit) $ 301,545 $ 3,075,998
Adjustments to Reconcile Net Income to Net Cash
Provided (Used) by Operating Activities
Increase (Decrease) Accum Deprec/Amort 177,031 1,120,823
(Increase) Decrease in Accounts Receivable 115,943 (184,197)
(Increase) Decrease in Prepaid Expenses (28,005) (30,449)
Increase (Decrease) in Prepaid Rent and Security Deposits (15,191) 16,090
(Increase) Decrease in Supplies/inventory 2,256 1,559
(Increase) Decrease in Reserved Cash 86,333 83,907
(Increase) Decrease in Restricted Cash (19,402) 962,979
Increase (Decrease) in Payables and Accrued Expenses (164,096) (874,610)
Increase (Decrease) in Deferred Revenue (300) (267,301)
Total Adjustments 154,567 828,799
Net Cash Provided (Used) by Operating Activities 456,113 3,904,797
Cash Flows from Investing Activities
(increase) Decrease in Construction in Progress X 1,160,162 2,684,305
(increase) Decrease in Furniture Fixtures and Equipment (0) (75,653)
(increase) Decrease in Real Estate Assets Y (1,735,318) (6,580,777)
(increase) Decrease in Notes and Interest Receivable (50,296) (324,230)
Net Cash Provided (Used) by Investing Activities (625,453) (4,296,356)
Cash Flows from Financing Activities
Increase (Decrease) in Current Portion of Long Term Debt 0 (5,120,622)
Increase (Decrease) in Notes Payable (5,833) (257,833)
Increase (Decrease) in Mortgages and Bonds Payable 311,375 6,361,571
Net Cash Provided (Used) by Financing Activities 305,542 983,116
Net Increase (Decrease) it Cash and Cash Equivalents
Net Increase (Decrease) in Cash and Cash Equivalents W 136,202 591,557
Unrestricted Cash and Cash Equivalents - Beginning 2,523,711 2,068,356
Unrestricted Cash and Cash Equivalents - Ending $ 2,659,913 $ 2,659,913
~O
1 of 1 1118/20115:52 PM
Boulder Housing Partners
Cash Report
September 30, 2011
CASH NEEDED FOR OPERATIONS AND RESERVES
Sep-11 Aug-11 Change
Cash Needed for Day-to-Day Operations $ 750,000.00 $ 750,000.00 $ -
Development Working Capital $ 250,000.00 $ 250,000.00 $ -
Restricted Cash umm Loan $ 163,515.0007 $ 163,507.67 $ 7.400
Reserve for Capital Replacements - Woodlands $ 600,000.00 $ 600,000.00 $ -
Reserve for Capital Replacements - General $ 600,000.00 $ 600,000.00 $ -
4800 Broadway Reserve $ 70,000.00 $ 70,000.00 $ -
Landscaping Escrow - Set Aside $ 72,860.69 $ 72,857.81 $ 2.88
Total cash needed $ 2,506,375.76 $ 2,506,365.48 $ 10.28
Total Unrestricted Cash Available for Operations $ 1,563,415.49 $ 1,439,785.49 $ 123,630.00
Restricted Cash for FH and BMM $ 163,515.07 $ 163,507.67 $ 7.40
Unrestricted Cash Targeted for Woodlands Rehab $ 495,463.88 $ 501,682.94 $ (6,219.06)
Unrestricted Cash Avail. for Replacements - Proj. Based only $ - $ - $
Unrestricted Cash Available for Replacements $ 172,897.58 $ 253,010.12 $ (80,112.54)
Development Funds Set Aside (Landscaping Escrow) $ 72,860.69 $ 72,857.81 $ 2.88
Total Cash available for Operations, Replacement and Set Asides $ 2,468,152.71 $ 2,430,844.03 374308.68
Overage (Shortage) $ (38,223.05) $ (75,521.45) $ 37,298.40
IMPACT:
We continue to run short of the Board designated targets for operations and reserves. We have a cash shortfall of $124,000 budgeted for the
4th Qtr of 2011. The impact is that rehabilitation projects may be delayed and that BHA does not have the ability to fund development
projects or to take advantage of acquisition opportunities with cash reserves.
