Longmont Housing Authority Advisory Board - August 2026

Okay, I'd like to call our Lmont Housing Authority Board of Commissioners meeting to order uh for August 18th, 2026. Uh let's go ahead and start with roll call. Um mayor or actually chairing go this way. >> Commissioner McCoy, >> Commissioner Coffer, >> Quincy Williams, Regional Property Managers, >> Donald Housing Director, Kinder Daniels, County Supervisor. Oh, Harold Dominguez. Um, executive director, assistant city manager, assistant director of operations, public safety. >> Tim, assistant city commissioner >> Diane Chris, commissioner, >> commissioner. Okay. Um, now we're on to the uh review or I'm sorry, agenda revision. submission of documents. Do we have any agenda revisions? >> I I have a I have some that I can't think where else to put this, but um I know in the past um Molly, that we've made comments about we have to continue to grow. Um, and so I've had questions about that from builders and I just wondered if in future we could have a discussion regarding um, what kind of how much growth are you expecting and also just a discussion about what the balance would be between the private sector and the housing authority that all participate in the affordable housing arena >> and if we could do that sometime in the future. >> Join Oh, go ahead. Would you like to respond? Yeah. >> Um, uh, our budget discussion will be happening at the October LHA board meeting and we will go into our long-term projections that does tell that growth story for LHA. And then on city council side, we will be presenting the housing needs assessment come fall, November is what it's looking like. And that will help answer some of those broader market questions. And then if there's perhaps a tie-up conversation and bring it all together in LHA arena, if that's what this board desires, we could kind of do that after both of those. >> Sounds good. >> That sounds good. >> So, >> okay. >> Uhu. Um, review and approval of the June 16th, 2026 minutes. >> So, move. >> And I'm just going to do it one at a time. There's a 20 >> Yeah. >> the 20. Yeah. So, I'm going to separate it out. So, um, the motion to approve the minutes as presented is made by Commissioner McCoy. Do I have a second? >> Seconded by, um, Commissioner Chris. All those in favor? >> I. >> All those opposed. Okay. So, that carries unanimously. Now, on to the July 21st, 2026 special meeting minutes. Um, do I have a motion to approve? >> So, move. >> Okay. So, that's been made by Commissioner McCoy. Do I have a second? And seconded by Commissioner Copper. >> And I'll stay. And um yes, you were not there. Okay. So, all those in favor? >> I >> I All those opposed. Okay. So, that carries unanimously. We are now on to public invited to be heard. Um do we have any members of the audience wishing to speak? >> Yes. >> Okay. And you will have three minutes. >> You may begin. Oh, you got it. >> Perfect. Thank you. I'm here tonight because I've been having some problems again. I'm not getting any privacy down there and must be pulling by some residents. I don't want my down to them. They just don't like me down there. I really don't know what's going on anymore. But yeah, I'm not getting any privacy and people even sticking our nose into my business where it doesn't belong. I'm not getting any respect. I'm frustrated with it. I just feel like I can't do anything right. Feel like I've had my freedom taken away from me. My father was Marine. My husband Marine Army son was respected that I I got connected to the military. I'm a Marine daughter and I don't think I'm going to get any respect from anybody because of that. There's no in that just like Vietnam war veterans when they came back to America after the war they were not we didn't war when they came home total different and I just that's why I'm short because my father is 6 feet a day and my mom both were exposed to Asian orange and ground water on face and I don't feel like my heart being treated the same way they were being treated my short whatever you call it just it breaks my because I got stuck in the middle. I felt like I'm in the tug of war and I deserve better than that. Another thing is I was just getting into bed one night when someone walks into my apartment. You don't walk in on a death person unannounced. You don't do that, but that's scary right there. I don't know who it was. I spoke my time that anyone walk in your community, please. We don't know who it is. We don't know if someone's coming or if someone's trying to rob us or at this time. >> Okay. Thank you. >> Uhhuh. Thank you. >> Okay. Anyone else? Okay. Okay. So, um I will close public invited to be heard. We are now on to old and new business. A resol resolution LHA 2026-16 declaring the intent to issue multif family housing revenue bonds and authorizing carry forward allocation. Yes. >> Um so commissioners uh the this item tonight is for the 2026 private activity bonds. We have brought several items already this year all about 2024 2025. So here we are 2026. Um so the city these are the municipal side bonds that come through the city and uh they got notice of their 2026 allocation amount in January. We put out a call for applications in April and did not receive any um letters of intent other than LHAS's for the intended future project that is intended to be 180. Um and so according with council's new process because there was only one LOI we did not open a full application period and here we are tonight to consider accepting it on LHA's side. So admittedly, ideally, we would have the council motion first and then this one, but we are coming up against Chaffa's September 15th deadline. And so in order to avoid doing a special LHA meeting in September, we're going to consider this one first. It will be a contingent approval on the council action that will be coming on August 25th. Um so I want to specify that the resolution has been written broadly to apply to a future LHA development project. It is the intent that that would be 180 Emory but as we all have talked about that uh concept plan process is still forthcoming and the land is still in city ownership. So a future potential LHA city partnership is anticipated. However, if that doesn't come to fruition for any reason, this offers the flexibility to apply it to to another project. >> Okay. >> Okay. So, do I have a motion to approve resolution LHA 2026-pot has been made by council member Commissioner Koffer, seconded by Commissioner McCoy. See no one else but anyone else's hand up. Let's go ahead and vote. All those in favor say I. >> I. All those opposed. So that carries unanimously. And now we're on to the bad debt write offs. >> And we do have an action on this. >> Yes. >> Um so anything that's over $5,000 we do have to bring to council for approval to write off that balance. This balance is getting sent to collections. Um it is um past rent along with decontamination costs um and cleaning costs. So, um, we just need your approval to move forward with writing mis balance off. >> Okay. >> Okay. Um, do we have anyone who would like to make a motion to approve the um one tenant pres presented that has a balance over 5,000? >> Just a quick question. >> Yes. Speak to the decontamination costs. Um, so I I believe this was a hoarding unit and so they had to bring in um >> dusters and industrial cleaners to completely clean. >> Not a math issue in this case, just a a bigger than a larger than average cleaning. So it's just a different threshold. >> Yeah. >> Got it. >> And then council member Chris >> Well, I was going to ask about the the length. It seems like um the date was 31626 and I was asking I was gonna ask how long it had been in a rare but now I kind of understand. >> Okay. >> Um in a rears well he hadn't paid rent for about five months. Um but it was also going through the eviction process. So I don't know exactly when the eviction started but five months after that he got evicted and then we had to get decontamination after the eviction. >> Commissioner Copper >> and then Since it got sent to collections, we're writing it off. Is there a chance that we'll get it from the collection agency? >> No, that is why I mean we technically write it off. We have not received one payment from collections and we've probably sent it out $500,000. >> It's very unlikely that we see it. >> I think we've only gotten it from what >> we did at&m as metals neighborhood. did