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4525 PALO PARKWAY www.palohousing.org

Project Information The project site consists of 3.2 acres of vacant land located at 4525 Palo Parkway, adjacent to the Pleasant View Soccer Fields, and surrounded by the Palo Park and Northfield Commons neighborhoods. Four Mile Creek borders the site to the north. The property is currently owned by City of Boulder who purchased it from Boulder Valley School District for $1.25 million in 2006 for the purpose of providing much-needed affordable housing in the City of Boulder. In February 2015, City Council approved the transfer of this property to Boulder Housing Partners (BHP) to develop an affordable family housing community on the site. City Council also adopted a set of Desired Outcomes to help guide the development of the site. BHP intends to take ownership of the property later this summer. Project Team Developer: Boulder Housing Partners Development Partner: Flatirons Habitat for Humanity Architect: STUDIO Architecture, Boulder, CO General Contractor: Deneuve Construction, Boulder, CO Sustainability: YR&G, Denver, CO Civil Engineering: Scott, Cox, and Associates, Boulder, CO Structural Engineering: Anthem Structural Engineering, Boulder, CO Mechanical and Plumbing Engineering: M.E. Group, Denver, CO Landscape Architect: outside LA, Boulder, CO Community Outreach Consultants: Trestle Strategy Group and AyreGroup

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Project Schedule

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The following document is a compilation of answers to frequently asked questions regarding the development of 4525 Palo Parkway as of June 15, 2015. BHP seeks to answer all questions to the best of our ability. If you have further questions or concerns, please contact Lauren Schevets, Project Manager at schevetsl@boulderhousing.org or 720-473-4464. You may find additional information on the project website at www.palohousing.org Housing and Amenities

1. What is the zoning for the property? 2. How did the City and Boulder Housing Partners choose 44 units as a goal for this

affordable housing? 3. Will the units be for rent or for sale? 4. Can the project provide more homeownership units and less rental units? 5. What is Flatirons Habitat for Humanity’s role? 6. What is the expected distribution of unit types for the BHP property? For Habitat

units? How many residents are expected to live at this property? 7. Who will own the housing units once they are completed? 8. How do residents qualify to live here? 9. How often does BHP recertify renters’ income? 10. Will this be permanently affordable? How do we guarantee that? 11. What is the new community going to look like? 12. What improvements will be made on the site along Palo Parkway? 13. What amenities will be included? 14. Will there be a community building? 15. Will there be on-site storage? Garages? Bike Parking? 16. Will there be a centralized laundry facility? 17. Will there be amenities for dogs?

Traffic, Parking, Access, and Public Safety

1. How much traffic will this new development produce? 2. Are there concerns related to emergency access to the site?

Floodplain, Groundwater, and Utilities

1. Is the property located within the floodplain? 2. Who manages and maintains the creek/floodplain to the north of the property?

Who is responsible for cleanup of the damage from the flood of 2013? What is the current status of the cleanup?

3. Is groundwater being studied at the project site? 4. What sewer/storm sewer infrastructure improvements are planned to tie the new

site into existing infrastructure?

Property Management

1. Who will provide property management? 2. Will there be a homeowners association? 3. How will BHP encourage respectful neighbors (pets, noise)? 4. Does BHP allow unrelated people to occupy a unit? How is this regulated? 5. How does BHP regulate parking of oversized, services, or inoperable vehicles? 6. How long do residents stay in BHP homes?

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General

1. How is this project impacted by the nearby airport? 2. How will this new development affect my property value? 3. Has a study been completed to determine if firefly habitat is present on the

property? 4. What is the timeline for the project? 5. How will the proposed housing impact school enrollment? Do we need to be

concerned about overcrowding? 6. Will the new properties pay property tax? 7. Has BHP hired the architect and general contractor for the project?

Community Engagement

1. What has community engagement consisted of up to now? 2. What future community engagement opportunities will there be?

