The Town of Washington, Connecticut
Minutes: Housing Commission, 2006
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www.WashingtonCT.org The Town of Washington, Connecticut Minutes: Housing Commission, 2006 |
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Disclaimer: While we have attempted to reproduce them accurately, the electronic documents you see here are not the official public documents. Official copies may be obtained on paper from theTown Clerk . Also note that minutes of recent meetings are often not yet approved by the Commission, and are subject to correction.
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December 11 •November 13 •October 16 •September 11 •August 21 •July 24 •June 12 •May 8 •April 10 •March 3 •February 13 •January 9
Posted: January 3, 2007 December 11, 2006
Present: Don Brigham, Wayne Hileman, Jean Suddaby, Sue WerkhovenGuests: None
Visitors: Valerie Andersen; First Selectman Richard Sears
Call to Order: Chairman Wayne Hileman called the meeting to order at 5:05 p.m.
Minutes of November 13, 2006 Meeting
Sue Werkhoven made a motion to accept the November minutes as submitted. Wayne Hileman seconded the motion which was carried unanimously.
Privilege of the Floor
Chairman Wayne Hileman thanked Jean Suddaby for her many contributions as a Housing Commission member. He was pleased to announce that, although her term was expiring, she was willing to accept a second term.
Wayne Hileman said there was a FOI question raised regarding the November 13 Housing Commission meeting. At that meeting, a discussion and subsequent action concerning the Potter Farm proposition took place, although this topic had not been on the meeting agenda. Since he always wants to be sure, to the best of his knowledge, that he is in compliance with FOI rules, Wayne called the FOI office and spoke to an attorney there. This attorney assured Wayne that there was in fact no FOI violation in what had occurred.
Visitors
Valerie Andersen said she thought there might have been a FOI concern but now sees that the letter of the law had been followed. However, she suggested that any decisions regarding items discussed that were not on the agenda should be held over and put on the next agenda.
Ms Andersen also hoped there was communication between the Washington Housing Trust and the Housing Commission. Sue Werkhoven pointed out that Liddy Adams was a member of both, so she is able to help keep communication channels open.
Ms. Andersen said the Housing Commission seems to be addressing three basic categories of housing needs: senior, moderate, and affordable. She defined moderate as serving workforce needs which she feels is addressed by the Potter Farm project. She suggested that the Housing Commission not use all their funds for this category of needs but retain some funds to serve the senior segment.
Wayne Hileman explained that there are funds that have been budgeted over the next three years for housing. He said the community has expressed a strong preference for affordable single family homes versus other types of affordable housing. The Potter project offers five limited equity lots whose houses would remain affordable in perpetuity. These would be under the management of the Washington Housing Trust.
Ms. Andersen wondered if the Housing commission couldn't look at reasonably priced houses currently for sale and help qualified people acquire these. Wayne Hileman said other towns have used limited equity housing for quite a while now, thus providing successful models for this approach.
Dick Sears explained that the Housing Commission is not in a position to make assistance available through negotiation with banks. Regarding the definitions of "affordable", the Washington Housing Trust is using those of the state of Connecticut, namely, moderate being 80% of the median income and affordable being 60%. Wayne Hileman said the Housing Commission's fund can be used if projects meet the state's definitions. Oversight of projects will be provided by the Washington Housing Trust, who will screen potential buyers using criteria such as income levels, ties to the community, and credit rating. Dick Sears said there was an upcoming meeting in Marbledale on the Potter project. As such projects continue to be discussed, the town's values regarding housing will be clarified. Don Brigham felt that the town should emphasize affordable over moderate housing.
Senior Housing Survey
Wayne Hileman distributed a sheet with some preliminary raw data from the Senior Housing Survey. Members discussed various ways to present this data. Don Brigham suggested including a one page executive summary and the main highlights. Wayne Hileman said there was still some additional data that hadn't been tabulated yet. He asked members to start thinking about how to catalog the qualitative survey information, i.e., the written comments. Also, they should be considering what format the report should have.
Deed Restrictions
The state of Connecticut DECD has endorsed the commission's idea of having re-assignable deed restrictions at Ellsworth, so that there is the flexibility to designate different units at different times as affordable.
Also, the DECD affirmed that Starberry Farm's caretaker apartment can be deed restricted separately from the rest of the building, thereby allowing only the dwelling to be affected.
Incentive Proposal
The agenda item V11 B under Incentive Proposal was tabled until the next meeting.
Don Brigham asked that the Housing Commission eventually consider doing a General Housing Survey.
Adjournment
Jean Suddaby moved to adjourn the meeting. Don Brigham seconded the motion, which was carried unanimously.
The meeting adjourned at 7:00 p.m.
The next scheduled meeting is Monday, January 8, at 5:00 p.m. in the Land Use Room, Town Hall.
Respectfully submitted,
Patte Doran
Posted: November 27, 2006 November 13, 2006
Present: Liddy Adams, Wayne Hileman, Jean Suddaby, Sue Werkhoven
Guests: None
Visitors: None
Call to Order: Chairman Wayne Hileman called the meeting to order at 5:00 p.m.
Item Added to Agenda:
Earlier in the afternoon Wayne Hileman received an official request from the Board of Selectmen regarding the Potter Farm Proposal; it was added to the end of the meeting by unanimous consent.
Minutes of October 16, 2006 Meeting:
Wayne Hileman made a motion to accept the October minutes as amended. (In paragraph 2, line 3, under Public Discussion, the word faulty was changed to faculty.) Jean Suddaby seconded the motion, which was carried unanimously.