get one there. >> And also, we tried to work with this resident as well. Um, outside of the non-payment of rent with the hoarding situation, we reached out to some agencies. We got some help. Um, one or two times for this specific person and it just everything just fell through the cracks. So, that's why we ended up here. >> Okay. So now now do I have a motion to um approve the that debt write off? >> So moved. >> Okay. Second. Second. Okay. So the motion has been made by Commissioner Chris, seconded by Commissioner Koffer. Uh all those in favor say I. I. >> All those opposed. So that carries unanimously. And now we're on to the resignation as a contracted property manager at Zineia. >> I'll be describing for us tonight. >> Um so back in the spring, >> sorry. >> So you heard kind of the history of how we got here back in the springtime. um and got direction at that time to negotiate the the resignation. Um and so where we're at is Element did reach out, we uh issued a letter of intent to resign back in June. uh element. The owner of Zineia did reach out to other property management providers and was successful in bringing on Brothers Red, not Redevelopment, Brothers Property Management, um who does have experience in permanent supportive housing. They do operate Bluebird in Boulder. Um and so for the last month, our teams have been getting together to work on transition with the transition date being September 1st. So, we have successfully um made it through that that negotiation of resignation process. Um and we have yet to hear from element that they've received all of the consents that they needed from the investors etc. But that is in their court to do. Um and from our side, we are just doing everything we can to ensure a smooth transition both for the property managers but al also for the residents. We're going to be doing the the residents have been um made aware. But then tomorrow we hold coffee and conversations over there and are gonna open up the the topic to make sure everybody can answer >> repeat questions. >> September 1st. >> So our last day will be Octo August 31st. Brothers will take over on the first >> and of course we're still going to be neighbors. We're going to have um good communications back and forth as as neighboring property managers. um they're working on um you know things that might overlap like potentially security firms and that type of thing where we would make sure that we still keep good relationships and good contacts. Um but overall this process has been smooth to date and um I think that it's going to leave everybody in the best possible scenario given the challenges that we have. >> So that's more of anformational item unless there's questions. >> We have any questions? just have a quick question. >> Um, good work on all that. Um, this has nothing to do with us leaving or not leaving. Um, but I know we were concerned about some drug use uh at that property and the property owner not being as strict about it as we are. Uh, do we know um how Brothers is? Do we know if they're strict on their properties? So we do have elements um meth testing policy within that policy. The first half was mandatory tests. Um that was those were where we were aligned. In the second half of the policy it was where testing is optional with owner approval. That's where we had some concern that that would not match up with our practice. Um I as far we have not dug in specifically but as far as I know element would hold that policy to the new property manager. >> Yes. >> Can you can you just rewind a little bit and give us the background to the new like I'm just having a hard time connecting. >> Sure. So, how we got here? I know. >> Yeah, just spark my memory a little bit. I think I know where this but it's I'm just like >> sure I've seen everything in house versus >> Gotcha. So, uh LHA is a third party contracted property manager for Zineia. >> Okay. >> Um so, we are not the owner. We are in the owners LHA is in the ownership structure as a special partner where we extend property tax exemption and can have some consent rights on on sale and that type of thing. um back we opened up in October 2024 and we knew that the budget was going to struggle right off the bat because you create the project proforma you go to closing which was all in about 2022 and then that that budget fits in when you finish construction in that 2022 to 2024 time frame we had large costs of of labor increase um so our compensation here on LHA side which follows the city um and benefits all of those costs raised quite a bit and so that was absorbing right off the bat. Um, additionally, well, there's there's, you know, I think a permanent supportive housing property generally is a special animal when it comes to budget and the amount of uh investment that it takes to keep operating at the level that it truly needs. And I think that is something the entire industry uh needs to that story needs to be told to prepare other permanent supportive housing projects in the future. that what it really takes to do this successfully. So that was our challenge. >> Um and so we had worked with element for the past that going back it was nine months from when we resigned. So over a year trying to work every which way that we could to make the budget balance, understanding that our labor costs were what they were and our benefit costs, etc. and then really trying to work in a better staffing plan on site to meet the needs of the property. Uh we that went back and forth umpt million times trying to play with every number we could with element to get it there and we just ended up at an impass where we we could not give more without sacrificing LHA's service to the rest of the portfolio. Um and Element was not able to give more on their end or the property budget end. Um and so then we talked about if LHA was interested in buying Zenia, we ran those numbers for a period of months and we could not come to a number that LHA could absorb and then also run the property the way it needed to be run. >> So that's when we exhausted all options. We came to this board in an executive session to discuss the direction Okay. And that's how we got >> a few issues. So behind the inflationary increases in the labor positions. Um because of equal pay for equal work, we couldn't adjust those costs because we had to make them the same of the other properties. And the only way that financially we could do it to Molly's point is we would have basically had to take out of the general fund to support that property which would have then put the other properties in in jeopardy financially. So our operating costs are just higher because um a lot of the other property management groups don't have the fully loaded costs that we do with benefits. So that was a big piece of the puzzle financially. Um, and then obviously the other issues we talked about, but I kind of wanted to give some depth as to what was triggering it. >> So I guess now my question is we've hired or partnered or whatever you call it property manager which is brothers >> element has hired. Yes. >> Oh, element has hired. >> Is LHA still providing those supportive services like buses? All roads is in charge of the supportive services as >> so that was another difference operationally. So when we talk about the supportive services that we provide at the suite those are the clinician positions that we created as part of the budget the element created they contracted with all roads to provide the supportive services. Okay. >> Our supportive services models are different. >> Okay. >> In terms of how we approach dealing with situations that arise. >> Okay. I think it was getting the two properties confused. >> Gotcha. >> Everything with sweets stays the same. >> Doesn't also do blueberry. >> They do. >> Yep. They are. And part of this is they are a case management specialist in used to do's funding model and billing model. They're just diving into billing Medicaid for that type of thing. So um it all of this is also there's all roads model LHA's model but also the model that DOH requires as a condition of the funding for those. >> Thank you for the clarification >> to a question that um Commissioner Conoffer asked about. So we'll monitor it because of adjacency. So the other hat that that wear or Zach wears is if we start seeing challenges at the property generally that's when we'll work with Sarah and Zach in