March 13, 2025 Minutes
MINUTES OF A MEETING
The Regular Meeting of the Norwalk Housing Authority Board of Commissioners convened at 5:48pm March 13, 2025.
Location: Zoom Video Conference
Present:
Brenda Penn-Williams, Chair
John Church, Treasurer
Isaac Walcott, Commissioner
Absent:
Liza Bermúdez-Montgomery, Vice Chair
Teneshia Jacobs, Commissioner
Staff Attending:
Adam Bovilsky, Executive Director
Alison Mukhtar, Director of Operation
Anna Keegan, Director of Policy and MTW
Charmaine Davis-Ford, Director of Finance
Kras Carlucci, Deputy Director
Jeff Oduro, Director of Technology
Lisa Endo, Director of Development
Linda Rolle, Director of Grants
Leroy Fender, Director of Maintenance
Greg Lickwola, Director of Modernization
Ann Keegan, Director of Policy and MTW
Wendy Gerbier, Director of Learning Centers
Nicole Ruffin, Director of Human Resources
Sherreida Reid, Partnership Manager
Donna Lattarulo, Outside General Council, Lattarulo Law Firm, LLC
Members of the public:
Matt Pence - Norwalk Transit - to participate in the Executive Session discussion
Roll Call:
At 5:48 pm, Chair Penn-Williams opened the meeting. Chair Penn-Williams recognized Treasurer John Church, and Commissioner Isaac Walcott and acknowledged the presence of a quorum. She noted Commissioner Teneshia Jacobs and Vice Chair Liza Bermúdez-Montgomery were not expected at tonight's meeting.
Mr. Bovilsky suggested moving the first item of the Executive Session, which concerns a real estate matter, to the beginning of the meeting. This change was proposed due to time constraints affecting Matt Pence of Norwalk Transit, who would be participating in the Executive Session. Chair Penn-Williams acknowledged that this item would be taken out of order and proposed prioritizing it as the first item on the agenda.
40-07 Commissioner Church moved to adjourn to Executive Session to discuss a real estate matter.
Chair Brenda-Penn-Williams seconded the motion.
Ayes
Chair Penn-Williams
Treasurer Church
Commissioner Walcott
All in favor. Motion carried.
Commissioners, staff and Matt Pence adjourned to Executive Session.
At 6:41pm
40-08 Commissioner Walcott moved to exit the Executive Session.
Chair Brenda-Penn-Williams seconded the motion.
Ayes
Chair Penn-Williams
Treasurer Church
Commissioner Walcott
All in favor. Motion carried.
Mr. Bovilsky noted that this Executive Session was for discussion purposes only. No vote was taken.
Mr. Bovilsky requested that Lisa Endo join the meeting remotely before her scheduled departure. Ms. Endo presented the Meadow Gardens bond resolution, New Business Item 3C, to the Commissioners. She explained that this bond resolution and subsequent issuing of bonds would constitute the primary source of funding for the Meadow Gardens project. The resolution, which was prepared by Robinson and Cole, acting as the Norwalk Housing bond counsel, proposes issuing bonds in an amount of $28,000,000. She mentioned this figure may fluctuate due to changing interest rates and economic conditions. Ms. Endo noted that the final amount is expected to fall between $21,000,000 and $25,000,000, with a 1.5% issuer fee to be paid to Norwalk Housing.
New Business:
40-09 Commissioner Church moved to approve:
c. Meadow Gardens bond resolution in the amount of $28,000,000.
Commissioner Walcott seconded the motion.
Ayes
Chair Penn-Williams
Treasurer Church
Commissioner Walcott
All in favor. Motion carried.
Lisa Endo left the meeting.
The meeting resumed its regular order.
Report of the Secretary:
1. Mr. Bovilsky noted the potential Federal Government shutdown on March 14th, and its potential short-term effect on NHA.
2. Mr. Bovilsky presented an update on an increase in subsidy for the Mutual Housing property at 30 Chestnut Street. This opportunity was created when Star Inc voluntarily terminated a subsidy with Stoler House group home, 186 Wolfpit Avenue, Norwalk CT. As a result, the budget authority associated with their subsidy were returned to HUD for redistribution by as directed by Mayor Rilling. Adam advocated for the re-assignment of these vouchers to 30 Chestnut Street, and Mayor Rilling has agreed.
Once these vouchers are received, they will increase property income.
3. Union negotiations are ongoing with the contract ending April 1, 2025. If negotiations are delayed salaries will be paid retroactively to April 1, 2025.
4. The transition to PHA Web is progressing, although it involves a steep learning curve. More staff are finding the new system faster and more efficient.
5. Plans for finding a new/temporary office are moving forward.
6. Demolition of Meadow Gardens is proceeding. Oak Grove is scheduled to open on April 1, 2025.
7. We are moving forward with the RFP for a Strategic Planning Consultant.
Upcoming events:
- March 14, 2025 @ 6:30 Mayor's Ball ( Sera Fresca at the Italian Center of Stamford )
- April 10, 2025 @ 5:30pm Regular Board Meeting
- May 8, 2025 @ 5:30pm Regular Board Meeting
Mr. Bovilsky then asked Kras Carlucci to share the information she gathered at the recent PHADA conference in Washington, D.C., which was attended with Guillermo Bendana.
Ms. Carlucci explained that the conference focused on potential changes to HUD funding and regulations due to recent Federal requirements. She stated that Norwalk Housing is establishing new policies as these requirements become clearer.
Mr. Bovilsky turned the meeting over to Charmaine Davis-Ford to introduce the 2025-2026 Federal proposed operating budget. Ms. Davis-Ford made a detailed presentation of both projected income and operating expenses for the upcoming fiscal year noting the decrease in subsidy and increase in rental income.
