REGULAR MEETING

PROVINCETOWN HOUSING AUTHORITY

Wednesday, September 27, 2006

 

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

Nancy Jacobsen, Vice-Chair on Wednesday, September 27, 2006 at 5:18 p.m. in the Maushope Common Room at 44 Harry Kemp Way, Provincetown, Massachusetts.

 

PRESENT:                Nancy Jacobsen, Vice Chair

                        George Bryant, Commissioner

                        Pam Parmakian, Commissioner

                        Molly Perdue, Commissioner (arrived 5:30 p.m.)

                        Harry Opsahl-Gee, Commissioner

                        Patrick J. Manning, Executive Director

                        Lucy Singer Farkas, Recording Secretary

 

                        Jenna Milne, PHA Accountant

                       

ABSENT:  None

 

APPROVAL OF AGENDA:

            Motion by P. Parmakian to approve agenda as presented, seconded by

G. Bryant.                                 

                                                                                    VOTED:  Unanimous to approve                                                                                               agenda as presented.                                                                                     

 PUBLIC STATEMENTS:  None

 

APPROVAL OF MINUTES:

            Motion by G. Bryant to approve the following Minutes:

                        Regular Meeting of August 30, 2006;

                        Joint Meeting of PHA and Local Housing Partnership of Sept. 8, 2006;

                        Joint Meeting of PHA and Local Housing Partnership of Sept. 15, 2006,

seconded by N. Jacobsen.               

 

                                                                                    VOTED:  Unanimous to approve                                                                                               all above noted Minutes.

 

                                               

FINANCIAL REPORT:

Jenna Milne, PHA Accountant, addressed the Board re. various elements of the budget and the FR.  She has not yet begun preparation on the 2007 budget (which begins Oct. 1, 2006) as the State has not yet released the guidelines for same.  She advised that for the past five years the State has kept non-operating expenses at 0% increase with only minor increases allowed in prior years.  The greatest escalation in cost has been with insurance benefits and utilities.  She feels it is likely that the State will again continue with a zero increase policy.

 

Jenna reviewed the FR with Board highlighting those items she felt to be of greatest significance.  She advised that she also prepares a cost analysis each month for all programs.   Foley House budget, because FH is a Federal program, does not have to reported to the State but the Authority has elected to share this information with the State.  Part of the salaries for the PHA Staff is paid from the FH budget.

 

Jenna said that she hopes to return to the Board in several weeks with the preliminary FY2007 budget.  She suggested that Commissioners provide their input to ED about items they would like to see contained in that budget.

ED said that he will be getting estimates for replacement equipment, such as new stoves,

and will advise Jenna accordingly.

 

            Motion by P. Parmakian to approve the Financial Report for August 2006, seconded by M. Perdue.

 

                                                                                    VOTED:  Unanimous to approve                                                                                               FR for August 2006 as presented.                                                                        

 

DIRECTOR’S REPORT: 

            I.  DHCD:

                 A. Mod Project-33 Court Street--ED said no further word from the State re. 

                 possible acquisition of the abutting property.  Jim Turner has begun clean-up at 

                 33 Court and is doing needs assessment.  Property in bad condition and rehab

                 costs likely to be much higher than anticipated.  State Mod money is very

                 limited.

                 N. Jacobsen asked about the possibility of using the Habitat for Humanity for

                 help in rehab.

                 ED said this was an excellent idea and he will contact Habitat.

 

           II.  Maushope:    

                 A. Census is 24 of 24. 

 

                 B.  Outdoor Replacement Sign--Board reviewed a letter from the Maushope  

                 Tenant Association  asking for a replacement sign at the entrance to

                 Maushope.   The current  sign is badly worn and it is difficult to read name and

                 address of the complex.           

                 ED is to canvas residents re. refurbishing or replacement of the sign and look

                 into possible donations for the work to be done.

                 P. Parmakian said it would be nice to see the TA very pro-active in this

                 project, with the design of the sign and possible money-raising options.   

                 In response to a question, ED said that the Authority does give the TA a yearly

                 stipend of $250.00 for their operational expenses.

