Hamden Sells Blighted Property to Improve Neighborhood

The following is an article from the NH Register about a blighted property we were successful in acquiring and selling to buyer set to clean-up the land! By Ebony Walmsley, New Haven Register HAMDEN >> After more than a decade, a severely blighted property on Wintergreen Avenue will receive a makeover after the Legislative Council approved its sale early this month. The 831 Wintergreen Ave. property has been an eyesore in its community for several years, but new owner Brack Poitier plans to build a new home, according to town documents. Poitier, who works in construction and serves as chairman of the Planning and Zoning Commission, was not available for comment Tuesday. Poitier purchased the property from the town for $24,900. He must complete necessary blight improvements within 30 days after the closing of the sale and finish “overall improvements” within six months of the sale closing date. In a letter to the Legislative Council, Mayor Scott Jackson said “there will be great improvements to the physical home, the overall property and the surrounding neighborhood.” James Pascarella, legislative council president, said he’s “pleased the property sold.” “We’re happy someone can proceed and turn the property into a nice home,” Pascarella said. But Helen Demorro, of 810 Wintergreen Ave, was hopeful nobody would purchase the property. Her house sits diagonal across from the sold house. “We have a great view of East Rock Park. I was hoping the town would just let it be,” Demorro said. “Selling this blighted home and getting it cleaned up this season will be a visible benefit to the neighborhood surrounding it. Attacking blighted properties, with the force of law and serious determination, through citations, fines, liens and if needed foreclosure and sale, is something we take seriously and are committed to accomplishing,” said Curt Leng, chief administrative officer, in a prepared statement. Last year, the town initiated a sale to a potential buyer for $20,000, but that fell through because of “circumstances beyond the town’s control,” according to town documents. With a number of maintenance and anti-blight violations, the property is run down and needs a lot of work. Maintenance citations began on the Wintergreen Avenue property as early as 2002, according to Leng. Such violations include a lack of maintenance of the exterior structure, water entering the house, neglect of removal trash and inoperative appliances and lack of pruning of the property’s lawn and hedges. The property was also issued anti-blight violations for, creating substantial interference with the reasonable and lawful use and enjoyment of other space within the building or of other premises within the neighborhood, having missing or boarded windows, collapsing or missing walls, and overgrown plants in the front yard, among other things. The town enforced foreclosure actions on the property in 2010. While Pascarella wasn’t clear on why it took the property so long to sell, he did acknowledge its structure deterioration. “I think it might need to be razed and reconstructed,” Pascarella said. According to www.visionapprasial.com, the blighted house and property was appraised at $168,200 last year. Leslie Creane, town planner, said she’s happy to see the property return to the tax rolls. “It’s one more property that’s been remediated,” Creane said.

Hamden Pension Fund Informational Meeting

(Article from NH Register) By Phyllis Swebilius HAMDEN >> An informational meeting on the town's underfunded pension fund Wednesday night drew more than 100 people to Miller Memorial Library, including several in uniform. "The time's come to act," Mayor Scott Jackson told the Legislative Council. The fund is underfunded by $350 million and contains only 14 percent of what is necessary. Town bond counsel David M. Panico echoed the mayor's comment. "There is no more time for delay," he told the council, thogh a decision was not to be made Wednesday night. Details of the plan will be posted on the town's website today. Jackson said the Segal Co., hired to advise the town on its choices, is "comfortable dealing with billions, not millions" of dollars. "This is a 30-year plan," Jackson said. "What I asked for is a plan that will outlive me," he said. "The council will look at the components of the plan and modify it as they see fit. "One way or another the town of Hamden is getting out of this," he said. Chief Administrative Officer Curt Leng said the town's bond counsel has said the most inexpensive, viable option is: o Changing the cost of living adjustment, which this year went from 3 percent to 1.59 percent. o Putting more money into the fund. The town this year increased the contribution from $9.3 million to $12.5 million, the largest one-year increase to date. o Selling pension obligation bonds. Jackson told the council, "A (pension obligation bond) is a potential part of the solution that is in your hands." However, the bond is "not a magic wand," said town financial adviser Barry J. Bernabe. The issue is "black and white," Eric J. Atwater, Segal Co. vice president, said. There are about 500 people in the pension plan, mostly retirees, he said. Inaction now would deplete the fund in five years, according to Atwater. Residents, employees and retirees expressed their own ideas before the advisers spoke. Some were concerned about putting the town into debt and the potential effects on their property values and taxes. "Borrowing is risky," George Levinson said. Of the pension obligation bonding, Anne Sommer said, "I think timing is the key and there are a lot of risks involved. "The experts don't have a crystal ball. Nobody does," Sommer said. "This is a very, very serious decision." Bob Anthony, a Fire Department retiree, asked the council "to bond at the right time." Another resident said the unions have to make concessions. Town workers' pay is better than private employees and the benefits are "extraordinary," he said. Some warned a decision should not be made quickly. "Are we making a decision when we don't have enough information before us?" asked Michael Montgomery. Retired Police Chief John P. Ambrogio pointed out the problem goes back to the 1970s. He told the council, "You can't blame the unions." "The retirees that put in 20, 30, 40 years to the town of Hamden should feel comfortable that they're going to get the check once a month," said retired Police Chief Robert Nolan. The issue has been "kicked down the street for some time," United Public Service Employees Union representative Wayne Gilbert said. Sometimes the town put no money into the fund, he said. "The pension fund is a written contract ... a written promise," he said. Public employees do not earn more than the private sector, he said. "Yes, they get more sick days." At least three sets of concessions have been made by the unions, he said. "Real money was given back to this town by the employees," Gilbert said. "If you do nothing, we all go down." Joseph Cirillo, representing Town Hall workers with Local 2863 AFSCME, said the union has consistently contributed to the pension fund while concessions have been made in 10 years. "We've given up a lot." The union has a contract coming up. "We're nervous and concerned about the future," Cirillo said.