Senior Housing Survey
Wayne Hileman reported that he has received very positive feedback on the senior housing survey from people he has met on his errands around town. He was also interviewed by a couple of local newspapers which gave him the opportunity to remind Washington residents about sending in their survey forms.
Jean Suddaby will do an initial sort of the surveys by age group. Then all the Housing Commission members will tabulate the results. Based on these results, a summary of key findings as well as implications for long range planning can be put into a final report.
Update on Ellsworth Deed Restrictions
The Washington Congregational Church Council has agreed to deed restrict four of the seven Ellsworth apartments. However, according to town records, one deed covers the whole building. The town attorney is working on wording that allows the deed to reflect each unit separately as well as to enable flexibility in making yearly changes about which units would be designated as restricted. Since the Church already has a property management firm, there should not be a problem for that firm to act as the affordability administrator for these units.
As for the Starberry Farm caretaker's cottage, the Washington Housing Trust has agreed to be the affordability administrator.
Once added to the town's affordable housing inventory, the above units would increase Washington's housing unit equivalent point total from 47 1/2 to 54 1/2 .
Preliminary 2007 Meeting Dates
Wayne Hileman distributed a draft of proposed meeting dates for 2007, which was approved by the members. This calendar will be given to the Town Clerk and be posted on Washington's web site.
Potter Farm Proposition
Members further familiarized themselves with this proposition, which is to be presented at a Town Meeting in January, 2007. Wayne Hileman gave members a copy of a letter dated November 13, 2006, from 1st Selectman Richard Sears to the Housing Commission. The letter states that the Board of Selectmen unanimously passed a motion to present the Potter Farm Proposition to the citizens of Washington for their consideration at a town meeting in January of 2007. It further stated that "The Board of Selectmen recommends to the Housing Commission the expenditure of $125,000 of the Town's Housing Fund in support of the Potter Farm Proposition".
The commissioners discussed the various aspects of the proposal at some length. Liddy Adams moved to recommend the expenditure of $125,000 from the Affordable Housing Fund for support of the affordable housing component of the Potter Farm Proposition. Sue Werkhoven seconded the motion, which was carried unanimously.
Adjournment
Wayne Hileman moved to adjourn the meeting. Sue Werkhoven seconded the motion, which was carried unanimously.
The meeting adjourned at 6:20 p.m.
The next scheduled meeting is Monday, December 11, at 5:00 p.m. in the Land Use Room, Town Hall.
Respectfully submitted,
Patte Doran
Posted: November 3, 2006 October 16, 2006
Present: Don Brigham, Wayne Hileman, Jean Suddaby, Sue Werkhoven
Guests: None
Visitors: Valerie Andersen
Call to Order: Chairman Wayne Hileman called the meeting to order at 5:00 p.m.
Minutes of September 11, 2006 Meeting:
Wayne Hileman made a motion to accept the September minutes as amended. Jean Suddaby seconded the motion, which was carried unanimously.
Public Discussion:
Valerie Andersen said that this commission, along with the Open Space Committee, would likely see increased activity in the years ahead. Therefore, she suggested that the Housing Commission prioritize its goals so that it would be easier to determine the best recommendations for the use of housing fund monies. She would like the Housing Commission to identify the best methods of creating housing as an overarching goal, but also be able to react to situations as they arise. She also felt that the Commission should try as much as possible to make recommendations that would keep control of projects in the town's hands.
Wayne Hileman described the state's definition of affordable housing which precludes some approaches the commission might have tried. For example, the idea of designating some faulty housing as affordable was dropped as it didn't meet the state's criteria. He said this commission's first task was to analyze all the town's housing needs while also encouraging availability of affordable housing. If this assessment happened to produce goals similar to state goals, fine, but the main emphasis would be on what was best for Washington.
Senior Housing Survey:
Wayne Hileman handed out a downloadable version of the survey. The definition of the word "moderate" used in the survey was discussed. "Moderate" was defined as an income of $62000. Don Brigham felt the Commission should encourage a recommendation that builders provide houses for those at that income level. Jean Suddaby displayed sample survey drop boxes. Don Brigham moved to approve the survey's final version. Jean Suddaby seconded the motion, which was approved unanimously.
Wayne Hileman moved to make a recommendation to the Board of Selectmen that an expenditure not to exceed $1000 be taken from the Housing Fund for the purpose of printing and postal patron mailing of the 2006 Senior Housing Survey for the Town of Washington. Jean Suddaby seconded the motion which was carried unanimously.
Update on Designation of Existing Housing:
The Washington Congregational Church Council is prepared to place deed restrictions on four units in the Ellsworth Apartments. Wayne Hileman will provide the Council with a sample of deed restriction language. The Church Council's Finance Committee will affirm that their property management firm will handle these deed restricted units.
Starberry Farm has a caretaker's cottage that they would be willing to deed restrict for three years. The Washington Housing Trust's management firm will administrate this unit. The Housing Commission Fund will be used to reimburse the Housing Trust for this administration, which is a nominal fee.
"Affordable" vs. "Moderate" Housing:
The article "Litchfield Group Has Plan for Housing", from the October 6, 20006, Litchfield County Times, was discussed. Don Brigham will contact Joyce Briggs, the President of the Litchfield Housing Trust, to discuss what it is doing. Also, the Housing Commission will schedule a joint meeting with the Washington Housing Trust to exchange ideas.
The Housing Commission felt that it could encourage and promote housing for mid-level income if input from the town's citizens showed an interest in this.
Executive Session:
Wayne Hileman made a motion to go into executive session to discuss a potential municipal property transaction. Jean Suddaby seconded the motion, which was carried unanimously.
