CRHA Meeting   7/26/2021

I'd like to call this meeting to order.

And Leslie, could you do the roll call, please?

Are you going to do the code?

Oh, I'm so sorry.

Just a second.

Leslie, are you able to read it?

I don't have it with me.

Okay, let me get it really fast.

Okay, my apologies for the delay.

We were just checking on Commissioner Cooper real quick.

I'm going to go ahead and read the code.

Due to Governor Northam's order, Executive Order 53,

restricting public gatherings of greater than 10 persons, which we're now at I believe 50.

Sorry, I have an outdated version.

It permits public bodies to meet electronically to discuss business required or necessary to operate for the operation of the public body and discharge of its lawful purposes, duties and responsibilities in times of emergencies and to address COVID-19.

Therefore making

Therefore, this meeting is being held electronically pursuant to Virginia law because the COVID-19 pandemic makes it impractical and unsafe to assemble a quorum physically in a single location.

All right, Leslie, if you could do your roll call.

Dr. Henry?

Present.

Commissioner Brigid Jackson?

Present.

I wasn't called.

I'm the second, Commissioner Maddy Green.

All right.

Welcome everyone.

We would like to welcome our new commissioners, Commissioner Katrina Cooper, who hopefully will be with us shortly.

I know she's been having some internet challenges and also our new commissioner, Bridget Jackson.

Welcome.

If we could have a moment of silence, please.

All right, thank you.

Okay.

Okay.

Why don't we go ahead and do that, and I'm gonna try to reach out to her again.

All right, good evening, everyone.

My name is Shelby Marie Edwards.

I'm the Executive Director of PHAR, the Public Housing Association of Residents.

We are the duly recognized and federally mandated housing association and I'm happy to provide a very brief update.

PHAR has continued hosting once a month space relief programs for the residents of Crescent Halls,

during redevelopment.

This was inspired after a resident services meeting early on this year.

In July the space relief program was a bingo game which is widely attended.

PHAR also hosted a Crescent Halls Tenants Association meeting with over 30 people and we were really happy to do that with the support of the housing authority staff.

I'm also really excited to announce that internally at PHAR we will be onboarding three new part-time organizers

which we feel will expand our capacity and impact.

PHAR has also been working with the housing authority to facilitate the creation of a camera policy that the residents feel comfortable with.

After working with a safety committee to create drafts and then seeing the housing authority give their best efforts to hand out the drafts to all of the residents to review, we are hopeful that it will be approved this evening.

PHAR has heard from several residents that they feel the cameras would be helpful in holding folks accountable when it comes to safety.

Residents have expressed very clearly that they feel oftentimes violence comes from folks who live outside of the neighborhoods and they simply come to the neighborhoods to do what they do.

In conclusion, PHAR looks forward to supporting the housing authority as they endeavor to keep residents first.

We want to particularly thank John Sales, Melinda Height,

Kathleen Glenn-Matthews for their work and their dedication.

We hope that you will extend our thanks to your team members because we know that this work cannot be done alone.

Okay.

And I apologize for having the agenda out of order.

I was trying to get hold of Katrina and it switched screens.

All right.

Oh, that'd be great.

Great.

Yeah, I was going to say, I think I'm the only one.

So hi, I'm Brigid Jackson.

I grew up in the city and moved back about four years ago.

And I'm just excited to be part of the group and hopefully help support making some progress.

I also want to say thank you to Mr.

Sales who spent some time with me about a week ago, taking me around to tour all of the sites.

It's good to get to meet you.

And I apologize.

You're seeing such an awkward beginning to a board meeting.

All right.

Sure thing, Kathleen.

And at this time, if you'd like to address the CRHA on matters not on the formal agenda, please click your raise hand icon, or if you're joining us by phone, press star nine.

All right, let's just give it about 30 seconds.

Okay, I have not heard back from Miss Cooper.

I think it would be important for her to be, if it's just a, you know, something technology related, if we could,

This is Dave Oberg.

I think that's fine, but I think that to the extent that you take any action, you should delay it until the officers have been appointed.

Okay, well, let's give our, maybe if we could just pause maybe for four minutes or so, that'll give us till 6 25.

I just got a message from her and she had a personal emergency and she's not sure if she's going to be able to make the meeting.

All right.

That's different.

Okay.

So does that mean we're good evening commissioners?

Does it mean we're going back to number three, the appointment of commissioners?

Okay, so I'll give a little introduction.

We're doing this a little different because we don't actually have a nomination committee appointed.

Typically it's a former chair, your former vice chair in the,

It's one more, the chair before the chair, your last chair.

And we do not have that makeup right now.

So we have to appoint based upon who you all select at this moment to be the chair, vice chair and treasurer.

This is the annual meeting of the board.

So this is the typical meeting where we would have the appointment of officers.

Mr. Oberg?

Okay.

Well, I'm just saying at some point, maybe we need to change the bylaws so we don't run into the situation again.

And then, because what, and some other boards and commissions I've served on, the chair just selects a couple of folks and says, will you serve on the nominating committee?

That way we, it's the current board.

Yeah, and Betsy had volunteered her service.

And I think what makes this sort of,

You know, the current predicament that we are in is the fact that we had to counsel the last meeting because of the emergency at Crescent Hall.

So it would have gone more smoothly than it's going at this point.

So Mr.

Nominations and votes.

I have a nomination.

So I nominate for the chair, Dr. A'Lelia Henry.

Commissioner Cooper?

Commissioner Lisa Green?

Yes.

Commissioner Maddy Green?

Yes.

Dr. Henry?

Commissioner Jackson?

Yes.

Can I just do one quick point of order?

We probably should say the nominations are closed before we do for roll call just to make sure that we have that and just ask a question.

Are there any other nominations just to make sure?

So Mr.

And Maddy Green, did you vote?

I don't know.

Yes.

So we should, for the record, say that vote carries unanimously.

Sorry, I'm a rule follower.

I have a nomination.

Okay.

Are there any other nominations for vice chair?

I think Dr. Henry has to close it.

What you want to do then is just say- Please call the question.

Yes.

Commissioner Cooper?

Commissioner Green?

Lisa Green, I'm sorry.

Commissioner Maddy Green?

Yes.

Commissioner Jackson?

Yes.

I'm here.

Okay, so at this point, this is where I take over?

Yes, ma'am.

You got it.

One more officer.

Oh, sorry about that.

Okay.

And what would that office be?

Treasurer.

I have a nomination, but she'll be going out soon.

So I don't know how she feels about it.

I mean, that's fine.

I think everyone at this point knows I'm pregnant.

So I'm due in November.

So there will be a period of time.

Yeah, Joy, I'm pregnant.

Congratulations.

Thanks.

There'll be a period of time where I'm not attending meetings.

So as long as everyone understands that,

Mr.

No, I don't think so.

We've been able to manage Zoom meetings.

I don't think that's going to be an issue.

Quick emails, calls.

Commissioner Jackson?

Yes.

Yes.

Okay, that carries unanimously and she will be the treasurer.

Now we move on to resolution 1426, creation of an entity and connection with SFS phase two redevelopment as attachment C and

Yes, I can take that.

