HomeMy WebLinkAboutREDTAIL PONDS - PDP - PDP130030 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVEi
Fort Collins Housing Authority
S. AMENDMENTS
Amendments to the Good Neighbor Statement of Operations
FCHA's Board of Commissioners will be responsible for considering any proposed changes,
generated by FCHA or proposed by the community, to the Good Neighbor Statement of
Operations. Any amendment will be preceded by a public notice on FCHA's website and shared
with the Community Advisory Committee. A public comment period will be available at the
Board meeting, and discussion and a decision by the Board at an open meeting. The public
notice will include information on which sections are proposed to be amended.
Redtail Ponds Good Neighbor Statement of Operations Page 9
Fort Collins Housing Authority
Based on the U.S. Department of Housing and Urban Development guidelines, FCHA must
exclude from Redtail Ponds any individual who:
• Is subject to a lifetime registration requirement under a sex offender registration
program;
• Has ever been convicted of drug -related criminal activity for the production or
manufacture of methamphetamine;
Current engagement in any of the following criminal activities will be basis for denial:
• Drug -related criminal activity, including the illegal manufacture, sale,
distribution, or use of a drug, or the possession of`a drug with intent to
manufacture, sell, distribute or use the drug;,
• Violent criminal activity, including the use, attempted use, or threatened use of
physical force substantial enough to cause, or be reasonably likely to cause,
serious bodily injury or property damage;
• Criminal activity that may threaten the health, safety, or right fo.peaceful
enjoyment of the premises by other residents or'persons residing in the
immediate vicinity, or
• Criminal activity that mayAl reaten the health or safety of property owners and
staff or contractors.
3.2.2. Consideration of Circumstances',
FCHA will consider all relevant circumstances when deciding whether to deny admission
based on an individual's past criminal history except in the situations for which denial of
admission is mandated by HUD.
4. SAFETY AND SECURITY ,
In order to assure the residents' safety and well-being, the property will incorporate the
following features: `
b One main entrance for clients and guests;
o ` 24-hour locked exterior doors with restricted access;
o An entry kiosk. with line of site to the front desk;
o Security cameras;
0 24-hour on-site;trained staff;
o Random security patrols of the building's exterior and interior; and
o A screened,"private outside courtyard.
The rigorous resident selection process and background checks are additional security
measures.
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Redtail Ponds Good Neighbor Statement of Operations Page 8
Fort Collins Housing Authority
Department of Veterans Affairs' (VA) Veterans Affairs Supportive Housing (VASH) Program, and
the Low Income Housing Tax Credit Program (LIHTC).
The process of outreaching to, screening, and selecting tenants for a supportive housing project
is a two-way process during which project staff is evaluating whether a specific prospective
tenant is right for the project, and the prospective tenant is deciding if she or he would like to
live there.
Resident selection will be a two-step process, as described below. First, professionals from local
agencies will identify potential residents and assess their suitability and ability to benefit from
supportive housing. Then a screening committee will screen recommended candidates for
eligibility and conduct background checks. Candidates may be disqualified based on the
committee's screening.
3.1. Referrals
There must be a referral from a professional agency (e.g., Catholic Charities, Touchstone Health
Partners) for every applicant. The referral mustbe'documented in writing and the referring
agencies need be able to identify individuals who are looking for long term housing and
interested in becoming more self-reliant and who have a track record of following through with
services at that agency. This will also include evaluating an individual's willingness and ability to
be lease compliant and engage with case managers to receive support services. For the 40 units
of supportive housing, referrals must meet the definition of a homeless individual with a
disability.
The VA will conduct their own similar screening for the 15 qualified veterans using VASH
vouchers. A VA case manager'Will be onsite to provide the supportive services for the veterans.
Veterans who will be considered'at Redtail will have to go through additional screening by the
VA to ensure they meet the veteran status criteria for the VASH vouchers.
