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Special Meeting July 20, 2023

MINUTES OF A MEETING 

The Special Meeting of the Norwalk Housing Authority Board of Commissioners was held at 5:41PM July 20, 2023.

LOCATION: Zoom Video Conference
 
PRESENT: Brenda Penn-Williams, Chair
Liza Bermúdez-Montgomery, Vice Chair 
John Church, Commissioner
Teneshia Jacobs, Commissioner
Isaac Walcott, Treasurer (joined meeting at 5:42pm)
 
STAFF ATTENDING: Adam Bovilsky, Executive Director
Kras Carlucci, Deputy Director
Charmaine Davis-Ford, Director of Finance
Lisa Endo, Director of Development Project Management
Anna Keegan, Director of Operations
Leroy Fender, Director of Maintenance 
Greg Lickwola, Director of Modernization
Donna Lattarulo, General Council  

PUBLIC: Brian Robinson, National Affordable Housing Trust
Attorney Christy Jean, Robinson + Cole
Attorney Bridgett D'Angelo, Carmody Torrance
Attorney Keisha Palmer, Robinson + Cole
David McCarthy, Heritage Housing, Oak Grove Co-Developer 
 
Roll Call:

Chair Brenda Penn-Williams opened the meeting via Zoom recognizing Commissioner John Church, Commissioner Teneshia Jacobs, and Commissioner Liza Bermúdez-Montgomery as present. She noted Commissioner Isaac Walcott was expected to arrive later in the meeting.  Chair Penn-Williams acknowledged the existence of a quorum. 

Report of the Secretary:

a. Mr. Bovilsky said the Norwalk Housing Foundation Scholarship Award ceremony was a success. 

b. Upcoming Regular Meetings are scheduled for August 10th and September 14th. 

At 5:42 Commissioner Walcott arrived. 

New Business:

19-75 Commissioner Church moved to change the order of the meeting naming Oak Grove Closing Documents the first item on the agenda. 

Commissioner Penn-Williams seconded the motion. 

AYES      
Commissioner Penn-Williams
Liza Bermúdez-Montgomery, Vice Chair 
Commissioner Jacobs
Commissioner Walcott
Commissioner Church

All in favor.  Motion was carried. 

Mr. Bovilsky asked Lisa Endo to take the floor to present an overview of the Oak Grove closing documents.  Ms. Endo introduced David McCarthy from Heritage Housing and Co-Developer of the project.  She also introduced Brian Robinson of the National Affordable Housing Trust, the NHA's financial consultant.  She then introduced Attorney's Bridgette D'Angelo, Keisha Palmer, and Christy Jean who are providing ongoing legal support for Sound Communities  and the Oak Grove Project. 

Ms. Endo presented the various critical aspects of the Oak Grove project. She began by introducing key parties involved in the venture, followed by a breakdown of the projected project budget.  She emphasized the unit mix, noting that the project would be 100% affordable housing.  Ms. Endo explained the project's permanent financial resources and the various sources contributing to the funding of Oak Grove's construction. The presentation covered essential elements such as developer fees, tax abatement estimates, the ground lease, and easements. Additionally, she detailed the Oak Grove organizational structure and offered insights into the loan terms and positions. 

The Commissioners were also informed about the anticipated schedule for Closing and Construction phases as well as the projected date Heritage Housing would exit the deal.  The Commissioners goal is to have Sound Communities self-manage Oak Grove as soon as possible.  David McCarthy stated one of the key factors in determining self-management was a successful tax credit audit cycle. Once the audit cycle is completed successfully, it would pave the way for Sound Communities to take on the responsibility of independently managing Oak Grove.

Ms. Endo introduced Attorney Bridgette D'Angelo to present the resolutions required to approve the necessary closing documents. 

19-76 Commissioner Church made a motion to authorize:

The Executive Director/Secretary, Adam Bovilsky, to sign documents on behalf of the Norwalk Housing Authority and Sound Communities as they relate to the Oak Grove closing. 

Commissioner Jacobs seconded the motion. 

AYES     
Commissioner Penn-Williams
Commissioner Bermúdez-Montgomery
Commissioner Walcott
Commissioner Jacobs
Commissioner Church

All in favor.  Motion was carried. 

Bridgette D'Angelo then presented the Oak Grove resolutions to be approved by the Norwalk Housing Authority Board of Commissioners.  Mr. Bovilsky stated the remainder of the resolutions would be presented for the Sound Communities Member meeting directly following this Special Meeting. 

19-77 Commissioner Bermúdez-Montgomery moved to approve:

Resolution authorizing the Housing Authority of the City of Norwalk to issue Housing Authority of the City of Norwalk Multifamily Housing Revenue Bonds (Oak Grove Project) Series 2023 not exceeding $24,000,000.
 
