Nashua Housing and Redevelopment Authority

MINUTES OF THE REGULAR MEETING OF THE COMMISSIONERS OF THE NASHUA HOUSING AUTHORITY HELD SEPTEMBER 21, 2012 The Commissioners of the Nashua Housing Authority (NHA) held its regular meeting at the office of the Nashua Housing Authority, 40 East Pearl Street, First Floor, Nashua, New Hampshire, at 8:35 a.m. on Friday, August 17, 2012. The Chairperson called the meeting to order, and the Recording Secretary called the roll at approximately 8:40 a.m. with the following responses: Present Absent Eric Wilson Thomas Monahan James Tollner Paul Deschenes Selma Pastor The following persons were also present: Lynn Censabella, Executive Director; Scott Costa, Assistant Executive Director; Sarah Brisk, Public Housing Program Manager, Jim Floras, Property Manager; Joy Scotina, Property Manager; Jude Forrester, Finance Manager; Bob Keating and Tom Woodward, Granite State Organizing Project; and Maryalice Gill, Nashua Telegraph. MINUTES: The Chairperson entertained a motion to waive the reading of the Authority’s August 17, 2012 regular meeting minutes, to accept them and place them on file. Mr. Tollner made the motion, and Mr. Monahan seconded the motion. The Chairperson asked if there were any comments, additions/deletions, corrections, or discussion. There being none, the motion carried unanimously. COMMUNICATIONS: The Chairperson entertained a motion to waive the reading of the Communications, accept them, and place them on file. Ms. Pastor made the motion, and Mr. Monahan seconded the motion. The Communications were as follows: Monthly Operational Reports – August 2012 – consisting of Public Housing and Section 8 Waiting List Report; Vacancy Report; Vacancy Report Compilation Sheet; Work Order Report; and Rent Collections Report. The Chairperson asked if there was any discussion. There being none, the motion to waive the reading of the Communications, accept them, and place them on file carried unanimously. EXECUTIVE DIRECTOR’S REPORT: I would like to extend staff appreciation to the Board for allowing NHA to hold an employee outing in August. The FY2103 Operating Budget is included in your packets for your review and approval to be submitted to HUD. NHA experienced a healthy year financially through the offset of reserves and reduced funding provided by HUD. Inadequate Administrative Fee funding under the Housing Choice Voucher Program is expected to continue, making it difficult for housing authorities to effectively administer Section 8 programming. We will continue to monitor this closely. Scott Costa and I have been working with Multifamily Capital Resources on the Rental Assistance Demonstration (RAD) project. Joe Armstrong and Kevin Connelly are compiling data from the developments to determine if RAD is appropriate for the NHA. Scott Costa and I were at the Tri-State Housing Conference this week where Joe and Kevin were present and met with us. It does appear that taking those properties and removing them from the HUD ACC is probably not going to happen. They are working on figures for Scott and I to look at, and I will have that for the next Board of Commissioners meeting. It seems that because of the underwriting requirements, it won’t be a viable option, unfortunately. GFR Manor will be getting new common area carpeting in the following weeks. Other planned items through the Capital Fund program are the replacement of walkways, driveways and bulkheads at Forge and Flagstone Drive, roof replacement at Arel Manor, and bathroom modernization at Maynard Homes. An appraisal was completed for 27 Burke Street to prepare for the possible disposition to Girls Incorporated. The market value of the property came in at $685,000. I’d like to have further discussion with the Board of Commissioners regarding the sale in accordance with HUD regulations. In the meantime I will be working with HUD on the application process, and researching whether the proceeds from the sale of Girls Incorporated can be used to provide replacement units, (i.e. replacement housing for units at Bronstein). I am interested in having further discussions with HUD on this. There was a meeting held at Harbor Homes on Thursday , September 20, from 7 – 8:30 p.m. to discuss The Telegraph’s “Beyond Bronstein” series which ran this week. Scott Costa, Mr. Monahan and I were present for the discussion to represent the NHA. Lastly, the Board will need to designate a nominating committee for election of officers for the October board