3.2X'Screening for Eligibility Redtail Ponds Committee
Once a referral is received, a committee consisting of the clinical case managers, Program
Manager, and the property' manager will begin its screening process. The baseline for eligibility
will be�defined by the Section 81 Housing Choice Voucher program, which requires that the
applicant document citizenship or legal resident status, have an income at or below 30% of the
area median income, and consent to collection of personal background information.
The committee will review applications, conduct background checks, and will check the National
Sex Offender Registry. The objective of the committee will be to find residents who can maintain
their housing and improve their life situation with the assistance of support services. Each
potential resident will be interviewed and the committee will be responsible for making
selections.
3.2.1. Reasons for Denial of Assistance
In some circumstances, FCHA will be required to deny admission and assistance to potential
Redtail Ponds residents.
Redtail Ponds Good Neighbor Statement of Operations Page 7
Fort Collins Housing Authority
2.6. 24-hour On -site Staffing
The building will be staffed twenty-four hours a day by staff that are trained and have the
authority to identify emergency situations, identify lease violations, recognize potential
problems, and connect residents with appropriate resources.
2.7. Supportive Services
Supportive services will be limited to the residents of Redtail Ponds. The services/staff which will
be on -site include a Program manager, Property Manager, full time maintenance worker, case
managers (VA will provide case manager for the project based VASH vouchers, FCHA will also
provide full time case manager), Mental Health and substance abuse professional (provided by
Touchstone) as well as a front desk staff person to assist in registering any guests and enforcing
house rules. The role of the case managers will be to provide on -going one on one case
management as well as educational programing and recreational opportunities.
2.8. Building and Site Maintenance
The building and grounds at Redtail Ponds will, be maintained by FCHA. FCHA will be responsible
for landscape, upkeep, snow removal, response to maintenance requests, and north interior and
exterior repairs and preservation. /
2.9. Resident Participation in Maintenance of Property
Residents will have the opportunity, and will be encouraged; t participate in property
maintenance by promoting clean common areas, pickup of litter, proper trash disposal, and
other activities the Redtail Ponds residents may identify on the development of the House Rules.
In addition, FCHA staff will establish and enforce rules against littering and ensure the issues
related to livability and safety will be covered in each resident's orientation. FCHA will also
establish rules that promote clean common areas and courtyard.
3. Resident Eligibility and Selection Process
As required by federal law, FCHA will not discriminate based on race, color, national origin,
religion, sex, familial status or handicap. As a landlord, FCHA has the authority and desire to
screen applicants to ensure that appropriate individuals are selected. Individuals who are
homeless, and especially those who are disabled, lack access to the type of housing that can
help them stabilize, become more self-sufficient, and allows them to be productive members of
the community. It is understood that there is a variety of causes of homelessness and that
individuals all have unique backgrounds. Some individuals may be suffering from a job loss, a
medical condition, a failed relationship, or a disability that prevents them from affording a place
to live. These individuals would be suitable candidates for Redtail Ponds. For those who might
have a criminal background, the nature, frequency, and the age of any conviction would all be
considered, as well as professional references, track record of following through with services,
and willingness to participate in the programs at Redtail Ponds.
Resident eligibility and screening criteria are primarily determined by rules associated with the
funding agencies involved in the Redtail Ponds project as well as FCHA policies. The funding
sources may include: the U.S. Department of Housing and Urban Development (HUD)
(Mckinney-Vento Act funding as amended by the Homeless Emergency Assistance and Rapid
Transition to Housing (HEARTH) Act and Section 8 Housing Choice Voucher funds, the U.S.
Redtail Ponds Good Neighbor Statement of Operations Page 6
Fort Collins Housing Authority
Former residents of Redtail Ponds who have been evicted are not permitted on the property. A
list of all evicted residents will be kept at the front desk, and all guest IDs will be cross
referenced against the list.
FCHA and case management staff reserve the right to prohibit problematic guests or ask guests
to leave if they are disruptive or behaving inappropriately.