Commissioner Jacobs seconded the motion. 

AYES   
Commissioner Penn-Williams
Commissioner Bermúdez-Montgomery
Commissioner Walcott
Commissioner Jacobs
Commissioner Church

All in favor.  Motion was carried. 

19-78 Commissioner Walcott move to approve:

Resolution authorizing the Housing Authority of the City of Norwalk  to allow the  purchase of a ground lease interest in a certain land know as 164 West Cedar Road (a/k/a Suncrest Road) (Norwalk Property ID 22015) located is Norwalk, Fairfield County, Connecticut, 06854 for redevelopment by Sound Communities as a multifamily development to be known as Oak Grove, and authorizing the Housing Authority to provided various forms of financing to Sound Communities as relates to the development of Oak Grove. 

Commissioner Church seconded the motion.

AYES      
Commissioner Penn-Williams
Commissioner Bermúdez-Montgomery
Commissioner Walcott
Commissioner Jacobs
Commissioner Church

All in favor.  Motion was carried. 

Outside partners left the meeting.

Adam Bovilsky presented his recommendations for the merger of Norwalk Mutual Housing & Mutual Housing of Norwalk and Fairfield County with the Housing Authority of the City of Norwalk. The main goal of the merger is to safeguard 59 units of at-risk affordable housing units. 

However, he acknowledged that the merger poses significant challenges, including potential financial strain on the agency and increased demands for staff time. Despite the potential financial challenges, Mr. Bovilsky concluded his analysis by stating that the merger aligns with the Norwalk Housing Authority's mission to preserve affordable housing in the City of Norwalk. 

19-79 Commissioner Jacobs moved to accept the terms of the merger of the Norwalk Housing Authority with Norwalk Mutual Housing and Mutual Housing of Norwalk and Fairfield County.
Commissioner Bermúdez-Montgomery seconded the motion. 

A discussion of the merger's impact on the Norwalk Housing Authority and Mutual Housing followed.   Commissioner Walcott voiced concerns over the financial impact of the merger on the NHA.  The discussion included possible immediate next steps and an expected timeline including the possibility of 10-20 years before the Mutual Housing properties are completely renovated and self-sustaining. 

Commissioner Bermúdez-Montgomery called for the vote.
 
AYES                                                       ABSTAINED
Commissioner Bermúdez-Montgomery      Commissioner Walcott       
Commissioner Jacobs
Commissioner Church

Commissioner Penn-Williams recused herself due to a conflict of interest. 

Motion was carried. 

Mr. Bovilsky remained on the floor to present a proposal made by a private landlord owning 16 newly renovated apartments at 107 South Main Street, Norwalk. The landlord is requesting the Norwalk Housing Authority take over the management of these properties.  If the Norwalk Housing Authority agrees to manage these properties, there could be potential benefits to both NHA and the Landlord.  For the Norwalk Housing Authority that would mean 16 additional units which would be available for Section 8 Voucher holders and at the same time this would provide a steady stream of income for the property owner. 

Commissioners reviewed the rates and terms of the lease agreement.

19-80  Commissioner Walcott moved to:

Approve Adam Bovilsky, acting on behalf of the Norwalk Housing Authority, to enter a master lease at 107 South Main Street. The lease agreement is to be based on the terms presented at this meeting. 

Commissioner Bermúdez-Montgomery seconded the motion 

AYES      
Commissioner Penn-Williams
Commissioner Bermúdez-Montgomery
Commissioner Walcott
Commissioner Jacobs
Commissioner Church

All in favor.  Motion was carried.

19-81 Commissioner Church moved to approve:

 Section 8 Staff Jamie Banks, Maria Duhan and Anabel De La Cruz to attend  NAHRO Sponsored portability training August 8th  9am-12pm and August 9th 1-4pm via Zoom at a cost of $302 per attendee. 

Commissioner Walcott seconded the motion. 

AYES      
Commissioner Penn-Williams
Commissioner Liza Bermúdez-Montgomery
Commissioner Walcott
Commissioner Church
Commissioner Jacobs

All in Favor.  Motion was carried. 

19-82 Commissioner Church moved to approve:

 Nicole Ruffin to attend SHRM Certification Prep Program at a cost not to exceed $1,199.00 to begin September 12, 2023.

Commissioner Jacobs seconded the motion.
 
AYES    
Commissioner Penn-Williams
Commissioner Liza Bermúdez-Montgomery
Commissioner Walcott
Commissioner Church
Commissioner Jacobs

All in Favor.  Motion was carried. 

At 7:49 

Commissioner Church made a motion to adjourn the meeting.

Commissioner Jacobs seconded the motion. 

All is favor.

The meeting adjourned. 

Respectfully Submitted, 

___________________________
 Adam Bovilsky 
 Executive Director