Wayne Hileman made a motion to come out of executive session. Jean Suddaby seconded the motion, which was carried unanimously.
Adjournment:
Wayne Hileman moved to adjourn the meeting. Sue Werkhoven seconded the motion, which was carried unanimously.
The meeting adjourned at 6:45 p.m.
The next scheduled meeting is Monday, November 13, at 5:00 p.m. in the Land Use Room, Town Hall.
Respectfully submitted,
Patte Doran
September 11, 2006
Present: Liddy Adams, Don Brigham, Wayne Hileman, Jean Suddaby, Sue Werkhoven
Guests: None
Visitors: First Selectman Dick Sears
Call to Order: Chairman Wayne Hileman called the meeting to order at 5:00 p.m.
Minutes of July 24, 2006 Meeting:
Sue Werkhoven made a motion to accept the July 24 minutes. Jean Suddaby seconded the motion, which was carried unanimously.
Inclusion of Items Not on Agenda:
Don Brigham said he originally thought that the Depot Study could best be implemented on an incremental basis over a long time frame. But now he feels that implementation would be better done in three stages: short term projects; longer term projects; and projects best left for the distant future.
What prompted the change in his thinking was when he took the walking tour before one of the recent "conversations" the Planning Commission held for residents. He saw how a pedestrian way, parking, and the river front loop were interrelated. He would like to see decisions about these made first, in the short-term project phase. Sue Werkhoven agreed it would be good to have a clear idea what these projects would look like. Don Brigham felt that specific details were important, including cost estimates. Jean Suddaby said she felt she may have missed an opportunity during the walking tour and afterwards at the public discussion to elicit comments about senior housing. Wayne Hileman said that perhaps the Housing Commission needs to share recommendations about affordable housing with the Planning Commission at their next meeting. Don Brigham felt that doing this would help define and clarify the various ways the Housing Commission could be helpful to the Planning Commission. Don Brigham and Wayne Hileman decided to attend the next Planning Commission meeting.
Housing Fund Ordinance:
The Housing Commission members discussed and edited Section III of the proposed ordinance, which allows for recommending expenditures for "----the costs associated with the investigation, appraisal, acquisition, options, administration, fees and maintenance costs relating to parcels of land, both improved and unimproved, or development rights, easements, deed restrictions, interests or rights therein, the use of which shall be limited to retention or designation of the parcel for its long-term use in providing affordable housing as defined by state stature". (Section 111.B.1.) The members expressed concern over the clarity of the expenditure process, specifically the "path" that a proposed expenditure would follow towards approval. Don Brigham felt that any ambiguity in this process could lead to misinterpretation. Jean Suddaby thought a more concise rewording of the existing points would improve this section. Wayne Hileman offered to re-edit Section III with these goals in mind and forward the revisions to the members as soon as possible.
"Free Cut for Affordable Housing Ordinance (PA CT06-97):
The state of Connecticut has passed this statute to support towns in providing affordable housing. (See August 21 Housing minutes.)
The Housing Commission is still unclear about the implications of this state statute for the Town of Washington and feels further study is needed by various commissions and boards.
Depot Study:
Additional revisions were made to the Senior Housing Survey. Liddy Adams said it was not the time yet to be thinking about ways to provide for senior housing. Fist the data must be gathered to determine what residents feel is needed. Wayne Hileman suggested having a few survey drop boxes available at such places as the drug store and the senior center in addition to the mailing. Wayne Hileman will compile the discussed revisions and forward them to the members for their comment.
Adjournment:
Wayne Hileman moved to adjourn the meeting and Jean Suddaby seconded the motion, which was carried unanimously.
The meeting adjourned at 6:40 p.m.
The next scheduled meeting is Monday, October 16, at 5:00 p.m. in the Land Use Room, Town Hall.
Respectfully submitted,
Patte Doran
August 21, 2006
Present: Don Brigham, Wayne Hileman, Jean Suddaby, Sue Werkhoven
Guests: None
Visitors: None
Call to Order: Chairman Wayne Hileman called the meeting to order at 5:00 p.m.
Minutes of July 24, 2006 Meeting: The July 24 minutes were unanimously accepted as amended.
Inclusion of Items Not On Agenda: There were no items.
Housing Fund Ordinance: At the request of the 1st
Selectman, members looked over the Open Space Committee's Fund Ordinance and decided to stay with the one they had already written. This draft has been sent to Selectman Sears who has forwarded it to the town attorney for feedback.
"First Cut/Free Cut" Ordinance (CT PA06-97): This new statute allows a town to exempt a property owner from "first cut" fees "---provided the lot created is for affordable housing to be developed by the municipality or a nonprofit organization.----any further subdivision of such lot(1) shall not be exempt from the subdivision regulation---."
Wayne Hileman made a motion, seconded by Don Brigham, to recommend to the Planning and Zoning Commission that they consider adoption of this ordinance (CT PA06-97) by the town. The motion was accepted unanimously. Wayne Hileman will contact the Planning and Zoning Commission's Chairman to discuss this matter.
Senior Housing Survey: Jean Suddaby distributed draft copies of the Senior Housing Survey. Wayne Hileman complimented Jean on the efficient layout. The members went over the survey's wording and made various changes. The survey will be looked at by Liddy Adams and others for further editing suggestions.
Executive Session: Wayne Hileman made a motion to go into executive session to consider a potential municipal property transaction. Sue Werkhoven seconded the motion, which was carried unanimously.
Wayne Hileman moved to come out of the executive session. Jean Suddaby seconded the motion, which was carried unanimously.