2.5. Loitering
Redtail Ponds residents will have the same rights to lawfully utilize the public parks and trails as
other citizens, and they will be held to the same rules and regulations about public nuisance and
loitering as well. Residents will be informed that posted public park, hours (S:OOam—11:OOpm)
must be observed.
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The property manager will be responsible for ensuring that residents and guests are aware that
loitering is prohibited and will take steps to actively discourage loitering issues for residents and
guests. A documented complaint of a Redtail Ponds resident or guest legitimately loitering will
be brought to the attention of the Program Manager who will be responsible for ensuring the
rules are reviewed with the resident and the appropriate case manager is notified. A second
complaint will trigger a Lease Violation Notice, and a third documented complaint of legitimate
loitering would be treated as a Substantial Violation of the Lease. i
If a loitering incident is in violation of Muhicipal Code #17-123, Loitering About Schools or #17-
143, Window Peeping, Police Services will be engaged and the appropriate action for an offense
against public peace or decency will be taken.
Sec. 17-123. Loitering about schools %
No person shall, with intent to interfere With or disrupt the school program or with intent
,_,ta interfere with or endanger school children, loiter, idle, wander, stroll or play in a
school building or on school grounds or within -one hundred (100) feet of school grounds,
either on foot or in, or on any vehicle, when persons under the age of eighteen (18) years
are present in the building or on the grounds, when such person has no reason or
,relationship involving custody of, or responsibility for a pupil or any other specific,
legitimate reason for being there, and has been asked to leave by a school administrator
or representative or by a peace officer.
Sec. 17-14i.,Window peeping
t
No person shall be upon any property owned or occupied by another for the purpose of
looking or peeping into any window, door, skylight or other opening in any house, room
or other building occupied as a residence or loiter in a public street, alley, parking lot or
other public place for the purpose of wrongfully observing the actions of the occupant of
such house or other building or place occupied as a residence.
Redtail Ponds Good Neighbor Statement of Operations Page 5
Fort Collins Housing Authority
• Second Step — Lease Violation Notice. Management will contact the resident and
request a meeting. The violation will be reviewed, as well as the residents' other
responsibilities under the lease. The manager will document the meeting with a written
summary which documents the violation, The results of the discussion and any
agreements made with the resident. The resident will be asked to sign the meeting's
summary. The resident will be served with a Lease Violation Notice. Serious violations
of the lease will not qualify for this step.
• Third Step — 3 Day to Comply. Management will contact the resident and arrange a
meeting. Whether or not the resident attends the meeting, the resident will be served a
3 Day to Comply Notice. The notice will remain in effect for one year. The resident will
be warned that if there are future lease violations the resident will be served with a 3
Day to Quit Notice. If the resident does not feel they can comply with the lease, a
mutual rescission will be offered.
• Fourth Step — 3 Day to Quit. The manager will verify with FCHA attorney that collected
documents are sufficient to warrant a 3 Day to Quit Notice. Resident is issued the 3 Day
to Quit Notice. If resident requests meeting, management will meet with resident. A
mutual rescission will be offered. If resident does not accept mutual rescission, the
resident file will be forwarded to the attorney's office for the eviction process.
Substantial Violations of the Lease - In the rare occurrence that Ahere is a Substantial Violation
of the Lease, Management will serve the resident with a 3 Day to Quit notice without
completing steps 1 through 3.
2.3. House Rules
House Rules will be created through resident involvement. A meeting'will be held with the
residents once the building is substantially leased in order to'discuss which rules are important
to them. House rules will then be revised as needed. FCHA will make residents aware of the
good neighbor issues identified by the public and the Advisory Committee, so that they may
address them in the House. Rules.
2.4. Guest Policy
The visitor/guest policy includes th'e;following:
The resident will be responsible for the conduct of visitors and guests inside the unit as well as
anywhere on or near the property. Visitor hours will be set as part of the House Rules and
should be tied to the case manager staffing schedule (e.g., 9am-9pm). Residents will be allowed
to have guests only during visitor hours. In no case will the hours be later than the MAX buses
are operating. Guests are not permitted to stay more than 12 hours per visit, unless they are a
pre -registered overnight guest.
