CITY OF DANBURY

Danbury Housing Partnership

155 Deer Hill Avenue

Danbury, Connecticut 06810

Informational Meeting on HVCEO Housing Market Assessment

Prior to convening the November Partnership meeting, an informational meeting was conducted to hear a presentation on the Greater Danbury Housing Market Assessment prepared for HVCEO by Harrall-Michalowski Associates. The presentation was made by Dick Harrall and Michael Looney of HMA. Also present were Partnership members, community partners and members of the public.

Mr. Harrall presented an overview of the report which he hoped would become a valuable resource document for everyone in the HVCEO region involved with affordable housing. The report is in final draft form and was presented to HVCEO at their October meeting. Mr. Looney made a presentation on the report’s components and findings. The report consists of six parts involving data and analysis of housing information and resources as well as a final section that summarizes the findings and makes recommendations for regional initiatives and local government initiatives.

Data from HUD and the Census Bureau were heavily relied upon in analyzing housing needs and calculating the number of units of housing to meet each need category. The report concluded that there was a need for 1800 to 3400 affordable senior housing units in the region. The non-senior affordable housing need was calculated to be from 4000 to 9000 units. In addition, the need for approximately 2300 units of workforce housing was calculated for persons who currently work in the region but do not reside here. The report emphasized the need for a healthy balance between jobs and housing as well as the relationship between housing and transportation needs.

The report makes over fifteen recommendations for action on both the regional and local level, including that changes be made to the Affordable Housing Appeals Statute to more accurately reflect the number of affordable units available in a community; that linkages between jobs, transportation and housing be strengthened and that each community in the region explore creating Incentive Housing Zones as permitted under the State’s HomeConnecticut legislation.

In response to Mr. Schierloh’s comment and question, Mr. Looney confirmed that the report documented a significant need for affordable housing for seniors. The report did not differentiate whether the need was for rental or ownership units. Mr. Harrall commented that the current housing slump has created a situation where many seniors who wish to downsize to smaller homes or apartments are unable to sell their larger homes. Mr. Nolan noted that the market instability creates uncertainty over the marketability of new developments targeting seniors in the moderate income range such as the project envisioned for 120 Main Street. Mr. Schierloh commented that the housing slump presented a window of opportunity for creating affordable housing while land and development costs are depressed. Mr. Harrall noted that while there is a general skitterishness about development during this market, the value of the HVCEO report is to confirm that the need for housing for seniors is substantial and isn’t going to go away no matter what short-term market variations may exist.

Mr. Nolan praised the study and reported that he requested that HVCEO update the report in two years once the new census data is available. Mr. Nolan also commented that most prior senior housing developments had targeted seniors with incomes at or below 60 percent of median and that the needs of seniors of moderate income had not been adequately addressed. He also noted that the financial market downturn had also likely reduced the purchasing power of seniors looking to buy or rent a new home. Mr. Harrall commented that there will be a coming shortage of rental housing as a smaller number of persons will be able to qualify for homeownership. Ms. Sistrunk commented that there would also be an increase in rental costs due to the shortage of stock. Mr. Schierloh also noted that the report indicated that the senior housing need extended throughout the region and that it may present an opportunity for regional cooperative action.

Mr. Nolan welcomed questions and comments from the public in attendance. Lynn Waller stated that she and a group of people had been looking at the issue of senior housing for a couple of years and were happy to see that the report confirmed that there is a major need for senior housing in some form. Mrs. Waller noted that she and other seniors with larger homes no longer have the means and desire to maintain them and would like to move to smaller, more appropriate homes. She noted that their larger homes would be available to younger families entering the market. She also emphasized the urgency of acting quickly, noting that it would be a tremendous help to create senior housing now so that today’s senior could take advantage of it. Mr. Nolan noted the need to address senior housing, and pointed out that we were trying to balance the need to address affordable housing for families, seniors and workers. He also briefly addressed the proposed use of 120 Main Street for senior housing, and indicated that we must address whether the development should be rental or ownership, what income levels to target and what proposal would be most marketable to a potential lender.

Another member of the public stated that they would like to sell their home, but cannot afford the new expensive 55+ communities. They want something they can buy that’s affordable, whether it be a home or condo. Mr. Nolan pointed out with the uncertainty of the current market, that rental units may be more appropriate at this time. He also noted that the design must be senior-friendly. Mrs. Waller noted that when seniors did sell their larger homes, that opened up their home as an affordable housing option for a young family. Mr. Nolan concurred, indicating that is why senior housing and housing for persons of moderate income should be part of the Ten-Year Plan and the re-messaging homeless initiative.