terms of managing those challenges um if there's an overlap in that. So we're going to be watching pretty closely the camera systems and everything else. Okay, thank you. Um, now on to the Briarwood apartments discussion item as well. Um, okay. So, we have talked to you all before about the um proposals that are out there regarding the Brierwood. So, the Brierwood is 10 studio units attached to commercial space that was um previously LHA's administrative offices. So the history was uh when the city and LHA partnered, LHA staff and city staff really needed to be together. So we brought LHA staff here to the civic center. And then we were looking for a community-based provider that needed office space to lease the commercial space. And we did do that with the Veterans Community Project for some time until they um ended up taking their their offices essentially, you know, remote and to their um to the village. We have not been able to find a a community-based service provider to lease that space since. Um but we knew that All Roads had been granted a $1.2 million home arc grant for the purposes of scattered sites. um uh acquisition that they would then own and manage and and bring in their uh people in their pipeline looking for to be housed. They also want to expand their footprint in Longmont. Um, and so we said there's an opportunity here that if there's a service provider out there that could actually make use of the very unique setup of having service space attached to units, >> then that would be an ideal situation. Whether it was uh lease the commercial space and then we just partner for filling with the clientele or or if it makes sense a sale. Let me jump in real quick. >> Sure. >> Um context for the new commissioner. So um when we took over the housing authority, Brierwood was there. Um as we were moving through the financials, there was a few things that showed themselves. Um when LHA actually did a fi they did some type of refinancing or financing loss, but they actually structured it where there was a 600,000 $800,000 >> $800,000 balloon payment that was due shortly after we took it over. So, a couple of things showed themselves. One, um the housing authority couldn't afford the operational cost of the offices because of the utility cost and everything else based on where their budget was. We also couldn't afford to pay that balloon payment because at the time the fund balance was just over a million dollars. So it it would have wiped it out. So we actually refinanced it um with First Bank, which is now >> DNC. >> Um so we refinanced it in in order to smooth those payments out so we could handle it financially. >> And I'll come back to that as Molly continues. >> So with their $1.2 $2 million grant for scattered sites acquisition that they were going to pair with a $300,000 worthy cause grant for the same purpose. They had 1.5 million and they were ready to shop in Longmont. >> Um and we said, you know, we have the Brierwood here. We don't we could keep it. Uh we would be we are absolutely fine keeping and managing the property as it is. But if somebody could make use of that that service space in that way and have a unique service model like that that could be something worth exploring. So we brought that to the board as an option and your direction was to keep talking about it. We have not been we are not in in formal sale negotiation. What we have been doing is exploring the feasibility for the past several months. Um, and at this point we kept crossing through these thresholds of it would this be a barrier, would this be a barrier? And every time it was not. It was a kept hitting win-wins. And so the last hump is that um uh All Roads is speaking with their finance committee that advises their board on Thursday this week to make a determination if they are comfortable taking acquiring the property with a level of capital improvement which I'll come back to in just a moment because they have acquisition funds but they do not have a funding source to create like a a repair reserve. So if something broke right off the bat, they they need to make a judgment call whether they're comfortable assuming ownership um without that reserve. So what they said is if we could work out capital improvements that are done ahead of a purchase, then that might be what makes the finance committee comfortable. So they're having that conversation. Um, on our side, the capital improvements that we've identified, we we have pricing for $25,000 worth of it's just health and safety stuff that is would be what a a seller would reasonably convey. Um there's a probably another 25 to 50, we're waiting on some quotes to see what that would look like of other repairs that would really set them up to not have an immediate repair bill on something in the first couple of years. So, if we're looking at 75, I'm going to just round it to $100,000 of repairs that we would be willing to put in, then they most likely are going to be have a recommendation to uh go forward with this sale to their board within the within the month. So what I want from this group is to ensure that once we cross that threshold, we're moving into formal purchase and sale negotiations. We're doing resident notifications of the the potential sale. We're doing it. We're we're moving into the real land, the be feasible and moving forward land rather than this exploration phase. >> Um and I want to make sure that you all are in support of that before we reach that point. Um, just going back like our our broad range of options with that property. It could be a redevelopment potential someday, but here's what we know right now. It needs a lot of uh cosmetic updates. It's it's in you know we're well it'll be in a health it is and will be in an approved health and safety stand position but it does need cosmetic upgrades and we know this because um it's affecting our ability to rent the units. They are very small studios. They used to be motel rooms. They uh we have their the incomes are restricted to a range of 30 40 or 50% AMI. There's no way we could rent pull a 50% rent of that property. uh we have tried and it does not work. So we are looking like those those rents really should be at the 30 to 40% anyway. Um which because we have a mortgage on the property still that's it's not a great financial picture. Let's say that. Um so there is in laying all the options on the table there is redevelopment potential there in the future. Um it is located right there currently. It's between a liquor store and a pawn shop. Yeah, >> I don't actually have I don't have for for some time I don't have confidence that we could redevelop and pull the rates that would be the rental rates that would be necessary to actually make that development feasible. We would have to see some change in that area before I think that was possible. Um, but I want to make sure that you know that the what it the the pricing looks like right now with the 1.5 million that um they have available and happened to be the price that we said was reasonable on this side >> because the appraised value is about 1.7 and if we said there was a meaningful discount for being a community-based provider >> starting at 1.5 and if we spent up to I'm I think 75 100 thou I don't think it's 100 but just I'd rather be more conservative. >> If we spent $100,000 on repairs that we did before we conveyed the property that would be 1.4 million coming back >> with about a $400,000 mortgage balance. Is that correct? >> Yes. >> So it would be a million dollar into the general fund today >> which does have that is the that is the reason that we have pursued this. That is where the benefit is. So, I'll pause. >> Would the money stay in the general fund or are we going to be putting it into another property? >> It would. So, this is where we when we talk budget in October, we'll be able to see this picture. >> Let me jump in. So, I'm going to jump into the budget a little bit earlier. So, basically, there's two there's two sources. >> Calm down. >> There's and this will answer some of the question that you asked earlier. There's two sources of revenue that housing authorities bring in. you bring in your rental fee, your rental fees, and you bring in your de your development fees that you get as part of a project. Um, because the nature of where the rent set, the margins are really tight on the ongoing operational cost for each property in terms