Okay.

Okay.

I must not have the updated one.

Okay.

So what do we do?

Just go ahead.

Let's just go back because those are just procedural things.

Okay.

Do we have to read through the minutes?

Okay.

Okay.

Okay, so we're going to go back and get to attachment A and approval of the minutes.

And there's two different ones.

The first one is for the meeting of the board of commissioners held on April 26, 2020.

Do we approve of those minutes?

I'll, what is, oh gosh, I just lost my train of thought.

Move to approve the minutes and then we need a second and then we'll call the questions.

So I motion to approve the minutes, both sets.

I second.

Leslie?

Commissioner Cooper?

Commissioner Goldblatt?

Yes.

Commissioner Maddy Green?

Yes.

You can abstain.

Okay.

Okay.

Okay.

Okay.

Did everybody recognize that?

Just to make sure.

Okay, so there's been a bunch of safety committee meetings since we last met.

And I'll just announce for anyone who wants to attend or who's watching at home that our next regular meeting of the safety committee will be via Zoom.

You can find the link and passcode on CRHA's website, Facebook page, and also on PHAR's website.

So that'll be on August 3rd.

at 6 p.m., and the one following that is gonna be August 17th, also at 6 p.m.

So those are the two upcoming meetings.

All notes have been posted to the CRHA website, so anyone who wants to have a detailed look at what we have discussed can go ahead and take a look at those notes more than just the brief update I've given.

So we've talked about a lot of things.

We talked about transit,

There were a number of residents who felt that though it's not the same kind of safety issue as violence at various sites that public transit is a problem especially since many of the sites you have to cross busy intersections and that there that it's might have to if you're elderly or infirm you might have to go up a hill and so CAT is currently conducting a survey and it would be great to hear from a lot of residents about which

sites where bus stops should be located and what would best serve them.

We also have spent a lot of time talking about the camera policy.

You'll hear more about that.

But that policy went out to all residents twice.

And so through door knocking, but also it's been posted online to gather as much resident feedback as possible.

And also to consider a policy and a process that means that residents will be at the center of deciding

when security footage can be viewed and how it can be used so that residents will be the ones who are making these decisions and that they'll really be at the center of all these policies.

So that's been through several drafts and it's been seen hopefully by as many residents as possible.

We'll be hearing more about that.

We've talked some about some of the details at Crescent Halls just to make sure that people are getting what they need.

And then we spent quite a lot of time

talking about our relationship with the Charlottesville Police Department because some of you might remember that at the last meeting that we heard from Chief Brackney that she wanted a letter from the safety committee.

We drafted that letter, we distributed it to residents and then later we didn't hear all the details of why that's coming and hopefully a later

Safety Committee meeting, we were told that she actually did not want the letter.

So we have a draft of the letter that we were ready to send, or we did send to her.

but at this point it's not moving forward but it is so that we got a lot of resident feedback so residents were able to articulate a very clear vision of how they want police to behave on their sites and what they're looking for from CPD and so I'm very happy I'm not able to post files into the chat for some reason but if anyone wants to email me and see that letter I'm very happy for them to see it and I believe Mr.

Sales you should correct me but because it was

up for discussion with residents.

It might even be available already on certain websites.

So those are all the updates that I have.

For the most part, residents have felt like that things have been, I don't want to say quiet, but under control.

And they attribute a lot of that to CRHA staff who they really credit with being more present with walking around.

There's been varying reports of the police presence.

Some students, some residents are not happy about it or have not seen them.

Others feel that they are around, but

This summer certainly has been more under control than last summer was and I think residents are hoping that that will continue.

We've also been working on a number of community safety initiatives.

So there's some work that's moving forward with April Oliver and the West Haven Clinic partnering with Region 10 to provide trauma counseling to our residents.

It's a little bit sticky.

If anyone wants details, Mr.

Sales knows more than I do because

The typical way, there's a long procedural process anytime those services were procured and we have to find a work around so that when there's an incident they can get counselors on the sites right away rather than having to wait to go through this.

So those details are still being worked out but there's been conversations with the Buck Squad and Peace in the Streets and also with some community initiatives where you would have various kinds of, Miss Johnson can talk about some of the models she's been discussing about block captains.

And I know Miss Glenn Matthews has been meeting with a crisis response team that has been considering some of these things.

So how can we have a resident driven safety presence, but also instead of just waiting to react to events once they happen, what can we be doing in advance to try to prevent them?

And so I know that there's a lot of interest in educational initiatives and things like that.

to try to make sure that there's really good programming for residents of various ages and to make sure that residents feel like they are safe and comfortable in their neighborhoods but that also they're the ones who are driving those conversations.

So that's my really brief update.

Does anyone have any questions or is there anything from anyone who's been attending those meetings that you want to add?

There are a number of people who are on this call who have been active in those meetings and I want to know if any of them

Okay.

So it looks to me like number three and number six are the same, which means that I can now go to number seven, which is the resolution 1426, creation of an entity in connection with SFS phase two development.

And now I will defer to Mr.

Hey, Chair, Dr. Henry.

Item number six is actually the committee appointments.

So the board has several committees that currently have open seats that need to be appointed.

Oh, OK.

Okay, so who has access to exactly what we need there?

You should have it.

Oh, no, I just forward you the documents.

They are in the email.

from Mr.

It's embedded.

Yeah, that's what I'm saying.

I'd have to open it and download it.

Okay.

So I sent it to you in a new email.

Dr. Heaney, would you like for me to, can I share my screen?

Is that- Yeah, go ahead, go ahead.

Do that.

Okay.

I hope so.

I have mine up.

Is that better?

Oh, who was that?

Lisa is sharing her.

Are you seeing my screen or no?

You have started sharing, but it's not completed yet.

Let me send this to Joe and he can share it.

There we go.

You got it?

Are you saying me?

I don't know what I'm doing now.

Yes, and if you give me a sec- Because Betsy's no longer here?

And then I see the next one for safety.

Thank you, Joe.

Perfect.

And I think for the Redevelopment Committee, we had already lined up for Commissioner Lisa Green to serve on that role.

That's all right.

So could I ask a quick question?

When I've looked at these, I think it would be helpful, especially for new folks, if we really wrote out right up here it says the charge.

I think it'd be helpful so that people know what this charge, the charge of each of these committees.

I don't know if we can type that in right now or whatever, but I think that would be helpful.

Even if you verbally say it right now, but when we get these documents, I think that's, that's helpful.

And, I'm sorry, go ahead.

That's okay.

I was just going to say, what's the difference in the CRHA board and the voting members?

Under that we're voting members than just the board members.

I don't know whether this is a time to talk about this or not, but I had a question after completing that HUD thing with regard to whether the commissioners should be on committees or not and whether that's,

Well, anyway, that's something down the road.

Because they talked about collusion possibly in terms of how you go about making decisions or whether you're doing oversight when you're part of the decision-making.

I guess that's a question for Oberg too, I don't know.

Yeah, and I spoke with Dr. Henry about this.

I am only 50% through my training, so I'll highlight that.

So she may have gotten to a part I didn't get to yet, but I've been at 50% for a while, just in case I've said it before.

