TOWN OF EASTON, MARYLAND
AFFORDABLE HOUSING WORKSHOP
Easton Town Hall
14 S. Harrison Street
August 22, 2005
Councilmember Maureen Scott-Taylor
Also in attendance were the Town Attorney Mr. Kehoe, and Mr. Robert Karge, the Town Clerk. Members of the Affordable Housing Board present were: Pastor Leon Hall, Mr. Miles Circo, Ms. Mary Ann Draut, Ms. Sindy Reyes, Ms. Pam Gates and Mr. Otis Sampson.
At 5:30 p.m. the meeting was called to order.
COMPLIANCE WITH OPEN MEETING LAW
The Town Attorney discussed the Open Meetings Law and requirements. He stated that Maryland requires all public bodies that have legislative or advisory functions require meetings to meet in public, open session. Members of the public and the media have the right to attend but do not necessarily have the right to speak, although that is customary in Easton. The Open Meeting Law requires that you provide Notice of meetings posted in advance. He stated that there is no requirement for Notice for the Affordable Housing Board. The Affordable Housing Board is also required to keep a summary of actions the Board takes that is normally done. Minutes are a summary of the actions the Board takes; not a transcript of what the Board does. Mr. Kehoe stated that the Affordable Housing Board may also have some executive functions, namely, administering programs, disbursing funds, selecting applicants. Generally, executive functions can be done in public session but don’t have to be. Care must be taken to ensure that financial data of individuals is protected.
The Town Attorney suggested the Board elect some officers. He stated that the Chair should set the agenda.
Mr. Kehoe discussed financial resources.
Mr. Kehoe stated that Cooke’s Hope made an original commitment to donate $100,000. They have donated $25,000 and $25,000 is now due and an additional $25,000 will be due in December 2005 with the remaining amount will be due December 2006.
Mr. Kehoe discussed in-kind resources.
Mr. Kehoe stated that Elm Street development has agreed to construct eight homes (at least 1,300 square feet) in Port Street/West Street area being responsible for all costs, including land acquisition. They have also agreed to restore five homes which must be owner-occupied in the same area. If lots/residences aren’t available in Port Street/West Street area, then elsewhere in Ward 4. If there is not enough in Ward 4, then elsewhere in Town.
Mr. Kehoe stated that this program is to be administered by a Project Administrator, which shall develop standards, including architectural standards, and other policies to administer program in a fair and equitable manner.
The Town Attorney stated that the task of the Affordable Housing Board is decide how to approach this Elm Street issue and decide what you want to do with the $75,000 to be received from Cooke’s Hope. He stated that $3,000 has been earmarked for the Housing Study. Mr. Kehoe discussed investing money with the Mid Shore Community Foundation as part of their charitable foundation portfolio in which they would tell the Board how much interest is being earned. However, the Mid Shore Foundation does not want the task of deciding on recipients of grants.
Mr. Ford discussed the particulars of the Elm Street Findings of Fact and the commitment made by the developer. He questioned if there could be any changes to their provisions. The Town Attorney discussed legislative processes for changes. Mr. Kehoe stated that if there were changes, there would have to be some action from the Town Council showing they approve of this change.
Ms. Draut asked what legal standing Exhibit A has for Elm Street and if it is a part of what the Council adopted.
The Town Attorney stated that it is part of a much longer legal document that the Town passed in order to allow the Elm Street development to go forward.
Mr. Circo asked if the minutes should reflect who is present. The Town Attorney stated that they should.
Ms. Reyes asked what Elm Street needs to start their project.
Mr. Kehoe stated that they need the Affordable Housing Board to tell them that they approve of whatever properties they are looking at acquiring and also need the Board to tell them what are the architectural standards needed to rehabilitate the property which is made more complicated due to the fact that the Port Street/West Street area is in the Historic District and may have specific standards which change depending upon the age of the structure and how much it has been modified.
Ms. Reyes asked if the properties have been identified. Mr. Kehoe stated that Elm Street is looking around.
Ms. Gates asked if the Affordable Housing Board would tell Elm Street where to develop and rehabilitate.
Mr. Ford stated that the applicants would have to be selected according to devised parameters in which applicants can apply.