CASH NEEDED FOR PUBLIC HOUSING AND PROJECT BASED PROPERTIES
Sep-11 Aug-11 Change
Restricted Cash - Public Housing & Project Based - Target $ 650,000.00 $ 650,000.00 $ -
Restricted FSS Escrow $ 7,540.71 $ 7,043.71 $ 497.00
Restricted Cash - Public Housing & Project Based - Actual $ 879,985.28 $ 852,069.37 $ 27,915.91
Total PH and Project Based Cash $ 887,525.99 $ 859,113.08 $ 28,412.91
Overage (Shortage) $ 237,525.99 $ 209,113.08 $ 27,915.91
IMPACT:
The unrestricted Public Housing and Project Based money cannot be borrowed for COCC Operations and has therefore been split from the
Unrestricted Operating Cash. This money is available to fund operations for PH and PB portfolios.
CASH NEEDED FOR SECTION 8
Sep-11 Aug-11 Change
Cash Needed for 1 month of HAP and Admin - Target $ 525,000.00 $ 525,000.00 $
Restricted Cash Available for Section 8 Operations - Actual $ 353,835.36 $ 363,303.13 $ (9,467.77)
Restricted Funds Available for Use on HAP and FSS escrow $ 1,122,957.39 $ 1,104,710.16 $ 18,247.23
Total Section 8 Cash $ 1,476,792.75 $ 1,468,013.29 $ 8,779.46
Overage (Shortage) $ 951,792.75 $ 943,013.29 $ 8,779.46
IMPACT:
Currently reserve is funded - If HUD were to slow down their payments, BHP would have funds to cover the shortfall for one month - This is
building due to full funding received for the 181 new vouchers which are still in the lease-up process. This will be drawn down in 2012.
3 f
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2011 Months in 9 Annualized Adjusted
PUPA PUPA - PUPA PUPA Adjusted
Proverhi Address Units DSCR
EGI OpEx NOI Debt YT'D
Arapahoe Court 951,953 Arapahoe 14 $ 5,609 $ (6,968) $ (1,359) $ - -
Diagonal Court 3265-3273 30th St. 30 $ 6,177 $ (5,285) $ 892 $ -
Iris Hawthome 1650-1690 Iris Ave. 14 $ 6,635 $ (6,042) $ 593 $ -
Kalmia 3500 Nottingham 53 $ 6,786 $ (6;420) $ 366 $ - -
Madison 1130-119035th St. 33 $ 5,939 $ (6,088) $ (148) $ - -
Manhattan 660-690 Manhattan 43 $ 5,607 $ 6,287 $ 680 $ - -
Public Housing I Sub Total: 187 $ 6,168 $ (6,161) $ 7
Northport 1133 Partiand Place 50 $ 5,067 $ (5,543) $ (476) $ - -
Walnut Place 1940 Walnut Place 95 $ 7,328 $ 5,024 $ 2,303 $ - -
Public Housing 11 Sub Total: 145 $ 6,548 $ (6,203) $ 1,345
Canyon Pointe 700 Walnut 82 $ 9,731 $ (5,118) $ 4,612 $ 3,915 1.18
Glen Willow 301-333 Pearl St. 34 $ 10,930 $ (7,317) $ 3,613 $ - -
North Haven 2550 9th St 8 $ 12,023 $ 7,906 $ 4,118 $ - -
Project Based Sub Total: 124 $ 10,207 $ 5,901 $ 4,306 $ 2,589 1.66
Arapahoe Past 4610 Arapahoe 11: $ °7,880. $ ,.(,77J $ ;:1,103 : $ 3;631 0.30 7L'.