Guest overnight stays are limited to fourteen per calendar year. No guest may stay overnight
without written approval of the landlord. All approvals must be submitted to the landlord 48
hours prior to the overnight stay.
All guests will be required to check -in at the front desk and provide picture identification.
Redtail Ponds Good Neighbor Statement of Operations Page 4
Fort Collins Housing Authority
1.3.Community Advisory Committee
Within the first year of operations, FCHA will create an Advisory Committee that will include
representatives selected by neighborhood groups (e.g., HOAs), interested residents living at
Redtail Ponds, a representative from Police Services, the Program Manager, and Redtail Ponds
case managers. The purpose of this Committee will be to provide a forum for ongoing
communication, discuss any community engagement and volunteer opportunities, and provide
an opportunity to discuss and troubleshoot any issues. Quarterly meeting agendas will be
created by the members of the group based on community concerns. Meeting notes will be
made available to the FCHA Board of Commissioners and posted on the FCHA website for the
community.
2. PROPERTY MANAGEMENT
The Property Manager will report directly to the Program Manager. The Property Manager is
responsible for maintaining the property in good repair and enforcing the lease and house rules.
The leasing office for Redtail Ponds will be located off, site.
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2.1. Lease Agreement
Each resident at Redtail Ponds will 'be required to sign a twelve month lease. Residents will pay
rent according to their income. Residentsmust agree to abide, by house rules, guest policies, and
any other building policies, which are all incorporated into the lease as addenda.
2.2.Lease Enforcement;
All lease violations,will'be substantiated with documentation, e.g.; resident complaints,
neighbor complaints to management, emails, pictures, police reports. A resident has the option
to sign a mutual lease rescission at any time if they feel they cannot comply with the lease
terms. They may move without penalty -The out date is negotiable.
Lease Violation Categories
Category 1: Incidents where,there is a lease violation and no victim.
Category 2: Incidents where a lease violation occurs, as well as annoyance to neighbors
and infringement to peaceful enjoyment.
Category 3:, Incidents that result in damage to property and/or a threat to other
residents; damage to the property or unit; or threat to neighbors or staff.
Category 4: Criminal behavior/felony arrest/substantial lease violation.
Although lease violations may differ in nature, they are cumulative. The following process will be
followed for lease violations:
First Step — Counseling. Management will contact the resident and meet over the
phone or in person, per resident's preference. The violation will be discussed, as well as
the residents other responsibilities under the lease. The manager will document the file
with a memo as to nature of violation and results of the discussion. This step may be
repeated based on the resident's cooperation. Serious violations of the lease will not
qualify for counseling.
Redtail Ponds Good Neighbor Statement of Operations Page 3
Fort Collins Housing Authority
1. COMMUNITY ENGAGEMENT AND COMMUNICATION
Communication between FCHA, as the operator and property manager of Redtail Ponds, and the
community is important in order to maintain and promote positive relationships. Methods to
ensure good communication, feedback, and monitoring of this Good Neighbor Statement of
Operations will include easily accessible contact information for the Program Manager,
proactive outreach to the community, and the establishment of a Community Advisory Board
with quarterly meetings.
1.1. Opportunities for Community Engagement
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The Program Manager of Redtail Ponds will participate in any HOA meetings to provide regular
updates on the outcomes and activities at Redtail Ponds and to gage how Redtail Ponds is
performing in the neighborhood. FCHA staff will encourage neighbors to build connections and
explore opportunities to become involved in volunteer roles at Redtail-Ponds. Individuals and
organizations are also encouraged to share information about events "with FCHA staff and
Redtail Ponds residents. Neighbors will encourage, residents and businesses to, maintain a
tolerant and welcoming neighborhood for everyone„including the Redtail Ponds staff and
residents.