meeting. The Chairperson entertained a motion to accept the Executive Director’s Report. Mr. Tollner made the motion, and Mr. Deschenes seconded the motion. The Chairperson asked if there were any questions. Mr. Monahan stated that Mr. Arel came to his office, unannounced, to discuss Girls Incorporated and the lease/purchase of the building. Mr. Arel stated that they have spent over $100,000 on a new kitchen and if they purchase the building, they will spend another $1.9 million on improvements. Maurice Arel made the comment “why don’t you give the building to us”. Mr. Monahan said he contacted both Lynn and Scott and had the conversation about Mr. Arel’s request. Lynn explained that we could use the proceeds for other housing needs. Ms. Censabella stated that there are regulations against disposing a property for lower than fair market value or just dumping a property. Ms. Pastor stated the final decision is with HUD, not the NHA. Mr. Monahan wants the Board to know that Mr. Arel asked for more time on their current lease and if it is something the Board will consider, with the understanding that there is an equation. If we can sell the building for $685,000 we can take those proceeds and do something with Bronstein; it’s on the table for discussion. Ms. Censabella stated the discussions she has had with HUD are regarding the application process only. The disposition regulations refer to dwelling units, not non-dwelling units, so she had some concerns about some of the items that are required of a housing authority when going through a disposition because they weren’t applicable. Ms. Censabella said she was told to skip the parts that don’t apply and move on. She said that in reviewing the disposition regulations, the net proceeds can be used for numerous things. They can be used to repay debt that may be assumed on the property you are disposing of, or it can be used to help fund the disposition of the property, but the regulations focus on replacement housing. Ms. Censabella stated that if the NHA is looking to submit a demolition proposal for Bronstein, and if the focus is on replacement housing, the NHA could leverage some of that money toward the future application of Bronstein to create additional housing. It may be an opportunity for the Housing Authority to acquire additional housing, or rehabilitate existing housing. She stated it’s something she wants to put on the table for the Board to consider, so that moving forward, the NHA has a strong application regarding Bronstein to HUD. Mr. Wilson asked if Girls Incorporated is in a position to buy the property at this point. Mr. Monahan answered they were not, which is why they need more time. They want to know that they have the time to raise the $1.9 million through the Capital Campaign. Mr. Wilson said to monitor the situation and have a discussion with Girls Incorporated about a possible extension of their lease. There being no further discussion, the motion carried unanimously. NEW BUSINESS: RESOLUTION NO. 12-2197 BY THE NASHUA HOUSING AUTHORITY AWARDING CONTRACTS FOR INSURANCE COVERAGE FOR THE NASHUA HOUSING AUTHORITY BUSINESS AND PROPERTY NEEDS TO HOUSING AUTHORITY RISK RETENTION GROUP/HOUSING INSURANCE SERVICES, INC. 189 COMMERCE COURT, CHESHIRE, CT 06410 AT A TOTAL CONTRACT COST OF $89,438 UNDER THE PUBLIC HOUSING OPERATING BUDGET AND AWARDING CONTRACTS FOR PARK VIEW APARTMENTS BUSINESS AND PROPERTY NEEDS TO HOUSING INSURANCE SERVICES, INC. 189 COMMERCE COURT, CHESHIRE, CT 06410 AT A TOTAL CONTRACT COST OF $3,198 UNDER THE PARK VIEW BUDGET The Chairperson entertained a motion to approve Resolution No. 12-2197. Mr. Tollner made the motion, and Mr. Monahan seconded the motion. The Chairperson asked if there was any discussion. There being no discussion, the Recording Secretary called the roll with the following responses:  AYES NAYS Eric Wilson Thomas Monahan James Tollner Paul Deschenes Selma Pastor Motion carried unanimously. RESOLUTION NO. 12-2198 BY THE NASHUA HOUSING AUTHORITY AWARDING A CONTRACT FOR THE ASPHALT PAVED DRIVEWAY AND WALKWAY REPLACEMENT AT NH 2-20, FORGE AND FLAGSTONE DRIVE TO E.J. PAVING COMPANY, 101 LINDBERG AVENUE, METHUEN, MA 01844 AT A TOTAL CONTRACT COST OF $39,999 UNDER THE CAPITAL FUND 501-09 AND 501-10 BUDGETS The Chairperson entertained a motion to approve Resolution No. 12-2198. Mr. Monahan made the motion, and Ms. Pastor seconded the motion. The Chairperson asked if there was any discussion. There being no discussion, the Recording