Adjournment: Wayne Hileman moved to adjourn the meeting and Sue Werkhoven seconded the motion, which was carried unanimously.
The meeting adjourned at 6:20 p.m.
The next scheduled meeting is Monday, September 11, at 5:00 p.m. in the Land Use Room, Town Hall.
Respectfully submitted,
Patte Doran
July 24, 2006
Present: Don Brigham, Wayne Hileman, Jean Suddaby
Visitors: None
Guests: NoneCall to Order: Chairman Wayne Hileman called the meeting to order at 5:00 p.m.
Minutes of June 12, 2006. The June 12 minutes were accepted unanimously.
Date of next scheduled meeting.
Wayne Hileman will be away on the next scheduled meeting date of August 14. The members agreed to meet instead on Monday, August 21.
Communications.
Regarding the Ellsworth Apartments, Wayne Hileman reported that the Washington Congregational Church's members voted to certify as affordable 4 of the 7 units. The necessary paperwork is being worked on.
Wayne also informed the commission members that a local resident is still interested in having his caretaker's cottage deed restricted, thus adding to the town's affordable housing points.
Wayne suggested that the Housing Commission could write a brief overview for the next Washington Times newsletter, explaining the Commission's purpose and duties. Also, a mention of the forthcoming Senior Housing Survey would help people be on the lookout for it.
Housing Fund.
The members discussed a revised draft of a Proposed Ordinance to establish a fund for facilitating the development of affordable housing. Such an ordinance would also allow the Housing Commission to petition the Boards of Selectmen and Finance to use monies under $5000 for administrative expenses. Anything over $5000 must to through the Boards of Selectmen and Finance as well as a special or annual town meeting. Jean Suddaby made a motion to forward the draft to the Board of Selectmen. Wayne seconded the motion, which was accepted unanimously.
Depot Study.
Senior housing has been referenced as part of the Depot Study, so it is included in the Housing Commission's analysis of senior citizens' housing needs. Members worked on the wording of the Senior Housing Survey, including definitions for various types of housing, such as congregant living. Chestnut Grove in New Milford was referenced as an example of how a congregant living arrangement can be done on a small, non intrusive scale. The layout of the survey was scrutinized to try to ensure filling it out would be easy to do. Members again clarified their role as recommenders not implementers of housing projects.
"First Cut" Ordinance (CT PA 06-97).
The members looked over this law and felt more explanation was needed before they commented on it. This topic was tabled until the next meeting.
Executive Session.
Wayne Hileman made a motion to go into executive session to consider a potential municipal property transaction. Jean Suddaby seconded the motion which was carried unanimously.
Don Brigham moved to come out of executive session. Jean Suddaby seconded the motion, which was carried unanimously.
Adjournment.
Jean Suddaby moved to adjourn and Wayne Hileman seconded the motion, which was carried unanimously.
The meeting adjourned at 6:50 p.m.
The next scheduled meeting is Monday, August 21, at 5:00 p.m. in the Land Use Room, Town Hall.
Respectfully submitted,
Patte Doran
June 12, 2006
Present: Liddy Adams, Don Brigham, Wayne Hileman, Jean Suddaby, Sue Werkhoven
Visitors: Dick Sears, First Selectman
Guests: None
Call to Order: Chairman Wayne Hileman called the meeting to order at 5:03 p.m.
The members thanked Sue Werkhoven for filling in as secretary for the May meeting.
The minutes of May 8 were accepted unanimously.
Inclusion of Items not on Agenda. Because Wayne Hileman will not be here on July 10, the members decided to move the meeting date to July 24.
Depot Study. Wayne Hileman reiterated the Housing Commission's current focus on the issue of senior citizen housing in general and its relationship to the Depot Study in particular. Jean Suddaby reported on the survey she is developing with Dick Sears. Having looked at surveys done in other towns, she and Dick also reviewed the section of the 2002 questionnaire dealing with senior housing. (See 2002 Final Report of the Housing Study Committee to the Board of Selectman.) Jean Suddaby also referenced the Summary of Recommendations on page 3 of this report. Don Brigham emphasized the report's finding that the community strongly supported the availability of moderately priced housing for people with roots in the community. For people in general, there was less support for such housing. Liddy Adams pointed out that there is a timing issue which makes assessment of senior citizen housing needs more difficult. Some seniors aren't ready to take advantage of units that become available while, at other times, there are those who need units when there are none available. Jean Suddaby distributed the survey draft to members to elicit their responses regarding additions and modifications. Wayne Hileman then asked members to take the draft home and fill it out, making notes of reactions and corrections. Suggestions can also be emailed to Dick Sears, who can easily integrate these into the online draft. Liddy Adams felt that the Housing Commission should let the Planning Commission know about the survey and its progress. Any data collected would be welcomed by the Planning Commission.
A discussion arose about the concept of high density housing. Currently, Zoning finds a lack of public support for such housing.
Don Brigham recommended that survey questions be worded in a way that made it clear the town wasn't in the building business. An example would be: Do you think it is important for the town to encourage the building of smaller units?
The Housing Fund. Wayne Hileman discussed possible ways to word an ordinance pertaining to the fund. To help with this, Dick Sears handed out Goshen's ordinance for its Land Acquisition Fund. Washington has set aside $125000 in its budget for housing matters, but an ordinance is necessary for proper oversight of expenditures. Wayne Hileman will rework a draft of the proposed ordinance based on members' comments.
Current Affordable Housing. Wayne Hileman gave an update on whether the Washington Congregational Church would be deed restricting all, some, or none of the Ellsworth apartments. The congregation will be voting on this matter in the near future.
