Due to illness and travel, posting of the remainder of this series was delayed. We apologize for any inconvenience.
(Editorial Note: Debbie Campbell works for a financial network that funds affordable housing of various economic models throughout the country. Terry Cohen’s prior legislative advocacy efforts included programs focused on increasing economic self-sufficiency of women, families and lower income individuals.)
Below this post are the first two installments that chronicled the timeline of events concerning “The Bricks,” a property in the Church Street area accepted by the city as a donation. A number of citizens have expressed concern that $1.8 million dollars of state money may be spent on less than 10 units of affordable rental housing units and question whether governments should be landlords. Others are concerned about putting more rentals into a neighborhood already distressed by a serious lack of homeownership and job opportunity.
In our efforts to promote meaningful discussion on these issues, rehabilitation of the Bricks has moved forward without what we believe to be the requisite oversight and transparency by elected representatives that citizens expect and deserve. The timeline picks up after the October 6, 2008, work session where consensus was not taken on how to move forward with the Bricks.
October 7, 2008 – Daily Times article reports on October 6, 2008, work session (“Bricks to become temp housing”), erroneously stating that “The City Council agreed that they want to see ‘The Bricks’ turned into temporary housing to prepare low-income renters for homeownership.” No consensus was taken by Council President Smith to that effect, and one council member actually expressed concern about “incubators” (housing intended to prepare residents for the next step in self-sufficient housing).
December 17, 2008 – City administrator emails copies of proposed Bricks RFP and Lease Agreement to council with a request for comments by December 30. (NOTE: The request to supply this information to council was where the October 6, 2008, work session ended, not with a consensus to move the RFP forward. For differing reasons, neither of us had seen the email with the documents. If we had, we would have supplied comments or at least responded that we had none. Either way, it was our belief that Council President Smith would bring the RFP and lease for discussion and consensus prior to any official action, since council had not acted as a body on it yet.
Post December 17, 2008 – We heard nothing for months, but given the long lapses of information to council on the Bricks previously, this did not seem all that unusual. However, come summer, the silence did seem odd and inquiries resumed.
June 12, 2009 – Campbell emails Mayor Ireton and asks for a status report on the Bricks because an update on the Bricks is scheduled for a CSAFE neighborhood meeting. No response was received.
June 25, 2009 - Campbell emails Mayor Ireton again for an update on the Bricks. Mayor Ireton responds he will check with City Administrator John Pick and have him follow up.
August 4, 2009 – Assistant City Administrator Loré Chambers sends email to Council President Smith and Vice President Comegys about mapping revitalization plans for Church, including the Bricks, advising that Homes for America, Inc. is “proceeding with environmental assessment.” Mayor Ireton and City Administrator John Pick are copied on email. Mayor Ireton adds to email and asks that the email thread be copied to council.
August 4, 2009 – Chambers forwards email to three remaining council members, with copies to the mayor and Pick. Campbell sends a “Reply All” email to Chambers requesting that an update on the Bricks be put on a work session agenda. (Smith and Comegys accidentally not included on this email because they were not on recipient list of one sent by Chambers.) Chambers emails reply only to Campbell that she will ask Pick to get the update on an upcoming work session agenda.
August 8, 2009 – Chambers makes update presentation on the Bricks at CSAFE neighborhood meeting.
Post August 8, 2009 – The Bricks does not come to a work session agenda. The next council hears about the Bricks, a request comes in September 25, 2009, to place a resolution on the September 28, 2009, legislative session agenda as an “emergency item” to allow Homes for America to submit a grant application to the state on behalf of the City for funding predevelopment costs on rehabilitating the Bricks.
As you can see from this installment, the summer of 2009 was the first real indication for council as a whole that something was moving with the Bricks and that it was Mayor Ireton who started the information sharing after he received Councilwoman Campbell’s inquiries.
In our next post on the Bricks, we’ll start with the September 25, 2009, request to add the Bricks as an “emergency item.” This was when we learned what had transpired while council as a body received no updates.
