May 30, 2007 - Special
1. Call to Order
The Killingworth Board of Selectmen held a special meeting on Wednesday, May 30, 2007, at the Killingworth Town Office Building, 323 Route 81, Killingworth. In attendance were First Selectman Martin Klein, Selectman Fred Dudek and Selectman Edward Sipples. Attorney Michael Wells, Tax Assessor Donna Shanoff and Regina Regolo were also present. First Selectman Klein called the meeting to order at 7:30 PM.
2. Affordable Housing Adjustments
Attorney Michael Wells noted he has reviewed the files for affordable housing. He noted the value for the homes is based strictly on the calculation contained in the regulations which is based on income. The variables for this are income, interest rate, taxes and insurance. Therefore, the starting values for each of the properties is exactly the same. Mr. Wells further explained to that value is added the recapture which is any improvement after 1993. He briefly reviewed how to figure the recapture. Attorney Wells also pointed out the regulations call for using the New Haven figures. At some point in time Killingworth was moved out of Middlesex County to New Haven County and is now moved back into Middlesex County. In New Haven County, the median income is $76,600 and Middlesex County is $93,000. The difference in the median income is significant between the 2 counties.
Attorney Wells noted changing to the Middlesex County will significantly increase the value of these houses much more than they were under New Haven County. The Affordable Housing Authority might want to consider whether or not it wants to do that right now. He also noted the Town's Regulations do not conform to State Statutes as written. The AHA has the authority to amend or change the Regulations. He explained, however, it is a double edged sword because if one of these homeowners wanted to sell, they would want the Middlesex County price but their tax bill would be lower with the New Haven price. Any decision made by the Affordable Housing Authority will effect these homeowners one way or the other.
Selectman Dudek asked if the Authority decided to stay with New Haven County, could a homeowner come back and demand to sell at the Middlesex County price. Attorney Wells replied he didn't think so. The Regulations only provides that the resale restriction would only be for 30 years. He indicated the Statute says 40 and he does not know why Killingworth Regulation says 30. There are also some issues with the formula that he briefly reviewed.
Attorney Wells pointed out the Authority must take into account is that if changing the measured area at this time builds a huge increase in all at once. Perhaps it should be done in a phased process. Selectman Dudek suggested maybe phasing it in 20 percent every year over a period of 5 years until it gets to the Middlesex County value at the end of 5 years.
Attorney Wells noted this is not a State Program and the Town is not getting any State funding and there isn't anything preventing the Town from using whatever measure it chooses to use.
First Selectman Klein noted he would prefer to remain in New Haven County and perhaps use a phased in process to get to Middlesex County. Attorney Wells also noted the Regulations would have to be changed to delete the reference to the Connecticut Mortgage Journal as it no longer exists.
There was discussion about how to go about phasing in a change from New Haven to Middlesex County.
There was discussion as to why the Town's Regulation doesn't conform to the Statutes. Ms. Shanoff noted Planning & Zoning drafted and approved the Regulation.
Attorney Wells defined again for the Board what "recapture" entailed. Ms. Shanoff noted that "recapture" figures in the past have varied from year to year and she isn't sure what should really be used.
It was noted when one of these affordable houses sells, it must be sold to someone who qualifies as an affordable home buyer.
The Affordable Housing Authority Chairman asked what happens if the Authority decides to stay in the New Haven County now, and a new affordable housing subdivision is proposed. Are those new houses automatically in Middlesex County or New Haven County?
There was further discussion regarding the Regulations and the process for changing the Regulations and getting the Town into the proper measuring county.
Motion by Dudek, second by Klein, to accept the New Haven area calculation for property assessment for the following five affordable homeowners - Vumback, Hajek, Kasper, Sepega and Mead. Voting in favor - Sipples, Klein, Dudek. Opposed - none. Motion Carried.
Motion by Sipples, second by Klein, to authorize Town Counsel Mike Wells to amend the Town of Killingworth Affordable Housing Agency Regulations for presentation and approval by the Board of Selectmen at a later date. Voting in favor - Sipples, Klein, Dudek. Opposed - none. Motion Carried.
3. Adjournment
Motion by Dudek, second by Sipples, to adjourn at 8:33 PM. Voting in favor - Dudek, Sipples, Klein. Opposed - none. Motion Carried.
