Telluride Housing Authority

Agenda Telluride Housing Authority Meeting Tuesday, July 21, 2026 @ Approximately 2:50 PM Rebekah Hall, 113 W Columbia Ave CALL TO ORDER ROLL CALL I. APPROVAL OF MINUTES A. Meeting of June 30, 2026 Telluride Housing Authority - Jun 30 2026 - DRAFT Minutes II. NEW BUSINESS A. Consideration of Resolutions Of The Telluride Housing Authority Certifying Officers Of The Telluride Housing Authority And The Members Of The Telluride Housing Authority Subcommittee (5min) Staff Memo & Resolution Appointing THA and THA Sub - Pdf B. Consideration of Adoption of a Policy Statement Regarding Primary Residency for Dependents of Multiple Custodial Parents - Allie Slaten (40min) Staff Memo & Draft Policy Statement - Pdf C. Discussion on the Waitlist Policies - DeLanie Tapson (20min) Staff Memo - Discussion on the Waitlist Policies - Pdf III. ADJOURN Page 1 of 14  DRAFT MINUTES Telluride Housing Authority Meeting June 30, 2026 Rebekah Hall, 113 W Columbia Ave 3:00 PM PRESENT: Chair Elena Levin Vice-Chair Dan Enright Secretary/Treasurer Kristen Permakoff (Remote) Teddy Errico Marya Stark Ashley Story Von Spreecken ABSENT: None CALL TO ORDER Chair Elena Levin called the meeting to order at 4:22 p.m. ROLL CALL I. APPROVAL OF MINUTES A. Meeting of May 19, 2026 MOTION To approve the meeting minutes as presented. Moved by Teddy Errico, seconded by Dan Enright. PASSED unanimously. II. NEW BUSINESS A. Appointment of Members to the Resident Advisory Committee Community Services Director DeLanie Tapson presented an overview of applications received to serve on the Resident Advisory Committee (Committee). MOTION Move to appoint the following individuals to the Resident Advisory Committee: • Telluride Boarding House: Priscilla Morales; • Shandoka Apartments: George Belcher, Karen Clarke, and India Hilburn; • Sunnyside Apartments: Julia Millan; • Virginia Placer: Ruth Rivas; and • Voodoo Apartments: PJ Kelley. Moved by Dan Enright, seconded by Marya Stark. PASSED unanimously. B. Random Drawing To Determine Terms for Members of the Resident Advisory Committee Page 2 of 14  Telluride Housing Authority June 30, 2026 Director Tapson distributed a Resident Advisory Committee – Term assignment sheet (Exhibit B.1). Special Counsel Slaten conducted a random drawing of pre-numbered balls to assign the following terms to each member of the Committee: • Boarding House: Priscilla Morales (Two (2) year term) • Shandoka: George Belcher, Karen Clarke, India Hilburn (One (1) year terms) • Sunnyside: Julia Millan (Two (2) year term) • Virginia Placer: Ruth Rivas (One (1) year term) • Voodoo Apartments: PJ Kelley (Two (2) year term) III. ADJOURN The meeting was adjourned at 4:47 p.m. Secretary/Treasurer Kristen Permakoff 2 Page 3 of 14  Town of Telluride Telluride Housing Authority MEMORANDUM Title: Consideration of Resolutions Of The Telluride Housing Authority Certifying Officers Of The Telluride Housing Authority And The Members Of The Telluride Housing Authority Subcommittee To: Telluride Housing Authority Board Meeting Date: July 21, 2026 Submitted By: Alexandra Slaten, Legal Attachments: Reso 2026 THA Certifying Election of Officers and Subcommittee *This is not on the Town Council Goals and Objectives. Introduction: Pursuant to the Bylaws of the Telluride Housing Authority, an annual meeting of the Board of Commissioners to elect officers is required. The Board last held this meeting in November, 2025. Following multiple vacancies on Town Council subsequently filled by the June 2026 municipal election, the Board determined that holding this meeting to discuss reappointment of the Officers and Subcommittee is desirable to consider these new Board members. Recommendation: The full Board is charged with electing directors and officers including chair, co-chair, and secretary. Additionally, the full Board should elect members of the Telluride Housing Authority Subcommittee including chair, vice chair, regular member and alternate member. It is recommended that the Board move and vote to elect each officer and Subcommittee member. Motion: MOVE TO APPROVE RESOLUTIONS OF THE TELLURIDE HOUSING AUTHORITY CERTIFYING ELECTION OF OFFICERS AND DESIGNATING MEMBERS OF THE TELLURIDE HOUSING AUTHORITY SUBCOMMITTEE. Page 4 of 14  RESOLUTION OF THE TELLURIDE HOUSING AUTHORITY NO. ___ (Series of 2026) RESOLUTIONS OF THE TELLURIDE HOUSING AUTHORITY CERTIFYING ELECTION OF OFFICERS AND DESIGNATING MEMBERS OF THE TELLURIDE HOUSING AUTHORITY SUBCOMMITTEE The undersigned Commissioners of the Telluride Housing Authority, a political subdivision of the State of Colorado, hereby certify that they did vote in favor of and adopt the following resolutions: I. RESOLVED that the Board of Commissioners of the Telluride Housing Authority shall be as follows, coterminous with their terms on the Town Council of the Town of Telluride: Chair: ___________________ Co-Chair: ___________________ Secretary: ___________________ II. RESOLVED that the following members of the Board of Commissioners for the Telluride Housing Authority shall sit as the Telluride Housing Authority Subcommittee: Chair: ___________________ Vice Chair: ___________________ Regular Member: ___________________ Alternate Member: ___________________ that the Telluride Housing Authority Subcommittee may exercise all of the authority of the Telluride Housing Authority pursuant to C.R.S. 29-4-209(1), (2) and (3) and the Telluride Affordable Housing Guidelines. EXECUTED this 21st day of July, 2026. Dan Enright Teddy Errico Marya Stark Elena Levin Kristen Permakoff Ashley Story Von Spreecken Charles Dalton 1 Page 5 of 14 STATE OF COLORADO…….. ) ) ss. COUNTY OF SAN MIGUEL…) The foregoing Resolution was acknowledged before me this 21st day of July, 2026 by Dan Enright, Teddy Errico, Marya Stark, Elena Levin, Kristen Permakoff, Ashley Story Von Spreecken, and Charles Dalton on behalf of the Telluride Housing Authority. Witness my hand and official seal. My commission expires: Notary Public 2 Page 6 of 14  Town of Telluride Town Council MEMORANDUM Title: Consideration of Adoption of a Policy Statement Regarding Primary Residency for Dependents of Multiple Custodial Parents To: Telluride Housing Authority Board Meeting Date: July 21, 2026 Submitted By: Alexandra Slaten, Legal Attachments: 2026-05 Policy Statement Custodial Parents *This is not on the Town Council Goals and Objectives. Introduction: Housing Divisions staff has recently encountered a sensitive situation applicable for multiple Households. The Manager’s Department requested this topic receive input from the Subcommittee to determine if staff’s approach aligns with the Subcommittee’s desires and intent of the Rental Policies (“Policies”) and Affordable Housing Guidelines (“Guidelines”), which discussion occurred at the July 1, 2026 Subcommittee meeting. The Subcommittee provided direction to staff to come to the Board with a draft Policy Statement for discussion and adoption at this meeting, which draft Policy Statement is attached to this memorandum. However, further discussion and confirmation is needed at today’s Board meeting prior to adoption. The situation at issue concerns Households which have partial custody of a child, and when that child can be considered part of the Household for purposes of meeting the Minimum Household Size Standard either on a continuing basis or as part of a unit offer for rental or sale. While staff understands the sensitivity of this situation for families with children going through separation or navigating stable housing post-separation, it is also a clearly stated goal of both the Guidelines and the Policies to use Affordable Housing Units efficiently, and minimum household size requirements have been implanted in both programs to meet this purpose. Bedrooms empty for 50% or more of time, or two bedrooms reserved for one person across these programs, would not meet this goal. Additionally, and more importantly, both the Policies and Guidelines are explicit in that primary residency of the unit is required by all occupants, and a person may only have one primary residence. This requirement serves an important purpose and is integral to both programs, but also brings additional hardship to Households of separated parents whose children live part time with each parent. These households, SMRHA staff, and Town Rental Division staff are in need of clear guidance from the Board as to how they desire these situations to be addressed and when staff should be granting and denying primary residency status for dependents of multiple custodial parents living in Guidelines or Policies-subject Affordable Housing Page 7 of 14 Units. While the recent situations have mostly involved rental housing units, at least one situation also involves a Guidelines unit. Thus, this issue invokes both the Policies and the Guidelines. Policies The Policies explicitly set forth a Minimum Household Size Standard (Sec. 103.4G) which requires the number of people in a Household meet or exceed the number of bedrooms in a unit. The Residency Standard (Sec. 103.4D) requires that each person occupying a unit do so on an ongoing basis as their Primary Residence. Primary Residence is defined in the Polices (page iv) as “A Household’s sole and exclusive place of residence.” Therefore, for the Housing Division to count a child with two custodial parents as a member of the Household, that Household must show that the unit will be the child’s sole and exclusive place of residence. This can be done by showing proof of more than 50% custody with a court-approved parenting plan or APR, or by showing 50% custody with the same and the right to claim the child as a dependent on taxes which demonstrates that the unit is their primary residence. If there is alternative or additional