Housing and Amenities 1. What is the zoning for the property? The property at 4525 Palo Parkway is currently located within unincorporated Boulder County. BHP plans to apply for annexation to bring the site within City limits in the third or fourth quarter of 2015. When annexed, the zoning of the property must comply with land use regulations outlined in the Boulder Valley Comprehensive Plan (BVCP). Since 1970, the City of Boulder and Boulder County have jointly adopted this comprehensive plan that guides land use decisions in the Boulder Valley. The BVCP policies guide decisions about growth, development, preservation, environmental protection, economic development, affordable housing, culture and the arts, urban design, neighborhood character and transportation. The BVCP provides a land use designation for this property of Medium Density Residential, allowing 6-14 dwelling units per acre. Additionally, the site is located within Area II, which means that it is eligible for annexation. City Planning staff have recommended that BHP request a zoning designation of RMX-2 (Residential-Mixed 2), which is the same zoning designation as the neighboring Northfield Commons community. When the property is annexed, the City will assign a zoning designation that is consistent with the Medium Density Residential land use identified in the BVCP. Please see the Pre-Application Summary that is available on the website. 2. How did the City and Boulder Housing Partners choose 44 units as a goal for this affordable housing? The number of units allowed on site is determined by the BVCP land use designation which is medium density residential, allowing a density range of up to14 dwelling units per acre. While the BVCP Land Use Designation specifies a range of densities, the city’s regulatory process is used to determine what is appropriate for a site. In this case, the appropriate density of the site will be considered through the required Annexation, Initial Zoning and Site Review processes. City Council and City staff have indicated, through the statement of Desired Outcomes, that we optimize the affordable potential of the site. With this in mind, BHP assumes a maximum of 44 units on the 3.2 acre site as a starting point. There are many components that go into determining the appropriate amount of units to be built on a site: property zoning, area context community preferences for massing and scale, availability of services, site access and circulation, market research, and project budget. This determination also involves balancing the goals of providing the most opportunity for people to

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obtain quality, affordable housing, while ensuring that the housing developed is as sensitive and compatible with the surrounding neighborhood context as possible. Through the development review process, BHP and the City will confirm the number of units that is suitable for the property. 3. Will the units be for rent or for sale? It is anticipated that there will be 35 rental homes, and 9 homes for sale. The final mix of homes will be determined as the site design, financing, and market study are completed over the next several months. 4. Can the project provide more homeownership units and less rental units? We do not anticipate that the ratio of rental versus homeownership units will be modified. 5. What is Flatirons Habitat for Humanity’s role? Flatirons Habitat for Humanity will be providing approximately 9 affordable, for-sale homes on the site. They will be responsible for working closely with future homeowners in the construction of these homes. 6. What is the expected distribution of unit types for the BHP property? For Habitat units? How many people are expected to live at the property? The distribution of unit types has not yet been determined. The unit count will be finalized after community engagement is completed. Factors that will impact the unit distribution include: design input from neighbors, a market study, unit demand within our existing portfolio, and site restrictions. BHP will announce this information when it is available. 7. Who will own the housing units once they are completed? The rental housing units will be owned by a partnership that consists of BHP and a tax credit investor. BHP will manage the rental units and provide all maintenance and property management for the community. The Flatirons Habitat for Humanity units will be sold to individual homeowners who will then own and maintain their homes. 8. How do residents qualify to live here?

Qualifying for Boulder Housing Partners affordable rental housing is based upon the household's income. Income Guidelines are the total combined gross income for the household, dependent upon the household size. The guidelines are based on median incomes for Boulder County as set annually by the U.S. Dept. of Housing and Urban Development (HUD). In 2015, the median income for a family of four in Boulder County is $99,400. Each unit at the project site will be assigned an income level, between 30% and 60% of the Area Median Income (AMI). The exact mix of AMI for the units included in this project has not yet been determined. A market study which will help guide this decision is currently in progress. For your reference, the table below includes the income limits for 30-60% AMI for Boulder for 2015. This information is updated annually by the Colorado Housing and Finance Authority (CHFA).

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Household Size 30% AMI 40% AMI 50% AMI 60% AMI

