Minutes April 11, 2024
Minutes of Meeting
The Regular Meeting of the Norwalk Housing Authority Board of Commissioners convened at 5:35pm April 11, 2024.
LOCATION: Zoom Video Conference
PRESENT: Brenda Penn-Williams, Chair
Liza Bermúdez-Montgomery, Vice Chair (arrived at 5:39pm)
Isaac Walcott, Commissioner
John Church, Treasurer
Teneshia Jacobs, Commissioner
STAFF ATTENDING: Adam Bovilsky, Executive Director
Kras Carlucci, Deputy Director
Alison Mukhtar, Director of Operations
Charmaine Davis Ford, Director of Finance
Wendy Gerbier, Director of Learning Centers
Nicole Ruffin, Director of Human Resources
Linda Rolle, Director of Grants Norwalk Housing Foundation
Lisa Endo, VP of Development
Leroy Fender, Director of Maintenance
Greg Lickwola, Director of Modernization
Donna Lattarulo, General Council
PUBLIC ATTENDING: Dana Polk- 16 School Street Unit 25
Michelle Lamar - 16 School Street Unit 2
Brie Bussiere - 16 School Street Unit 33
Brenda Adgerson - 16 School Street Unit 22
Roll Call:
At 5:35pm, Chair Penn-Williams convened the meeting. She then recognized Treasurer John Church, Commissioner Isaac Walcott, and Commissioner Teneshia Jacobs as present. Chair Penn-Williams noted that Vice Chair Liza Bermúdez-Montgomery, was expected shortly and that a quorum was established.
At the start of the meeting Chair Penn-Williams invited the members of the public to speak. All attending were responding to the recently proposed 16 School Street rent increase.
Dana Paulk, Michelle Lamar, and Brenda Adgerson focused on a suggestion that as rent is increasing, it should be accompanied by renovations/improvements such as new bathrooms and kitchens. Brie Bussiere stated she was concerned about the exposed fiber glass ceiling in her basement.
Report of the Secretary
Mr. Bovilsky solicited feedback and presented the following updates:
a. This year, the Norwalk Housing Foundation and Person to Person have been selected as the beneficiaries of the Mayor's Ball. This recognition is welcomed and will generate media recognition for both organizations. In addition to the money received from the Mayor's Ball, the Norwalk Housing Foundation has received a $5,500 donation from the Westport Rotary.
b. The recent storm caused collapse of a non-operative smokestack at Roodner Court damaging the roof and floor of the Roodner Court Learning Center. Out of an abundance of caution, residents of building number 23 at Roodner Court were evacuated to the Norwalk Inn for 2 nights. Fortunately, no one was hurt. Additionally, the property at 79 S. Main sustained significant roof damage during the storm potentially requiring a new roof. NHA is currently seeking reimbursement from HUD and our insurance company to cover these expenses.
c. Mr. Bovilsky presented before and after photos of the completed kitchen replacement at Irving Freese and Main Avenue apartments.
d. Norwalk Housing is taking steps to mitigate the inconvenience caused by the upcoming elevator repair at 20 Main Avenue scheduled to begin May13th. The work should take approximately 2 weeks. By conducting a needs assessment Norwalk Housing
attempted to ensure that residents who may require extra help are identified and supported throughout the process. A member of the NHA maintenance staff will be available on site 24/7 to assist with bringing items up and down the stairs. We also reached out to FCA to see if they can provide additional services during the time of the elevator repair.
e. Lisa Endo then took the floor giving a progress report on Oak Grove Sec.3 and W/MBE hiring goals. To date Oak Grove is at 36% of contracts awarded to W/MBE businesses. Under Section 3, over $700,000 worth of contracts were provided to a Sec. 3 business. A Sec. 8 resident has also been hired as a laborer.
f. Mr. Bovilsky presented a snapshot of planned major events:
- 05/2024 20W Elevator Replacement
- 05/2024 Mayor's Ball
- 10/2024 HOTMA & 5-Year/Annual Plan/MTW Supplement Due Early
- 12/2024 Software Switch to PHA Web
- 01/2025 Opening of Oak Grove
- Moving to New Main Office
- Strategic Planning & Decentralization
g. Dates and Times of future meetings - 5:30pm May 9 & Annual Meeting 5:30pm June 13, 2024, Mayors Ball May18th.
Lisa Endo took the floor to introduce the Staff's recommendation to engage Westmount Development Group for the purposes of managing the new Meadow Gardens. Ms. Endo stated Westmount has the experience needed to manage this property. The firm is knowledgeable in LIHTC, Section 8, and RAP vouchers. In addition, there will be efficiencies in staffing and other expenses given the fact that Westmount has also been selected to manage Oak Grove. Lastly, Westmount understands and supports the goal of Sound Communities to manage its own properties in the future.
20-77 Treasurer Church moved to accept:
a. Staff's recommendation to select Westmount Development Group for the purposes of Meadow Gardens Property Management.
Chair Penn-Williams seconded the motion.
Commissioners discussed payment of management fees. Ms. Endo stated fees are set at the industry standard of 5%.