FCHA will host an annual meeting about Rei
community. These meetings will provide an
concerns, ask questions, learn about, and p
Ponds. At the annual meeting, FCHA will pr
community complaints, and incidents at the
the FCHA website.
I Ponds that will be open to the entire
rtunity for community members to raise
;feedback on FCHA operations at Redtail
reports`about resident successes, , turnovers,
arty. The meeting minutes will be provided on
1.2. Complaint Process
There will be two methods.for complaints. In the event of a problem, neighbors and residents of
Redtail Ponds will be asked to call or email the Program Manager, who will be the designated
community liaison. FCHA will respond to, or acknowledge, complaints within 24 hours or the
next business day. Alternatively,`neighbors may contact a representative on the Community
Advisory Committee who will be responsible for acknowledging the complaint and reporting it
at the next Advisory Committee Meeting for discussion and follow-up. Following either
complaint process, the Program Manager will work with individuals to address the complaint in
as timely a manner as possible, and the Program Manager is expected to resolve the majority of
issues. If the Program Manager cannot resolve the problem, the complaint will be elevated
through supervisory levels, on up to and including the Executive Director.
If the problem remains unresolved, FCHA will suggest that both parties consent to work with the
City of Fort Collins Community Mediation Program, which is guided by professional mediators
from the Fort Collins Community, to help the complainant and FCHA staff to resolve the dispute.
If the individual is not satisfied after working with the Mediation Program, that person may
contact FCHA's Board of Commissioners during a regularly scheduled meeting for further
consideration.
Redtail Ponds Good Neighbor Statement of Operations Page 2
Fort Collins Housing Authority
INTRODUCTION
Redtail Ponds is a mixed -income 60-unit development with 40 units designated as Permanent
Supportive Housing (PSH). The program is designed to meet the special housing needs of
homeless individuals with disabilities, homeless veterans, and other low-income individuals.
Onsite supportive services will be provided to help promote independence. The Good Neighbor
Statement of Operations for Redtail Ponds provides information to the community on the
operation of Redtail Ponds and the supportive housing program, including how to engage in
ongoing communication, the operation of the property, and communicate and resolve issues.
Overall, this document provides a framework for open communication and good neighbor
operations.
An Advisory Committee made up of citizens from surrounding neighborhoods and Fort Collins
Housing Authority (FCHA) staff developed the Good Neighbor Statement of Operations. The
Advisory Committee reviewed examples of operating and neighborhood agreements from
similar developments, as well as relevant FCHA policies.
The Good Neighbor Statement of Operations'for:Redtail Ponds will be delivered by the Advisory
Committee for review. It will be reviewed at a public meeting on October 14, 2013 and adopted
by the FCHA Board of Commissioners on October 24, 2013 FCHA is committed to the
implementation of the provisions herein, and will notify the community of proposed future
amendments to this document prior to the Board's review.
Purpose
The purpose of the Good Neighbor Statement of Operations is to:
• Engage the community, in the ongoing development and operation of Redtail Ponds;
• Communicate with the community about the management and problem resolution
systems for
• Inform the comet
residents with pe
systems that create a healt
Create a management fran
`community, so that Redtail
Collins neighborhood
rtive housing program objectives to provide
ordable'housing and case management support; Promote
and sustainable community; and
✓cirk that is fully responsive and accountable to the
inds.will be a good neighbor and an asset to the South Fort
Guiding Principles
Redtail Ponds will be operated with consideration for the following guiding principles:
Neighborhood -To maintain and promote the health, safety, attractiveness, and
livability of the building and the surrounding neighborhood;
Building —To design and construct a high quality, energy efficient, and healthy building;
Residents —To create a housing environment that fosters a sense of community and
self-determination for the residents by using the supportive housing program best
practices; and
Property Management —To ensure the ongoing safety and well-being of residents and
the physical maintenance of the building and grounds.
Redtail Ponds Good Neighbor Statement of Operations Page 1