Sunday, November 8, 2009
Monday, November 2, 2009
A Fuller Discussion on “The Bricks” – Part 2
(Editorial Note: Debbie Campbell works for a financial network that funds affordable housing of various economic models throughout the country. Terry Cohen’s prior legislative advocacy efforts included programs focused on increasing economic self-sufficiency of women, families and lower income individuals.)
In our previous post (below) on “The Bricks,” the Church Street area property that the City accepted as a donation, we started a timeline of what was considered in making that acceptance. Although we are both strong supporters of affordable housing, we had a variety of concerns about what was proposed by the Tilghman administration.
This is a building in need of serious rehabilitation in a neighborhood desperately in need of the stability that comes from home ownership and business. What would be its most beneficial use and using what public-private model? What would be the best use of taxpayer dollars and should any be involved? How could we limit or eliminate liability for the City?
In this installment, our timeline picks up in October 2008:
October 6, 2008 – Daily Times pre-work session article
October 6, 2008 – Work session on how to move forward with the Bricks.
Assistant City Administrator Loré Chambers did the presentation and informed us she met with Homes for America, Inc., in May of 2008 for ideas on what to do with the building. (Homes for America, Inc., is a non-profit developer of affordable housing, which has done other projects in Salisbury.)
Mrs. Chambers presented three options to council:
1. Turnkey project turned over to a developer
2. Long-term lease for a company to manage
3. Combination of one and two, similar to Mitchell Landing (the only city-owned affordable housing complex, 24 units started as new construction about 20 years ago).
She covered specifics about the condition of the building and said that the administration wanted council to approve Option 3. (NOTE: Council took no action.)
Homes for America, Inc., provided cost estimates in the range of $1.8 million. Mrs. Chambers said that a representative from the Department of Housing and Community Development had visited the site and felt it was a $2 million project. The building would have to be reconfigured in order to accommodate about 10 units.
The council still had not reached consensus about how to proceed or what the best and highest use of the property would be.
While it was good to learn the costs and ideas associated with the concept the administration was pushing, it drove the focus away from a richer discussion about options for the Bricks. Instead of considering possibilities such as a mixed use of residential and commercial, government use rolling over into private sale, selling outright to a for-profit enterprise or non-profit, etc., the discussion centered around a long-term, city-owned affordable housing complex with a price tag of $1.8 million as if it were an actual proposal.
Although we raised important issues about liability and other logistical considerations, Council President Smith asked Mrs. Chambers if the matter was time-sensitive. Mrs. Chambers said “no” but that the administration wanted to issue a Request for Proposal (RFP).
Campbell said it would be helpful to see the RFP and lease being proposed.
Council President Smith typically takes a straw vote poll to establish if consensus was reached to take a next interim step or to move something forward.
That did not happen.
Smith closed by asking the administration to get the documents back to council and said, “That’ll push it right along.”
In our next post, we’ll pick up the timeline from this point since October 6, 2008 was the last time council met to discuss the Bricks until council learned in late September 2009 that a contract to move ahead with development of “The Bricks” and two change orders had been signed by Mrs. Smith in her capacity as council president.
In our previous post (below) on “The Bricks,” the Church Street area property that the City accepted as a donation, we started a timeline of what was considered in making that acceptance. Although we are both strong supporters of affordable housing, we had a variety of concerns about what was proposed by the Tilghman administration.
This is a building in need of serious rehabilitation in a neighborhood desperately in need of the stability that comes from home ownership and business. What would be its most beneficial use and using what public-private model? What would be the best use of taxpayer dollars and should any be involved? How could we limit or eliminate liability for the City?
In this installment, our timeline picks up in October 2008:
October 6, 2008 – Daily Times pre-work session article
October 6, 2008 – Work session on how to move forward with the Bricks.
Assistant City Administrator Loré Chambers did the presentation and informed us she met with Homes for America, Inc., in May of 2008 for ideas on what to do with the building. (Homes for America, Inc., is a non-profit developer of affordable housing, which has done other projects in Salisbury.)