Dakota Ridge' 4900 10th St. 13 $ 13,450 $ '(4,479) $ 8,971 $ .7;643 1 17: TL
Sanitas Place 3640 Broadway 12< $ 8,324 $ (5,301) 3,023 $ 4;498 0 67 ` L;
Twin Pines 1700 22nd St. 22. $ :8,374 4,842 ,$...3,532..: 3;635. 0.97 TL
TL Sub Total: 58 $ 9,407 $ 5,222 $ 4,185 $ 4,711 0.89
101 Pearl 101 Pearl 6 $ 13,482 $ (5,074) $ 8,407 $ - -
Bridgewalk 602-698 Walden Circle 123 $ 11,491 $ (4,710) $ 6,781 $ 5,408 1.25
H? '
Hayden Place 34th & ftajiden Piave 24.... $...'&rt 1(32•„, . (6 Q45) $ , 2 13 8i3 NEW
Midtown 837 20th St. 13 $ 9,321 $ (4,663) $ 4,658 $ - -
Orchard House 1 $ 3,269 $ (4,875) $ (1,605) $ - -
Whittier 1946 Walnut St. 10 $ 9,125 $ (7,282) $ 1,843 $ 3,113 0.59
Woodlands 2600 Block of Mapleton 35 $ 13,818 $ 7,293 $ 6,525 $ 3,405 1.92
Workforce Sub Total: 269 $ 10,901 $ 5,377 $ 5,524 $ 4,393 1.26
Portfolio Totals: 725 $ 1,691 $ (5,634) $ 3,057 $ 2,073 1.47
2011
x' PUPA PUPA':.:' PUPA PUPA • Adjusted
~ak Ca1'cTt~I'rapert7es Address Usnts' EGI
O xx. NOI DSCR
Broadway East 3160 Broadway 44 $ 12,443 $ (5,361) $ 7,082 $ 3,269 2.17
Red Oak Park* 27th & Valmont 59 $ 10,157 $ (4,956) $ 5,201 $ 3,857 1.43
Foothills 4500 block of 7th/8th 74 $ 12,619 $ (4,906) $ 7,713 $ 6,385 1.21
Holiday 1500 Lee Hill 49 $ 9,807 $ (4,583) $ 5,224 $ 3,629 1.44
Vistoso 4500 Baseline 15 $ 9,822 $ (5,848) $ 3,974 $ 2,768 1.43
Broadwa West 3120Broadway 26 $ 10,375 $ 4,944 $ 5,431 $ 3,232 1.68
Tax Credit Sub Total: 267 $ 11,154 $ 4,989 $ 6,165 $ 4 297 1.43
*Red Oak Park numbers annualized as of July 2011 when full lease-up
`Properties n Transitiorx Address occurred and operations where stabilized
Bluff Street 2232 Bluff St. Index of terms
BMM/Red Oak Park 27th & Valmont PUPA - Per Unit Per Annum
Orchard House 1603 Orchard St. EGI - Effective Gross Income = (Total Revenue - Grant Revenue)
Op Ex - Operating Expenses = (Total Expenses-Capital
Expenses-Extraordinary Maintenance and Non-Op Ex)
NOI - Net Operating Income = (Net Income + Non OpEx)
DSCR - Debt Service Coverage Ratio = NOI/Debt
ADJUSTED - For Capital Grants, Capital Exp. and Extrodinary Maint. 2
MEMORANDUM
TO: Board of Commissioners
01"I: BPtsev Martens, Executive Director
Stuart Grogan, Director of Development
Shannon Cox Baker, Project Manager
Kevin Knapp, Project Manager
Liz Wolfert, Project Assistant
Lindsey Moss, Project Assistant
SUBJECT: Development Report
DATE: November S, 2011
This month's development report includes:
Consent: None at this time
Action/Discussion: Public Housing Conversion
Updates: Lee Hill
High Mar
Red Oak Park
Project Tracking Form and Timeline
Attachments: Public Housing Conversion Resolution
Project Tracking Form and Timeline
CONSENT ITEMS
None at this time
ACTION/ DISCUSSION ITEMS
PUBLIC HOUSING CONVERSION
Previous Board Meeting:
At the last meeting, we provided the following information:
• We provided introductory info-nation on the disposition application to HUD for the
public housing conversion.
Progress since Previous Board Meeting:
Staff has been assembling the Disposition Application to submit to HUD and finalizing all of the
content in the application to be consistent with Moving To Work (MTW) activities. Approval of
this application will allow us to reposition our public housing sites out of the public housing
program. After disposition is complete, we will be able to seek low income housing tax credits
(LIHTC) or other conventional financing for site rehabilitation as well as implement alternative
rent and operating structures including attaching project-based Housing Choice Vouchers to the
units. At this point, the application is mostly complete.