I just got that reading up the back parts when they start talking about fraud and collusion and some of the other oversight type things that require you to keep distance and perspective.

I don't know.

I can certainly find out, but I'm fairly confident that that's not a problem.

I think that the concern would be if you had an entity that was self-dealing and that's just not us.

Yeah, so I think that the part that Dr. Henry may be referring to, it was, let's say if the

No, this isn't dealing with the family type of issue.

It's dealing with the question of clear lines between

Yes, like the operations piece.

Yes.

Oh, you're a part of it.

You're colluding.

You're making decisions as opposed to overseeing those decisions.

Can I address the question about the charge?

The board actually decides the charge of these committees.

Some of them are identified in the bylaws such as the nominating committee, finance committee, resident service committee, personnel committee, and then identifies other committees that the board can create.

Those other charges that are directly inside of the bylaws, the committees, are identified the charges, but the charge of the safety committee and the redevelopment committee is not identified or the maintenance.

So that is for the board to decide.

So, you know, it's not

I mean I know this is a different kind of commission just because we have so many rules and regulations to follow and we don't want to get in trouble with HUD but it's not uncommon for folks from the commission and appointed commission to sit on the subcommittees

So I know that but I do think that because it's good to report back so we should have something in our minutes every just like we have a safety committee report out we should have just for what you're talking about just you know so that people are you know that it's up front

So whoever's this kind of the committee member from the board should report out to this board every month of what's going on during that week.

Just a summary, just like the safety committee.

But I do think it's good so that we all know if we don't have a charge, we do need to develop that so that each board member, commission member is staying

and understanding those guidelines.

So I think for the Redevelopment Committee as one of the members who've been on that we have been discussing the redevelopment process during the meetings also.

And then there are some that we are attempting to get

to put in regular rotation.

So I guess for tonight, do we wanna go ahead since it's highly likely that we will, based on the fact that other housing authorities are doing it and that this housing authority has done it in the past and that HUD, I mean, at least the Redevelopment Committee, I know that HUD is aware that that,

meeting exist and that there are, you know, staff and board members on it.

I would agree to that point.

I think we need to go to the safety committee is the next one.

I think we can go ahead and do it without calling the question and then make sure that, you know, then we would just have to have a vote to not serve because of whatever legality there may be.

Okay.

I will say, excuse me commissioners, from my knowledge of the past, I believe the safety committee has been chaired by a commissioner and then a resident commissioner.

Yeah, I'm not sure what this means procedurally, but I do think it would be ideal to have a resident as the second board member and as a co-chair.

So can we just put her down and if we need to change it at the next meeting, then we'll change it.

Okay.

I like that idea.

Kathleen, can you do that?

Okay, so now then we'll move to the Resident Service Committee and it shows that everyone's there.

I will make a more concerted effort to get to the meetings.

Oh, there's one vacancy there.

And Mr.

This committee was created to help identify

Identify what services residents would like to see in the community and how to procure those services.

So they've already been meeting and the direct, the bylaws identify this committee as the resident service committee shall be responsible for reviewing oversight of resident services provided or funded by the agency, resident annual satisfaction survey and or mandated resident surveys and other duties which may be relevant to resident services.

I have that meeting on my calendar, so I'm happy to put my name down there as attending.

So the parallel track is a method

to work on the public housing units that are further away from redevelopment, providing some needed updates and upgrades to those units while also focusing the Redevelopment Committee on redeveloping the public housing sites that have been identified.

The maintenance pieces,

oversight I believe of the maintenance department, but it's not identified in the bylaws.

So that is up for the board to determine what that is for.

And it hasn't met since I've been here.

That's an easy one to- Very active is what I'm hearing.

I just pulled up the bylaws.

It doesn't look like the bylaws have been updated since 2015.

based off of the version I have so we may want to take a look at that and make sure we get the charges for the new committees that we have or are assigning folks to at some point.

Mr.

Yes.

I'd be honest with you.

If that's what y'all want to do, I had rather do the maintenance parallel track committee than the personnel policy.

I deal with personnel policy every day.

A lot of thought because of the Mayor Walker saying it should be somebody from the redevelopment.

Oh, okay.

I can trade you.

No.

Okay and then personnel policy committee looks like it's full for right now?

Well it changes to Maddie, no to Brigid and oh yeah Lisa and Brigid okay so they're changing around yeah okay so Lisa's going to maintenance and and Brigid's going to personnel.

That's fine.

Yeah.

I'm going to do maintenance.

I think it's just one person, right, John?

Okay.

Okay.

That's fine.

I'm just thinking if Laura's going to do that, and then I think finance is one of those that it's, and safety, those are the ones that really need folks, but residence input.

May I ask a question?

Staff works with the commissioners to determine the schedule.

So we already have the Redevelopment Committee set.

Safety Committee has been set.

Resident Service, we have a set date for that one.

The Maintenance Committee is open for a date and time.

Personal Policy is open for a date and time.

No, but we would like to, is that something that you all, the commissioners, are interested in?

If so, then it's something we need to create

and then determine the charge and the commissioners to sit on that.

We do need to

Find other ways to provide and bring in money to the housing authority.

We're looking to create a nonprofit to compete with other nonprofits, not only in Charlottesville, but in the country.

There's certain things that we can apply for as a housing authority.

One of those things is the section 202, which is senior development.

That's special financing from HUD.

You have to be a nonprofit to apply for that funding.

Housing authorities do not qualify.

Yes, I'm still on yes.

I would be happy to coordinate.

Are y'all asking my opinion?

Yes, ma'am.

I would love it if the housing authority could maybe potentially set up a meeting with PHAR so that we could, or in fact, we have our weekly meeting.

Maybe we can touch base about it on there.

I think something else that may be helpful is just because we had a presentation a couple months ago,

You're very welcome.

Could we just appoint for that one and then if whatever's determined that we...

Most of these are redevelopment.

I have a question about the vision keepers.

So we have the redevelopment admin, we have the redevelopment committee, and now we're going to do a vision keepers for each location.

Can you explain the difference between the, I mean, what are the difference between the three?

And is there a way to work that in so that

Well, no, so this meeting will be, oh, go ahead, Mr.

No, no, you can go ahead.

Yeah, I would want it to, I mean, the attempt to put them on one day a week and try to align them with the, either, that's what I was talking to you about having their one a month would be an evening meeting, one would be an earlier meeting, just to get individuals who couldn't make it to the earlier one later or the one later earlier.

And you can go ahead now Mr.

So the Vision Keepers meeting is really an opportunity for us to meet with the resident planners that are involved and stakeholders that are involved in an individual project.

So each project is going to have its own contractor.

So we have those meetings site specific.

So Crescent Halls has its own meeting, and South First Street phase one has its own meeting.

The South First phase two is a meeting to prepare

for going into construction.

So at that meeting, we've talked about the need for a change in engineering services.

So who's doing engineering for our site?

We've talked about architectural services in that meeting.

We've talked about things that we wanna make sure we keep on the front burner that the residents might have, that everyone learned from the first two projects.

So that meeting,

We're not meeting too often for that one.

