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Addressing Community Opposition to Housing First Developments
A Case Study of 1175 Lee Hill
Boulder, Colorado
Presenters
Shannon Cox Baker
Boulder Housing Partners
Greg Harms
Boulder Shelter for the Homeless
Introductions
9:45-10:15 Presentation
10:15-10:30 Q&A and Discussion
Agenda
Colorado
City of Boulder located in Boulder County County population of about 300,000 Home of Colorado University Liberal community Population bifurcated based on income 14% live in poverty, 26% have graduate degrees Median housing price over $500,000 2,600 homeless in the last PIT
Boulder County Facts
Boulder, Colorado
31, one-bedroom units
Chronically homeless adults
Partnership between
Boulder Housing Partners
The Boulder Shelter for the Homeless
Part of Boulder County’s 10-Year Plan
Across from BHP and adjacent to the Shelter
1175 Lee Hill Project Description
Local Map
Building Perspective
Timeline of Project
BHP bought Lee Hill Site
March 2010
Neighborhood Meeting
September 2011
City Council
Vote
April 2012
Statement of
Operations Completed
Start of Construction
October 2013
Project Completion
September 2014
February 2013
Based on pre-application meetings
What is Housing First?
What are the Impacts of this use?
Perception of NoBo & Location of Services
Alternatives Site Analysis
Encouraged Outreach
Initial City Staff Reaction
Not covered in current land use guidelines
Use “by right” or administrative review
Fair Housing Issues
Outreach / Management = Very Important
Regulatory Issues Raised
February-July: Create outreach plan
March-June: Concept design and programming
September: Neighborhood meeting
Initial Outreach 2011
Hire communications consultant
Gather feedback from leaders
Identify organizational spokespersons
Garner support of allies
Roll out neighborhood meeting and design, operations plan simultaneously
Initial Outreach Strategy
“Leaders” represent the masses
It’s about the building
Facts trump emotion
Support of City, allies
Communications versus public relations
Assumptions and Biases
Timeline of Project
BHP bought Lee Hill Site
March 2010
Neighborhood Meeting
September 2011
City Council
Vote
April 2012
Statement of
Operations Completed
Start of Construction
October 2013
Project Completion
September 2014
February 2013
Community Meeting
http://www.youtube.com/watch?v=HgTK4mxJnkM&feature=youtu.be
Many concerns were raised
Some driven by fear
Some driven by lack of control of process
Formed the North Boulder Alliance
Neighborhood Reaction
November 2011
Put project on hold for 6 months
Requested Council’s support
Hired PR firm
Galvanized supporters
Offered some control to neighbors
Mid-Course Correction
Community meetings
H.O.A. visits
One-on-one meetings
Reconstitution of the Shelter/Neighbor group
Statement of Operations
Building design meetings
Efforts to Reach Out
Timeline of Project
BHP bought Lee Hill Site
March 2010
Neighborhood Meeting
September 2011
City Council
Vote
April 2012
Statement of
Operations Completed
Start of Construction
October 2013
Project Completion
September 2014
February 2013
Requested voluntary outreach
Requested a Statement of Operations/minutes be submitted with application
Emphasis on good management & communications
8:1 Council vote in support
City Council Actions
Timeline of Project
BHP bought Lee Hill Site
March 2010
Neighborhood Meeting
September 2011
City Council
Vote
April 2012
Statement of
Operations Completed
Start of Construction
October 2013
Project Completion
September 2014
February 2013
Citizen committee with staff support
Outside facilitator
Balance of pro and con on committee
Met eight times to create 10 page document
Approved by BHP board of commissioners
Reviewable on an annual basis
Statement of Operations
Preamble, purpose, guiding principles
Community engagement/communications
Building design
Housing First program
Lease agreement
Property management
Monitoring
Statement of Operations
Timeline of Project
BHP bought Lee Hill Site
March 2010
Neighborhood Meeting
September 2011
City Council
Vote
April 2012
Statement of
Operations Completed
Start of Construction
October 2013
Project Completion
September 2014
February 2013
October, 2013 Groundbreaking
Current Status
Be prepared for extra time and expense
Start early, years early if possible (land use)
Use small meetings, not one large one
Reach out early
Establish relationships with elected officials
Have pro bono legal council on board
Lessons Learned
Offer elected officials ways to lend support
Use Fair Housing laws if needed
Offer some control to neighbors
Have alternative sites vetted
Patience and persistence
Lessons Learned
Discussion, Questions and Answers
Shannon Cox-Baker
Greg Harms
Contact Information
