REGULAR MEETING

PROVINCETOWN HOUSING AUTHORITY

Wednesday, December 28, 2005

 

 

A regular meeting of the Provincetown Housing Authority was called to order by

Margaret Carroll-Bergman, Chair, on Wednesday, December 28, 2005 at 5:15 p.m. in the Maushope Common Room at 44 Harry Kemp Way, Provincetown, Massachusetts.

 

 

PRESENT:            Margaret Carroll-Bergman, Chair

                            Arturo Alon, Treasurer

                        Nancy Jacobsen, Vice Treasurer

                        George Bryant, Commissioner

                        Patrick J. Manning, Executive Director

                        Lucy Singer Farkas, Recording Secretary

                                     

                        

ABSENT:            None

 

AGENDA:   M. Carroll-Bergman asked that discussion of Cumberland Farm Lands and the CPA (items E and G under Old Business) be moved up in the order of discussion so that all Commissioners could be present to discuss items.

            Motion by A. Alon to approve agenda with changes as requested, seconded by

N. Jacobsen.   

                                                                                    VOTED: Unanimous to approve                                                                                          agenda with changes as requested                                                                                       by Commissioner Carroll-                                                                                                           Bergman.                                                                                          

 

PUBLIC STATEMENTS:  None

 

 

 

ELECTION OF OFFICERS:

     Chair:  A. Alon placed in nomination M. Carroll-Bergman for position of PHA Chair,  

      seconded by N. Jacobsen.  Nomination accepted by M. Carroll-Bergman.

                               VOTED:  Unanimous to appoint                                         M. Carroll-Bergman PHA Chair.

 

     Vice-Chair:  M. Carroll-Bergman placed in nomination N. Jacobsen for the position 

      of   PHA Vice-Chair, seconded by A. Alon.  Nomination accepted by N. Jacobsen.

                               VOTED:  Unanimous to appoint                                       N. Jacobsen PHA Vice-Chair.

 

     Treasurer:  N. Jacobsen placed in nomination A. Alon for the position of PHA  

      Treasurer, seconded by G. Bryant.  Nomination accepted by A. Alon.

                               VOTED:  Unanimous to appoint                                      A. Alon PHA Treasurer.

 

     Vice-Treasurer:  N. Jacobsen placed in nomination G. Bryant for the position of 

      PHA Vice-Treasurer.  G. Bryant declined nomination.  Position left unfilled.

 

 

APPROVAL OF MINUTES:  

     Regular Board Meeting of Nov. 30, 2005:            

                        Motion by G. Bryant to approve Minutes of Regular Meeting of Nov. 30, 2005 as presented, seconded by A. Alon.                                                                                               

                        VOTED:  3 to approve Minutes of                                        Regular Board Meeting of

                         Nov. 30, 2005 as presented;

                        1 abstention.

 

     Joint Meeting of Dec. 9, 2005:

                Motion by A. Alon to approve Minutes of Joint Meeting with Local Housing Partnership held Dec. 9, 2005, seconded by M. Carroll-Bergman.

                                             

                        VOTED:  3 to approve Joint                                                 Meeting with the LHP of

                        Dec. 9, 2005; 1 abstention.

 

      Joint Meeting of Dec. 13, 2005:

      Because there was no quorum at the meeting scheduled with the CPC no business

      conducted.

                                                                                                                                                                       

FINANCIAL REPORT:

Board reviewed Financial Report for November 2005.

.           Motion by A. Alon to accept Report as presented, seconded by N. Jacobsen.

                               VOTED:  Unanimous to approve                                          Financial Report for Nov. 2005.

A clarification was made that the prior Board vote for salary increases for the current fiscal year was unanimous for 2%.

                                                                                                

 

DIRECTOR’S REPORT:

       I.  DHCD:

     A. Subsidy Payments--DHCD to make no subsidy payment for 2005 as PHA

          income equaled expenses.  However, DHCD just advised that they

          over-payed the Authority app. $1000.00 for which they want reimbursement.

          ED has asked the PHA Accountant to check records as he does not recall any

          subsidy monies being given for the time period noted by the DHCD.  Also,

          the DHCD still owes the Authority app. $1000.00 for prior year.

 

 

II.  MAUSHOPE:    

          A.  Census is 24 of 24.

         

III. FAMILY HOUSING:

         A.  DHCD Inspection--Eviction against tenant in violation of

               fire/safety standards is proceeding as tenant remains in non-compliance and 

               is moving too slowly at making necessary corrections of the violations.

 

          B.  Up-Date on Tenant Complaint--No new incidents reported.

               

          C.  Septic Failure—Tenant has decided to voluntarily vacate unit and is in

                process of moving out possessions.  It is still unclear about a resolution of

                the septic problem and the unit will not be rented until corrective measures

                are agreed upon and undertaken.

 

               M. Carroll-Bergman asked about the income lost by keeping property

               vacant.

               ED advised that if unit is filled without problem being first rectified the

               PHA may have to bear the cost of relocating the tenant and the tenant will

               not be responsible for rent payments.

               G. Bryant asked about the time frame to rectify problem.

               ED said it is not known.  More information is needed about Phase 2 of the 

               Town sewer project which could very well allow the property to be

               connected and, thus, obviate need for septic repair/replacement.  Right now

               the Board of Health says it is a “failed system” which must be replaced. 

               State engineers advise system can be repaired to code.  Monies allocated by

               the State for repairs are app. $19,000.00.

               G. Bryant asked if the Town has said the unit cannot be rented.

               ED said “no” and that the DHCD may also agree.  However, the PHA would

               be assuming liability for any tenant if they have to vacate during repairs and

               this could be very costly.   G. Bryant asked if there was a cesspool in place

               or a Title 5 system.