of what it feeds into the general fund. So when we talk about why do you need to build, you actually need to build to balance your budget because you don't bring enough operating funds in on an ongoing basis to account for the cost. And that's why you see us utilizing fund balance. One of the things that we worked on early on is really um watching the general fund fund balance. Um holding some reserves um quasi restricted reserves for issues >> and then watching the overall fund balance um and really targeting at a certain point. >> And we said we want to keep in that two to we want to be at three but we know we'll draw down occasionally. So we actually start timing the development projects in order when we see us ourselves draw the fund balance down, we bring a development project on that then through the developer fees replenishes the fund balance. And so we know 2831 or 30 on our fund balance chart >> like when we need another project. >> Yeah, another start on at 2026 to 2020. Now, it may change with the sale of this. It may push it out a little further. >> So, we need to have one close around 2028 to bring the revenue in to keep the fund balance where we need it, then we'll need another one at 31. If we actually sell this and we pull a million dollars into the general fund balance, then it gives us a little bit of flexibility from a timing standpoint as we're as we're managing that over time. >> We're talking general fund for LHA or >> LHA. >> Yeah. Go ahead. >> When was this brought to us first? Because I don't remember. >> Um, we were we brought it up as an interest out there item. It actually it wasn't a formal agenda item. It was part of our development and project updates. Um, where we said there's this interest out here. Do you want us to keep talking and pursuing and keep exploring it? So, that we've done, we've brought that up twice. I think once in late 2025 and once earlier this year. >> Okay. >> And I should mention none of the residents would be displaced. That's really key. We have eight uh actually we had seven vacancies that were tenants that we brought in. None of them would be displaced. Their rents would not change. Um we brought in one new person that is from All Roads's pipeline because they're it's just partnership period. >> Um and then we have two vacancies right now. >> So how would All Roads use this property specifically? Would it be like a temporary transitional? Would it be permanent supportive? permanent supportive using their model of case management with space for those case managers and sites. >> Okay. >> So the so the the two models that they had on the table were scattered sites >> but without any office space in the area. So their case managers would be coming in from Boulder >> or here where they can have case management on site >> and all roads. Could you talk about the difference between all roads and hope? >> Yes. Anita Alberto specifically, but um so All Roads, they operate the the shelter in Boulder, but they are a regional homelessness exit agency. Hope does work here in Longmont, but they also their clientele doesn't always overlap. And this is where I might need some help. >> Um >> I can help you. >> Oh, thank you. >> Yeah. So, it's like they're they're f there's this this whole spectrum and they're filling a piece of it and Hope is filling a piece. >> So, Hope is local and they're nonprofit. Um, >> public safety works very closely with them. They do have some outreach. Um, they recently hired a new director and so we've met with them um prior to the new director and and ongoing to just kind of keep on the same page and lead also works very closely with them. Hope does go around. when they have a vehicle, they go around and provide services to those um experiencing homelessness and provide food, water, um some, you know, necessities as far as maybe in the winter. It's a it's a sleeping bag. So, and there is a Hope location down on South. So, we did talk to Hope early on when we were trying to get tenants for the site, but what they were specifically seeking out space for was that outreach center of which this commercial office space wasn't suitable for what they were looking for. So, >> and correct me if I'm wrong, Molly, didn't isn't hope looking to purchase or have purchased the property next to >> they put that I heard that's passed. that's passed and they've selected not to >> what what I was told is they were they decided not to look at purchasing a building because financially uh they weren't where they needed to be to look at the ongoing operating costs and so I would say one of the big differences is the capacity of the two organizations are distinctly different roads has a much more developed capacity they have more clinicians that are working with them um and finally They're in a different space. >> Okay. So, it's it's hope is more getting people into the coordinated entry. >> Yes. >> Pathway. >> And then all roads is that more intense once you pass a certain threshold and you know X then both >> and and it's hard to wear the commissioner hat versus the council hat. And I'm just thinking of community impact and you know this would be a wonderful benefit but also like someone mentioned it's between a pawn shop and a liquor store. So is this the best location? I don't know that it's appropriate for me to even ask that question as a commissioner. Um and also community impact as far as it mean next to the Kimark apartments and in the neighborhood like are we creating more public safety issues by and and and what is the process around community input as far as the neighbors in that vicinity having a say? Is there any >> Well, we already there it's already serving the same, >> you know, use. We're already housing people there and they will continue to house people there. I think generally if you compare the conditions now to if that were to come to be um that is housing with case managers on site and right now we have property managers office at V Village village on Maine that come over and touch base with residents but it's actually going to be an improved level of presence on site. Um we have not heard of any neighbor to neighbor issues between the 1227 Kimbark and that's that's our address the 1200 Kimbark uh development and ours that we haven't had any problems in the time I've worked here >> we prior to uh the city taking over LHA Briwood did have some problem residents >> but it was never conflicted with Kim >> um and I will say that the city will have a chance to hear this because the homeark agreement will come route through the city. >> That's what I was going to ask at one point and then so one more question as far as like registered sex offenders are I mean and then thinking about the vicinity of like how close it is to well >> it's it's outside of any of the established boundaries of the ordinance. There are no registered sex offenders on site currently and it is not within one of the 500 ft boundaries. 500 whichever the boundary was not within one of those levels. >> Okay. Thank you for answering those questions. >> Okay. Do we have any other questions? Um okay. Do we have anyone who is opposed to moving forward on this >> and moving forward means >> entering formal negotiations for the sale >> which means you would see a purchase and sale agreement of this board probably in October >> and targeted closing would be in December >> would go through city council. >> So the homemark agreement would go through city council. The purchase and sale agreement would come through LHA board. >> That would include the $100,000 with the >> correct. I would I do want some direction today if you're amunable to that because that's going to be critical to them being able to. >> Let me be clear. The decision to sell it is resides with this >> board. >> When council sees it, you'll see it's part of a grant which is two different decision making process. >> Yes. ones that the council once we're wearing our council hat we will not be deciding whether or not to continue negotiations negotiations has been done >> now yes >> okay >> yes >> just a question for you Molly on this is there any reason >> why this either is disadvantageous like is there like a reason why this is not beneficial for LHA to relinquish this >> honestly so far we've hit win-win at every every uh threshold that we've hit. It really is a long-term decision. It's the financial benefit is where it's