documentation a guardian has that may show the unit will be the primary residence of a child with two custodial parents, THD is happy to consider this information. Please note that under Policies Sec. 104.4, it is the burden of the applicant to provide all required information for determining Qualification, and any missing or incomplete information or documentation, or information that cannot be verified, shall be construed against the Applicant and may be grounds for a finding of unqualified status or other denial. Guidelines The Guidelines are nearly identical in their requirements. The Guidelines explicitly set forth a Minimum Household Size requirement (Sec. 103.3B and 105.4F) which requires the number of people in a Household meet or exceed the number of bedrooms in a unit on an initial and continuing basis. The Residency Standard (Sec. 103.2D.2) requires that each person occupying a unit do so on an ongoing basis as their Primary Residence. Primary Residence is identically defined in the Guidelines (page vi) as “A Household’s sole and exclusive place of residence.” Therefore, for SMRHA to count a child with two custodial parents as a member of the Household, that Household must, just as with rental units, show that the unit will be the child’s sole and exclusive place of residence. Staff has been advised to use the same methods as above to determine if this is met. In either situation, if staff determines that a Household does not qualify for the unit size they desire based upon only partial custody of a child where the unit will not be that child’s primary residence, the aggrieved applicant can apply for an Exception under the Guidelines or Policies, or an Appeal under the Guidelines, or review of the Community Services Director’s decision to the Town Manager under the Policies. An Exception under the Guidelines must come to the THA Subcommittee for consideration, while an Exception to the Policies would be considered by the Community Services Director. Analysis/Financial Analysis: Page 8 of 14 In both the rental and ownership programs, legal staff has advised the Housing Division and SMRHA as follows based upon the current language in both documents (Guidelines and Policies) permitting only one primary residence for all occupants, including children:  < 50% custody = no bedroom at all. That is not the child’s primary residence. An appeal or Exception should also be unsuccessful.  50% custody, no taxable dependent = no bedroom at all. That is not the child’s primary residence. An appeal or Exception may result in an extra bedroom particularly if there is more than one child who can “share” a room, but unlikely to be recommended for approval if we are leaving a bedroom empty 50% of the time.  50% custody and taxable dependent = bedroom. This is the child’s primary residence.  >50%, even if not taxable dependent = bedroom. This is the child’s primary residence.  Court orders directed at the parents have no bearing on our programs and these determinations. If a court requires that a parent/guardian have a designated room for a child and the above would not result in a room for a child, the Town is under no obligation to provide such room and our programs are not a fit for the Household or partial Household. Following its meeting on July 1, 2026, the Subcommittee expressed that it did not want the ability to claim the child as a taxable dependent as a consideration for establishing residency at 50% custody, and that it would like children of multiple custodial parents to be able to claim more than one primary residence under both programs, and to potentially with custodial parents with as low as 20% custody. The Board should consider the information above, the recommendations of the Subcommittee, and current practices of staff in making its determination of whether any changes are warranted to the Guidelines or Policies to better accommodate these situations, or if current practices align with the stated goals of these programs with the understanding that any aggrieved party may apply for an Exception or appeal a staff determination. Staff would caution the Board, as it did the Subcommittee, against over- legislating for unique situations. If this current practice and the availability of secondary review either upon appeal or Exception is sufficient, no changes to the Guidelines or Policies should be directed. However, if the Subcommittee desires these situation to be more easily accommodated with less process for review, changes may be made to the Guidelines and Policies first with an interpretive Policy Statement followed by codification during the next biennial review process for each document. The Policies are scheduled to be reviewed later this year, while the Guidelines will be reviewed next year. The Board may consider situations such as the following when analyzing this issue: Page 9 of 14   Situation