Last month we presented the contents of the actual application. Below is an update on progress
in the application's content:
• Environmental review was completed by the City of Boulder and there were no
outstanding issues;
• Letter of acknowledgement from the Mayor: Our planned disposition was discussed and
reviewed with Mayor Osborne and we have received a signed letter of her
acknowledgement on August 1, 2011;
• Site information including the number and type of units, etc. and the legal descriptions
have been obtained for all eight sites including Manhattan, Madison, Kalmia, Iris
Hawthorne, Arapahoe Court, Northport, Diagonal Court, and Walnut Place;
Appraisals have been received for each site and the current valuations are being added to
our proforma assumptions. HUD requires this information to understand if any sale
proceeds will be realized from the disposition and how those fonds will be used. In our
application, it will reference the rehabilitation of all of the units and our intent to add
affordable units to our portfolio pursuant to the MTW plan;
3(0
• A narrative explanation describing the use of any proceeds, justification for disposition of
these properties, consultation with residents and the RRC, and plan for resident
counseling and relocation. The justification, in this case, will be that public housing
conversion is the centerpiece of our MTW strategy. We certainly want to address the fact
that the site has been heavily used and needs rehabilitation to make it consistent with the
surrounding coin munity and current codes and community expectations. But, in addition,
the conversion will allow us to create community center space at each of the family sites
to more eas.hy coordinate delivery of se-trees to mir residents. We alcn \x/arit to lice t1i
VV V 4
conversion to test the mobility options described at length in our MTW application. All
of the residents will receive financial and other support during the rehabilitation or for
relocation.
We have drafted an initial phasing plan and timeline for the public housing rehabilitation
projects that includes the following:
• Phase A: Kalmia
o 2013
■ Tax credit partnership
Construction
■ Lease up
• Phase B: Madison/Manhattan
o 2013 and 2014
■ Tax credit partnership
■ Construction
Lease up
• Phase C: Northport
o 2014
® Tax credit partnership
■ Construction
Lease up
• Phase D: Walnut Place
c 2014-2015
■ Tax credit partnership
■ Construction
® Lease up
• Phase O: Iris Hawthorne, Arapahoe Court and Diagonal Court
o As opportunities and development review processes allow
It may be that we will combine Phase A and B and Phases C and D if the relocation needs,
combined with the extent of the construction, would still be reasonable to implement and if the
size of the loan or the size of the tax credit investment would result in better underwriting.
In 2012, we will apply for replacement vouchers for our public housing residents and begin the
design and entitlement process. Phasing above will be completed based on similarities between
the sites, their residents, and anticipated rehabilitation need while keeping each phase to 100
units or less to minimize impact to our staff.
In the coming month, we will submit our draft application as well as our few outstanding
questions to our HUD attorney Rod Solomon for his review and advice. We plan to submit the
Disposition Application by the end of 2011 prior to any policy changes that might take effect in
2012.
As part of the submission of our final Disposition Application, we are required to include the
attached Resolution that authorizes the Executive Director to prepare and submit this public
hnirin~r Tlicnncitinn Annlira+inn ula rarnmmPnrl +hat +hc- Rnarrl nrlnnt tha nttar•h,-A r"cMiltinn
UPDA'ITE ITEMS
LEE HILL HOUSING
Previous Board Meeting:
At the last meeting, we provided the following information:
• An overview of the September 29, 2011 neighborhood outreach event;
• A summary of the north Boulder neighborhood's issues of primary concern;
• A list of research topics to be addressed; and
• An update on our neighborhood outreach efforts, the primary focus being small focus
groups with neighborhood HOAs.
Progress since Previous Board Meeting:
Neighborhood Outreach:
In an effort to identify and understand public concerns regarding the development of 1175 Lee
Hill, we have requested meetings with representatives from all north Boulder homeowners
associations (HOAs) and related groups. We held or scheduled meetings with ten HOAs from the
Holiday Neighborhood and with the North Boulder Alliance (a group that formed in opposition
to the proposed development). We have requested meetings with 5 additional HOAs located in
Holiday and Dakota Ridge. Two HOAs have declined to meet. We anticipate concluding the
HOA outreach effort by the end of November and will determine next steps in the outreach
process after we evaluate all the comments and concerns we have received.