really coming. Um actually, there's one community benefit. Having a vacant commercial space is not ideal, and we do not have any suitable uh tenants. >> So, they're filling some of that with the office. >> Yes. So, that would be an improvement. Financially, it's a million dollars today, a future development opportunity at some point in time that probably would come with more developer fee, but in future a dollar a year. So, it's hard to make an app. >> And that space is so narrow that when you look at the building codes and you look at the setbacks, >> pretty tough to redevelop without acquiring uh adjacent parcels >> um because it's it's long and narrow, which makes it >> odd set of parcels there. >> Yeah, >> from my perspective, it sounds great. Um, and I would say I'm comfortable with up to 100K basically of renovation of like health safety work if that is conducive to negotiations. >> Okay. So, um, do you want a formal vote or do you want >> that would be? Yes. Okay. So, um, >> do you want to vote on both the authorization to spend money and the authorization? >> I think they can wrap it in one. >> Can we wrap it in one? Okay. So, can I have a motion to accept um or approve the um renovation approximately $100,000 for renovation as well as continuing on with negotiations? >> So, motion has been made by um Commissioner McCloyd, seconded by Commissioner Pin. All those in favor? I Okay, hands down. All those opposed. Okay. So, that carries unanimous. >> Okay. >> Okay. And now we're on to the next item is LHJ vision session discussion. >> Okay, I'm gonna open this up. Yes. And then Shakita and I are gonna tag team because this is our joint >> baby. >> Um Okay. So >> yeah. When we uh brought you our progress on meeting the five-year LH goals that were set back in 2022, we did that in February of this year. Um, we described that those goals had basically been been met and were becoming stale. Um, and that they were very focused on the LHA rescue phase, not necessarily long-term strategic vision. >> Um, so you all said that you would be in support of doing that visioning process in the fall. >> That was in February. In March, we had um a fair amount of staff turnover that we have recovered from thankfully. Um, but that means we it put us back a little bit because we really wanted to um do a a process that fed into that so that we could hear voices. So um and Shikita is going to jump in and and embellish for us. But what we had said that we wanted to do back then as well is do a staff engagement session to see what staff wants um you all to consider for LHA for the future. And then what we're thinking of is bringing that all to you, feeding that into the input that you consider, do a visioning session, and then taking that kind of package together and doing a resident engagement survey effort um that then we circle back to you and and report out how it all seems to fit together and then finalize. Um so, Shikita, do you want to talk a little bit about why we want to do this staff and any other thoughts you have? Yeah, it's important to involve the staff. We want ownership of the vision and it's about them and their future at LHA. >> And so, um, making sure that this this visioning session is not just about them, but also about the residents. You know, we have the property managers who are with the residents five days a week. And so to hear their to get their input and their perspectives is very important to us from the beginning because without their perspectives, we I don't see how we can move forward with anything, you know. Um um so yeah, so I think that this would be a great opportunity to revamp and um revision um LHA and because you know my goal is for LHA to be the number one >> housing authority in the United States of America. >> Big goals. I like it. >> So we were thinking >> there's the vision right there. >> There it is. Uh what we we want to make sure what we present to the residents is is formed up partially, you know, with some squishy sides. Um and handing them something that that you all envision so that they can kind of react and and give more specific feedback of how to tailor that and then bring that back to you. Um so we want to get your feedback on that idea. And then generally timelines. What this would mean is um we would be beginning now on that staff engagement piece and doing that through October or so coming to you all in December, January and then doing that resident engagement in the first part of the year and then circling back. So we wanted to see if you were on board with this plan. >> Thoughts are good. Oh, this is going to be a type of survey. >> Uh, the resident engagement portion would would likely be a sell a survey element and then we could still like >> fine tune or or or think about it a little bit more there as well. >> Some notes. >> Any questions? >> Nope. >> Okay, we're good. Thank you. Okay. >> Um, now we're on to the interim executive director report. Go development updates. >> You want to go with development first? >> Sure. Uh, so development updates just to give an update on that potential future project at 180 Emery. Um, on the city side that we did close upon that land on July 30th, so it is in our ownership. Great. Um, and so the next step is to begin that concept design process that we've been talking about for some time. Um, we basically know that at this point it's it's most likely considering both the home ownership and the rentals element in there. Um, and we're going to start that process. We have our we got a development capacity uh challenge. So Katie P, our she's now our senior housing and redevelopment manager. She is um in the throws of the first and main transit station for the next month for sure month and then um and then beyond that of course but the next month is super critical in terms of timeline. We also have a recruitment out there for a housing and redevelopment project manager that we're starting interviews for at the end of this week. Um, and so I'm hoping to get build up boost up that capacity a little bit and then get that concept design process as soon as we have that opened up there. Okay. >> In this fall. So >> the position you're interviewing, is that a new position or just a new >> position? Exciting. >> So to to kind of explain what's happening is a few things that we were seeing. one. Um I think it's going to be rare to ever find redevelopment that doesn't have some type of housing connected to it. Uh when we look at our budget generally, um on the city side, there's not enough funding to build out the infrastructure and the staff capacity on the housing side and then on the redevelopment side. So what we were looking at is really managing it financially by blending the two so we can actually have more capacity in general to do the work. Um because we couldn't afford it so we were adjusting budgets. >> Can can we be a part of a mixeduse development >> where LHA does the housing component of it but there's commercial space? >> Yes, >> that is an option. and part sorry >> so so part of it like 180 180 that memory that we've been talking about >> there is going to be a component we're they're looking at looking at for sale and rental housing on there >> I know mixed types of housing >> but mixed tial commercial >> but yes you could do commercial too we'd have to consider the funding for purchasing the land and what restrictions that would have but as a general LHA can do that. >> And I just asked that in terms of the the property tax or sales tax rep would we get would get >> yes any commercial unless it's for a public purpose >> would be taxable. >> There are some public purpose commercial uses that could benefit from the basis boost that comes with that property being called that census track. So, there's a bunch of options that look out for that. >> Thanks. >> Um, congrats on on the purchase. Um, with the housing needs assessment coming up, you said in the fall. >> Yes. >> Um, are you going to have the design before or after the housing needs assessment? >> Probably an actual results to to consider and look at. Probably after because we also want that housing needs assessment to feed that, right? >> Cool. It's more of a conceptual what can the space accommodate? >> Sure. >> But the actual design will occur >> and that can m that how many units are we looking at? >> It completely depends on the level of rental versus home ownership versus