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FAIR HOUSING
ADVISORY COMMISSION
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SEPTEMBER 20, 2004
ATTENDANCE: Herbert A. Grant, Chairman; Heather Rodin; Mary Corcoran;
Rev. Jeffrey Ingraham (7:50 p.m.); Rahoul Dupervil; Bernadine
Tatem
STAFF: Margaret Suib, Fair Housing Officer
OTHER: Mr. Roy Wymiss, City of Norwalk resident
I. CALL TO ORDER
Chairman Grant called the meeting to order at 7:35 p.m.
II. APPROVAL OF JUNE 21, 2004 MINUTES
Corrections:
Page 2, Paragraph 1, Last Sentence delete “g” at the end of Ms. Rodin’s name.
Page 3, Paragraph 2, Line 16, “…fiscal year begins and they…” should be “…fiscal year begins and the Commission…”
Page 6, Paragraph 3, Correct spelling of Congressman Shay’s name.
Page 6, Paragraph 4, Add “ing” to the word “object”.
Page 6, Paragraph 4, Correct spelling of the word “aid” to “aide”.
** MS. RODIN MADE A MOTION TO ACCEPT THE MINUTES AS AMENDED.
** MR. DUPERVIL SECONDED THE MOTION.
** MOTION PASSED UNANIMOUSLY.
III. BUSINESS
A. DISCUSSION RE: CENSUS TRACT DATA FOR AREAS MENTIONED
IN INCLUSIONARY ZONING PROPOSAL
Ms. Suib said the inclusionary zoning proposal has been in and out of the news for quite a few months. She distributed a handout entitled “Norwalk’s Inclusionary Zoning Proposal For Census Tracts 437, 440, 441”. Ms. Suib stated that so far, this issue is only in discussion. There is no ordinance or regulation at this time. She said the discussion has led to the decision that inclusionary zoning would not be City-wide but limited to certain areas. These areas were identified by development projects. The development areas of Wall Street, West Avenue, Webster Street, Reed-Putnam and commercial corridors of Norwalk, basically Route 1, are the areas of inclusionary zoning. Ms. Suib said that the Commission asked her to look at the population in those areas. She referred to a Census Tract Map outlining the City of Norwalk and explained the difference between the core and parameter census tracts. There was discussion with regard to the commercial/downtown area (parameter) and the non-downtown area (core) tracts. Ms. Suib said that one of the three low-income census tracts and the census tract with the highest percentage of minority population in Norwalk (Census Tract 441) is 71.5% minority. Census Tract 441 includes the Reed-Putnam area and most of the Webster Street development area. Ms. Suib said that should the City of Norwalk have an inclusionary zoning regulation in the future it would include the Reed-Putnam/Webster Street areas. She said there are three low-income areas that would impacted by an inclusionary zoning regulation. There are five moderate- income census tracts with the next concentration of minority population after the three low-income areas. The West Avenue and Wall Street development areas are contained in Census Tract 437, a moderate-income census tract. There was further discussion with regard to the census tracts on Reed-Putnam.
Ms. Tatem said that there are no houses on the Reed-Putnam tracts. Ms. Suib said that when the census was done, there were buildings there. She said that once Reed-Putnam is built, there would be new, high-end, river view apartments and condominiums there. Ms. Tatem said that the report would be wrong because the new apartments/condominiums would be in the $300,000.00 range and this would not be for low to moderate income people. Ms. Suib said that unless the City of Norwalk encourages or writes an ordinance requiring the developer to put in affordable housing the price would not change. She said the City may require this or they may not.
Chairman Grant said that the term that should be used is affordable housing. He said the most recent one is on Richards Avenue and starts at approximately $229,000.00. He said that when this is put in perspective it is not really low to moderate income. Chairman Grant said that the Commissioners have to stay focused on the responsibility as Commissioners to ensure that whatever housing is developed they are an integral part the discussion to ensure that low and moderate income individuals in this community have an opportunity to acquire housing within the limits of their income. There was further discussion with regard to affordable rates.
Ms. Suib said that the question is that should the City promulgate a regulation, what area would they be talking about.
Ms. Rodin asked if there is a zoning of the affordable areas, would they be in areas that used to be called impacted and not be in the City at large. Ms. Suib said inclusionary zoning is usual Citywide. Ms. Rodin said that the point is that if this was a good faith inclusionary proposal it would be Citywide. She said it is a disservice to keep referring to it as inclusionary zoning. She said that the Commission has a responsibility to point this out.
Chairman Grant said that the Commission has a responsibility a Commissioners
of the Fair Housing Advisory Commission to ensure that their voices are heard
as relates to what would be amenable and appropriate for residents of this community.
He said there is a dual responsibility to ensure that the organization that
the Commission represents understands what is necessary.
Ms. Suib said that term inclusionary means a broad area inclusion of affordable
housing in a broad geographic area. She said that is not what this represents.