The Housing Commission will continue to explore whether other existing housing might qualify as affordable.
Dick Sears distributed a handout entitled "Affordable Worker Housing: A Key to Business Expansion in Connecticut". This article states that "Survey respondents in all income groups agreed that housing affordability was a significant problem in Connecticut."
The meeting adjourned at 6:30 pm.
The next scheduled meeting is July 24, 2006, at 5 p.m. in the Land Use Room, Town Hall.
Respectfully submitted,
Patte Doran
May 8, 2006
[Minutes received July 1, 2006]The meeting was called to order at 5:12 p.m. by Chairman Wayne Hileman. Commissioners Jean Suddaby, Don Brigham and Sue Werkhoven, as well as First Selectman Dick Sears were in attendance. The minutes of the April meeting were approved as written.
Wayne reported that our letter to the First Congregational Church (regarding the Ellsworth and Woodruff rentals) was referred to the Finance Committee (of the church). They will make a recommendation to the Church Council who will then refer it to the Annual Meeting (of the congregation) on June 22. We hope to have a response by our July meeting.
The deadline to apply for an Economic and Community Development grant is already past for this year. Wayne suggested that we might want to have a proposal "ready to go" when the next opportunity to apply arises. Dick Sears suggested a joint meeting, possibly in the fall, with the Washington Housing Trust and members of the public. One goal would be to learn about other sources of money.
Wayne received an e-mail from Mike Santoro of the DECD regarding "intent" of housing use. For example, in the case of private schools which provide housing for teachers, the market value of their properties may or may not be a factor in determining the Town's overall affordable housing points.
Wayne handed out copies of an article about a developer in nearby Sharon. Essentially, that developer is now in a position of "bullying" the town, in part because the various commissions in Sharon did not work with him at the early stages of his plan. Dick Sears pointed out that the developers of the Myfield project in Washington have been very willing to work within our various commission guidelines. The lesson from the above mentioned examples is that we need to beware of less concerned (less cooperative) developers.
Wayne presented his drafts of letters to the other five churches in town, each of which owns at least one potential affordable housing unit. Dick advised us that earlier contacts with these churches confirmed that some of the properties (mostly houses for the clergy) would not qualify as affordable because of the income levels of the current occupants. Discussion followed about the necessity of working toward the required 75 points; we are currently at 47.5 points. The previously used percentages no longer matter. The DECD sent out statistics which are organized by type, not by points. Before sending the letters to the five churches, Wayne will revise them to indicate points rather than percentages.
Jean asked if this (attempt to accumulate 75 points) is a "moral issue." We need to be prepared to answer questions (about affordable housing) from people in the community. We agreed that we are currently on "step one," which is figuring out what (affordable housing) we have. Later, we can look for other options including limited equity homes. Wayne urged us to contact the heads of the private schools next. A positive response from them could contribute to our goal of 75 points and ultimately improve Town/Gown relations. Jean cautioned that there may be people in Washington who "don't care about a moratorium."
Regarding the Depot Study, we are interested in Senior Housing. Dick and Pam Collins, Municipal Agent for the Elderly, have prepared a questionnaire to assess the wants and needs of our senior citizens. Although the last survey was done before River Woods was built, it may be helpful to look back at that survey. It was suggested that the new survey be "more professional" so that the feedback will be more useful. Dick said that we should "establish a need" before trying to promote additional senior housing or assisted living. Data from the new survey should indicate what kind of senior housing would be desirable. Don suggested that we approach the Planning Commission so that they become the eventual implementers of future senior housing in the Depot.
There was a brief discussion about the necessity of funds for the administration of affordable housing. For example, Bob and Sally Futh have offered to deed-restrict a caretaker's cottage on their property so that it can be counted toward our 75 points. However, they should not have to incur further costs. Don suggested that we direct our current funds toward administrative costs and not toward acquisition of further properties. Wayne will look at the ordinance to establish the housing fund with an eye toward covering the administrative costs.
The meeting was adjourned (per motion by Jean) at 6:37 p.m.
Respectfully submitted,
Sue Werkhoven
(not the secretary)
April 10, 2006
Present: Liddy Adams, Don Brigham, Wayne Hileman, Jean Suddaby, Sue Werkhoven
Visitors: Valerie Andersen; Sydney Schwartz, Republican American reporter; Dick Sears, First Selectman
Guests: Chris Charles
Call to Order: Chairman Wayne Hileman called the meeting to order at 5 p.m.
Minutes of March 6, 2006, Meeting: Minutes were amended as follows: Paragraph four, Sentence three should read: "the former has 7 units and the latter has 6 units". The minutes were approved unanimously as amended.
The Housing Commission invited Chris Charles to speak about the status of the Myfield Project. The present configuration is for 13 two-bedroom, two story homes, each approximately 1900 square feet, with two car garages. The houses are modular so that the buyer can adjust the floor plan within the base unit. Also, each house would have a side yard.
Liddy Adams asked if there would be deed restrictions on common areas. Chris Charles said there would be the typical condominium association arrangements. He went on to explain that four houses would qualify as affordable, with two available at 80 percent of the median income and two at 60 percent of the median income.
Don Brigham asked about the comparability concept and whether the project has met the statutes. Chris Charles felt the answer to be in the affirmative. Also, he felt one of this configuration's merits is that it allows for stricter oversight of the open space.
Valerie Andersen asked how these affordable units would contribute to the tally. Chris Charles described how different points are assigned depending on whether potential buyers qualify at 80 or 60 percent of the median income. Given this proviso, these units could generate approximately 8 1/4 points.