Mr. Nolan thanked Mr. Harrall for his excellent work and indicated that the Partnership looked forward to reviewing the report and offering its support.

Minutes of the November 6, 2008 Meeting

Present: Elpern, Nolan, Rev. Payton, Schierloh, Sistrunk, Sullivan

Absent: Barrows, Deschenes, Lemme, Lima, McLachlan, Reese, Sangut, Scalzo,

Shepperd, Valeri, Judge Yamin, Zaborowski

Also Present: Mark Hasskarl, Tanya Medve, Dick Harrall, Michael Looney

The meeting of the Danbury Housing Partnership was called to order by Chair Mark Nolan at 3:45 PM.

A motion to approve minutes of the October 8, 2008 meeting was made by Carolyn Sistrunk, seconded by Rev. Payton and passed unanimously.

There were no members of the public wishing to address the Partnership. Mr. Nolan noted that he would have comments made during the preceding informational meeting on the HVCEO housing study posted with the meeting minutes.

Mr. Nolan noted that Project Homeless Connect was coming up on December 3, 2008 and that the Partnership was engaged in marketing and publicity efforts on their behalf. A bank contacted him in response to one of the card distributed at the Partnership Breakfast and informed him that they wished to contribute to Danbury’s Project Homeless Connect event. Mr. Nolan noted that Project Homeless Connect presented another great opportunity to continue to re-message homelessness and create awareness of the Partnership’s website.

Mr. Nolan described the US Interagency Council of Homelessness national efforts to re-message homelessness and indicated that it was important for the Partnership to launch such an initiative. Mr. Nolan stated that the comprehensive re-messaging initiative should be the basis of the Partnership outreach and fundraising efforts. The re-messaging initiative would be consistent with the HVCEO study and address not only people who are homeless but the wider needs for affordable housing and prevention of homelessness.

Under committee reports, Mr. Schierloh reported that the Public Relations, Education and Marketing Committee had devoted its last meeting to working with Chairman Nolan on publicity and marketing for Project Homeless Connect. Wayne Shepperd was distributing the flyers electronically to over 600 people who indicated through the website their interest in obtaining updates and information. Mr. Schierloh reviewed plans for the Opening Kickoff. Mr. Nolan will make remarks regarding our website and the re-messaging initiative aided by posters containing pictures from the website. The committee also completed its recommendations regarding revisions and additions to the Ten-Year Plan. The recommendations will be submitted for review by the Partnership’s Executive Committee.

Ms. Sistrunk reported that the Financial Resources and Fundraising Committee met on November 5, 2008. The committee completed its recommendations for revisions and additions to the Ten-Year Plan as well as established its priorities for action. Recommended additions to the plan include the creation of affordable housing for seniors; support of Project Homeless Connect as a proven strategy to address homelessness; support of the Danbury Housing Partnership awards and creation of a comprehensive campaign to re-message homeless. Ms. Sistrunk indicated that the priorities for the committee included implementation of the re-messaging initiative and development of transitional housing for young adults and families with children. The committee also recommends that joint committee meetings be held to address issues such as senior housing and transitional housing.

Ms. Sistrunk also reminded the Partnership that later today at Ethan Allen there was an informational program on the Samuels Court supportive housing development. She also reported that this evening there was going to be a program on Renters’ Rights sponsored by Dream Homes Community Center and the Hispanic Center.

Dennis Elpern reported that the Housing and Community Development Committee did not have a quorum, but did have an informational meeting to review the State’s Housing Incentive Zone legislation. Following discussion, Mr. Nolan requested that Mr. Elpern review the HVCEO report and provide some comments and guidance to the Partnership.

John Sullivan reported that VA was seeing an increase in the numbers of Afghanistan and Iraq veterans presenting themselves as homeless. There have also been an increasing number of senior veterans presenting as homeless, including many Vietnam veterans presenting for the first time. Mr. Sullivan also reported that the seventy VASH vouchers allocated to Connecticut should be released soon and that he still hoped to outsource some vouchers to Danbury.

Mr. Nolan reported that he was proceeding with discussions regarding implementing the focused senior housing study following on the HVCEO report.

Mr. Schierloh indicated that Project Homeless Connect was still looking for donations of clothing items and that information would be posted on the website. Denise Valeri also requested that he mention that they were also looking for more volunteers to work at the event.

Motion to adjourn was made by Ms. Sistrunk, seconded by Rev. Payton and passed unanimously. Meeting adjourned at 4:30 PM.