The 1175 Lee Hill website is our primary means of public communication and distribution of
content about the project and updated information. Most recently, we updated the website with a
comprehensive list of all the public comments and questions we received at the September 29,
2011 1175 Lee Hill neighborhood meeting hosted at the National Guard Armory. We also added
a one-page list of key facts about the 1175 Lee Hill community. Two weeks ago, we emailed our
neighborhood email list with a newsletter containing project updates and redirecting viewers to
the project website. Since then, the website has received substantial traffic, averaging 60 unique
visitors per week, each of whom are spending an average of 15 minutes on the page studying the
content.
3r
City Council Study Session
The City Council has scheduled a Study Session on December 13, 2011 in response to concerns
from the co:rununity regarding homelessness issues. Study Sessions are opportunities for the
City Council to get updates, review evolving information, and discuss policy questions and
options with their staff before beginning a more formal process. It is not a public hearing and
fheie is no public i nr ument »arinrl Wh71P flit- ncri-nd 1 h s not yet been def..rfY11T1ed we. are.
collaborating with the City to provide background information about the Housing First program
and outcomes, research, and an update on the status and extent of our neighborhood outreach
process. The Study Session memo and agenda will be available early in December.
Research:
In collaboration with staff from Housing and Human Services, we are conducting research in the
following areas:
• The neighborhood impacts and programmatic outcomes of Housing First communities in
the region;
• The criteria by which a Housing First sites could be selected; and
• The distribution of affordable housing and homeless housing/services throughout the
County and the City of Boulder.
We anticipate these research efforts will be completed by the end of 2011.
Next steps:
• Continue implementation of the neighborhood outreach process; and
• Conduct the research noted above.
HIGH MAR
Previous Board Meeting:
At the last meeting, we provided the following information:
• Analysis of how to close a $4 million funding gap in order to pursue financing with 4%
LIHTCs and Private Activity Bonds.
3~.
Progress since Previous Board Meeting:
During the past month, we have been evaluating options to fill the approximate $4 million gap
that remains in the project budget if we were to develop the project with 4% LIHTCs instead of
9% LIHTCs. Several opportunities were evaluated by the Development Team in August that
seemed promising, including:
• Increasing operating income by allocating Section 58 vouchers to the sixtaen 30% AMI
units;
• Increasing the Division of Housing's investment by an additional $1,500/unit (for a total
of $10,000/unit);
• Deferring 35% (or $400,000) of our developer fee;
• Applying for an additional $1.542.0 million in City of Boulder grant funding for a
cumulative investment of $50,000-60,000 per unit ;
• Reducing hard costs by $350,000- $650,000 through the elimination of certain amenities
and substituting some materials; and/or
• Contributing up to $500,000 in BHP equity.
One debt option we researched was HUD 221(d) 4 financing that would offer very favorable
terms (i.e., 40 year term, non-recourse, federally insured, 5% rate), but implementation is
reported to be both expensive and time consuming. Placement of a loan with a local institution
may be more feasible. We are confident we can secure favorable underwriting terms (i.e., 35
year amortization schedule, 5% interest rate), thereby eliminating the need to secure a HUD
221(d) 4 insured loan. Over the next month, we will continue to evaluate the feasibility of these
options by meeting with City housing staff, reviewing the current Section 8 voucher inventory,
and conducting a review of potential uses of BHP equity sources.
We will return to the Board in December with a recommendation based on our analysis. We will
also present the financing and construction timeline for High Mar in comparison to the
neighborhood outreach and funding opportunities at 1175 Lee Hill.
Next steps:
• Continue to evaluate opportunities to close the financing gap; and
• Conduct due diligence on a private placement.
RED OAK PARK
Previous Board Meeting:
At the last meeting, we provided the following information:
• The submission of our last construction draw and the close out of our contractor
agreement with Wyatt Construction;
• The completion of the solar installations which allowed us to complete our agreement
with Lighthouse Solar; and
• The progress of our post-construction compliance activities including the final cost
certification and the projected timing of when we'll receive the tax credit equity.
~D
Progress since the Previous Board Meeting:
Budget Update: Our sixteenth construction draw was funded by Key Bank in mid-October. We
don't have any invoices other than construction interest to return for another draw in November
so the project team will be preparing for a final draw request in December. That should be our
final funding before our loan converts to a permanent mortgage shortly after the New Year.