commercial that comes in. >> Um we know that the prior owner had looked at an all rental property and showed it at like 200 plus units. We don't expect it to be that. So under that amount most likely. >> Oh, there there was also schematics for for sale housing on that property. >> I want to say probably in the neighborhood of 100ish um similar to the town homes that you see by the greenery, those narrow kind of >> almost brownstone >> widthwise looking but >> more town home. So they've run different models on that side >> and then the housing side will not generate money for LTVA but if we do commercial that would contribute to LDBA. >> Yes. >> Well if you have for sale it could too >> right it's >> that would be that would still be taxable >> because the sale would be tax >> it's still even if it's affordable it's still taxed >> the restrictive covenant decreases the value of the property the amount that they taxed at but they still taxed. Uh, I will just add one more project. Any other questions on that? 180 Emry. Um, we are doing due diligence right now to try and see if we can take advantage of a $700,000 funding opportunity to replace windows and sighting at the lodge. Uh there's some home funds out there that are a good fit for this property that um it was out there for um B it was the city of Boulders's year to have it, but they do not have a suitable project. And so we're doing some work even as of tomorrow. We're going to get some estimates of what that work could look like to try and see if we can go for it. >> Is that HUD or is that state >> home? This is home funds from HUD to the home consortium going through Boulder. Yes. >> Um I that brings me to a question I had about Brierwood. Um is Briwood eligible for the home funds? >> So Brierwood's home covenant, it used home funds back in 2007 or so to um acquire the property at that time. I believe um the home covenant expired in March. So now we still have a covenant on the property for affordability, but it's not a hub covenant any longer. >> That would be >> So but the purchaser is looking at homemark funds. >> Home Yes. Homemark funds. So special COVID home funds that they come with a general covenant, but it's not the same um threshold of compliance as a regular home fund project. It's it's >> you know what you're doing. I'm sure there's opportunity pass. >> Anything else? >> That's it for that. Okay. Operations updates, occupancy report. >> I want to jump in on something before Quincy takes off. >> So, one of the things that you you all saw when they talked about um when they talked about the ride offs and the >> the cleanup that we had to do. I think a lot of times we get questions from our tenants of so we have to post do inspections and really kind of work through it. One of the things for us is so why do we do that? We actually go through that process so we can manage our assets and to avoid situations where we have and even when we do it, we see it. But we get into these situations to help us reduce kind of that cost of when we're flipping the unit from one tenant to the next. Um, which takes really really active management. And so in case you hear that why we're doing regular inspections, it really is ultimately to protect the asset. >> And we bumped up those inspections to quarterly too. So more than four times a year outside of all the other agencies who are doing inspections as well. >> Okay. >> Thank you. >> What what what's entailed in the inspection? Like what do you guys go in and look at? Um, we go into just make sure everything is okay in the unit as far as appliances. Um, a lot of residents don't report things to us. So, it's our job to do the reporting. So, we'll go in there. We have um, you know, if there's pest control issues, if there's hoarding issues, um, we can address those by going in there and then, you know, getting some supportive services to help that specific person if they can't do themselves. >> Is there like a checklist that they go off of like to check XYZ? Yeah, some of it's fire code, too. Um, I know when we first took it over, I want to say this was probably Spring Creek and Fall River, they actually had to bring the fire marshall in because they were overloading units, >> which actually then changes the um how the sprinkler systems can work. >> You see overloaded, >> way too much stuff in it. And and so what it does is is that it then your sprinklers are designed for typical residential kind of furniture and loading, but when you get into a situation where hoarding occurs or they overloaded, your sprinkler systems won't uh suppress the same way they would in a normal condition. >> And then that's then when staff partnered with um nonprofits to come in and help folks uh remove some of that. So that's another piece of it. >> Are they scheduled or random? >> Ours are scheduled. >> Um any other investor inspection? >> They could be random. They they not necessarily random. They'll hit us with a random date, but they'll give us time to prepare for it. >> And that's the other reason they do them. So a we're required to provide notice. So we can never go into a unit without providing someone notice that we're going to go into the unit. Um and then part of the other reason for the ongoing inspections is because we'll get inspected by investors, we'll get inspected by chaffa, we'll get inspected by >> funer by the and and so and that's random >> and so we don't get >> you have you have to be on top of it enough because then they randomly select the units that they're going to ex inspect when they come in. So you can't get behind on it because then it'll just hit you in a different way. >> So does that mean that there like like we do our inspections but then like XYZ can request additional inspections and so do tenants understand why that's happening because I could imagine how that might feel to them like they're being picked on or inspected more than others like do we explain that to them? >> So what we do at one we do it all. So nobody could ever come and say that they're getting picked on unless and to back off what Harold said other than passing out notices to residents. We can go into the unit if it's a health and safety hazard to the property. We don't have to give notice for that. We can just go in >> or welfare check or something of that sort. But um >> we do constantly communicate at company conversations like this is why we have to do this. This is why yes, maybe at a regular market rate apartment this is not done but this is why we have to do this and >> us doing the preventative inspections helps minimize the impact when somebody else comes in. So >> we try it. It is a constant conversation though. >> Commissioner Popin, did you >> Yeah, I just have one before we get off the development updates. I just want to go back to 180 for one second and I just wanted to get like it would be helpful to staff right now if there was some sense of whether like there was significant interest from LA from the commission here for a mixeduse commercial residential for 180 or are we premature for that conversation? >> I think that we plan on showing because it's it's really like a space needs type thing and it is paired with a very basic financial model. So I think it would be good if we just ran something that was feasible and presented that to you all and then got feedback for some of those specifics. >> Okay. >> Okay. Thanks. Okay. Now let's move on. >> Yeah. >> Um so outside of the city, all the other properties are doing a lot better. >> Um these the numbers change. We do this we run it to the last day of last month. Um, as of today, prior we do have one vacant over there. Um, village on Main Street, we have two vacants there. And then all of the other numbers are accurate. Ascent. It was, if I'm not mistaken, the end of last month, Shaquita, Molly, and myself, we sat down. Um because of the vacant units that we had there, I got quote unquote assigned there full-time for whatever my schedule could could hold. Um and when that happened, we were at 28 vacants at that time. We now have >> 14 vacants with no bodies on. Well, I want to say 12, but I'm not going to do that yet. We got to lock those last. >> You take up a lot of space. >> There's a lot of stuff. >> You cut that in half since the last the last 18 days >> in the last week. >> That's amazing. >> So, it's it's it's a team effort and we've been we've been diving into it. I've