40-10 Commissioner Church moved to approve:
a. Federal Operating Budget FYE March 2026
All statutory and regulatory requirements met:
1. The PHA has enough operating reserves to meet the working capital needs of its developments.
2. Proposed budget expenditures are necessary to meet the efficient and economical operation of housing for serving low-income residents.
3. The budget indicates a source of funds adequate to cover proposed expenditure.
4. The PHA will comply with the wage requirement under 24 CFR 968.110.
5. The PHA will comply with requirements for access to records and audits under 24 CFR 38.110(i).
Commissioner Walcott seconded the motion.
Commissioners reviewed the Federal budget and discussed a variety of allocations.
Ayes
Chair Penn-Williams
Treasurer Church
Commissioner Walcott
All in favor. Motion carried.
40-11 Commissioner Walcott moved to approve:
a. Write-offs vacated accounts FYE 3/31/2025 totaling $152,303.37
• Federal - $118,417.40
• Colonial Village -$18,476.46
• School Street - $15,409.51
Commissioner Church seconded the motion.
Commissioners discussed reasons contributing to the increase in write-offs over 2024 and efforts to reduce 2025 write-offs.
Ayes
Chair Penn-Williams
Treasurer Church
Commissioner Walcott
All in favor. Motion carried.
In Lisa Endo's absence, Adam Bovilsky asked Leala Marlin to introduce the staff recommendation for the selection of the 79 S Main architect. Ms. Marlin stated staff had released a Request for Qualifications (RFQ) on December 10, 2024, which closed on January 10, 2025. The three top scoring firms were invited for interview during the week of February 10, 2025. Staff recommend awarding this contract to Amenta Emma Architects because of their expertise in senior housing design, their approach to maximizing use of space, competitive pricing, and experience with prefabricated panels.
40-12 Commissioner Church move to approve:
d. Selection of Amenta Emma as the architect of the 79 S Main Street development
Commissioner Walcott seconded the motion.
Commissioners discussed the cost of the project. It was suggested that due to our previous use of Amenta Ema services, we inquire whether they might offer a multi-project discount. Ms. Marlin and Mr. Bovilsky noted that the Amenta Ema fee for services is competitive.
Ayes
Chair Penn-Williams
Treasurer Church
Commissioner Walcott
All in favor. Motion carried.
Mr. Bovilsky introduced the next item, which was a request to deed-restrict certain Mutual Housing properties to 80% of Area Median Income (AMI). Mr. Bovilsky noted that the major reasons were: 1) the properties already serve low-income families, 2) in order to attach the new 30 Chestnut Street subsidy, this property must be deed restricted, 3) if Norwalk Housing chooses to place their vouchers into any of these properties, they must be deed restricted to maximize income from the vouchers by charging market rate, and 4) in order to utilize Moving to Work (MTW) funds on behalf of Mutual Housing, the properties must be deed restricted.
Additionally, Mr. Bovilsky noted that Sound Communities, on behalf of Mutual Housing, would be accepting the deed restrictions, with Norwalk Housing as the beneficiary of these restrictions.
40-13 Commissioner Isaac Walcott moved to approve:
e. The resolution to Deed Restrict as Affordable Housing the following Mutual Housing properties :
• 30 Chestnut Street
• 25 Leonard
• 72 S Main St
• 74 S Main St
• 2 Hanford PL
• 3 Hanford PL
Treasurer Church seconded the motion.
Ayes
Chair Penn-Williams
Treasurer Church
Commissioner Walcott
All in favor. Motion carried.
40-14 Chair Penn-Williams move to approve:
f. Anna Keegan to attend the 2025 MTW Conference Wednesday, April 30th - Friday, May 2 hosted in Arlington Virginia at the Hyatt Regency Crystal City, 2779 Richmond Highway at a registration cost of $650 and room rate of $309 per night (excluding taxes and fees).
Commissioner Walcott seconded the motion.
Ayes
Chair Penn-Williams
Treasurer Church
Commissioner Walcott
All in favor. Motion carried.
40-15 Treasurer Church moved to approve:
g. Minutes of February 13th
Commissioner Walcott seconded the motion.
Ayes
Chair Penn-Williams
Treasurer Church
Commissioner Walcott
All in favor. Motion carried
Due time constraints -
40-16 Commissioner Walcott moved to table:
h. Department Reports March 2025
Treasurer Walcott seconded the motion.
At 8:02pm
40-17 Treasurer Church moved to return to the Executive Session to discuss a personnel matter.
Commissioner Walcott seconded the motion.
All in favor. Motion carried.
40-18 Treasurer Church moved to exit the Executive Session and return to the Regular Session.
Commissioner Walcott seconded the motion.
Ayes
Chair Penn-Williams
Treasurer Church
Commissioner Walcott
All in favor. Motion carried
40-19 Treasurer Church moved to approve:
An unpaid internship discussed in the Executive Session, provided that a scope of duties and responsibilities was prepared by NHA, the intern executes a confidentiality statement regarding access to sensitive information of tenants/staff, and that other members of the staff be afforded the opportunity for an internship for their child/children.
Commissioner Walcott seconded the motion.
Ayes
Chair Penn-Williams
Treasurer Church
Commissioner Walcott
All in favor. Motion carried
40-20 Commissioner Walcott moved to approve:
The RFP for a consultant in connection with the evaluation of the Executive Director.
Treasurer Church seconded the motion.
Ayes
Chair Penn-Williams
Treasurer Church
Commissioner Walcott
All in favor. Motion carried
At 8:10pm
Treasurer Church moved to adjourn the meeting.
Commissioner Walcott seconded the motion.
Ayes
Chair Penn-Williams
Treasurer Church
Commissioner Walcott
All in favor.
Respectfully submitted,
_______________________
Adam Bovilsky, Executive Director