Secretary called the roll with the following responses: AYES NAYS Eric Wilson Thomas Monahan James Tollner Paul Deschenes Selma Pastor Motion carried unanimously. The Chairperson entertained a motion to enter Non-public Session to discuss the confidential memo regarding personnel matters from Ms. Censabella. Mr. Monahan made the motion, and Ms. Pastor seconded the motion. The Recording Secretary called the roll with the following responses: AYES NAYS Eric Wilson Thomas Monahan James Tollner Paul Deschenes Selma Pastor Motion carried unanimously, and Non-public Session began at 8:55 a.m. At 9:05 a.m. the Chairperson entertained a motion to rise from Non-public Session. Mr. Tollner made the motion, and Mr. Monahan seconded the motion. No votes were taken in Non-public Session. The Recording Secretary called the roll with the following responses:  AYES NAYS Eric Wilson Thomas Monahan James Tollner Paul Deschenes Selma Pastor The motion carried unanimously. RESOLUTION NO. 12-2199 BY THE NASHUA HOUSING AUTHORITY APPROVING THE PUBLIC HOUSING BUDGET FOR FISCAL YEAR ENDING SEPTEMBER 30, 2013 The Chairperson entertained a motion to approve Resolution No. 12-2199. Mr. Tollner made the motion, and Mr. Deschenes seconded the motion. The Chairperson asked if there was any discussion. There being no discussion, the Recording Secretary called the roll with the following responses: AYES NAYS Eric Wilson Thomas Monahan James Tollner Paul Deschenes Selma Pastor Motion carried, as amended with recommendations made in Non-public Session, unanimously. BILLS/INVESTMENTS: The Chairperson called for a motion to pay the bills as listed on the Cash Disbursement List – check numbers 49180 through 49275 and from the Supplemental Cash Disbursement List – check numbers 49276 through 49319 and from the Park View Apartments Cash Disbursement List – check numbers 4548 through 4555 and to approve the Investments as listed. Mr. Tollner made the motion, and Mr. Deschenes seconded it. The Chairperson asked if there was any discussion. There being none, the motion to pay the bills and approve the investments as listed carried. COMMISSIONERS’ COMMENTS: Mr. Wilson appointed Mr. Tollner and Mr. Deschenes as the nominating committee for next month’s meeting. Mr. Monahan commented on the Community Forum held on September 20, 2012 stating it was very informative and thanked The Telegraph for running “Beyond Bronstein”. The series was very balanced, and people know what we do now. The most important thing is taking care of the residents, they are key to this process. ANY OTHER BUSINESS WHICH MAY COME BEFORE THE BOARD: Mr. Tollner asked if there any public comments. Mr. Woodward, Granite State Organizing Project, asked about the Resident Advisory Board and if they meet with the residents to discuss the issues and how does that work? Ms. Censabella stated the Resident Advisory Board’s (RAB) role is to discuss policies and get involved when the NHA is considering something such as a disposition. In the history of the NHA, RAB has not been utilized for one on one resident meetings, but they are able to do so, if they choose. The RAB was informed during the PHA Annual Plan process of the plans to carry out the disposition, what the processes will be and the RAB has to approve that. Ms. Censabella stated she compiles statements and any opposing comments, or changes to the Annual Plan, which is then submitted to HUD. Ms. Censabella stated there have been meetings in the Community Room at Bronstein, and out of forty eight units, only eight residents actually came. Ms. Censabella stated the lack of attendance shows that the NHA did a good job meeting with them individually and providing them with all the accurate information they need. Mr. Tollner stated the NHA has done a great job reaching out to the residents and making sure they have an opportunity to come to the meetings; there is only so much the NHA can do. When there is more information, the NHA will set up more meetings. This is one topic that is very well covered. Mr. Keating stated he felt there was a positive message sent out at the Harbor Homes meeting. He thinks that even if people do not show up, the power of reaching out is important; meetings help calm nerves. ADJOURNMENT: The Chairperson entertained a motion to adjourn. Mr. Tollner moved to adjourn, and Mr. Deschenes seconded the motion. Motion carried. The meeting adjourned at approximately 9:30 a.m. Respectfully submitted, Cheryl Hobbs Recording Secretary