And so that eventually will turn into a vision keeper meeting once the project begins.

But it's just not there yet.

But we do understand the need to keep that meeting afloat and make sure we're not dropping any balls or we're trying to juggle everything else.

And the Redevelopment Committee in general is for future redevelopments and planning.

It should be less of the phase one and phase two, the everyday updates and getting into the meats and potatoes of everything.

It should be more higher level update, any decision points that have to happen.

So at the last redevelopment admin committee meeting, which is made up of only redevelopment vote,

individuals that hold a voting seat.

That meeting we determined the new architectural provider for 6th Street.

We determined the engineering service provider for 6th Street as well.

So I think for those ones too, it's the same as with the parallel track and the redevelopment, I don't even know, but the redevelopment meetings earlier.

So I guess if, unless there's objections to just put me and Lisa down and if something changes with ability to get there or whatever, and we need to,

Yes.

Okay.

You guys can put my name down for redevelopment too.

I've just, I was going like last year, so I'm happy to continue.

I have that time.

It works for me just so we have, it's public notice anyway.

Right?

So there'll be three of us.

I think you could attend, but there would be two voting members.

Okay.

PMT.

PMT.

I did?

Not that I remember, but

Maybe you could explain to me what it's about.

Okay, I didn't say that, but I would be willing to do it.

What does it say?

They need to move it down some more.

I honestly don't know.

In the past, I've only seen a CRHA rep and that was Grant Duffield.

So I don't think so.

But I don't know, maybe you all determined that it's me.

That works for us.

Unless Lisa, you're sitting over there.

No more.

She's like me, no mas.

Yes.

Yes.

Okay, so then that means that this part of the meeting is adjourned.

Okay, wait a minute.

Okay, I'm just seeing, oh goodness.

Okay, give me a second to get back to...

I'm sitting here chuckling because I got the vision keeper meeting notice.

Like I'm not on that.

Okay.

I just put it in the chat, what's left.

So we're on item seven.

It's not the formatting is terrible, I'm sorry, but at least you'll be able to see it.

So we're at item seven, resolution 1426, creation of editing.

So you said item number seven.

which is resolution 1427 creation of an entity in connection with 6th Street redevelopment attachment D. Okay, and this one I defer again to you, Mr.

And so this, sorry, give me a second.

All right, so this resolution is in connection to the redevelopment of South First Street phase two, which is where we currently have 58 public housing units.

The resident planners have been working on this redevelopment for the last couple of years.

And we are excited that last year was awarded tax credit funding, financing,

So we are now working on submitting a demo DISPO application to HUD.

This application will free the property of HUD control where we can then place it in the new property owners

under their ownership, which will be the South First Street Phase II LLC, which will be owned and completely controlled by the Housing Authority under the Charlottesville Community Development Corporation.

We have to go through this process because the Housing Authority can't be the owner of the property and still receive tax credit because we don't have any tax liability.

So in order to receive tax credit property, the property has to be owned by a taxpayer.

So it is in front of you tonight so we can then submit an application through HUD to release the HUD restrictions on the property.

Yes, and I'm not the best person to explain that but I will take a stab at it.

So the property is transferred over to a for-profit owner and the housing authority becomes a managing member with a 0.01% ownership.

We retain ownership of the land, which we then lease to the property owner for 99 years.

The Tax Credit Works is a 30-year commitment to provide the property at affordability.

The tax credit owners

really benefit the first 15 years.

So they then exit out of most deals after year 15 because they really have no benefit.

It becomes a liability because they're taxed on the profit that the agency makes.

And so it becomes a liability on there and they look to exit.

And the housing authority would retain a first right of refusal where we are given an opportunity before anyone else to purchase that property back.

Typically, it's at the debt that's owed on the property.

So it's going to be whatever we look to find in gap funding and financing to make this deal work.

So it could be, I believe, on the other properties.

There were loans from the Federal Home Loan Bank, from, I believe, DHC, the Department of Housing and Community Development, and I believe maybe Virginia Housing also provided a loan.

but that will then become the buyback and we will continue paying down the debt till the property is at zero.

That will be the cost for us on our end.

So there is a liability, there's a risk.

The affordability requirement protects the units and ensures that they stay affordable.

We have- For how long?

for 30 years is a 30 year guarantee affordability to it.

Plus there's an additional one year at the backend that kicks in during resale.

So you buy an additional year, but it's unmonitored.

But if we continue like we all planned and that's to exercise our first right of refusal, we would continue ownership and it would stay affordable.

And so that's what we have for phase one.

So the risk is that the housing authority couldn't buy it back.

Is that right?

That is a risk, but we plan to, and that is the goal.

It's what's identified inside of the agreements between VCDC and the housing authority that we would receive the first right of refusal and plan to exercise that to acquire the property.

And this is a typical deal with every tax credit.

It's the same with every one that involves a housing authority.

You have to go through this process in a nonprofit as well.

So PHA is gonna be doing the same thing with their property.

Well, we don't exit the relationship.

We'll still have financial commitments in relationship with HUD.

They just don't own the property any longer.

Right now, they actually own the property, and we are just the manager of the property.

So the housing authority isn't on the deed.

It's HUD.

HUD holds the deed.

So with this new structure, the housing authority would eventually hold the deed and HUD will continue financing.

So the commitment is to continue having public housing in the communities, as well as project-based HCV section eight housing choice voucher assistance in the property as well.

And so that has been the mixture and

Preston Halls with a 53-52 split with 53 public housing units and 52 project-based HCV units.

It's the same thing with phase one of South First Street with the creation of 63 new units with the mixture of tax credit units, public housing units and HCV units.

And that's why I wanted to make sure that this was stated with the longer term intention was because I think it's important that it's stated if none of us are here in 15 years, that people when they are going back to do their research, they know what the intention of these decisions were and hopefully,

PHAR will still be around 15 years from now for the accountability piece and we won't fall kind of victim to some of the things that we're seeing that we almost saw with PHA a few years back that we're seeing with Midway Manor coming up in the future that once those tax credits expire,

Okay.

I move for approval.

I second.

Commissioner Cooper?

Commissioner Goldblatt?

Yes.

Okay.

So now we move on to resolution 1428

Okay, 1247, creation of an entity in connection with 6th Street, redevelopment, attachment D. Mr.

You're muted.

Can't hear you, Mr.

Got it.

Sorry.

I wanted to share the screen so everyone could see the agenda.

Resolution number 1427 is authorizing the creation of entity for the redevelopment of Sixth Street.

Previously passed the resolution to begin our planning for Sixth Street.

And we have identified resident planners.

We've identified a architectural firm and an engineering firm to do the work.

And we're looking to start meeting next Sunday.

which will be August the 8th I believe.

So we'll start that meeting with the residents to plan and we are looking to create an entity for the redevelopment.

So we plan on submitting a tax credit application in March of 2022.

So 1427 says

1426 says it's for South First Street phase two apartments.

Sorry, okay.

We plan on doing this redevelopment in multiple phases because we do have the current public housing units there.

So we are using the method of build first, then move and redevelop.

So building additional units to move families before tearing down units to redevelop.