Mrs. Chambers presented three options to council:
1. Turnkey project turned over to a developer
2. Long-term lease for a company to manage
3. Combination of one and two, similar to Mitchell Landing (the only city-owned affordable housing complex, 24 units started as new construction about 20 years ago).
She covered specifics about the condition of the building and said that the administration wanted council to approve Option 3. (NOTE: Council took no action.)
Homes for America, Inc., provided cost estimates in the range of $1.8 million. Mrs. Chambers said that a representative from the Department of Housing and Community Development had visited the site and felt it was a $2 million project. The building would have to be reconfigured in order to accommodate about 10 units.
The council still had not reached consensus about how to proceed or what the best and highest use of the property would be.
While it was good to learn the costs and ideas associated with the concept the administration was pushing, it drove the focus away from a richer discussion about options for the Bricks. Instead of considering possibilities such as a mixed use of residential and commercial, government use rolling over into private sale, selling outright to a for-profit enterprise or non-profit, etc., the discussion centered around a long-term, city-owned affordable housing complex with a price tag of $1.8 million as if it were an actual proposal.
Although we raised important issues about liability and other logistical considerations, Council President Smith asked Mrs. Chambers if the matter was time-sensitive. Mrs. Chambers said “no” but that the administration wanted to issue a Request for Proposal (RFP).
Campbell said it would be helpful to see the RFP and lease being proposed.
Council President Smith typically takes a straw vote poll to establish if consensus was reached to take a next interim step or to move something forward.
That did not happen.
Smith closed by asking the administration to get the documents back to council and said, “That’ll push it right along.”
In our next post, we’ll pick up the timeline from this point since October 6, 2008 was the last time council met to discuss the Bricks until council learned in late September 2009 that a contract to move ahead with development of “The Bricks” and two change orders had been signed by Mrs. Smith in her capacity as council president.
Sunday, November 1, 2009
A Fuller Discussion on “The Bricks” – Part 1
(Editorial Note: Debbie Campbell works for a financial network that funds affordable housing of various economic models throughout the country. Terry Cohen’s prior legislative advocacy efforts included programs focused on increasing economic self-sufficiency of women, families and lower income individuals.)
As noted in today’s Daily Times, we are presenting a full discussion on “The Bricks” since Op-Eds have been limited to 500 words. The discussion is multi-faceted, so we were only able to touch on a few highlights in the newspaper space allowed.
Our first post on “The Bricks,” a property located at 502 E. Isabella St. (intersection with Church Street) provides some earlier background and timeline information to help citizens understand the discussions about what to do with the property and the context for later events. Because the information is extensive, additional posts will follow either today, tomorrow, or both, to make for more digestible reading.
Both of us are committed to stimulating sustainable affordable housing efforts, as demonstrated in many council discussions, such as ensuring affordable housing needs are addressed in annexation agreements. Like growth, however, how and where affordable housing is developed is critical to its success.
For example, we asked questions about zoning standards in November 2007. The issue of parking for nine apartment units still has not been properly vetted.
Prior to November 2007 – Various discussions, including administration talks with then-property owner Gee Dunsten about property donation and Cathedral of Love about making the building affordable housing (discussions as noted by then-Mayor Tilghman at November 26, 2007 legislative meeting).
November 5, 2007 – Council discusses donation of the Bricks at its work session. General discussion about City’s role in ownership, working with developers and/or non-profit agencies, and zoning questions, including setbacks and parking.
November 26, 2007 – Council unanimously passes Resolution 1598 as amended. The amendment, moved by Campbell and seconded by Cohen, stated that the City “will endeavor to partner with a housing nonprofit for renovation, management and ownership."
The amendment, which opened up options for the City to put the Bricks into an ownership opportunity for a private entity, passed with votes of support from Campbell, Cohen and Smith. Campbell and Cohen raised possibilities of working with Salisbury Neighborhood Housing (SNHS) and/or Habitat for Humanity, either to create an “incubator” for home ownership in the Church Street area or placing it in their ownership for rental or ownership opportunities. (Editorial note: ownership opportunities would include, for example, owner-occupied condo units, with or without commercial space on the first floor.)