Valerie Andersen asked where Washington was at regarding points. Wayne Hileman said the town was at 48.5 points not including Ellsworth. He said the goal was to get to 75 points and reminded members that a moratorium only protected the town from developments that are over 40 units. Chris Charles felt it was important for the town to stay in a position where it has a say in how developments are constructed.
Wayne Hileman asked how the affordable units would handle the common charges, especially as maintenance costs rose. Dick Sears said other similar groups have worked such matters out. For example, the affordable units could have the leeway to do their own snow plowing and so forth.
The Washington Housing Trust has been approached to act as the Affordability Administrator for the Myfield Project so there would be an entity experienced with such matters as protecting applicants' privacy. Valerie Andersen inquired about making the affordable units as rentals, which might make it easier to oversee equity issues. However, both the Washington Housing Trust and the Zoning Commission have a preference for stand-alone houses. Dick Sears said the DECD insures that homes designated as affordable meet the appropriate criteria. Also, information is available from similar projects already built in other towns. Jean Suddaby asked what the affordable units would sell for. Chris Charles felt it would depend on where interest rates go but currently it looks like approximately $160000 for two units and $120000 for two units.
Valerie Andersen said she felt reassured with the expertise around the table and the intelligent approach being taken regarding housing issues.
The meeting then moved on to Agenda Item Five: Review of the letter to 1st Congregational Church regarding Ellsworth and Woodruff. Wayne Hileman handed out a draft of the letter. Revisions were made and accepted unanimously. This letter could be used as a template for making future contacts with appropriate parties.
The members discussed how units that were part of compensation package, such as a church sexton's apartment, might be considered as affordable housing. Or, for example, if there were six faculty apartments, three could be designated as affordable, giving the flexibility to change the status of specific units yearly. Wayne Hileman informed members that a Washington homeowner has expressed an interest in deed restricting his caretaker cottage so it could count as affordable. But owners can feel awkward about inquiring into a potential tenant's finances. Liddy Adams felt that the Washington Housing Trust might be interested in acting as Management Agent in these situations. Also, the idea of possible incentives to support such intentions was explored. The members expressed a need to meet periodically with the Washington Housing Trust so as to more fully support its efforts.
A memo to the Board of Selectman regarding a request for $50000 for the 2006/2007 budget was distributed. This sum would go into the capital part of the budget but would be designated for housing-related matters. Liddy Adams said the Board of Finance would want to see a plan with specifics for the use of this money.
Considering Agenda Item Seven, the Depot Study, Don Brigham felt that the implementation of senior housing was a lynch pin in its design. He delineated three categories for approaching the Depot Study: To do; Maybe to do: and What not to do. He'd eliminate the ideas of parallel parking on Route 109 and moving River Road. Items on his 'to do' list would include enhancing recreational facilities and rebuilding the bridge to the Senior Center.
Jean Suddaby reported that she has been given a draft of a questionnaire being developed by Dick Sears and Pam Collins for the purpose of gathering information about the needs of Washington's elderly. Jean Suddaby also described her visits to various types of elderly housing, including congregant, assisted living, and life care facilities. She explained the array of costs and services connected with these different kinds of facilities.
Jean Suddaby moved to adjourn the meeting, seconded by Liddy Adams. Adjournment was a t 6:50 p.m.
The next scheduled meeting is May 8, 2006, at 5 p.m. in the Land Use Room, Town Hall.
Respectfully submitted,
Patte Doran
March 3, 2006
Present: Liddy Adams, Don Brigham, Wayne Hileman, Jean Suddaby, Sue Werkhoven
Visitors: Dick Sears, First Selectman; Rebecca Ransom, Litchfield County Times reporter
Chairman Wayne Hileman called the meeting to order at 5 pm.
The February 13 minutes were accepted unanimously.
Selectman Dick Sears informed the Housing Commission that, if it approved of continuing an allocation for the housing fund in the town budget, it needed to make a formal request to the Board of Selectmen. Last year, the amount of $50000 a year over 5 years was acceptable to the Board of Finance and the Selectmen. Wayne Hileman moved to make a written request to put the amount of $50000 in the housing acquisition fund for the 2006/2007 budget year. Don Brigham seconded the motion, which was approved unanimously.
Wayne Hileman reviewed the point system used by the state for its calculation of affordable housing. Housing units where residents make 80 percent of the median area's income are allotted one and one-half point, while units with residents making 60 percent of the median area's income receive two and one-half points.
Discussion ensued regarding the various ways the point system might be applied to the Myfield Project, depending on how it was configured. Wayne Hileman felt the Housing Commission has a responsibility to keep the point count up to date. He suggested that, since there is now an official Housing Commission, it should request information via written responses from relevant parties in order to insure a thorough count. Every town must justify their affordable housing count yearly. Currently, 1.7 percent of Washington's housing stock is counted as affordable. Two percent is needed to qualify for a four-year moratorium on large scale developments which are defined as being over 40 units.
One avenue that might be explored for increasing the town's count could be through deed restrictions. For example, the Washington Congregational Church's Council could be approached with a proposal for deed restricting some of the apartments in Ellsworth and Woodruff House, which the Church owns. Currently the former has six units and the latter has seven. Dick Sears added that the flexibility achieved by restricting some as opposed to all units would allow for making adjustments when there were changes in tenant status. He said the Selectmen's Office has letters written in the past to the Congregational Church regarding Ellsworth that the Commission could use as prototypes when developing their own generic letter for contacting relevant parties. The members discussed the various agencies and methods used to determine tenant qualification and insure that tenant information are handled discretely. For example, the Congregational Church has a Management Agent for this process.