I move to approve resolution 1427.

Mr. Cooper?

Mr. Maddy Green?

Yes.

Commissioner Jackson?

Yes.

Sorry, that's me as well.

Busy night.

This resolution is the creation of a camera policy.

So the board of commissioners is the only board

and the only individuals that can create policies for the housing authority.

So during the increased safety issues and concerns last year, we began discussing in the safety committee different options that are out there to address safety.

And one of those options that the residents identified was video cameras, but

We all thought the best way and only way to install video cameras is to have a clear policy that identifies what they're used for, who can use them, and how it gets used, and where the cameras are placed.

So the safety committee was tasked with creating that policy, distributing that policy to the residents, and getting feedback.

So this began in November and we are finally here to provide to the board a proposed policy that identifies the purpose of the cameras' scope and how those cameras are used in general practices and responsibilities for the camera footage.

So inside of the policy, we have the creation of a board.

A community review board that determines how cameras are placed on the site.

So it's a site-specific community review board to determine where the cameras are placed on the site and who actually gets to look at that footage.

So that board would meet when there's a request submitted to review footage or access footage.

This is outside of any subpoenas that may come in from police departments for footage.

but this is footage that the residents could request themselves.

So that request would go to community review board who would then determine if that review is adequate based upon the guidelines that are identified in this policy.

If there's not gonna be any conflict between the individual requesting and something else from another resident.

And that review board would hold final decision

Unless it was submitted to me, which I also act as a board member on that committee.

But it could succeed me and go to the board to make a final decision.

But the community review board will be the starting place and the final decision maker on that process.

So I believe we may have

PHAR or residents that may want to speak on this.

I know I spoke with Miss Oliver earlier and she said she would be open, but I don't know if she's on here.

No, I don't see her on here.

But I know she was in support and she wanted to talk about the process that we undertook to get to this part, this final step, hopefully, because we have solicited

Firms to install the cameras.

We are prepared to submit a proposal to the board at the next meeting, but we wanted to get here first.

And we've already identified what firm would be the firm, but we do need to see where the board falls on this.

And if it's something the board will support.

It would initially go up in phases.

So phase one has been identified as Sixth Street, West Haven and South First Street, but it will be rolled out to all the other sites and the single family homes as well will get the opportunity to access like a ring doorbell or some type of footage like that at their individual units since it's not a multifamily site.

But we wanted to give options to address everyone's safety needs, including the individuals in the single homes.

So it would be helpful for me, I understand what you're saying by site.

You know, each site will have its own kind of, you know, committee to determine

It still would be helpful to know what even those individuals could potentially review camera footage regarding.

Well, I think this was to address more of

I envision a shooting would merit the police department requesting a seat of footage.

And that would not go through the review board because that in most likely turns out to be subpoenaed anyway.

So that is not one of the items that would fall in there.

It was more of like, if a car gets dinged, someone's vehicle hit someone's car or windows get busted out or something like that, where the resident

Yeah, so that's my concern here that we moved away from

The reason we started having this discussion, which was to address extreme violence.

And then if we put, if we allow each individual community to determine what they would like to have viewed, there's no standard there.

The cameras can be easily moved during redevelopments.

I have a question for Commissioner Goldblatt.

If there was any like what the opposition was in safety meetings, if people came and asked that cameras wouldn't be added, or you know what people didn't want put in the policy?

Yeah, so there was some discussion early on of whether or not we wanted cameras at all, since once they're there, you can't get rid of them and they can catch, you know, if they're going to catch whatever they catch, they're just going to be on.

So it was an early discussion.

There are some people on this call who might want to speak for themselves if they want to, who were not in favor of cameras.

But I think given how afraid

Residents were in the level of violence.

Those people who said that they themselves would prefer not to have cameras said that they felt that this was a moment where they were necessary to give residents a sense of safety.

So early on in this process, we reviewed some of the literature about whether or not cameras actually make sites safer.

And that honestly, it's debatable.

It's not clear that cameras

increase safety, but what they do provide is a feeling of safety on the part of the residents.

And this is, you know, ultimately, the people who are on the safety committee, it's just who shows up for the people who are coming, they felt that providing that sense of security was extremely important in this particular moment, and that residents have been going for cameras

for a really long time and that it was important to honor that call from residents, but also to have a policy in place because there are currently cameras at Crescent Halls, but there's no policy for them.

I agree with Mayor Walker on like, if we do it by sight, that like lack of standardization, I think is a little bit concerning.

I'd also like, how hard are these things to fix or replace?

Because it's not gonna take that long to figure out where they are.

So the firm that we are working with provided a four-year, not only maintenance, but manufacturer's warranty.

So any damage to a camera, he will respond within 24 hours to either replace or repair.

There's already cameras at Crescent Halls and they've been there for a while.

We're looking at cameras on the other sites and this would create a policy around it.

So yes, that is correct.

But we have not started working on installing cameras, but due to the requests of the residents and this has been in the five-year plan for several years and in the annual plan.

to add cameras to the sites.

Are we prepared to vote on this?

I have one more question for Commissioner Kugbel.

No, the cameras really have mostly been focused on violence.

So, but I think that the discussion of the policy came about because there was an under sitting in part, Mayor Walker, because you had brought this up in prior meetings that the cameras are gonna capture everything, not just violence.

Yeah, and so my thinking, I wasn't a part of those discussions, but if we are saying that we wanna make sure if there are shootings in the areas that that is on camera,

If someone is murdered in the area that that is, but if we get into, if there's not a list, and then if we can go from whether there's a shooting and a murder to if someone's car is hit or a kid throws a rock and a window is smashed out, that anything can be looked at on the camera.

I think for me, that's when we get into dangerous territory.

and there will probably always be stuff to provide surveillance of.

We see the videos of like the ring light videos where people were taking Christmas presents off a porch and they were able to arrest based on that.

If we are getting into that territory where anything anyone brings up and decides, then I think that's different from even we had this conversation started.

I'd be concerned about minors too.

And picking up information on minors that are less for criminal than violent, but sometimes misbehavior and how that would be used by CRHA and that type of thing.

All right.

So are we prepared to follow the question on this?

I move that we approve resolution 1428 CRA video surveillance policy.

If no one seconded, then the motion fails.

Yeah, I mean, I'll second.

Commissioner Cooper?

Mr. Maddy Green?

Yes.

Commissioner Jackson?

Okay.

Yes, so we have Miss Claudette Green, the eviction prevention specialist, here to do a presentation on our plan and process for

Dealing with families that are behind or delinquent in rent.

The eviction moratorium ends this month, at the end of this month.

So we've been working with families.

Good evening, everybody.

For the month of July, we had about 110 families.

And what I did was I reached out to as many as I could by phone, which was about 58, 34.

I actually got to talk to someone, 24 calls.

I left messages.

16 families didn't have phones.

So I did knocks, talks, walks, just trying to reach out to them to talk about what their needs were, why they were late.

I work very closely with the asset manager and the director of housing with the delinquent rents.

A lot of people when I spoke to them this month especially were some, some people just forget for some reason they'll have the money order in their purse or on their dresser.