Hamden Tackles Pension Crisis

By Michael Bellmore mbellmore@nhregister.com / Twitter:@bandango HAMDEN — Hundreds showed up at the Miller Library Thursday night for a special meeting of the Legislative Council to hear the fate of Hamden’s pension fund. A presentation was given by SEGAL, a consulting company, detailing its recommendations to help keep the pension fund solvent. According to the presentation, Hamden has roughly $56 million in its pension fund. If it were fully funded, it would have more than $400 million invested for pensioners and current town employees. “If you don’t do anything, in five years or sooner, the pension fund is completely bankrupt and the town goes to pay-as-you-go to pay its benefits. “If we went to a pay-as-you-go, and actually paid it, it means tax increase upon tax increase for every year, for the next 30 years,” said Curt Leng, chief administrative officer. “If we do nothing and just pay our arc, next year we have to pay $28 million. So, essentially, what that equals in cash and mill rate, that would be a four mill increase in one year. The plan that was presented, if all the pieces can be negotiated properly, is a four mill increase over a six year period.” Leng said the town’s goal is to achieve financial stability in a fair way while minimizing the impact on taxpayers. Mayor Scott Jackson said the bottom line of this presentation is that the town, for the first time, has received qualified information on how to resolve the pension crisis. “There needs to be an influx of cash, there needs to be long-term financial discipline, and there needs to be a hard look at the benefits people are earning today and forward,” Jackson said. The long-term financial discipline Jackson refers to could be delivered by the town accepting a pension obligation bond from the state. This would bring $115 million to the town for debt servicing, but would also lock the town into paying the contributions it must pay in future budgets to solve the pension crisis. But this is just one piece of the puzzle. Leng said, “In order to achieve long-term solvency without dramatic tax increases or draconian benefit cuts, we would have to have a combination of an immediate injection of cash in the form of a pension obligation bond; we’d have to have a reduction in benefits negotiated with our unions; and we have to increase the town’s cash contribution.” For this to work, SEGAL’s presentation offered three plans for reducing new benefits for current and future employees: a defined benefit plan, which locks in pensions at 1.5 percent per year, a defined contribution plan, similar to a 401(k) with returns that depend on market realities, or a hybrid plan, which is a mix of the two. Current retirees’ benefits, according to SEGAL’s plan, will not be affected. What might be affected though, are pensioners’ cost-of-living adjustments. All plans presented by SEGAL that resulted in solvency required some change from the current 3 percent that pensioners have been receiving for decades. Michael Bellmore can be reached at 203-789-5282. Follow him on Twitter @bandango. “The biggest message that we wanted to get out to retirees, and I think that we did today, was that no one is trying to take anything away from people. “It’s just what percentage of increases moving forward can we all afford, to make sure you have a pension and that we can soundly, financially operate a town,” Leng said. “So we’re going to be looking at everything from 1, 1.5, 2, 2.5 and probably the quarter ratios in between to find out where’s the sweet spot that you can live with and that we can live with.” Robert Maturo, a retired police officer and president of Hamden Guardian Services Retirees Association, established to safeguard the pensions of retired police and firefighters, said he wasn’t surprised by the options presented by SEGAL. Doing nothing, he said, is an option long gone. He said while any changes to current pensioners’ benefits are a point of contention, bonding and new benefit adjustments are a must. He was especially hopeful about a pension obligation bond forcing future councils to pay into the pension fund. “We’re past the point of pointing fingers and blaming people,” Maturo said. “We need to work together. We need to get a plan that’s viable and that keeps the fund healthy for the next 50 years for all the town employees.” Michael Bellmore can be reached at 203-789-5282. Follow him on Twitter @bandango.

SnowtoriousBIG 2013

Love that name for the storm - very funny. In serious business, the Town has spent the last two days preparing for this storm on every front - ranging from Public Works, to Guardian Services, to Human Services and more. Communication efforts to get the latest and most comprehensive information on Town snow regulations and safety tips has gone well and the Mayor Declared a State of Emergency for the Town at 3:00 pm. Hoping to get someone to help with snow this time - if it's a foot and a half I really don't want to break my back ... We shall see.