Dick Sears described the efforts being made by representatives from the small towns to convince the State to rework the formula it uses to assign points to meet the Affordable Housing Appeals Act. He felt it would be helpful to this effort if the Housing Commission write a letter to the appropriate state officials in support of this change, thus showing the concern that exists at the grassroots' level.
Wayne Hileman went on to the next agenda item: Parcel Program/ Limited Equity Housing. This approach allows for a young family of moderate means to participate in home ownership. The house under the auspices of a governing body such a housing trust remains moderately priced in perpetuity. The consensus in town seems to be most supportive of this type of affordable housing. However, these houses receive only one point per house. Also, Wayne Hileman has heard some concern expressed about such houses looking "affordable" but he does not believe that, done properly, they would stand out as such.
Liddy Adams said that the limited equity approach offered the Housing Commission a great opportunity to work with and support the Housing Trust, since this approach is one of its highest priorities. She noted that the Housing Trust meets the last Tuesday of every month at 5 pm at 16 Church Street in New Preston. Dick Sears mentioned that the town had recently received two Federal grants. Such grants are available and, through public hearings, decisions could be made on how to use them to attain some limited equity housing. Liddy Adams said she would talk to the Housing Trust about these various ideas. She added that the Housing Trust has been asked to have management oversight for the Myfield Project's 3 affordable units.
Wayne Hileman proceeded to the next agenda item: Depot Study. Don Brigham gave a copy of the Depot Study he had made for the Commission to use. Senior housing was referenced in this study. Wayne Hileman asked Jean Suddaby what she had found out so far about waiting lists for senior and affordable housing. Jean reported that she had gone to see Lisa Martineau of Elderly Housing Management. There are 14 units at Doge Farm with a waiting list of 16. Two people on this list qualify as having local preference which puts them first. "Local" is defined as someone who has lived in town a certain number of years or who has a family here. Riverwoods has 12 units with a waiting list of 13, one with local preference. Church Street has 11 units with 19 on a waiting list. Four of these have local preference. She added that requests for one bedroom units are high. Jean noted that Pam Collins, who is in charge of the Senior Center, noted in her 2004 annual report that there were 22 inquiries for housing, with 13 inquiries in 2005 and 6 so far this year. All these figures represent only a current snapshot since situations are constantly changing.
Jean Suddaby wants to look an array of senior housing options. She has collected some examples of applications used in various towns for types of affordable housing. She suggested the Commission consider developing a survey of the town's seniors about their housing concerns. This survey could help answer questions such as whether seniors want to downsize to smaller houses or to some kind of congregate housing. For the next meeting, Jean will do more research on types of senior housing to determine which ones might be included in this survey.
Wayne Hileman reminded members that the information they collected was welcomed by the Planning Commission, especially when it had implications for the Depot Study. Don Brigham said that ultimately, it would be at future community forums and town meetings that items in the Depot Study would be prioritized and/or removed.
Jean Suddaby made a motion to adjourn the meeting and Wayne Hileman seconded it. The meeting was adjourned at 6:45 pm.
The next scheduled meeting is April 10, 2006, at 5 pm in the Land Use Room, Town Hall.
Respectfully submitted,
Patte Doran
February 13, 2006
Present: Liddy Adams, Don Brigham, Wayne Hileman, Jean Suddaby, Sue Werkhoven
Guests: Addie Roberts & Paul Frank, Planning Commission
Visitors: Dick Sears, First Selectman
Don Brigham called the meeting to order at 5:00 pm.
Wayne Hileman made a motion to accept the January 9, 2006, minutes. Liddy Adams seconded the motion. The minutes were accepted unanimously.
Dick Sears informed the members that Don Brigham was resigning as Chairperson due to too many other commitments. Therefore, the members needed to elect a replacement.
Liddy Adams nominated Wayne Hileman and Sue Werkhoven seconded the nomination. Wayne Hileman was elected unanimously as Chairperson.
Don Brigham felt that high on the list of this commission's priorities should be a calculation of the points Washington needs in order to reach a moratorium. He also felt that another high priority item would be a discussion on how to get to the long term goal of 10 percent. He felt that affordable housing is going to be a factor in land use and other commissions' decisions. He speculated that perhaps 18 to 20 percent might be sufficient for permanently preserved open space.
Wayne Hileman told the members that he had read the entire state report describing the affordable housing point system. He found it rather convoluted and that it seemed skewed toward urban areas. He cited the example of how rentals get a point and a half whereas an owner house received one point. Senior housing is given only one-half point. It seems that not all affordable housing is treated equally. The report could be looked at as an example of one size fits all legislation.
Dick Sears said that, at his meetings with other officials from the Northwest towns, there were many concerns expressed on how this is affecting small towns.
Don Brigham felt that being short of the 10 percent goal could mean developers might be able to take advantage of the situation.
Wayne Hileman suggested they double check to see what has been counted so far.
Dick Sears circulated a handout "Housing In Washington:2005" whose headings were: What Is Affordable; What Washington Offers Now; Connecticut's Affordable Housing Appeals Act; and Moratorium from the 1989 Act.
Discussion continued in response to sections of the handout including what role, if any, accessory and detached apartments could have in relation to affordable housing, as well as apartments connected to the town's private schools.
Wayne Hileman asked the guest speakers, Addie Roberts and Paul Frank, to give members an overview of the Depot Study. Addie Roberts circulated a copy of the Depot Study found on Washington's web site. She explained that one of the Depot Study's premises is that it is easier to preserve open space when a certain amount of housing density is geared toward village centers versus having subdivisions dividing up most of the land.
