HomeMy WebLinkAboutMASON PLACE - MAJOR AMENDMENT - MJA180003 - CORRESPONDENCE -MASON PLACE PSH | OPEN HOUSE COMMENTS
4.9.2018
***Highlighted questions are responded to comprehensively at the end of this document.
City of Fort Collins
1. Make sure management company is managing issues quickly in the area with residents
2. Partner with Housing Catalyst in neighborhood to stay on top on any on-going concerns
3. Police department is spending extra money to patrol around Redtail and Max – where is money
coming from?
4. What is decision-making process?
5. Where will the public hearing announcement and results be posted
6. Make affordable housing available throughout the city.
7. Public safety – make sure Troutman Park is safe
8. Is this a done deal?
9. Concerns about another homeless development in the area
10. Underpass/overpass at Mason for safe crossing
11. There has been a huge increase in homeless and panhandling and transient along Mason.
12. What about Safety on the Max a concern.
13. homeless to homeless murder? Concerned about proximity to Lopez School and Troutman Park.
14. Local investigator knows that transients are visiting and causing problems at redtail.
15. 1 mile away is too close to Redtail Ponds
16. Impact of this development is beyond 800’ – wasn’t notified via mail.
17. There will be more homeless individuals in the area.
Developer/Property Management – Housing Catalyst
1. With another development similar to Redtail pond, what will be the impact?
2. What are the funding sources for this project?
Mason Place will utilize a variety of funding sources while leveraging local, federal, state, and
private dollars. The primary funding sources is Federal Low Income Housing Tax Credit Equity.
Other funding sources include Colorado Division of Housing Marijuana Sales Tax Revenue, City
of Fort Collins CDBG/HOME and Affordable Housing Funds, CO Division of Housing HOME,
Housing Catalyst equity, deferred developer fee, and private first mortgage.
3. What are the covenants in this area, and how is residential being allowed in this area
4. Will this development add crime in our neighborhood
5. Safer Pedestrian access to the Max/ Mason trail is necessary
Housing Catalyst plans to improve the pedestrian environment along our property and work with
the City of Fort Collins to improve access to the Horsetooth MAX station.
6. Will Mason Place attract more homeless and crime?
7. How does it benefit me and my neighborhood?
8. Homeless and transents are friends that can’t be overlooked.
9. There will be an increase in garbage.
10. Concerns about camping at Safeway and Chick-fil-a.
11. What is the criteria for residents and length of lease?
12. What is timeframe?
The Midtown Arts Center will continue their lease and remain operational through the summer of
2019. Housing Catalyst will submit a funding application for Federal Low Income housing Tax
Credits on June 1, 2018. If awarded funding, construction will begin in Fall 2019 and be completed
by Fall 2020.
13. Do you have a project website?
Yes. Project information and updates can be found at: https://housingcatalyst.com/property-
portfolio/current-developments/mason-place/
14. Where is Midtown going?
Midtown Arts Center is currently looking for a location to relocate in the community.
15. What will happen to surrounding housing values?
16. How are smoking concerns addressed?
17. Concerns of crime increase…
18. Did realtor disclose final use?
19. Suggestion: have advisory council with neighbors
Housing Catalyst is committed to open communication and ongoing dialog with neighbors. An
advisory council as a good idea.
20. Careful screening is very important
21. What are guest policies (curfews, tracking, etc.)?
22. Concern regarding increased panhandling. Include specific policy against panhandling in lease.
Site/Landscape – Ripley Design / Architecture – Shopworks Architecture
1. I like this setup! A place where people can live; good outdoor spaces for people
2. I like the greenspace!
3. Parking and safety a concern, how is it addressed?
Parking as is porposed exceeds the LUC requirement. It is anticipated that Mason Place will lease
additional parking spots on the south lot to ensure that all staff and residents have adequate
parking.
4. Will architecture be flat like existing building?
We will cut into the existing structure for new windows to create depth in the façade, and use some new
cladding to add color and texture. The slightly recessed new construction on the upper level will also add
depth to the building. You probable won’t recognize the building when we’re done with it!
Engineering – JVA
1. Can you gravity feed sewer?
Yes we can gravity flow, the existing sewer is around 8’ deep
COMPREHENSIVE RESPONSE:
Response to Public Comments at Mason Place Neighborhood Meeting
April 9, 2018
Supportive Housing
Supportive housing is a model for addressing homelessness in the United States and many other
countries. For people with chronic health conditions, physical disabilities, mental health conditions,
histories of trauma, and other struggles, having a home helps them to get adequate treatment and
reclaim their lives. This housing model is based on the principles that people need to have stable
housing in order to overcome some of their root causes of homelessness. It is a highly effective strategy
that combines affordable housing with coordinated services to help people stabilize their lives and move
forward. In this setting, people have support systems that help them get better health care, mental
health counseling, substance abuse treatment, employment counseling, and other resources to reach
their goals. In summary, supportive housing gives people the opportunity to live in a safe environment
while receiving support for choices that promote health and stability.
Mason Place
Mason Place will help our community by providing 60 apartments designated for some of the most
vulnerable people in our midst — those that are living in homelessness with a disabling condition. This
community will be designed as supportive housing and there will be support services on-site to help
residents get connected with the help they need to stabilize their lives.
Neighborhood Concerns
Public concerns were raised at the neighborhood meeting for Mason Place. Often, people living in
homelessness are stereotyped as being welfare-dependent, lazy, irresponsible and dangerous. These
perceptions lead to accusations and fear that are often unfounded.
There are many causes of people becoming homeless. The number one factor is the lack of affordable
housing. The loss of a job, a disabling health condition, an expensive medical incident — any one of
these factors can make rent or a mortgage unaffordable. Some people are escaping trauma and have
nowhere to go. There are many causes that lead to homelessness, but the truth is that many people
without a home want to improve their lives.