AYES
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in Favor by show of hands. Motion carried.
Mr. Bovilsky took the floor requesting approval of a resolution to Project-Base up to 30 Vouchers at Meadow Gardens and the authorization to set aside six (6) units for unhoused individuals and enter an MOU with the Housing Collective to provide services and voucher subsidy for those units.
20-78 Commissioner Walcott made a motion to accept:
b. The resolution as presented to Project -Base 30 Vouchers at Meadow Gardens.
Treasurer Church seconded the motion.
Mr. Bovilsky explained that the number of vouchers, up to 30, would only be necessary if 30 families did not return to Meadow Gardens with their Tenant Protection Vouchers. Staff is discussing additional incentives to encourage families to return.
AYES
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in Favor by show of hands. Motion carried.
20-79 Treasurer Church moved to accept:
c. Authorization to Set-Aside six (6) Meadow Gardens one (1) Bedroom units for unhoused individuals and enter an MOU with the Housing Collective of Fairfield County to provide services, maintain the waiting list and assist with obtaining additional vouchers for these units.
Commissioner Walcott seconded the motion.
AYES
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in Favor by show of hands. Motion carried.
Lisa Endo took the floor stating that A.P. Construction was already procured for the Meadow Gardens project by Sound Communities. But new phasing for the project now requires the Norwalk Housing Authority to be the contracting agency for the first phase of the project. Ms. Endo requests that the Board of Commissioners affirm that the process by which Sound Communities procured A.P. Construction meets the procurement requirements of the Housing Authority and to thereby affirm the selection of A.P. Construction for Phase I.
20-80 Commissioner Walcott moved to affirm:
d. Staff's recommendation regarding the selection of A.P. Constructions as being in accordance with the Housing Authority procurement guidelines, so that the Housing Authority may enter a contract with A. P. Construction to manage the phase I construction and any necessary work at Meadows Gardens prior to its disposition (change in ownership).
Commissioner Church seconded the motion.
AYES
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in Favor by show of hands. Motion carried.
Lisa Endo stated that for DECD to begin the paperwork regarding allocation of the $3,444,751 Community Investment Fund (CIF) Grant Commissioners must approve a resolution accepting the grant.
20-81 Commissioner Walcott moved to approve
e. Resolution stating whereas it is desirable and in the interest of the Housing Authority of the City of Norwalk and its mission to provide quality housing and educational opportunities to individuals and families with low income that Sound Communities, Inc. accept an award from the Connecticut Department of Economic Development (DECD) in the amount of $ 3,444,751 to undertake the Meadow Gardens project.
Treasurer Church seconded the motion.
AYES
Chair Penn-Williams
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
Motion carried.
6:19pm -
Vice Chair Bermúdez-Montgomery stepped away from the meeting and did not take part in the vote.
Adam Bovilsky took the floor to introduce the next item, requesting an addition to Norwalk Housing policy regarding determination of Project Based Vouchers Rent Reasonableness.
20-82 Commissioner Walcott moved to approve the addition of the following language:
f. If an owner wishes to dispute the PHA's analysis the owner may request a second analysis. The PHA will select an independent contractor to conduct a second rent reasonableness analysis conducted at the owner's expense. The PHA will then compare the two analyses and determine a fair rent based on all the information available.
Commissioner Church seconded the motion.
Vice Chair Bermúdez-Montgomery returned to the meeting.
AYES
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in Favor by show of hands. Motion carried.
Mr. Bovilsky remained on the floor to request that Commissioners approve the payment of 25 Leonard Street back taxes with money from Colonial Village. 25 Leonard is part of the Mutual Housing portfolio that Norwalk Housing Authority now controls. He stated that as 25 Leonard Street is vacant, the development cannot pay the taxes due and Mutual Housing does not have the funds to comfortably pay these back taxes. It will not be a hardship for Colonial Village to pay this fee.
20-83 - Commissioner Church moved to approve:
g. Payment of 25 Leonard Street back taxes with Colonial Village reserves.
Vice Chair Bermúdez-Montgomery seconded the motion.
Treasurer Church and Commissioner Walcott sought clarification regarding the funding sources for future tax payments. Mr. Bovilsky clarified that as 25 Leonard building is uninhabited, Norwalk Housing intends to pursue future tax abatements from the City of Norwalk. Mr. Bovilsky stated that until this Mutual Housing property is developed and can provide an income stream to support itself, Norwalk Housing will be responsible for the taxes. He said the planning for the development of Hanford COOP and 25 Leonard Street properties will commence upon Norwalk Housing's receipt of the approved $500,000 grant from the State of Connecticut Department of Housing (DOH).
AYES
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in Favor by show of hands. Motion carried.
Alison Mukhtar took the floor to present the 2024 Sixteen School Street Management Plan including a request for approving a 4 % rent increase in 2- & 3-Bedroom units.
20-84 Chair Brenda Penn-Williams moved to approve:
h. The 16 School Street Management Plan 4% rent increase, effective July 1, 2024.