Post-Construction Activities: The final cost certification has been completed by our auditors
which confirmed that we had adequately achieved the eligible basis necessary to receive 100% of
the tax credit equity that we projected. We also submitted our Placed in Service application with
the Colorado Housing Finance Authority CHFA which allows them to record the Land Use
Restriction Agreements (LURA) and also allows our investor to claim the initial year tax credits
from 2011.
Next steps:
• Submit final draw application;
• Complete our investor's close out checklist to allow for the equity pay-in; and
• Convert the construction financing to a permanent mortgage.
PROJECT TRACKING AND TIMELINE
The following Development Division tracking tools, which are updated monthly, are attached to
this memo:
• Development Tracking Sheet; and
• Project Benchmark Timeline.
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BOul~er 4800 N. Broadway, Boulder, CO 80304
Phone: (720) 564 -4610
Ho sfin g 111 Fax: (303) 939-9569
Partners www.botilderhoiisingpaitiers.org
Providing Homes, Creating Community, Changing Lives Hearing Assistance 1-800-659-3656
November 7, 2011
Hear Canyon Point pesir~entm,
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I would like to provide a brief report on a number of things affecting your corm-Dunity.
On October 13, 2011, Willa Johnson (Director of Portfolio Operations) and I met with a group of
residents calling themselves the Canyon Pointe Council of Concerned Elders (CPCCE). From this
meeting, BHP has agreed to take two immediate actions:
1. To schedule a training for residents on your rights as tenants, the contractual elements of the lease, what
lease violations mean, and the role of residents, BHP, and the courts in the eviction process; and
2. To review all of the standard documents we use in our communications with you, and seek opportunities
to make our communication more clear and customer friendly.
We also investigated two requests from the meeting.
1. Some residents asserted that notices of lease violations had been sent inappropriately. We have
investigated those claims, and BHP staff will be in touch with the specific individuals involved regarding
their concerns.
2. Members of the CPCCE alleged that Boulder Housing Partners' behavior constitutes "elder abuse." We
take that accusation very seriously and have investigated it fully. We have reviewed the claims with staff
and also reviewed the claims with our legal counsel, and found that our actions are appropriate in the
enforcement of your leases, and do not constitute elder abuse. We apologize if any of those
communications may have caused stress and concerns for various residents. We will continue to t.y to
improve our communication and management approach. We also ask that all residents take responsibility
for your actions, be respectful of your neighbors and considerate of their rights to quiet enjoyment of their
homes.
The meeting with CPCCE reminded me of the great value of meeting with residents. I want to continue
to encourage your efforts to create a representative resident council, and to have open, honest and strong
communication with BHP when you have concerns about the building, the community, or BHP's
management. Here are BHP's recommended best practices for resolving conflicts and communicating
complaints to BHP staff, as stated in our Resident Handbook revised March 2011.
GRIEVANCES: We hope that your home is so well managed that you never have a grievance
with us. In case you do, please try to resolve the issue with the involved staff person first. If you
are not able to resolve the matter, contact the Director of Property Management at 720-564-4610.
If you are still not satisfied, you may put your concern in writing to the Executive Director, Boulder
Housing Partners, 4800 Broadway, Boulder, CO 80304.
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Living together is not always easy. Tolerance and understanding are essential, whether we live in
a neighborhood or a high-rise building. By remembering that people are people, we can all make
living together just a little bit easier.
In case of conflict with a neighbor, please try to resolve the issue with your neighbor. If your
conflict is due to violation of City code (i.e., noise), please contact the Boulder Police Department
at 303-441-3333, or call 911 in case of emergency.
An option for all residents in Boulder is to contact the Community Mediation Services, which
provides mediation between neighboring residents and between residents and landlords. The
phone number is 303-441-4364.
And finally, from time to time, we re-assign our maintenance, property manager, and resident services
staff to different properties. Effective November 1, we have redistributed sites among our various
property managers. Annie Mount will be the new property manager for Canyon Pointe. Nina Bennett
will be taking on Broadway East and Woodlands, but will be working closely with Annie through the
transition. Please contact Director of Property Management Tim Beal at 720-564-4610 if you have any
questions or concerns.
Thank you for your time in reading this letter. Please know that we value your tenure at Canyon Pointe
and your contributions to making it a great place to live. We are committed to providing quality
affordable housing and to doing our very best in our service to you.
Sincerely,
Betsey Martens
Executive Director
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