Mason Place will have staff onsite 24 hours a day, 7 days a week. Residents who experience any type of
crisis will have immediate access to staff to help them. Neighbors have staff on-site that they can go to if
there are any concerns about the property or behavior of residents.
Neighborhood Commitment
We are firmly committed to being a good neighbor to the community at large. We seek neighborhood
input, we listen to our neighbors and we work to do all that we can to create a positive neighborhood
environment.
Our Good Neighbor practices are built upon the following principles:
Commitment to Attractive Neighborhoods
We provide ongoing preventive maintenance to our properties to make them positive additions to the
neighborhoods in which they are located and to foster a sense of neighborhood pride among all
residents in the area. All properties receive weekly landscaping maintenance and daily trash patrols to
keep them attractive and neat.
Commitment to Safety
Safety and security are essential for everyone – our residents and the community at large. We include
exterior elements that promote safety, such as sufficient lighting, safe walkways, etc., at all our
properties. Housing Catalyst responds to all complaints concerning residents immediately and has a
strong relationship with local police in the event their assistance may be needed.
Commitment to a Respectful Standard of Conduct
We understand that a peaceful community hinges upon mutually respectful behaviors and conduct.
Thus, our resident lease agreements stipulate behaviors and conduct that will not be tolerated,
particularly those that are unlawful and/or infringe upon the rights of others.
Commitment to Open Communication
Neighborhood feedback is important to Housing Catalyst, and we welcome it. We are dedicated to
making sure our neighbors are well informed about construction/maintenance work that may affect
them, policy changes, and/or program development, as appropriate.
Resident Screening
Mason Place is an independent apartment living community in which residents will be screened as they
are at any other community. Prospective residents of Mason Place must have been experiencing
homelessness and have a disability that is verified by a professional provider. An assessment tool is
used to determine vulnerable individuals. It includes indicators such as high mortality risks, health
conditions, mental health disorders, and lack of social supports. Applicants must also demonstrate a
commitment to living within the supported community and meet federal income guidelines.
Resident screening includes a criminal background check and an intake interview.
People will be denied housing if they:
• Are a registered sex offender
• Have a history of criminal convictions by any household member involving crimes of physical
violence against persons or property
• Have any other criminal convictions including drug-related criminal convictions that would
adversely affect the health, safety, or well-being of other tenants or staff, or cause damage to
the property
Resident Leases
Residents sign a lease for one year and that lease is renewable as long as they pay their rent and abide
by their lease agreement. Our experience has shown the positive effect that supportive housing has on
the lives of formerly homeless individuals. At Redtail Ponds supportive housing community over 93% of
residents are still in their apartment after one year.
Guest Policies
Mason Place will not be providing any services for people who are not residents. Non-residents cannot
loiter, receive goods or services or even apply for housing there. Additionally, we have specific guest
policies that differ from most apartment communities. Guests will be required to produce a photo I.D.
and sign in and out as a guest and they must also be escorted by a resident at all times. Residents are
held accountable for the behavior of their guests and visitors. Guests cannot arrive earlier than 8 a.m.
and must leave by 11:00 p.m. or they will be counted as overnight guests. Residents are limited to 14
overnight guests per year, which is a HUD regulation and can be enforced through the lease.
Illegal Camping
Residents at Mason Place will not be camping in nearby areas because they will now have a home.
Smoking Policies
Smoking is prohibited inside all of Housing Catalyst’s homes. Designated exterior smoking areas are
established at each property.
Property Values
There have been questions raised about how this development might affect neighborhood property
values. Study after study has found no connection between supportive housing and any effect on the
property values of neighboring homes. Mason Place will be a well-designed, attractive building that will
be well-maintained. Housing Catalyst owns and manages many other properties in Fort Collins and we
demonstrate high standards for keeping our properties attractive and well-maintained.
Crime
Research across the country has shown that rather than contributing to neighborhood crime, supportive
housing can even decrease crime in an area. Mason Place will increase the security of the area with
improved exterior lighting and security cameras. The presence of 24-hour staff will give more “eyes on
the street.” Loitering will not be permitted on the premises and criminal activity by any residents will
not be tolerated.
Panhandling
Panhandling is protected speech under the First Amendment and is legal in Fort Collins. Housing Catalyst
cannot include a prohibition against panhandling in resident leases, however, staff do discourage it.
With a place to live, a base of support services and help obtaining eligible benefits, our experience has
been that residents do not engage in panhandling.
The City of Fort Collins Panhandling Ordinance does prohibit panhandling (defined as knowingly
approaching, accosting, or stopping another person in a public place and soliciting for a gift of money or
thing of value) if it involves any of the following conduct:
• In a manner that is threatening, intimidating, coercive or obscene
• Touching or grabbing the person being solicited
• Directing fighting words at the person being solicited
• Obstructing free passage of pedestrians on public sidewalks
If you encounter any of these prohibited behaviors, you may call 221-6540 and report it to Fort Collins
Police Services.
Resources for Further Information:
Byrne, T., et al. “The Relationship Between Community Investment in Permanent Supportive Housing
and Chronic Homelessness”. Social Service Review 88(2): 234-263.
De Wolff, A. (2008). “We Are Neighbors: The Impact of Supportive Housing on Community, Social,
Economic and Attitude Changes”. Toronto: Wellesley Institute.
http://www.wellesleyinstitute.com/wp-content/uploads/2011/11/weareneighbours.pdf.
“Does affordable housing development lower nearby property values?”
https://shelterforce.org/2013/07/18/answer_172_affhsg_lower_property_values/
“There Doesn’t Go the Neighborhood: Low-Income Housing Has No Impact On Nearby Home Values”
https://www.trulia.com/blog/trends/low-income-housing/