been dedicating some weekends there. Um my daughter's been coming with me. She is another selling point to have hair on my arms a lot too. But >> what's left over? >> What units? >> Um so, it's twos and threes that we have left over. And >> it's just being persistent. Kind of nagging, but not nagging to the point where you're going to lose a lead. just staying on top of it, attention to detail. We have had very good well lately, the last meeting, I can say we've had good interactions with Penrose, the the other owner of it, and they're satisfied. I told them that I don't even think 60 days and we'll be done. I'm looking to be done by the end of next month. They gave us until November, but at the rate that we're going, we should be done next month. It's been a good transition. It's been a good turnout for those units there. If you look, you see the delency that is one person. We are working with them right now. They fell in some hard times hardship. Shakita is leading that forefront as far as trying to get that specific person caught back up. But the property itself is going a lot better. Um we've just had it with it being a lease up in LHA, not really having to have done lease up to this capacity before. There's just some learning curves that we had to get over with on-site staff there, which has been beneficial for them. they know what to do. >> We can, you know, trust that they're doing what we need them to do. But the vacant unit count has significantly cut in what the last 20 days, which is >> very >> Yeah. >> Yeah. Yeah. >> I just want to say um I want to give Quincy um his props for when Molly and I talked >> and he said whatever I need to do, whatever needs to be done and he showed out. I mean, he really used his skills and um we're definitely appreciative of what he's out there doing. I mean, he goes on the weekends, Saturday and Sundays to to uh lease up and show and do a tour at the property. So, I just want to give him his props for >> any question. >> What are some of the the reasons people walk away from that? What are what are people saying that this property doesn't offer that other properties do? >> We don't have a swimming pool. >> That's a big one. That's a big one in storage, too. >> Storage in the swimming pool. >> Not storage in the units. We got great storage in the units. More like storage. >> Just storage units. Yeah. Like storage. Some apartment complexes offer >> extra storage. >> Extra storage, which we don't have. Even though the pool you can utilize it what, three months, four months out of the year. That's a big thing for people as well. >> Um, I'm seeing with the concessions that we're offering right now, we're doing two months free, one month, two months free. That's one. One month free and $1,000 gift card or $2,000 gift card. Nobody has accepted the gift card. Everybody's taking the two months free. And I'm using that as a sales pitch because >> it we're they're allowed to amortize their rent. So, they can they get the credit up front and then they can divvy it up however they want to. I'm using a pitch where you know for at least one year I can get you the cheapest rent in voter county for one year and after that we can come back to the drawing board but you will have the cheapest rent you can use this credit however you need to use it um >> and just to just to make sure we all we had I mean this is an affordable property all of our sub 50% units were gone in the first two months three months right >> what we're trying to fill is those median income units Yes. >> Which that medium income restriction is an investment in the future. It does not match the market right now. So that's what we're that's why we're competing out there. >> And it's it's a lot. It it's because of the concession is lower and the residents are aware and we do have >> um >> we do have notices prepared to give to them to let them know that after this year your rent will be what is on your lease because >> that that concession rent isn't on their lease. So, I don't want them to think that that is what their rent is going to be for that full 14 months. >> They know that it's going to be that amount and they still have to qualify at that amount, too. >> So, they can't qualify at, you know, $1,000 when it's really 15. So, you have to make 2,000. You got to make 3,000 to be able to qualify, but you'll get the concession >> if you sign with us. >> Okay. >> So, does everybody did everybody catch what Molly said about qualifications? I mean what they're what they're getting is you don't get market rate increases because it is income qualified property. So what the market and we've seen some things what the market's going to do is when the market gets saturated with units the units then get suppressed but then market rate units tend to have about a 5year stabilization period. So once they hit stabilization in that horizon and then their vacancies go down, >> then we see what we got into a few years ago where then the market rate start doing this because there's no vacancies. In this case, these units will have a a less of a steep curve because of the income qualifications. So that's the unique piece about this project where if you're in that attainable category, you're going to increases will be at a much lower level versus the market increases that occur >> and we do try and explain that to people but it's hard to explain a future condition when you're looking out there right now and comparing this property to that property but >> okay >> so that's our challenge but >> thank you I do have I do have a question >> and we're gonna kind of wrap up the conversation we have >> just in regards to what you all are saying do you anticipate that AMIs are going to come down Um, in terms of like the the income limits set by HUD, it's hard to tell. They do do use census data in 25 to 26. They came down by like dollars, a couple of dollars, a little bit, but generally they're holding flat right now. So, we won't find out the next income limits until May 2027. That's when we would see the next update from HUD. >> So, I'm not sure. Okay. >> Let's go on to the next item. So, do do we have anything more on the occupancy report property updates? >> Unless you guys have any questions for me, we're still working. And >> I do have one question regarding the central. I know we were discussing kind of the bus schedule with San Green Valley. We're going to do a partnership around like making sure kids are having a pickup spot close enough. What What's the follow up on that? >> I will have to follow that up. >> Okay. Yeah, we were just discussing a little bit of last night. >> I do remember that. I do remember. >> I can't remember. >> We do also have um an open house. Uh our center is holding an open house tomorrow night for prospective families for the early childhood education center which is opening on September 1st. They passed licensing >> 100% score the first goound. Um, and so they'll have the preschool class opens September 1st, the 2-year-old's class opens up October 1st, and then as soon as they hire enough teachers, they'll open the one-year-old's class after that. So prospective families tomorrow night we have like at least three ascent families that are already planning on attending and more to come is all going >> and then and then to wrap it up >> um >> because I wanted to get it a sense some community engagement >> with them being more workingass 9 to5 they're not home on the 12th of September which I can forward to everybody we're doing breakfast at a scent um so I'm going to cook breakfast for everybody basically like coffee and conversation for them >> to just get them engaged So we can't find out what's working, what's not. Breakfast is pancakes, eggs, bacon, >> really regular. Yeah. Come on. >> You cook it. >> Well, supper's going to help me. >> Um to get them some engagement so they can feel, you know, involved as well. We do it with the other properties. Might as well do it with them. So nice. >> You guys are all welcome. September 12th at 9:30. >> Free breakfast. I also want to mention as well, you know, about the community and the engagement piece. Um, I know you mentioned St. Moren, but we're also in collaboration with I have a dream. >> So, um, I have a dream will we will be touring on September the 28th all of our properties. Um we're hoping that ascent will be one of the ones that will do the afterchool program