1 20,880 27,840 34,800 41,760

2 23,880 31,840 39,800 47,760

3 26,850 35,800 44,750 53,700

4 29,820 39,760 49,700 59,640

5 32,220 42,960 53,700 64,440

6 34,620 46,160 57,700 69,240 9. How often does BHP recertify renters’ income? The financing for the project will require an annual recertification of household income at the time of lease renewal. 10. Will this be permanently affordable? How do we guarantee that? Boulder Housing Partners has executed an affordability covenant with the City of Boulder for the property. This covenant is a document that will guarantee that the property will be developed to provide 100% permanently affordable housing, with all units targeted at those earning below 60% of the area median income. Additionally, the funding sources that we plan to utilize to build the project will require a Land Use Restriction Agreement (LURA) that restricts the project to affordable housing for a minimum of 30 years. This requirement provides additional oversight and accountability beyond the agreement between BHP and the City. 11. What is the new community going to look like? The input gathered from neighborhood engagement will help guide the design team develop a concept plan over the next couple of months. BHP will host walkabouts on the site, community meetings and design sessions, and public hearings with the Planning Board and City Council throughout the design process to give the public numerous opportunities to inform what the housing will look like. BHP staff is always open to meeting with individual community members to discuss their preferences. 12. What improvements will be made on the site along Palo Parkway? BHP will be responsible for constructing a 5-foot detached sidewalk with a minimum of an 8-foot wide landscape strip on the north side of Palo Parkway, with large maturing street trees in accordance with City streetscape design standards. 13. What amenities will be included? BHP and the design team will solicit input from neighbors, other BHP staff, and residents to help determine proposed amenities to be incorporated into the site. It is part of our mission to create community in every new property that we build and we hope to be able to include things like a community room. 14. Will there be a community building? BHP hopes to include a community building within this development. The primary users of the community building will be the future residents of the proposed housing. A typical community building layout will include a multi-purpose room, catering kitchen, offices for leasing and resident services staff, and storage for maintenance.

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15. Will there be on-site storage? Garages? Bike Parking? BHP plans to incorporate on-site storage for each unit into the project. The exact type of on-site storage has not yet been determined. BHP has not yet determined if we will provide garages. If garages are provided, a requirement will be included in the lease that the garage is the primary parking space for the unit and must be used for parking as well as storage. BHP plans to incorporate on-site bike storage into the project. The City of Boulder development standards now requires developers to provide two off-street bike parking spaces per unit. Seventy five percent (75%) of the spaces provided must be covered. 16. Will there be a centralized laundry facility? BHP anticipates providing washers and dryers in each unit and does not anticipate a centralized laundry facility. It is possible that the project may include one oversized washer and dryer in a common space for laundering large items such as bedding. These would only be available to residents, and would have a secured access. 17. Will there be amenities for dogs? It is standard practice at BHP’s properties to provide pet waste bags and trash cans throughout the property for use by the property’s residents. Traffic, Access, and Public Safety 1. How much traffic will this new development produce? How will additional traffic be accommodated? A preliminary traffic study will be completed as part of the Concept Plan process, providing information related to trip generation, trip distribution, and trip assignment. A final traffic study and transportation demand management (TDM) plan will also be completed as part of the Site Review process, likely in late-fall 2016. The study will also identify any roadway or traffic improvements that would be necessary to support the proposed development. 2. Are there concerns related to emergency access to the site? The City’s Fire Rescue Department does not have any concerns with regards to emergency access to the site. Please see the Pre-Application Summary available on the project website. It is anticipated that BHP will grant an access easement to the City for perpetual emergency access through the site. Floodplain, Groundwater, and Utilities 1. Is the property located within the floodplain? An area of approximately 500sf in the northeast corner of the property is impacted by the 100-year floodplain and high hazard floodplain. BHP does not plan to develop within the 100-year floodplain. The northern boundary of the property is impacted by a wetland buffers. Permanent structures are not permitted in this area, and any development in these buffer areas may require a wetlands permit.

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2. Who manages and maintains the creek/floodplain to the north of the property? Who is responsible for cleanup of the damage from the flood of 2013? What is the current status of the cleanup? According to the City, “Open Space and Mountain Parks is responsible for the drainageway north of the property, Parks manages the area east of the bridge and city maintenance oversees the multiuse path. Open Space will not be removing the sediment as it has been determined not to impact the conveyance capacity of the creek. The City’s Greenways Department, in conjunction with the Urban Drainage and Flood Control District and the County, are discussing the possible removal of some of the sediment from the flood. The extent of the removal and whether the project will move forward is still in question.” The following information related to the cleanup was provided by City of Boulder staff: The City has gone through an analysis that shows that the floodplain has actually changed very little even with the added sediment due to a relatively large engineered channel. The channel that was originally built when the area was developed was oversized and it continues to create a safe flow path for the drainage through the Palo Park area, albeit with a little less buffer. Based on that analysis, FEMA would not pay for the sediment removal as an “immediate threat”. The City (even though it is within Boulder County jurisdiction); however, is taking another route to fund the removal: Urban Drainage and Flood Control District. UDFCD is eager to do something but is not sure how to make it a long lasting solution, so they have hired ICON engineering as a consultant. They will investigate the project this year with ICON and hopefully perform work next summer after spring runoff. The City has hired the same consultant (ICON) for some mitigation plans on Fourmile Canyon Creek to the west. This will help them get a comprehensive look at the sediment carrying capacity of the creek and figure out how to mitigate and manage it holistically. 3. Is groundwater being studied at the project site? BHP contracted a geotechnical engineer to monitor the groundwater levels on the site throughout the coming year. Four piezometers (groundwater measuring devices) have been installed on the property. The information gathered from this analysis will inform the foundation type and structural systems considered for this project. 4. What sewer/storm sewer infrastructure improvements are planned to tie the new site into existing infrastructure? BHP hired a civil engineer, Scott, Cox & Associates, as part of the design team. In addition to designing the utilities for this project, they will be evaluating the existing infrastructure to verify that it has the capacity to serve this new development. If any new infrastructure improvements are deemed necessary, it will be the responsibility of BHP as the developer to fund these improvements to the existing systems. Property Management 1. Who will provide property management? BHP has a long history of managing its own properties. We manage a portfolio of more than 1,000 rental units with a property management staff of 28 seasoned professionals. We also have resident services staff who support our customers and property managers to help our residents thrive in our housing. For a site of this size, we anticipate having a part-time property manager who will maintain scheduled office hours on-site. BHP will provide the name and contact information of the assigned Property Manager to the neighbors. BHP manages to a high standard, following these guidelines:

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Our on-site staff will walk the property every day looking for maintenance or site problems

Our on-site staff will respond quickly to customer or neighbor problems.

Our maintenance staff is on-call 24/7 for emergencies

We use a work-order system to track requests and prioritize urgency. We respond to emergency work orders immediately.

Routine work orders are scheduled within 48 hours of the request.

Management walks the site monthly.

All units receive an annual inspection to perform preventative maintenance such as replacing smoke detector batteries and furnace filters and ensuring each unit is safe and habitable.

2. Will there be a homeowners association? BHP and Flatirons Habitat for Humanity will work on options for providing common area maintenance. This may or may not involve forming an HOA. In all circumstances, BHP will be responsible for ensuring that the property is maintained to a high standard. 3. How will BHP encourage respectful neighbors (pets, noise)? BHP will encourage respectful neighbors through the residents’ lease agreements which include rules and regulations of the community. Residents are expected to respect the quiet, peaceful enjoyment of the BHP community. Typical quiet hours at our properties are 10pm to 7am.

4. Does BHP allow unrelated people to occupy a unit? How is this regulated? The City’s occupancy regulations permit no more than four unrelated persons to inhabit apartments. BHP does allow unrelated people to occupy a unit; however, all residents must still qualify under program eligibility requirements and must sign a lease. Each household may have different circumstances or family composition. The Property Manager will be responsible for enforcing the occupancy of the units. 5. How does BHP regulate parking of oversized, services, or inoperable vehicles? Vehicles must fit into one parking space when parked on-site. No boats, oversized trailers, or recreational vehicles are allowed on-site. Vehicles must appear operable and display current tags. This will be the responsibility of the Property Manager to enforce. 6. How long do residents stay in BHP homes? The average stay across BHP’s Family Sites historically is 4.74 years. Lease terms for the Palo property will be one year. General 1. How is this project impacted by the nearby airport? The property is located within Zone 3 of the Airport Influence Zone (AIZ). According to the City’s Planning staff, BHP will be required to dedicate an aviation easement prior to obtaining a building permit, acknowledging the passage of aircraft in the airspace above the property and the associated noise, vibrations, fumes, dust, and other annoyances caused by aircraft. The proposed development applications will be routed to the Airport Manager for review as part of annexation, Concept Plan, and Site Review processes. 2. How will this new development affect my property value? The consistent conclusion of major studies on this question is that if affordable housing is well designed, fits in with the surrounding community and is well managed, there appear to be no