Ms. Gates asked if a survey should be completed to see what needs to be done in that area.
Mr. Ford stated that people that fit the requirements that allow them to apply for those funds will come with an application to the Board saying they are in a certain economic situation where they need assistance and it doesn’t matter where in Easton they live. He stated that those types of parameters can be used if they are set up for Elm Street where you know there is a situation on the ground where you can start work, they can be applied for applicants for the Affordable Housing Fund.
Mr. Kehoe stated that in terms of trying to identify houses structurally and which may be eligible for rehabilitation, you can build on efforts of others which are in the Housing Report. The other issue of how to decide who should be eligible and who should receive grants or services, it may be appropriate to look at the standards that Habitat for Humanity has, the standards the Talbot County Housing Commission and the State of Maryland’s Affordable Housing program. He stated that there is a lot of sources of information you can gather to determine what is appropriate for this particular program.
Mayor Willey stated that Elm Street has a glitch with the Talbot County Wastewater system. He stated that they are supposed to have five model homes starting next month with the sales office open in January. Mayor Willey stated that it is his understanding that they are negotiating with the hospital regarding two lots to construct homes. He stated that they were specifically asked if we could only find six houses or six parcels to construct a new house would they take the dollar value and add that to renovations. Elm Street developers stated that they would do that and was not an issue.
Pastor Hall suggested the Board get organized and elect a Chairman and Secretary to get things moving.
Pastor Hall nominated Ms. Pam Gates as Chairperson.
Mr. Sampson suggested Ms. Mary Ann Draut for Chairman.
Mayor Willey suggested a Chairman and a Vice Chair.
Ms. Gates stated that she would rather not commit to the position due to other obligations.
Pastor Hall made a motion to nominate Ms. Mary Ann Draut seconded by Ms. Reyes and carried.
Ms. Gates made a motion to nominate Pastor Hall as Vice Chair seconded by Mr. Sampson and carried.
Ms. Draut stated that it is a good idea to use Elm Street as a model.
Mr. Circo stated that it is a model that can be used in the development world. He stated that the developer has taken 2.5 million dollars and added it to the cost of all of his homes and has put it into a fund. He stated that he has raised the price of 200 homes by $10,000 to do it which is just one method. Mr. Circo stated that when you talk about making housing affordable, you have issues where you have to deal with land costs, direct costs, indirect costs and financing. He stated that the Elm Street model may not be the model to be used in every case as some developers doing smaller projects might not be able to put that much funding aside.
Mr. Circo stated that he would like the Board to get specific on what affordable housing is with income levels and size of homes. He stated that most of the applicants he has dealt with do not want to know how much the house cost but how much the monthly payment is.
Mr. Sampson asked what applicants will have to have to apply; what will they need to bring to the table.
Median incomes and housing costs were discussed.
Mr. Kehoe stated that affordable housing means different things to different people. He stated that affordable housing can mean providing ownership opportunities to the working poor such as Habitat for Humanities’ mission. Affordable Housing can also mean giving housing opportunities to people who are considered in the middle class but wouldn’t be considered working poor. Mr. Kehoe stated that there are also affordable housing opportunities for rental houses.
Mr. Kehoe suggested looking at the Talbot County Sheriff’s Department, the Easton Police Department, the Board of Education, nurses at the hospital; rising middle class and find out how much those people are making and find out if they can afford housing in the town and consider addressing those needs.
Ms. Reyes asked where applicants would go to apply for this program.
Mr. Kehoe suggested directing citizens in need to Habitat for Humanity, Talbot County Housing Commission, Community Development Administration with regard to available loan programs then tell them that within a year or so there will be 25 affordable houses constructed by Elm Street Development.
Mr. Circo suggested having a handout for concerned citizens to see the opportunities and options available in the community.
Ms. Draut suggested that during the next meeting scheduled for September 6, the commission discuss what affordable housing is and income levels with some flexibility.
Mayor Willey suggested the Commission get information from the Chamber of Commerce regarding the prices of houses recently sold and their vicinity.
Agenda items for the next meeting were discussed.
ADJOURNMENT
Upon unanimous consensus, the Affordable Housing Workshop was adjourned.
______________________________________
Town Clerk