Everybody has been very, very nice about when I call getting their rents in and making a commitment to getting their rents in.

And actually, you know, most of them live up to it.

It's a few who don't.

I've been working with a few with the RRP program, the rent release program.

and getting families hooked up and having them to work through the application process and helping them to fill that out.

But those who have some rent issues and they really just can't make the rent, of the 110, seven families, I didn't really bother to contact because it was under $10.

It was like $2, $3, which I've started calling them just to let them know they were a little shy

but not for them to go out and buy another money order in July but to add it to their August rent.

I get referrals from the asset managers and the director of housing for lease violation issues that are non-criminal related issues to work with families who could be facing eviction

I guess the most recent one we worked with was two neighbors and children and it was a very successful outcome.

We're still working with them.

I have made some check off

less that when I knock on doors, it's easier for me to leave something on the door to let them know I've been by to call me or whatever the case may be.

A lot of people have been calling to give their phone numbers because they know I'm knocked on the door and they don't want me knocking on their door.

I think it's about the only thing pretty much we had 35 families that I either

They paid the rent before I started really getting out there and making the calls and walking, or I actually knocked on their door or they moved out.

We had one household, the person had died.

I am working closely with some agencies with a couple of the families that's helping them with their rent to make sure, you know, they are paying it, but that we can get them on track and keep them on track.

Thank you.

Thank you.

And thank you, Ms. Green.

So the update I have tonight, I'm sure everyone wants to hear about what's going on with Crescent Halls.

So we do have a redevelopment update.

I can touch on it slightly, but I was,

looking to focus more on what we're doing to address the troubled status.

So we finished our financial year in March.

We submitted our financials in June.

And so when we submitted our financials, we did pretty well.

We ended the year pretty well.

We finished with two months of reserve, over two months of reserve, which is the HUD standard.

And so we are going to check off that the previous two years we've ended with negative reserve amount.

So this is the first time in a few years and we will meet our financial

CAP two years in advance of what was scheduled.

So that is completed.

We will have our financial audit, independent audit in October, and that will finalize the scores, which then HUD will release the finding.

So we still have a little steps we got to take, but the hard work is done and it's just waiting for the audit to happen.

And then having HUD to verify and certify those scores.

We do have 30 vacant units of that.

Four of the units are completed.

We are just waiting to lease those units up.

Maintenance team is working pretty fast to finish the units.

We have three teams working on the vacant units.

So we're currently working on three units at this moment.

We are estimating those units will finish by the end of this month.

We've had a little issue dealing with capacity in the housing staff.

We were down one property manager all last month or majority of last month and

I think the first week of this month.

And so we had a very limited capacity.

We were dealing with a crisis at Crescent Halls that required all of our attention to include the city was very helpful in that.

And we are still dealing with that.

So we were behind in leasing up, but that's because we had all of our capacity working on the Crescent Halls issue.

We now have our second asset manager.

So we are looking to lease those units up.

Plus we also have Ms. Green, Ms. Claudette Green working with the housing staff to get those units leased.

We did have the CMAP ended for the year and we do have a estimate of what our score is going to be and we're estimating it's going to be a 74 which will also get us out of trouble status.

The last two years we had a score of zero.

So with that score will get us out of trouble status we will be a standard performer that score will need to still be certified by HUD but that is just our internal score from inputting the numbers based upon looking at the files that we must look at an audit so that certain percentage of files we're estimating that we're going to have a score of 74.

Some of the things that really hurt us in previous years, HPS inspections.

We hadn't completed them in years.

I think we were looking at two or three years.

So towards the end of last year in February and March,

Melinda Hite, Claudette Green, Brono, and myself, we completed over 157 HUS inspections to clear those findings.

The team worked really hard to ensure that every family completed annual certification.

and the rent reasonableness software was both purchased and implemented.

So we highlighted a few of the big items that we were having issues with and we took care of them.

So that cleared up the opportunity for us to clear that finding.

Like I said, it will not clear into HUD certifies the score, but right now we're estimating at 74.

The Crescent Halls, today we moved all the families that were currently living in Crescent Halls to a hotel unit so we can do some additional work on pipe testing to determine what steps we take next in the redevelopment of Crescent Halls.

Those residents will be out the building until August the 3rd, which is next Tuesday.

Next Tuesday they will come back to the building.

I'd like to do a special thank you to CAT.

Garland Williams provided transportation, not only this time to move the residents, but every time we've had to move residents, he's provided at least one bus and multiple times two buses to move the families to the multiple hotels we have them staying at until we can get the building reoccupiable.

We do have an inspection from HUD on Wednesday at 9am and they will determine if we can reoccupy the building.

They received a complaint from the field office about the integrity of the building.

So they will be coming to inspect the building on Tuesday to make their determination.

It's going to be an unscored audit, but it's going to have all the findings identified and determined after the building is occupiable.

I'm concerned no matter what, because if it's determined the building is not occupiable, then we must find those units that are needed.

which right now we need 30, we needed 34 units for the families that were already staying in hotels because we have made the decision to move those families out of the hotels and into a temporary living situation in a apartment unit.

We have lined up units at Carlton Views III, which is a new development, and we're reaching out to other landlords to find additional units for those families.

The schedule and the proposal that we received from a firm to do the work to get the building or that side of the building into a livable state was estimated at least 60 days.

If we were to move forward that way, we would still have several challenges that we would need to address, such as moving the families in and then moving them back out.

Not to even mention the financial impact that we would have to house the families in a hotel for the next 60 days.

And the other issue is

And I think Jay could probably touch on this a little better than I can.

We will still have multiple challenges with having the families, moving the families back into the building and then trying to continue the redevelopment floor by floor that we've encountered as we do the work on the seventh and eighth floor.

There are certain,

There were certain expectations that the construction team had of what they would uncover when they removed the walls.

And that is not the case.

So it's additional hurdles that the contractor need to jump through anyway to continue the redevelopment and our floor by floor approach.

So this tower approach that we are now looking into may be the best option to move forward with.

So that is what we are doing with the residents that are there.

Plus at multiple meetings, residents have expressed concern about moving multiple times.

When we move the residents to initial night within that week,

We did at least two or three hotel moves.

And we are running into that situation where we continue with staying in hotels.

We will have to do multiple moves.

UVA has already started to acquire rooms in the Charlottesville area for sporting events, for their students coming back to campus.

Due to COVID concerns, they are acquiring the units

and they can spend more money than we can spend on the units.

What's your confidence level

I'm hoping.

I do believe if they're looking at the building, two separate

If you're looking at the building in two separate means, the left wing and the right wing, there should not be an issue.

The problem may lie when they're looking at the two wings together.

The city separated it as occupied building and unoccupied building.

The west wing is unoccupied and those units are not in livable condition.

and we're not trying to occupy that side of the building.

The east wing is occupiable.

The units are in occupiable condition and the city had no problem with us occupying those units.

So I think if they look at it as two separate, and they are separated, we have temporary doors up that are locked to keep access from that side of the building.

So we're taking the steps to provide the safety to the residents.

And so we're hoping that it's looked at that way, which is the way the city looked at it.