where both parents seek separate rental units o Should two parents and one child be eligible for two two-bed units? This would reserve 4 bedrooms for 3 people across the rental program, something that would not be allowed if they were one Household. Escalating this, would two parents and two children be eligible for two three-bed units? This is 6 bedrooms for 4 people across the rental program. o Are empty bedrooms in this situation acceptable? Staff has taken the above stance regarding primary residency to force the parents to determine which situation is best for their Households while still respecting the efficiency goals of the programs. A child will absolutely be granted a bedroom, but does each child have the right to two bedrooms, one with each parent, to the detriment of other Qualified Households who will not leave rooms empty for 50% or more of the time?  Situation where one parent owns an Affordable Housing Unit sufficient to meet the needs of the children, and the other parent seeks an equally sized Affordable Housing Unit or rental unit. o Outcome is similar to the above, except now there is an ownership unit which is partially empty for 50% or more of the time. Again, requiring the parents to determine where the child’s primary residence will be would still allow one parent to purchase/own the Affordable Housing Unit, but the other parent would only qualify for a 1-bed rental unit or Affordable Housing Unit.  Uncommon, but possible - Consider situations where a child may have three custodial guardians. How does this impact the outcome? Again, requiring the guardians/parents to determine where the primary residency of the child/children will be and only allowing one primary residence as required by the Guidelines/Policies removes staff from needing to make this determination and places the burden upon the parents and guardians to determine which living situation is best for their family, while working within the requirements and goals of the affordable housing programs.  While the scenarios above highlight the issues where both parents seek housing within the Town’s programs, it is important to note that if one parent is in the free market this makes no difference to the outcome of the analysis. Put simply, the parents must choose the primary residence of the child and the child may only have one bedroom within the Town’s programs unless the Board adopts a Policy Statement providing otherwise. Prior to adopting the Policy Statement, the Board should answer the following questions:  Is the Board in favor of allowing minor dependents of multiple custodial parents Page 10 of 14  the ability to claim more than one primary residence? How many primary residences can be claimed for such dependents? o Staff recommends no more than two primary residences, that children must be under the age of eighteen (18) to be eligible, and that multiple rooms may not be held for children once they leave for college – a child may only claim one primary residence after 18 as the room will already knowingly be empty for a majority of the time.  At what point does shared custody no longer constitute a primary residence for a minor in such a situation? Less than 50%? 25? 20%? o Staff recommends 40% custody be the cutoff to allow flexibility for parents who are in a roughly 50/50 custody agreement. Staff would recommend that parents who only have custody during the holidays or in the summer be ineligible to leave the room empty for the remainder of the year as a primary residence of the child. For informational purposes, having children only on weekends usually equates to a 70/30 or 80/20 custody split. Motion: MOVE TO APPROVE AND ADOPT POLICY STATEMENT 2026-05 INTERPRETING PRIMARY RESIDENCY FOR DEPENDENTS OF MULTIPLE CUSTODIAL PARENTS ☐ WITH THE FOLLOWING AMENDMENTS: ______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ Page 11 of 14  Telluride Housing Authority POLICY STATEMENT 2026-05 PRIMARY RESIDENCY FOR CHILDREN OF MULTIPLE CUSTODIAL PARENTS Title: Interpreting Primary Residency for Children of Multiple Custodial Parents Date: July 21, 2026 Authority: C.R.S. § 29-4-201, and the Telluride Affordable Housing Guidelines adopted Sept. 18, 2007, as amended The primary goal of the Affordable Housing Programs is to provide Affordable Housing for residents and their families who make a living primarily from Presence Required Employment, as stated in Section 102.1 of the Telluride Affordable Housing Guidelines adopted September 18, 2007, as amended (the “Guidelines”) and Section 102.1 of the Telluride Employee Rental Housing Policies adopted November 19, 2024, as amended (the “Policies”). To meet this goal, the Authority determines it is necessary to adopt this Policy Statement preserving stability for such Households which include children of multiple custodial parents, which Policy Statement does not conflict with the Guidelines