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negative impacts on property values of neighboring houses. According to the National Association of Realtors, “Most studies indicate that affordable housing has no long term negative impact on surrounding home values.” There is a growing body of research indicating that property values adjacent to affordable housing developments have increased. You can find this research at the National Association of Realtors website. 3. Has a study been completed to determine if firefly habitat is present on the property? A natural resources assessment has been completed by ERO Resources and is available on the project website. No threatened or endangered species were present within the project area. Though not protected under any federal or local regulations, fireflies have been observed in the vicinity of the project, with the highest quality habitat occurring outside of the project area along Four Mile Creek. To minimize the potential impact of the proposed project on the firefly habitat, ERO Resources recommends that an un-mowed buffer of tall grasses and other similar species be established adjacent to Four Mile Creek. 4. How will the proposed housing impact school enrollment? Do we need to be concerned about overcrowding? All development applications will be routed through Boulder Valley School District for review and comment. The neighborhood schools in this area are Crest View Elementary, Centennial Middle, and Boulder High. Preliminary feedback from BVSD is that the impact from this project on these schools will be minimal. Crest View is currently running under its program capacity and can absorb new students. Furthermore, Crest View currently has approximately 50 students open-enrolled into the school and can accommodate new neighborhood students by restricting additional open-enrollment in the future. 5. Will the new properties pay property tax? Boulder Housing Partners is a property tax exempt organization, and residents of the BHP units will not pay property taxes. Habitat for Humanity homeowners will pay property taxes. 6. Will a new public park be constructed as part of this project? According to the City’s Parks Planning staff, the project area is currently well served by East Palo Park, which fulfills the requirements for a small neighborhood park within a ¼ mile, as defined in the Parks and Recreation Master Plan. Boulder Parks and Recreation owns and manages the adjacent Pleasantview Fields Sports Complex and understands that further coordination is necessary to ensure compatibility among the residential development and the use of the fields. City staff remains available to discuss strategies to accommodate parking, access, and other opportunities that have been identified to ensure a successful project. Plans currently exist for Pleasantview that illustrate a possible new parking and potential play area within the complex. City staff has encouraged BHP to incorporate a small play area within the proposed development as well. 7. Has BHP hired the architect and general contractor (GC) for the project? Through our standard public procurement processes, BHP has hired both the architect and preconstruction services GC for the project. BHP received twelve proposals for architectural services, and five proposals for the GC preconstruction services. Studio Architecture was selected as the architect for the project and is currently under contract. They have been hired to design the BHP rental units only. Flatirons Habitat for Humanity homes will be designed by another architect.

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Deneuve Construction was selected as the GC to provide preconstruction services. A contract is currently being negotiated for this work. If BHP is satisfied with the services provided by Deneuve in preconstruction, BHP will execute a contract with them to continue work through construction. Community Engagement 1. What has community engagement consisted of up to now?

BHP created a website to be the primary source of information for the community. The site will be updated throughout the project to keep all stakeholders informed and aware of opportunities for engagement.

BHP sent postcards to all residents within the limits of 28th, 47th, Jay Rd, and Diagonal Hwy, inviting interested neighbors to visit the project website and sign up for an email list in order to receive regular updates on the project.

BHP encouraged neighbors to provide comments via the website on the proposed community engagement process as well as the City’s Desired Outcomes for the project.

BHP, the City, and Flatirons Habitat for Humanity hosted 4 evening focus groups (January 13, 15, 27, 29) in the Palo neighborhood at Boulder Jewish Community Center to meet with community members to discuss concerns and opportunities with the future development. Total neighborhood participants of all meetings amounted to 33 individuals. The early focus groups helped BHP identify primary issues and concerns that adjacent community members would like to discuss further.

BHP and staff from the City and Flatirons Habitat for Humanity have met with smaller groups of neighbors upon request throughout the process.

BHP and the design team have conducted four property walkabouts (June 2, 6, 9, and 23) with interested neighbors to answer questions and listen to concerns and ideas.

BHP created a self-guided tour document to encourage neighbors to visit similar BHP properties and provide comments on observed design and management.

A Community Visioning Meeting was hosted on June 17 at the Boulder Jewish Community Center to provide neighbors with various interactive opportunities to share ideas and desires for the site. About 30 people attended this meeting. The design team received valuable feedback on community preferences for building materials, architectural character, amenities, and site planning that will be utilized as the team starts to develop concept plan alternatives for the site.

2. What future community engagement opportunities will there be? Upcoming Events:

Walkabouts to meet the Project Team. Ask questions and walk the property. Future event dates and times TBD.

Wednesday July 22 at 6:30PM – 8PM at the JCC: Design Open House to review Concept Plan Alternatives at the JCC.

Ongoing:

Regular email and website updates

BHP’s Project Manager is available to meet with neighbors upon request to discuss ideas, questions, and concerns

Monthly public meetings with Boulder Housing Partners Board of Commissioners There will also be several upcoming opportunities where neighbors can engage more formally with City Staff, Planning Board, or City Council. The dates of the following meetings have not

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yet been set as we are still early in design, but we will make sure you are informed when they are scheduled. The City will also send out notices of all public hearings.

Concept Plan will be reviewed by Planning Board (Public Hearing) and City Council (by request only).

Annexation will be reviewed by both Planning Board (Public Hearing) and City Council (Public Hearing). This is when the property is formally brought into the City limits and a zoning category is assigned.

Site Review will be reviewed by Planning Board (Public Hearing) and City Council (by request only).