No, I talked to him today and I tried to get a understanding of what he was trying to do and what he was looking for and he would not fully commit to anything.

He did tell me that he will be looking at both sides of the building, occupied and unoccupied.

We will see.

And I want to chime here just to be on the record as a person that one of the HUD representatives called along with several city staff members.

And there was great concern that the city had rushed to reoccupy the building and wasn't considerate of the health and wellbeing of the residents of the building.

I did follow up with Chief Smith and Chip Boyles who had sent some of the city crews back out to look at the building again.

And they had had conversations with the HUD representative too.

And after they went back out to the buildings again left with the same conclusion

What am I trying to share?

I'm having a conversation in my head.

My concern here, and I've explained this to Mr.

Sales, it seemed to me that there was a lot of energy around this inspection.

If all the residents move out in a permanent location and stay,

in those permanent location, if they are able to, then I think, and if I'm wrong, you all explained to me, and I went downtown and rode around downtown again, cause I was concerned about the same thing with PHA property, the affordability piece for Crescent Halls may come into question.

And I don't,

I'm speculating, assuming I don't have any proof, but I hope that's not what is driving this

and that it's truly just the well-being and safety of the building.

So I was down there today, again, looking at the constructions up there and both for Crescent Halls and PHA, there have been concerns about the affordability piece, how to make the units more affordable, which don't come into questions.

There's new construction on the ACAC

Old parking lot, the buildings beside the railroad track that are now I think office space that is there.

And you all know that on every side of Friendship Court and across from Crescent Halls in two directions, there are X Park and then ACAC, the new developments across there.

And for some reason, no one ever has the conversation about that equating mixed use, mixed income, which has always been my problem.

So the last available land for low income people in those areas then have to be mixed income, mixed use.

And if we lose the vouchers associated with these properties, then it's almost an automatic, unless I'm missing something for at least Crescent Halls.

And that's concerning for me.

So that's my spill, but in terms of the city, not all of them stated that no one would have approved for people to go back into an unsafe building if they were not able to go into it.

I didn't do the inspections.

I wasn't with them, but I hope that that is the case.

I attempted to convey that to the HUD representative.

I also attempted to convey that when there was discussion about

how we arrived at this situation in the first place that I was one of the people that was at the tables for many of the meetings and you all know how many concerns I have addressed, but that Mr.

Sales was all so there as far as at the table, you know, that there was just a lot of people at the table other than the previous executive director and I think

Sometimes I don't complete my thought.

Maybe that was one of the times that I didn't.

I don't think I did.

You know, it was assumed like that I was not holding people accountable, but my comment was if I threw anybody under the bus doing that comment, I also threw myself under the bus because I acknowledged that I was there too.

And so that was just my attention and that hopefully, since all of this is new for all of us, that we're learning stuff along the way and that we'll get better, you know, as time goes on.

Could I ask a quick question about that?

Sorry, sorry, sorry.

I don't think I understand what Mayor Walker is saying that if moving out, then there's a question whether

It can maintain its affordability.

So I can probably explain that one.

Okay.

So the property

was determined sustainable based upon having the mixture of the public housing and the HCV project-based vouchers attached to the site.

Because the project-based voucher provide more subsidy to the project owner when it comes to rental amounts.

So you just get more money from HUD for a project-based voucher than you do for public housing.

Even when you calculate the operating

funding, and the CFP funding, capital funding, you still get more money with the project-based voucher.

So if the project-based vouchers are no longer available for the site, one of the concerns is, so how do you keep the project affordable?

In this current situation, a majority of the residents that live at Crescent Halls, it's 40% AMI and lower, with

a majority of them being 30% or lower.

So if we had no project-based vouchers that we could place on the site, we would then need to provide the units that are available at 60% AMI, possibly to keep the project affordable.

So naturally you're not helping the same families that you were helping before because you don't have the subsidy that you can provide to those families.

It's a very small chance that all the voucher holders would decide not to come back, but it could happen.

And so I have to mention that

But we are looking at other ways where we could look for some assistance in providing vouchers.

So we do plan to submit additional application at the beginning of the year in 2022 for additional project-based vouchers for Crescent Halls in case residents determine not to come back.

I will say some have already said they might not come back, but some have also said, hey,

This is home.

I want to come back.

I don't want to leave in the first place, but I know to get this redevelopment done is best that we leave.

So we're getting some, a little bit of both.

So it's a chance that they might not come back, but I think we may be able to find a way to make it work even with reduced vouchers.

Can I ask just one follow-up question just to try to get all the financial pieces in order?

If we were a nonprofit or had a nonprofit arm and we were writing grants, are there grants to provide deeper affordability that we would be eligible for?

Like I'm just saying, if this process had started and CRHA had a nonprofit arm, would we have been eligible to apply for grants years ago when this process began that would have allowed us to say,

Yes and no.

And that's really a hard one to find because it's really about what grants are available.

So there are grants out there to make the property more affordable, such as Affordable Special Needs Housing, which reduces

the AMI levels that you can provide, but it provides you additional funding, but housing authorities can qualify for those, but there may be some other ones that housing authorities cannot qualify for that even nonprofits can qualify for.

It's a whole lot to unpack.

I think I need to, there's no action we need to take on this.

Yeah, that's just an update.

We have a redevelopment update next.

And so we have Jeff Meyer, who is from BCDC.

And he's really the finance guru.

So if you have more finance related questions around the redevelopment, that would be the person to ask.

We have Jay Kessler, who is the owner's rep through AHG Affordable Housing Group.

And we also have Ashley Davies.

I believe she's still on here.

She was earlier, maybe we lost her, but she is also with AHG.

I can, hello everybody.

I appreciate you inviting me to join you tonight and give a quick update.

I help look after, represent the owner on the construction side with the,

contractors, architects, kind of managing and keeping the projects moving forward.

Give you a kind of a high level update on both of them.

I'll start with Crescent Halls.

Since we've been talking about that, obviously there's some challenges out there with the pipe break and that John's been talking about.

One of the,

Tomorrow morning, starting at 2 a.m., we have a company in that will be testing x-ray inspecting a randomly selected number of copper pipe joints.

I think most of you may know that during the design phase, we check pipe wall thickness to make sure the pipe still had plenty of useful life.

It had like 70 to 100 years of useful life left.

Nobody expected a,

solder joint to break.

So we're gonna have this company x-ray those, depending on findings, we will discuss and either and have CRHA or Creston Hall's Renault make a decision about moving forward with current plan to keep and reuse the main piping, or if we have to decide that that needs to be replaced as the

The right thing to do, so we'll have some information about that end of day tomorrow, end of day Wednesday.

We'll be getting discussed so that we can make some decisions.

Other kind of significant item going on is our site plan amendment with the city.

That process started in mid-November of 2020.

We're down to really one item left, which is around

bike, well, it's around bike storage.

They requested, the city requested during review that we provide bike racks.

So we complied and did that with 32 bike racks on the site, which is how many they wanted.

Now the last hang up is indoor bike storage.

So we're working to get that resolved by our reading of the zoning code.

It's not required.

Virginia Housing doesn't require it according to Colin Arnold.