and they also want to um do have an intergenerational program that our senior properties. So um so we are working on that. So stay tuned. >> Great. Thank you. >> Thank you. Thank you so much. Okay. Second quarter counselor. So, um, as for the AR, the the big drop is basically the hard and large subsidy payments that came in, um, from March to June. Um, we finally got funding and approval, um, and those got paid in the second quarter. Um, and so they're proceeding as normal. So, that's great. Um, past two balances that are out there are working through the write offs and collection process. Um, so I would expect by next um quarter those will be either sent to collections or they've worked out repayment plans. Our properties that are over on vacancy um our Aspen Meadows neighborhood senior Brierwood Hearthstone the Suites and BM. So we're monitoring those. We usually have to monitor those based on what we've budgeted versus what actually expenditures are happening. And we do have expenditures at some of our properties. Um we are experiencing at the Hearthstone a lot of the PTAC units are going down and um so what we're going to try to request from HUD is to get an HVAC budget back because they took that away a couple years ago. >> Um and so we're going to ask for that along with window cleaning for those two properties because they don't have that. And then the lodge, some of the lodge and the Hearthstone over expenditures are because we do pay advance for their um insurance three months. We can't do the whole year because there's not enough money to do that. So, we have to do it on a quarterly basis. The suites is having um high utilities in water and sewer. So, we're monitoring that to see if it's just an anomaly or um it also probably is due to maybe getting the landscaping fixed and the water fixed. going to stay watering. >> Um, we I don't think it got blown out very good and who's to know if it was actually watering very well in years past. So, that could be the cause of that as well. >> Um, the sweets is also having and will continue to have for the remainder of the year is a high pest control. We are having a serious amount of cockroaches. So, >> there's we probably have about almost $,000 in cockroaches. >> Wow. >> And it's still they're still coming next week. >> So, we do have a high >> balance of that. Um, >> it's not as bad as bad bugs. We've got bad bucks. >> Silver. >> And then as for the voucher, um, you know, we're not coming into shortfall. Um, as of July, we're not in shortfall. Um, so we're no at all. So it's it's we are expected not to be in shortfall, but it is a monitoring process because in at the end of July, we did have a PB vouchers open that have since been filled. So it's all dependent on when they get filled. Like if they got all get filled at once, it will change the end of the budget. So we could end up in shortfall in the coming months if if that's the case and as increases happen. Does that include the vouchers that we changed over from No, >> those are local vouchers. >> Yeah, those don't count. >> Know exactly what I'm talking about. >> Those are so we have we're working with four household four families that two of them are being housed as a two of them are being housed where they're currently where they're or other offsite different locations. Uh but we got four families going through that right now done. >> Yeah. Know the the team when it's Kendra, Tracy, um and everyone managing the HCV piece, they're riding that line as fine as you can ride it. Um and and that's hard to do. That's incredibly hard to do >> when you look at some where some of the other housing authorities are where they can't seem to get out of short hall. So they're doing a phenomenal job and it so we're tweaking and we're not having to go to extreme measures of of balancing it. So kudos to them because they're doing a great job keeping us where we need to be. >> As far as the the same families that you were discussing, is that the same family that Shaquita is working with? >> No, no, no, no. >> She had about >> Do we have any other questions from commissioners? >> Okay. Are you done? Good. Okay. So, we'll go on to the next. >> Yeah. I mean, that was pretty much kind of all of the financials combined together. >> So, if anybody has any questions or there also is the vacancy report that I provided, which kind of gives you an idea each property, it gives you a 12 month rolling to kind of see how long um once a unit goes vacant, how long it's vacant for um and when it finally gets built. So if you have any questions for that as well. >> Thank you. >> We have the public safety. >> Yep. >> Report public safety public health and safety updates. >> All right. Past few months suites only had 36 calls which is very good. Six welfare checks, four disturbances. Um Paul River had two, Spring Creek had nine. We have a Few neighbor to neighbor problems we're working through there. Few welfare checks. Um APS and myself and patrol are working with an individual there that's having some difficulty. Um the lodge >> APS is >> adult protection sorry adult protection services. >> Thank you. >> Um and some other offsite caretakers. The lodge two, Hearstone three, um, village on main had five, briwoods a zero. They they usually always >> AMSA had five, AMN had two, ascent had nine. We had three disturbances there. We've been having some unhoused folks um up in the north area kind of just wandering through. So residents are calling those in. We had one that had fallen asleep in the bench, but we're getting it moved along. Um, and Zenia had 37. So, >> um, have a meeting with our meth detector vendor. Hopefully, we have some answers on Thursday regarding next steps. Um, Dan Hill will Dan Hill with ETSs um will be in that meeting. It sounds like um they could be going to a different um source of signal called low raw. I'm sure some of you might know what that means. Um I'll hear what I'll see what he has to say about it. It sounds like it's better for long-term saving battery through um thick spaces versus Wi-Fi is for fast streaming, etc. So, we'll see what he has to say about that. And just working on getting the bench set up for BOM with LDA, LHA, the residents trying to trying to work through that piece. That's about it. >> Go ahead. >> I I had a question. So once we sell and get out of some of these properties, obviously the calls for service aren't going to go away. Briarwood 00, but uh Brazenia, will we continue to report on that or >> so? I'm I'm going to keep monitoring that. Yes. and more so from the public safety side and I can report that to Zach and you know leadership uh with LHA when needed and really remaining kind of good partners. They're going to keep for now the same security company which we've had several meetings with with him. So that's a really good sign because we have a good partnership and he's he's very willing to share information with us especially when it comes to our our residents at the suits. So >> thank you. >> Thanks. Do we have any other questions? >> Thank you. >> We are now on to commission. >> Oh, I've got one thing. I just wanted to give some updates. I was going to see if Shakita wanted to talk about in terms of what she's doing. >> But really quick, uh, we've been having meetings with our maintenance staff and our property management staff and some things that she's implemented that we think are really beneficial. um things like man u mandating um walks every morning uh from maintenance and property managers to go through the property. Part of it is to get at some of the issues we seen because um earlier today liel made the comment you know when we leave at 5 it doesn't mean things stop. So typically is staying on top of it the very when we get in in the morning start watching what's going on because that tends to be where we'll see all of these pieces. So really working the operational piece to um >> push us where we you know we wanted to push to that next level >> and she used the word earlier really embracing prevention versus reaction. Um and so a lot of operational adjustments are happening right now. um to move into that direction. So, it's been really good to see. >> That's awesome. >> Yeah. Yeah. >> Um Commissioner comments. Comments. >> Okay. Can I have a motion to adjurnn? >> Motion has been made by Commissioner McCoy, seconded by Commissioner Chris. All those in favor? We are against