She said this zoning includes affordable housing in market rate developments
in a narrow area.
Ms. Rodin suggested that the Commission write a letter to the City of Norwalk addressed to Mayor Knopp voicing their opinion with regard to inclusionary zoning.
Chairman Grant noted that the Fair Housing Advisory Commission has submitted several letters addressed to Mayor Knopp with no response. He said that the FHAC may want to go to the Common Council next. Mr. Dupervil suggested addressing the letter to the Mayor with a copy to the Zoning Commission and any other agency with the same concerns.
** MS. RODIN MADE A MOTION TO SUBMIT A LETTER ADDRESSED TO
MAYOR KNOPP WITH A COPY TO THE COMMON COUNCIL REGARDING
INCLUSIONARY ZONING AND THE IMPLICATIONS FOR THE CITY OF NORWALK.
** MS. TATEM SECONDED THE MOTION.
** MOTION PASSED UNANIMOUSLY.
The Commissioners asked Ms. Suib to submit another letter to the Mayor to state that any commissions working on inclusionary zoning and/or affordable housing include the FHAC and the Fair Housing Officer. The Commissioners also requested that when meetings are held to discuss these issues the Fair Housing Officer be notified be included in the this letter.
Chairman Grant said that this Commission’s voice needs to be elevated and that the FHAC needed to be aware of any proposed plans of developers coming into the community.
IV. FAIR HOUSING OFFICER’S MONTHLY REPORT
Ms. Suib, distributed a handout regarding A Statewide Initiative to Provide
Information, Education and Action In the Fight Against Abusive Lending Practices
in Connecticut – (Attorney General Richard Blumenthal’s Connecticut Anti-Predatory
Lending Task Force). She said that she has been meeting with the Task Force
for 6 or 8 months as a statewide response to predatory lending, seeking remedies
when people are the victim of predatory lending or other abusive practices in
Connecticut. A kick-off event will be held on Monday, September 27, 2004 in
the Legislative Office Building in Hartford, Connecticut. Ms. Suib said that
the entire congressional delegation and many of the State Representatives have
been invited along with other interested groups. She said the goal is to make
the public more aware that they are here and that there is a statewide response
of both an educational and enforcement arm. Ms. Suib said that two victims would
join to relate their experiences. She said the Task Force has been very productive.
Ms. Suib said that the Attorney General’s office is presently litigating against
predatory lenders.
Ms. Suib said that one of the items on this fiscal year work plan was to do
an anti-predatory informational seminar for senior citizens. She said the seminar
is scheduled for October 4, 2004 at 10:30 a.m. at the Norwalk Senior Center.
Ms. Suib will be the moderate. The presenter will be the Deputy Director of
Fannie Mae for Connecticut and her co-presenter is banker from Webster Bank
who will talk about reverse mortgages. Reverse mortgages help seniors stay in
their homes. She said these mortgages can be helpful as well as abusive.
Ms. Rodin asked if there would be a high-powered campaign to get the word out on the seminar. Ms. Suib said that the Senior Center has a mailing list of several thousand and information would be mailed out to those on the list. She said that she is also trying to get a human-interest story in the newspaper.
There was discussion with regard to HUD changing the Fair Market Rents in Norwalk. Ms. Suib said that currently a one-bedroom apartment in Norwalk is currently deemed by HUD to have a Fair Market Value of about $1,225.00. The proposal would bring this amount down to $950.00. Ms. Suib said that her opinion is that the actual Fair Market is not going to change just because HUD says so because people are going to rent for what they can get. If they are getting $1,225.00 they are still going to rent for $1,225.00. This would cause there to be two Fair Markets; the non-Section 8 and the Section 8 Fair Market. She said this would have a negative effect on tenants. She said that the $950.00 would take effect October 1, 2004 unless Congress dismisses it.
Chairman Grant said that there has been no outcry by the elected officials in this community. He said that this is critical to the City of Norwalk. He said that he sent a letter to the Mayor as well as an e-mail stating that in his opinion this should be a leadership role that he exercises along with the Common Council becoming part of a coalition to put pressure on the State Representatives to be a part of the coalition to put pressure on federal regulators. Chairman Grant said that the only Congressman to step up to the plate has been Christopher Shays. He said that the Mayor, as well as commissions representing the City of Norwalk, are accountable to the FHAC and to the community.
** MS. TATEM MADE A MOTION TO REQUEST THAT MAYOR KNOPP TAKE
THE LEAD IN A COALITION OF LOCAL, STATE AND FEDERAL OFFICIALS
PRIOR TO OCTOBER 1, 2004 TO ADDRESS THE ACTION SLATED TO TAKE
EFFECT ON OCTOBER 1, 2004 WHICH WILL REDUCE THE FAIR MARKET
RENTS IN THE CITY OF NORWALK SIGNIFICANTLY, SPECIFICALLY THE
SECTION 8 PROGRAM.