 

                       

         III.  Family Housing:

                A. Tenant Complaint Up-date--ED reported continued in-fighting between   

                PHA tenants on Aunt Sukey Way.  One family called the police but no other

                official action apparently taken.  The alleged instigator believed to be an illegal

                tenant at one of the Units showed documentation of living elsewhere.                 

                N. Jacobsen said this matter has dragged on for well over a year without

                resolution.

                ED iterated that without credible documentation of illegal tenancies the

                Authority cannot proceed with eviction proceedings. The PHA Attorney  is

                loathe to prosecute without documentation.  ED explained that once the

                complaint becomes official the tenant may request a Grievance Hearing prior to

                Court action.

                In response to a question from M. Perdue, ED explained that the Grievance

                Committee is comprised of three volunteer individuals from the community.

                A tenant has a right to a hearing before this Committee prior to the initiation of

                an eviction process by the PHA.  If the tenant prevails at the hearing the matter

                is then closed without further action; else, the Authority will proceed with

                formal Court action for eviction.

                At this time the matter is moot as no specific charges have yet been levied by

                the Authority against the tenant.

               

                B. Septic Failure--Consent order has been approved and the property on

                Court Street will be hooked into the Town sewer system if and when that               

                system goes down Court.  ED working with the MHP on possibilities of

                acquiring the abutting property.  If successful the expanded parcel will be

                examined for sewer capabilities.  The allocation of $19,000.00 from the State

                can be used to repair, or maintain the current system, or for sewer hook-up

                costs.              

                  

                C. Census is 8 of 9 pending rehab and rental of 33 Court Street unit.

                     

 

        IV.    FOLEY HOUSE:

                  A. Census is 9 of 10.   ED said no one is on the wait list currently as

                  applicants are not so placed until they complete a formal application and

                  interview.

                  P. Parmakian asked about advertising for the proram by program supervisor.

                  ED said “yes”, at State-wide housing meetings, Cape-wide inter-management

                  meetings, and at substance use/abuse and mental health facilities.

          

                       

          V.   OTHER: 

                 A.  ED Medical Leave of Absence--ED advised Board about his impending

                 surgery and need for medical leave.  He will be out from October 20th for app.

                 3-6 weeks.  Asked that a Commissioner volunteer as a point person in his

                 absence.

                 P. Parmakian agreed to assume responsibilities as needed.

                 It was agreed that the next Regular Meeting of Board be held on Monday, Oct.

                 16th.  ED will ask Accountant and Bookkeeper to prepare their work early in

                 order to get to Board members by the 16th.  P. Parmakian may have to arrange

                 for signing of vendor checks on a day following the meeting if checks are not

                 processed in time for the 16th meeting.

 

                  B.  Contract and Barnstable County Retirement System—Still remains in

                  limbo until confirmation about joining County Retirement System is received.

                    

 

SPECIAL FALL TOWN MEETING:

P. Parmakian opened discussion with suggestion that Board look at generating funds for the AHTF via a 2% transfer fee on realty sales to go into the Fund for low-cost housing.

A similar proposal was presented a few years ago at Town Meeting and lost by a slim margin.  Feels the community may be more receptive at this time with recent emphasis on affordable housing needs prompted by the Housing Summit.  Feels the Board should now reposition and re-present at STM.

M. Perdue said the  Finance Committee at Housing Summit  had suggested a transfer tax of 1% which had been consensually agreed upon by members,

P. Parmakian asked if they could present the article at the STM.

M. Perdue said better to avoid two groups working at odds; however, the Authority may want to consider a 1% transfer tax., rather than 2%.

Article must be presented by Oct. 13th in order to be on warrant.  She suggested getting it on warrant and later withdrawing same if necessary.

P. Parmakian said the 2003 article could be used for language and design; should not be too difficult to draft in time for the STM.

ED said in his opinion there is presently a lot of momentum generated by the Housing Summit and presenting the article may reinforce the Town does advocate for low-cost housing are taking actual steps to follow up.

 

Board also discussed the proposed condo conversion by-law.  Felt this should be supported if developer/converter agrees that a certain % of conversions be made affordable. 

P. Parmakian said currently there is no policy requiring involvement by Office of Growth Management when a conversion is undertaken and there is little push to convert to low-income.