The Killingworth Board of Selectmen held a special meeting on Wednesday, May 30, 2007, at the Killingworth Town Office Building, 323 Route 81, Killingworth. In attendance were First Selectman Martin Klein, Selectman Fred Dudek and Selectman Edward Sipples. Attorney Michael Wells, Tax Assessor Donna Shanoff and Regina Regolo were also present. First Selectman Klein called the meeting to order at 7:30 PM.
2. Affordable Housing Adjustments
Attorney Michael Wells noted he has reviewed the files for affordable housing. He noted the value for the homes is based strictly on the calculation contained in the regulations which is based on income. The variables for this are income, interest rate, taxes and insurance. Therefore, the starting values for each of the properties is exactly the same. Mr. Wells further explained to that value is added the recapture which is any improvement after 1993. He briefly reviewed how to figure the recapture. Attorney Wells also pointed out the regulations call for using the New Haven figures. At some point in time Killingworth was moved out of Middlesex County to New Haven County and is now moved back into Middlesex County. In New Haven County, the median income is $76,600 and Middlesex County is $93,000. The difference in the median income is significant between the 2 counties.
Attorney Wells noted changing to the Middlesex County will significantly increase the value of these houses much more than they were under New Haven County. The Affordable Housing Authority might want to consider whether or not it wants to do that right now. He also noted the Town's Regulations do not conform to State Statutes as written. The AHA has the authority to amend or change the Regulations. He explained, however, it is a double edged sword because if one of these homeowners wanted to sell, they would want the Middlesex County price but their tax bill would be lower with the New Haven price. Any decision made by the Affordable Housing Authority will effect these homeowners one way or the other.
Selectman Dudek asked if the Authority decided to stay with New Haven County, could a homeowner come back and demand to sell at the Middlesex County price. Attorney Wells replied he didn't think so. The Regulations only provides that the resale restriction would only be for 30 years. He indicated the Statute says 40 and he does not know why Killingworth Regulation says 30. There are also some issues with the formula that he briefly reviewed.
Attorney Wells pointed out the Authority must take into account is that if changing the measured area at this time builds a huge increase in all at once. Perhaps it should be done in a phased process. Selectman Dudek suggested maybe phasing it in 20 percent every year over a period of 5 years until it gets to the Middlesex County value at the end of 5 years.
Attorney Wells noted this is not a State Program and the Town is not getting any State funding and there isn't anything preventing the Town from using whatever measure it chooses to use.
First Selectman Klein noted he would prefer to remain in New Haven County and perhaps use a phased in process to get to Middlesex County. Attorney Wells also noted the Regulations would have to be changed to delete the reference to the Connecticut Mortgage Journal as it no longer exists.
There was discussion about how to go about phasing in a change from New Haven to Middlesex County.
There was discussion as to why the Town's Regulation doesn't conform to the Statutes. Ms. Shanoff noted Planning & Zoning drafted and approved the Regulation.
Attorney Wells defined again for the Board what "recapture" entailed. Ms. Shanoff noted that "recapture" figures in the past have varied from year to year and she isn't sure what should really be used.
It was noted when one of these affordable houses sells, it must be sold to someone who qualifies as an affordable home buyer.
The Affordable Housing Authority Chairman asked what happens if the Authority decides to stay in the New Haven County now, and a new affordable housing subdivision is proposed. Are those new houses automatically in Middlesex County or New Haven County?
There was further discussion regarding the Regulations and the process for changing the Regulations and getting the Town into the proper measuring county.
Motion by Dudek, second by Klein, to accept the New Haven area calculation for property assessment for the following five affordable homeowners - Vumback, Hajek, Kasper, Sepega and Mead. Voting in favor - Sipples, Klein, Dudek. Opposed - none. Motion Carried.
Motion by Sipples, second by Klein, to authorize Town Counsel Mike Wells to amend the Town of Killingworth Affordable Housing Agency Regulations for presentation and approval by the Board of Selectmen at a later date. Voting in favor - Sipples, Klein, Dudek. Opposed - none. Motion Carried.
3. Adjournment
Motion by Dudek, second by Sipples, to adjourn at 8:33 PM. Voting in favor - Dudek, Sipples, Klein. Opposed - none. Motion Carried.
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