Treasurer Walcott seconded the motion.
During discussion Mr. Bovilsky reviewed the reasons for this increase. Mr. Bovilsky also addressed the public comments from tenants explaining the loss of rental income related to a reduction in family incomes in the building. Greg Lickwola stated that this fall NHA will apply for a CHAFA grant to fund the replacement of both kitchens and baths.
AYES
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in Favor by show of hands. Motion carried.
Greg Lickwola took the floor to request the bid for replacement of baths, windows and siding at Main Avenue and replacement of bathrooms at 20 West Apartments be awarded to Stanley Construction LLC. Mr. Lickwola stated that after checking references, licenses, and debarment status all were found in order. In addition, Stanley Construction LLC has successfully completed projects for the Norwalk Housing Authority.
20-85 Treasurer Church made a motion to approve:
i. Staff recommendation to contract with Stanley Construction LLC to complete a project to replace baths, windows and siding at Main Avenue and replace bathrooms at 20 West Apartments at a contract cost of $1,305,500.
Vice Chair Bermúdez-Montgomery
AYES
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery,
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in Favor by show of hands. Motion carried.
Nicole Ruffin took the floor to introduce updates to the Norwalk travel policy regarding hourly employees.
20-86 Vice Chair Bermúdez-Montgomery made a motion to approve:
j. Updates to the Norwalk Housing travel policy regarding hourly employees.
Commissioner Teneshia seconded the motion.
AYES
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in Favor by show of hands. Motion carried.
20-87 Treasurer Church made a motion to approve:
k. Minutes of the February 29, 2024, emergency meeting.
Commissioner Walcott seconded the motion.
AYES
Chair Penn-Williams Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
Motion carried.
20-88 Commissioner Walcott made a motion to approve:
l. Minutes of the March 14, 2024, regular meeting.
Vice Chair Bermúdez-Montgomery seconded the motion.
AYES
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in Favor by show of hands. Motion carried.
Mr. Bovilsky introduced Charmaine Davis-Ford to present the Finance Report. Ms. Davis-Ford was focused on Accounts Receivable, particularly addressing the write-off of tenant rent balances as of March 31. 2024. She emphasized that the Finance Department is actively collaborating with residents in Housing who are behind on rent to establish repayment agreements. Regarding the operating statement Ms. Davis- Ford said Colonial Village rents are at 83% of the budgeted amount due to the recent renovations. As the units gradually fill up as swing units close the income from the property will increase. Additionally, she pointed out that regarding the Federal Income statement, expenses are 3% lower than budgeted. Ms. Davis-Ford underscored the flexibility gained by the designation of NHA as a MTW agency, allowing for a significant increase in income.
Leroy Fender then took the floor to present the Maintenance Report. Mr. Fender mentioned the following:
- Nine (9) vacant units had been made ready for new residents
- Large Branch on Fairfield Avenue apartment fell on a neighbor's fence. To prevent this from happening again, NHA removed three trees near the fence.
- Roodner Court water problems are being addressed.
Regarding Mutual Housing fire inspections:
Issues were found at both 3 Hanford Place and 30 Chestnut Street. These issues have been resolved
20-89 Treasurer Church made a motion to approve:
m. Department Reports for March 2024
Commissioner Jacobs seconded the motion.
AYES
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in Favor by show of hands. Motion carried.
Mr. Bovilsky introduced the addendum and then passed the floor over to Kras Carlucci, who proceeded to discuss the first addendum item. Ms. Carlucci informed the Commissioners that Navigate, our partners in administering Colonial Village, has recommended a 2024 Colonial Village rent increase. She assured everyone that this increase will not negatively impact residents due to the subsidy. But it will increase our revenue.
20-90 Commissioner Walcott moved to approve:
n. 2024 Colonial Village 2 & 3 bedroom rent increase effective 08/01/2024.
Commissioner Jacobs seconded the motion.
AYES
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in Favor by show of hands. Motion carried.
20-91 Treasurer Church moved to approve:
o. Commissioners and Staff to attend the 2024 NERC NAHRO Conference & Exhibition to be held June 16-19, 2024, at the Omni Mount Washington Resort at a full conference registration cost of $800 or 1-day registration cost of $450 and room rate of $350 - if reservations are made by 5/17.
Commissioner Walcott seconded the motion.
AYES
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in Favor by show of hands. Motion carried.
20-92 Vice Chair Bermúdez-Montgomery made a motion to approve:
p. Commissioners and Staff to attend the NAHRO Summer Symposium "The Past and Future of Public Housing "to be held July 10-12, 2024, at the Grand Chicago Riverwalk Hotel at a conference registration rate of $595 and a room rate of $219 plus tax.
Commissioner Walcott seconded the motion.
AYES NO ABSTAINED
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in Favor by show of hands. Motion carried.
20-93 Vice Chair Bermúdez-Montgomery made a motion to adjourn the meeting.
Treasurer Church seconded the motion.
All in Favor. The meeting was adjourned at 7:30pm.
Respectfully Submitted,
___________________________
Adam Bovilsky
Executive Director