And it was never requested by the residents, but that's our one hang up to the site plan, which is important because the site plan being in review progress with the city, they limited our use of the, or GMA's use of the construction yard.

You may recall, I can't remember if it was reported to the board here that we actually have a stop work order.

I didn't know this.

I don't know the answer to that.

The hang up on this top work order is because if we had never submitted a site plan amendment, we could have, GMA could have used the construction yard as planned by right.

The city determined that since we did have a site plan under review and it did show work that will take place in the regrading work that'll take place in the area of the construction yard

Once they no longer need the construction yard and can finish out the project, then we were wrong to start without the site plan approved.

So our path to get the stop work lifted is site plan approval.

The last item we really have to get resolved is this bike rack.

We went on and complied with the request to put in

the 32 bike racks, which are all typical exterior along sidewalks at front of building.

You know, by zoning code, that's a requirement.

So we are compliant in doing that.

After we did that, the storage came up providing lockable indoor storage for bikes.

And so I think that was on the fourth

submission of the site plan that that came up.

So that's kind of our one hurdle.

We do have to get comments back on utility easement plat, some kind of routine stuff.

I just want to note this.

I want this to be on record.

We are now holding up

Construction on affordable housing for storage lockers for bikes instead of just bike racks.

Mayor, this is what I talked to you about the other day.

Construction of affordable housing in the city for bike storage.

I'm happy to, Scott, we don't need to tie everybody up.

I'm happy to discuss that more.

We are looking for a way to get that resolved and get to a approved site plan.

On construction schedule at Creston Halls, everything about Creston Halls right now has a lot of moving parts, including the GMA construction schedule.

We definitely had some impact on

their work and being able to utilize the construction yard as we just spoke that's had some impact on them.

There have been changes in the asbestos and scope and discovery of some mold that once we started demolition, opened up walls, found things that were concealed during the initial testing and design phase on the asbestos there's been

some pluses and there've been some credits and minuses.

So, but we're working all that out, everything as far as being done containment and protection of residents, that's all good and being inspected by our Environmental Health Consultant.

But there are some scope changes there.

We made a decision based on condition of existing drywall during design.

We chose to save as much drywall, especially in the corridors as possible, but we're realizing the right thing to do is to remove all drywall and both in the corridors and what we were trying to save inside the apartments.

So we're waiting on change order pricing so we can turn that loose.

That also has to do with some of the mold that we found both in that corridor wall and some of the

Has that caused some back down?

I know that some of the meetings that I've been in, drywall was one of those things that have increased in pricing.

I'm not aware of anything about drywall pricing increases that are affecting us.

Really, we've just given, I think it was a week ago, Friday week,

Last Friday we asked, we made the decision meeting with Colin Arnold and our environmental health consultant, Joel Loving, and then talking to John and Jeff that the right thing to do was to replace the sheetrock.

We're waiting on pricing.

We might be shocked at the price when we get it, but we need to kind of drop back and do that on 7th and 8th floor where we

did the removal per the original scope.

And then also work out that going forward as we turn over 65432 to the contractor that either in the original horizontal plan or in these vertical towers that we know ahead of time that we've revised the scope and they can just hit it and run with it when they get to that floor.

And then some of the work is just taking a little longer than I think what GMA has anticipated.

So they're working on a schedule update that reflects these changes, add into the mix our discussions of, are we gonna empty the building, which would let them accelerate the work and turn the whole building over to them.

or this, as we're calling it, the project, this option B of turning over the, they still have seven to eight four horizontally, but turn over two through six to them on the west end of the building that was water damaged and let them do that stack vertically, which in a lot of ways solves challenges with doing this renovation because

All your utilities with the exception of sprinkler piping are vertical.

They all run vertically up through the apartments.

So we had discussions about the towers and that potentially being the renovation was the only thing relocation

As I recall, it was about a year ago, so I think I have a pretty good memory, but I'm not looking back at notes.

One was at that point, the proposal was to do three towers.

And so I'm going to get the numbers wrong, but I think that required, instead of having 30 vacant apartments, I think it required us to have

45 units vacant to be able to relocate residents only onsite.

And so the numbers were a challenge with doing onsite relocation in three vertical stacks, cause five times seven, sorry, I think it would have been, I was trying 35 instead of 30.

So I think it pushed us on the number of units.

Is that right?

That was one thing.

The other thing is doing the east end and the west end all worked really well.

But when you get to the center, you're gonna have residents who are living on either end of the building and having to cross through construction of apartments in front of apartments under renovation and the corridors.

Now that we're

So, and with that, that was gonna be pretty disruptive and dirty.

And we had the concern about COVID and having contractors and residents on the same floor at the time.

We've talked about that.

COVID is still a concern, but with reduced transmission and vaccines pretty well deployed in our community and accepted in our community.

is still a concern, but it's not as much.

Plus, as John pointed out to me today, residents and construction workers are all mingling and talking onsite anyway.

So our concern about keeping them separated might've been more than the residents' concern about staying separated.

By doing the two towers instead of three, that lets you,

Only really have to have commingling of residents and construction work right at the elevator lobby and that center corridor.

Residents would not be asked to walk by other apartments that are under renovation, either the east side is closed off or the west side is closed off.

So that still presents some challenges, but I think we've all been through buildings that are under renovation and still open to residents and public

and occupants.

And I think that's more manageable.

It's smaller scope that could be done at night if needed to limit as you're putting in ceilings and floors and painting to do things that are, you know, so it's less disruption.

So as of last Friday, we asked GMA to work with us and our design team on can we make this two tower work?

Are there any hurdles that we can't

Right, yeah.

John told me today about the HUD inspection.

And so, yeah, if they decide we can't bring residents back in, then that'll force our hand to turn the building over entirely.

And you know, as far as disruption to residents, even if the building is half occupied, there's still shutdowns and outages to schedule.

There's a changeover, complete changeover of electrical, which we will provide generators that keep the building running and they won't really know that it's down, but that's a challenge.

There's still gonna be water and we're getting a lot of water

and piping shutdown requirements taken care of in this week, but there'll still be some to come.

There's the work on the site work once that's approved.

It's still living in the middle of a renovation project.

So it would be easier to do it empty, but we understand the challenges with emptying the building and GMA's commitment was to do the project while occupied.

And that's what they're up for doing.

As you can imagine with all these balls up in the air, we've got some change order work that were in budget impacts that we need to sort out.

We have approved a reasonable number of change orders.

Some of them, the residents decided about deleting this glass wall enclosure for the breezeway.

They just wanted to keep it as an exterior breezeway

that actually saved us about $100,000.

We've had some savings on asbestos that wasn't what was expected, that there was less work on some pours.

We haven't gotten the ads that we're expecting yet, but right now we actually have a net savings of about $40,000.

But as we work out these other things, that will disappear.

And the big one hanging out there is if we decide all the copper pipe that we have

plan to reuse has to be replaced.

I'll let Jeff speak to the revenue side of that budget.

He's been working to get some additional funding available.

And Jeff, I don't know if you want to talk kind of your part of Crescent Halls before we flip to South First Street, or if you want me to finish up and then you pick up.