 

M. Perdue asked if the LHP will support the condo conversion by-law if developer agrees to making a certain percentage of the conversions low-income.  Feels the PHA should also push for this provision.  Will try to put together more information re. conversion.

H. Opsahl-Gee said he feels developers will be very opposed to restrictions on conversions and ED countered by saying that there will  be benefits to developers even with low-income component.

 

            Motion by P. Parmakian to have the Authority present article at Special Fall Town Meeting proposing a 2% property transfer tax which proceeds are to be used for affordable housing, seconded by M. Perdue.

                                                                                    VOTED: Unanimous to present                                                                                           article at STM supporting a

                                                                                     2% property transfer tax which                                                                                       proceeds to be used for affordable                                                                                                 housing purposes.

 

P. Parmakian volunteered to get matter on warrant and Board can discuss presentation, etc. at next Board meeting.

 

Board got into discussion of 951R Commercial Street property.  The PHA has no authority to seek approval to sell this parcel as Town has not yet transferred it over,

ED said even if the funds were available a feasibility study would have to be done to determine if property on Court Street is viable for PHA development.  Initial observation would indicate that a multi-family development would fit in with the scale of the neighborhood.

 

M. Perdue asked if the Authority wants to support the condo conversion by-law.

G. Bryant said would like to see the actual written proposal before taking action.

                                                         

        

OLD BUSINESS:

       A.  Affordable Housing Trust Fund:

        P. Parmakian expressed her opinion that contracting for housing specialist services  

        may be equally efficacious and less costly than hiring a Housing Specialist.

        Says there are a number of local agencies that have expertise in this area,

        particularly the Lower Cape Community Development Council.

        ED said that Town is looking into getting proposals for contract services and the

        LCCDC could specifically be asked to submit a proposal, if contracting out is

        determined to be the way to go.

 

                       

          B.  State Appointee:

          N. Jacobsen has officially been re-appointed by the State to the PHA Board.  Her

          new term will expire on 7/27/11.

 

         C.  Cumberland Farms:         

          No further information has been received from Cumberland Farms; there was an

          Aug. 26th deadline to file report with the DEP.  Original agreement was that

          Town would pay for the clean-up up to $300,000.00. and that Cumberland would

          pay anything over that amount.

          H. Opsahl-Gee asked what was in the land.

          ED said that no lead was found and that land could be capped instead of excavated  .

         D. 951R Commercial Street:

          ED advised that he has contacted Susan Connolly  of the MHP re. funding options    

          if the Authority determines to develop the property rather than sell it.

 

         E.  Community Preservation Committee:

          N. Jacobsen advised Board that she will no longer be able to serve as the PHA rep

          to the CPC.

          H. Opsahl-Gee asked about the responsibilities of representative.

          M. Perdue volunteered to assume job and suggested that it might be a good idea for

          each Board member  to serve a term as representative in order to get a first-hand

          look at the Committee and be better acquainted with their goals, etc..  Feels this

          may spark greater pro-activity by the Committee and provide different

          perspectives.

         

 

NEW BUSINESS:

H. Opsahl-Gee asked about any interest the Authority might have in purchasing land abutting Maushope which is being offered for sale by his mother.

ED advised that Harry would have to recuse himself from any discussion of the matter and that, too, his mother, or her sales representative, would have to approach the Authority regarding any possible PHA purchase.

 

 

APPROVAL OF VOUCHERS: 

Board reviewed vouchers and check registry.

                        Motion by P. Parmakian to approve vouchers as presented, seconded by

M. Perdue.

                                                                                    VOTED:  Unanimous to approve                                                                                               vouchers as presented.                  

 

 

 

 

 

 

 

 

                                                                                                                        

In order to accommodate ED’s medical leave and prior commitments of other Board members, the next Regular Meeting of the Board was scheduled for

Monday, October 16, 2006 at 5:15 p.m. in the Common Room at Maushope, 44 Harry Kemp Way, Provincetown. 

 

There being no further business a motion to adjourn was made. Meeting adjourned at

7:30 p.m..

 

 

Respectfully submitted,

 

 

 

Lucy Singer Farkas

Recording Secretary