              ED said system is a Title 5.  The Town bought the property from the

              original owner who had sued because Town had approved the system.  It was

              then awarded to the PHA.  The Town plan for the system would require a

              very costly raising up of the yard at a cost well above the $19,000.00 granted

              the PHA by the State.

              M. Carroll-Bergman asked if the property could be sold with proceeds used

              to purchase another site.

              ED does not feel this is possible but feels that because of flooding problems

              in the area the Town will be looking at sewer hook-up for site in Phase 2 of

              sewer program.  Possible an escrow account can be established with Town

              approval to hold monies for the Phase 2 hook-up.  ED not sure if this is still

              an option by the Town but will continue to explore all possibilities.

 

        D. Census is 8 of 9.

 

IV. FOLEY HOUSE

        A.  Eviction Update--Postponed to allow resident time to relocate; will be app.

              one month.

 

        B.  Census is 8 of 10.  Two individuals have been interviewed for placement

              but one may not be suitable because of criminal history.  The CORI check

              was “clean” when, in fact, the person was incarcerated.  Applicant to supply                    

              further details before admission decision is made.

 

V.  OTHER

       A.  ED Contract--There has still been no response to the PHA application.  The

             State Attorney General has advised that because the Authority is a quasi-State

             agency it is not eligible for the State retirement system; ED referred back to

             Barnstable County system.

 

OLD BUSINESS

        E.  Cumberland Farm--Board reviewed informational packet and proposal for

              development.

               M. Carroll-Bergman said Town awaiting results of environmental tests on

               property.  Not sure who will be conducting tests.

               ED said looking at start-up costs to be paid by the CPC, the MHP or the

              AHTF. 

               The property has been reappraised by Cumberland Farms officials but this                   information has not yet been released.  The deadline for the proposal to the                    CPC is January 6th.  Although the Authority has filed a Letter of Intent with                      the CPC the new appraisal is need for the actual proposal to be submitted.

               ED said there are a number of options The MHP may provide pre-                          development technical assistance. Pre-development may be provided by an                          MHP or DHCDS grant that may not need to be paid back if the property is                not developed.

 

             M. Carroll-Bergman advised that she and ED met with the CPC about the

             possibility of setting up a non-profit entity for development purposes; this

             would allow a mix of low and medium housing with condition being that

             housing remain affordable in perpetuity.  An existing non-profit agency

             could be used for development purposes. This would be subject to public

             bidding laws.  Working through a non-profit will allow more flexibility but

             may restrict funding sources.  Because the date for proposal submission is so

            close, M. Carroll-Bergman recommended that the PHA list all options in

            same. Must give the CPC a clear idea of what will be done but not box  PHA

            into any one specific option.

 

           Discussion by the Board indicated a number of items that should be included

           in the proposal:

              1.  Income mix of housing;

              2.  Change of rent to reflect changes in tenant’s income situation, either up

                  or down;

              3.  PHA to manage property for a fee;

              4.  Units would remain as affordable housing in perpetuity.

           Full PHA goals to be addressed in ED’s Letter of Intent including tapping

           into funds from the MHP for technical assistance.

 

           G. Bryant asked about the sewer system for a 50-unit property.

           M. Carroll-Bergman said that the Selectmen will be discussing this and are

           considering hook-up into Town sewer system

                 Motion by A. Alon to approve submission of a PHA proposal for the development of the Cumberland Farms site with the various options suggested by the Board, seconded by N. Jacobsen.

                                    VOTED:  Unanimous to submit                                              proposal to the CPC as discussed                                     by the PHA Board.

 

G.  Community Preservation Committee--Board advised that at recent meeting of Selectmen the CPC and the Economic Development Council asked Selectmen to sign on for Fast Track Housing for the 50-units for the Cumberland property.

ED to clarify if this is applicable to low-income housing.  Also, feels that it should be stressed that the CPC are gatekeepers for funding and not in control of the ownership of properties acquired with CPC funding.

 

N. Jacobsen feels there are a number of CPC members who are very amenable to working with the PHA.  Asked about the make up of a non-profit committee.

M. Carroll-Bergman said applications by individuals will be reviewed and members then chosen to serve on the non-profit Board.

 

A.  Creek Road --Status quo.

 

B.  Affordable Housing Trust Fund--the PHA and the Local Housing Partnership to meet in January relative to hiring a part-time Affordable Housing Specialist.

 

C.  Tax Title Property--Status quo.

 

D.  State Appointee--Still no response from the State re. N. Jacobsen’s application

but long wait is not uncommon, according to ED.

 

E.  Cumberland Farms --Discussed earlier.

 

F.  951R Commercial Street--A proposal is to be submitted by the Board for development.  Possibility that the Fast Track Housing proposed by the CPC for the Cumberland Farms site could be combined with this site.

G. Bryant asked about parking availability on property.

ED advised that there are only very preliminary plans; the property is small and oddly shaped.  Also, the Authority wishes to allow for public access to the beach.  A possible consideration is to work with property abutters on some trade-off.

 

G.  Community Preservation Committee--Discussed earlier.

 

 

NEW BUSINESS:  None

 

APPROVAL OF VOUCHERS:  Board reviewed check registry and signed checks presented for signature.

             Motion by G. Bryant to approve vouchers as presented, seconded by

N. Jacobsen.

                                    VOTED:  Unanimous to approve                                           vouchers as presented.

 

The next Regular meeting of the Board was scheduled for January 25, 2006 at

5:15 p.m. in the Common Room at Maushope.  There being no further business a motion to adjourn was made.  Unanimous to adjourn at 6:55 p.m..

 

Respectfully submitted,

 

 

 

Lucy Singer Farkas

Recording Secretary