** MR. DUPERVIL SECONDED THE MOTION.
** MOTION PASSED UNANIMOUSLY.
Ms. Suib said that this issue would impact Section 8 clients drastically because the Fair Market renters and those with vouchers would be unable to find apartments. This may lead to homelessness or people leaving the area.
It was the consensus of the Commission to have Ms. Suib draft a letter addressed to the Mayor with a carbon copy to the Common Council as well as to Congressman Shays, Lieberman and Dodd asking them to take action preventing this from taking place.
Ms. Suib said that she would speak with the AIC Director about continuing to hand out predatory lending flyers in two neighborhoods through October.
V. OLD BUSINESS
Chairman Grant said that he spoke about the correspondence sent on behalf of the FHAC to the Mayor of July 23, 2004. To date, there has been no response. He said the letter had to do with raising the issue about the second decree that needs to be concluded and addressed. He said the federal government is having trouble implementing the new Fair Labor Standards Act at the moment and it may be tabled. He said the issue regarding Ms. Suib exception status is still on hold.
Chairman Grant said that Ms. Suib has been an integral part of the discussions regarding the Director of Human Relations. He said the Mayor sent it to the Personnel Department for review but he has not heard anything about it. He said that the review has been completed. To date, no information in reference to this has been received by the FHAC. Chairman Grant said that the FHAC needed to make it clear that it wants the position established because it is critical to the City of Norwalk. The Commissioners suggested that Ms. Suib submit a follow-up letter to the Mayor expressing this and the fact that the FHAC is awaiting an answer.
VI. NEW BUSINESS
Mr. Wymiss, a resident of Chatham Drive stated that he is a single parent with 4 children. He said that he is a participant in the Housing Choice Voucher Program, which is Section 8. He said that he wanted to know why he had to hear about the Section 8 issue from the media instead of the FHAC. He said he was not informed by anybody except HUD. He said that he contacted the Hour about a week ago and was not given any information. Mr. Wymiss said that he is on a limited income. Ms. Tatem stated that Mr. Wymiss is already bound by the rent contract. Mr. Wymiss said that he contacted Ms. Elliott who told him to come to the FHAC and to contact Congressman Shays. He said he sent two e-mails to Congressman Shays with no response. He said that this is a very serious issue that everyone needs to pay attention to. Mr. Wymiss said there are three shelters in Fairfield County housing a total of less than 50 families. He said he lives in a 3-bedroom house on Chatham Drive and the landlord gets $2,150.00 a month. He said that if the landlord gets cut to $1,800.00 a month he and his family would be homeless. He said that they would have to leave the county. Mr. Wymiss said that this is going to affect a lot of people.
Ms. Tatem said that she was told that if a lease is signed the landlord has to honor the lease. HUD will support of the contract until it expires. The issue will affect new people and people whose leases are already up.
Mr. Wymiss said that he has spoken with other people on the program and even landlords and none of them are aware of this.
Ms. Suib said that not everyone reads the newspaper. She said that she would call the Housing Authority to see if they have any more information.
Chairman Grant said that a clarification from the Council needed to come up stating that if someone is under contract the contract will be honored. He said that unless the people that are affected make an outcry people would make assumptions that everything is fine. He said that it is the Mayor’s responsibility to take the lead in informing the people about this issue.
Mr. Wymiss said that he also spoke to a DSS representative who did not know about this issue. Ms. Suib said that she would give Mr. Wymiss a call with any other information she would get with regard to this matter.
III. BUSINESS (CONT’D)
B. PERFORMANCE EVALUATION DOCUMENT PREPARATION FOR THE FAIR HOUSING OFFICER’S
JOB PERFORMANCE FOR FISCAL YEAR 2003-2004 – (EXECUTIVE SESSION)
Chairman Grant asked if there was any other new business and stated that hearing none, the Commission would now move into Executive Session.
Chairman Grant stated that the Executive Session was completed and the Commission was now back in open session.
** MS. TATEM MADE A MOTION THAT THE COMMISSION ACCEPT THE PERFORMANCE EVALUATION
OF THE FAIR HOUSING OFFICER AS DISCUSSED IN EXECUTIVE SESSION
** MS. CORCORAN SECONDED THE MOTION.
** MOTION PASSED UNANIMOUSLY.
Chairman Grant then stated for the record that there were six Commissioners present who compiled the evaluation of the Fair Housing Officer and it was unanimously agreed upon by all Commissioners. Further, the Chairman stated that the performance evaluation will be presented to the Fair Housing Officer at the October commission meeting, in open session, as requested by the Fair Housing Officer.
VII. ADJOURNMENT
** MS. TATEM MADE A MOTION TO ADJOURN THE MEETING.
** MOTION PASSED UNANIMOUSLY.
The meeting was adjourned at 10:00 p.m.
Respectfully submitted,
Linda L. Custis
Telesco Secretarial Services
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