Paul Frank reviewed the history leading up to the Depot Study, which included a community survey and public forums. Now the process will continue with getting input from the various commissions.
Addie Roberts stated that the Planning Commission's job is to look into the years ahead and have ideas ready in response to whatever pressures become profound. But all proposals are incremental and subject to change. Those who prefer Roxbury as a model overlook the fact that Washington has always had small businesses and these are an integral part of the Depot. The Housing Commission could be a repository for data as well as for ongoing community input through surveys and public forums. This information would be helpful when the town has to respond to future changes and development pressures.
Jean Suddaby said that senior housing seemed to be a high priority need. Wayne Hileman asked her to gather some data on this issue, such as the number of people on a waiting list for River Woods. Also, she could research different kinds of senior housing which are available in other small towns.
Liddy Adams told the members that information on waiting lists could be obtained from the Community Housing Management Office in New Preston. Another source of information on what seniors are saying about housing needs would be Pam Collins, who runs the Senior Center. Liddy cautioned that waiting lists for Ellsworth might not reflect the degree of senior interest because Ellsworth's units all have stairs and this is not a feature many seniors want.
Further discussion occurred regarding various news articles about towns where developers are exerting a lot of pressure by using the Affordable Housing Appeals Act to over ride zoning laws. The protection of a moratorium may not hold for smaller housing projects.
Dick Sears mentioned that a good source for information on affordable housing is Mr. Santoro at the DCED. He also circulated a copy of Mark Picton's article responding to Kelly Bolling's previous article.
The following changes were made to the meeting dates: October 9 to October 16 and March 13 to March 6. These changes have been given to the Town Clerk.
Sue Werkhoven made a motion to adjourn and Jean Suddaby seconded it.
The meeting adjourned at 6:55 pm.
The next scheduled meeting is March 6, 2006, at 5 pm in the Land Use Room, Town Hall.
Respectfully submitted,
Patte Doran
January 9, 2006
Present: Liddy Adams, Don Brigham, Wayne Hileman, Jean Suddaby, Sue Werkhoven, Dick SearsSelectman Sears called the meeting to order at 5:00pm.
Selectman Sears circulated the agenda for this Commission's first meeting which included the following:
1- Call to Order
2- Ordinance to Establish a Housing Commission
3- Organization of Commission
4- Schedule of Meetings
Selectman Sears circulated a handout of the "Ordinance to Establish a Housing Commission" (attached) and went over its provisions. These include: Purpose; Duties; Membership Terms; and Organization.
Among the duties discussed were Part A: To study and analyze the housing needs of the Town and Part B: To recommend to the Board of Selectman and the Planning and Zoning Commissions housing policies and practices calculated to encourage the development and continued availability of affordable housing for the people of Washington. One commission member brought up the word "affordable" as a descriptor and the members briefly discussed using the word "moderate" instead. Dick Sears said this question needed to be part of an ongoing discussion which should include public input.
The members went on to discuss Part C under Duties, regarding the establishment of housing priorities and recommendations. It was felt that working toward a two percent moratorium would be a reasonable first goal.
The members were made aware that there is currently a Town budget line item for housing, but as of yet, no official "Housing Fund" has been created. Mr. Sears circulated a draft for a proposed ordinance to establish an affordable housing fund.
Members discussed ways to get feedback from the community about housing issues.
Mr. Sears circulated a memo (attached) from Dan McGuinness to the First Selectmen in surrounding towns on the issue of affordable housing. In it, Mr. McGuinness states that the definition of affordable housing most widely used is that given by the State. "---a house is considered "affordable" if a household earning 80% of the area's median income and spending no more than 30% of their income on housing costs can purchase the house." He goes on to say that in order to estimate the annual household income needed to purchase a single family house in the Region, a useful exercise is to do this by making the following assumptions: 1)the sales price is $250000 2)a household can get a conventional 30 year mortgage at 6% interest 3)the household has $50000 available for a down payment and closing costs 4)the household will spend no more than 30% of their gross annual income on housing costs. "------According to US government estimates, the median family income in Litchfield County is about $70200.----- In other words, families who have annual incomes approaching six figures are being shut out of the Region's housing market." Mr. McGuiness suggests that the term "workforce housing" rather than "affordable housing" more accurately describes the type of housing that is needed in the Region. He recommends supplementing local volunteer efforts with a part-time employee hired by The Northwestern Connecticut Council of Governments to work with local housing groups.
The members discussed this information as well as other matters such as ways the Housing Commission could work with the Housing Trust to add value to producing productive outcomes on the housing issue. They also discussed how this Commission, like the other Commissions, were able to give specifics to the Planning Commission, which has the ultimate oversight and overview of where Washington should be heading. The discussion continued regarding the various ways in which the Housing Commission could serve the town.
Nominations were then entertained for Chairperson. Jean Suddaby nominated Don Brigham with Sue Werkhoven seconding the motion. The motion was carried unanimously.
Nominations were entertained for Vice Chairperson.
Sue Werkhoven nominated Liddy Adams and was seconded by Jean Suddaby. The motion was carried unanimously.
Don Brigham circulated a handout (attached) listing ten items that the Housing Commission needs to know more about in order to come up with answers and recommendations. Working on these items would also help clarify this commission's roles. These items included: Calculation of the 75 points to qualify for a moratorium; information from Mr. Santora of the DCED; and review of the Affordable Housing Appeals Act of the State Legislature.
The meeting was adjourned at 6:45.
Next scheduled meeting of the Housing Commission is February 13, at 5:00pm.
Respectfully submitted,
Patte Doran, Secretary