Shields and Comegys abstained from voting for the amendment. Shields raised concerns about SNHS, and Comegys said council was there to accept a donation, not discuss what was planned for the building.
April 11, 2008 – Appraisal puts value of the Bricks, now in City ownership, at $227,000.
October 6, 2008 – The Daily Times publishes pre-council work session article, stating that then-Mayor Tilghman said the building could serve as transitional homes for first-time homebuyers who might later move into Habitat for Humanity homes.
(Note: In an email dated September 29, 2009, Assistant City Administrator stated that Habitat does not have an active role in the project. Therefore, it is speculated that individuals from the project might be eligible for home ownership through Habitat or SNHS, but there is no current plan in place nor does there appear to be any meaningful discussions yet held for encouraging that to happen.)
In our next post, we’ll start with the October 6, 2008, work session discussion. Please feel free to call us or email us with any questions using the links and contact information on the right side of this web page.
As noted in today’s Daily Times, we are presenting a full discussion on “The Bricks” since Op-Eds have been limited to 500 words. The discussion is multi-faceted, so we were only able to touch on a few highlights in the newspaper space allowed.
Our first post on “The Bricks,” a property located at 502 E. Isabella St. (intersection with Church Street) provides some earlier background and timeline information to help citizens understand the discussions about what to do with the property and the context for later events. Because the information is extensive, additional posts will follow either today, tomorrow, or both, to make for more digestible reading.
Both of us are committed to stimulating sustainable affordable housing efforts, as demonstrated in many council discussions, such as ensuring affordable housing needs are addressed in annexation agreements. Like growth, however, how and where affordable housing is developed is critical to its success.
For example, we asked questions about zoning standards in November 2007. The issue of parking for nine apartment units still has not been properly vetted.
Prior to November 2007 – Various discussions, including administration talks with then-property owner Gee Dunsten about property donation and Cathedral of Love about making the building affordable housing (discussions as noted by then-Mayor Tilghman at November 26, 2007 legislative meeting).
November 5, 2007 – Council discusses donation of the Bricks at its work session. General discussion about City’s role in ownership, working with developers and/or non-profit agencies, and zoning questions, including setbacks and parking.
November 26, 2007 – Council unanimously passes Resolution 1598 as amended. The amendment, moved by Campbell and seconded by Cohen, stated that the City “will endeavor to partner with a housing nonprofit for renovation, management and ownership."
The amendment, which opened up options for the City to put the Bricks into an ownership opportunity for a private entity, passed with votes of support from Campbell, Cohen and Smith. Campbell and Cohen raised possibilities of working with Salisbury Neighborhood Housing (SNHS) and/or Habitat for Humanity, either to create an “incubator” for home ownership in the Church Street area or placing it in their ownership for rental or ownership opportunities. (Editorial note: ownership opportunities would include, for example, owner-occupied condo units, with or without commercial space on the first floor.)
Shields and Comegys abstained from voting for the amendment. Shields raised concerns about SNHS, and Comegys said council was there to accept a donation, not discuss what was planned for the building.
April 11, 2008 – Appraisal puts value of the Bricks, now in City ownership, at $227,000.
October 6, 2008 – The Daily Times publishes pre-council work session article, stating that then-Mayor Tilghman said the building could serve as transitional homes for first-time homebuyers who might later move into Habitat for Humanity homes.
(Note: In an email dated September 29, 2009, Assistant City Administrator stated that Habitat does not have an active role in the project. Therefore, it is speculated that individuals from the project might be eligible for home ownership through Habitat or SNHS, but there is no current plan in place nor does there appear to be any meaningful discussions yet held for encouraging that to happen.)
In our next post, we’ll start with the October 6, 2008, work session discussion. Please feel free to call us or email us with any questions using the links and contact information on the right side of this web page.
"The Bricks" Information Coming at Noon
In coordination with our Op-Ed in today's Daily Times, we will be posting more information about the Church Street area property known as "The Bricks" at noon today. We apologize for any inconvenience this causes early morning readers.
Thank you for your patience.
Thank you for your patience.
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