or Policies, but interprets existing provisions to meet the stated goals and provide staff clarity while enforcing. It is anticipated that the Policies and Guideline shall be amended to include the interpretations of this Policy Statement during their next respective biennial reviews, with or without revision as may be necessary. Guidelines For children under the age of eighteen (18) with more than one custodial parent in separate Households, “Primary Residence” in the definitions and Section 103.2D.2 of the Guidelines shall be interpreted to allow such child to be claimed as a full-time member of a Household so long as the custodial parent has at least 40% custody of such child for any given year, and may result in the designation of a maximum of two (2) Primary Residence for such child. Policies For children under the age of eighteen (18) with more than one custodial parent in separate Households, “Primary Residence” in the definitions and Section 103.4D of the Policies is interpreted to allow such child to be claimed as a full-time member of a Household so long as the custodial parent has at least 40% custody of such child for any given year, and may result in the designation of a maximum of two (2) Primary Residence for such child. This Policy Statement shall remain in full force and effect as of the date of adoption noted below until expired, replaced, or amended. Nothing herein shall prohibit the earlier revocation of this Policy Statement by action of the Authority. Adopted this ______ day of _____________, 2026. _______________________________________________ Elena Levin, Chair Telluride Housing Authority Page 1 of 1 Page 12 of 14  Town of Telluride Telluride Housing Authority MEMORANDUM Title: Discussion on the Waitlist Polices To: Telluride Housing Authority Meeting Date: July 21, 2026 Submitted By: DeLanie Tapson, Community Services Town Council Goals and Objectives: I. Address Critical Infrastructure Needs A. Efficiently Pursue Quality Affordable Housing Opportunities to Meet Varying Income Levels Introduction: This discussion is to provide a summary of the effects of the Waitlist Policy suspension which has been in place since April 28, 2026. Background: On April 28, 2026, the Telluride Housing Authority (THA) adopted a Policy Statement which temporarily suspended §105 Waitlist Management in the Telluride Employee Rental Housing Policies (Policies) in an effort to get vacant rental units filled more quickly. This suspension was adopted to be in effect until the end of July. Staff believes this suspension has had the desired effect of reducing the vacancy rate on units available for occupancy. Based on the most recent vacancy report presented at today's Town Council meeting, the units available for occupancy including those with pending or accepted offers results in a 6% vacancy rate. This result is better than we expected; staff anticipated being at an 8% vacancy rate by the end of July. However, the units under repair or renovation results in a separate 8% vacancy rate. Please note that this information is accurate as of the date of this memo (July 15, 2026). There was an initial rush on new applications received by the Telluride Housing Division (THD) office when the Waitlist suspension was adopted. There was a noticable reduction in inquiries or completed applications provided for most of June. Since June 29, staff has seen a significant increase in housing inquiries and incomplete applications. Anecdotally, staff presumes this is due to the sharing of information in late June that the waitlist suspension would end at the end of July. Due to staffing capacity and volume, it is taking up to two weeks to fully review applications.That length of time is most often due to incomplete applications being submitted. This is a breakdown of the type of applications staff received - which resulted in placement into an available rental unit - since the Waitlist suspension took effect: Page 13 of 14   NEW Applicants - 67% o 31% (21% of total) of these applications were for Town Employee placements  Applicants already on the waitlist - 33% Staff would prefer to continue the waitlist suspension through September 30, as the majority of individuals who have been getting placed in housing were not already on the existing waitlist. Staff will not be finished reviewing the current applications on hand until after July 31, and we anticipate additional completed applications in the coming weeks. Staff also continues to shrink the existing waitlist as we contact each individual by phone (as directed by THA in April) when time allows. Analysis/Financial Analysis: THD staff would like to schedule a future THA or THA Subcommittee worksession on the management of the waitlist going forward. Recommendation: Staff recommends that the THA consider extending the Waitlist Management suspension until September 30, 2026. Page 14 of 14