Response to Questions from Sand Castle Condominiums Phase VI HOA
Topic 1: Property Values
Discussion: Unfortunately this is typically the first thought response when public housing is
proposed as an addition to an existing community. Galveston property values in general and
Sand Castle VI Condos specifically are already severely depressed. As owners we harbor a fear
that public housing directly adjacent to our properties will result in further degradation of our
remaining values. It is a well known fact that in general, people who rent (versus owning and
inhabiting their property) have no vested interest in maintaining the property because it is not
their own. Our fears also stem from concern about the potential for increase in crime in our
immediate neighborhood. This concern is based on published statistics regarding the
disproportionate number of times police were called out to address problems in public housing
communities when compared to problems in other parts of town.
Question: What assurance (specific to this site) can the GHA provide the Sand Castle VI Condo
owners that existing neighborhood values will be maintained or improve as a result of the
project?
Vacant lots and dilapidated properties can have negative effects on the surrounding
properties due to neglect and the potential for crime. Developing the vacant lots or
rehabilitating existing structures will remove this blight and help improve the character
of the neighborhood. Additionally, numerous studies have shown that it is not the
building of public or affordable housing that diminishes property value but the condition
and maintenance of the property.
GHA currently owns, operates, and manages 34 scattered sites within a variety of
Galveston neighborhoods. Photos of these sites showing the condition of our properties
are available at http://www.ghatx.org/operations/scattered_sites.html.
Topic 2: Property Management
Discussion: The issue of property management is also related to the Sand Castle VI owners as
explained in Topic 1, property values. We presently do not know or understand how
management of public housing works. We hope that any new housing and related peripheries
configurations are planned for the eight (8) lots on the property beyond those described in the
at sort of population
exercised on initial and future project population of people, pets or vehicles.
Questions:
A) What specific building configurations are proposed for the eight 83rd Street lots?
The type of building configurations that are being proposed are 3-‐BDR/4-‐BDR 2 bath
single family dwellings.
B) What is the general ongoing property (maintenance) management program proposed
for this site? How will the program be implemented and enforced?
The sites will be managed by the Galveston Housing Authority. However, the GHA Board
may consider utilizing a private management company as more scattered site housing is
developed. GHA takes great pride in the management and maintenance of its existing
scattered site units and these units will be maintained and managed with the same
standard and will be subject to HUD public housing regulations .
C) How is residency monitored to ensure that those who initially qualified to live at the
site are in fact the only individuals living there?
GHA maintenance and management staff frequently inspect the units to ensure that the
grounds are maintained in good order and that good housekeeping standards are in
effect. As a result, GHA staff are also able to monitor who is living at the site. In
addition, GHA conducts a formal annual unit inspection and a household recertification
to ensure that the correct family members are on the lease and living in the unit.
D) What are the specific numbers of individuals that may inhabit specific types of housing
units?
Bedroom Size Persons in Household: (Min) Persons in Household (Max)
3 Bedrooms 3 6
4 Bedrooms 4 8
E) How will pets and vehicles within the site be limited and controlled?
The following are the types of pets that tenants are allowed to have on the premises.
Tenants are permitted to have no more than one type of pet.
1. Dogs: maximum number of 1, maximum adult weight: 15 pounds, must be housebroken,
must be spayed or neutered, must have all required inoculations, must be licensed as specified
now or in the future by State law and local ordinance.
2. Cats: maximum number of 1, must be declawed, must be spayed or neutered, must have all
required inoculations, must be trained to use a litter box or other waste receptacle, must be
licensed as specified now or in the future by State law or local ordinance.
3. Birds: maximum number of 1, must be enclosed in a cage at all times.
4. Fish: maximum aquarium size: 20 gallons, must be maintained on an approved stand.
5. Other, (Rabbit , Guinea Pig, Hamster, Gerbil, Turtle): maximum number of 1, must be
enclosed in an acceptable cage at all times, must have any or all inoculations as specified now or
in the future by State law or local ordinance.
Currently, of the 34 units of scattered sites housing, four residents own pets.
Topic 3: Elevation
The nominal elevation of our 83rd Street garage floors is 8 feet above sea level, significantly
below the designated base flood elevation of 11 feet for Galveston. We experienced about 3 ½
feet of flood water in the three northern most buildings during Ike. We believe the proposed
GHA project is located in flood zone AE. It appears to be equal or lower in elevation than our
83rd Street garage floors. The site the GHA is considering purchasing presently serves as run-‐off
relief and an excessive water retention area for storm events occurring in our area. We have
concerns regarding the methods the GHA may use for flood mitigation, not only for this
proposed taxpayer funded project but for neighbors of the proposed project. If the site is to be
built up to the base flood elevation with dirt and/or concrete fill prior to building construction
the process will create a threat of excessive run-‐off affecting (flooding) neighbors. If the land is
not built up and only pilings are used for building elevation we can attest from personal
experience that there is most definitely a threat to personal property located within the lower
(grade) level of the site.
Questions:
A) What specific methods will be used for flood mitigation on the eight lot project?
What specific elevations above sea level will be applied to the mitigation process?
At this time the housing authority does not have engineered site plans for this site. The
design of each site will be developed to mitigate flood hazards on-‐ and off-‐site as this is
required by HUD and the City of Galveston. Final review and approval of the engineered
plans will be handled by the City of Galveston during the permitting process.
Topic 4: Existing Available Housing
There are possibly enough houses and in some cases multiple residence units available for sale
to fill the perceived need of the GHA that could be purchased at current pricing typically lower
than replacement cost. Many could be inhabited immediately. Others may require some rehab
but most likely at a cost lower than new construction.
Questions:
A) What diligent efforts has the GHA implemented to identify and survey all properties
presently for sale on the island that fall within the cost ranges proposed for these new
structures?
What results (hard data) has lead the GHA to conclude that building such a large
quantity of new housing units in lieu of utilizing readily available resources?
The housing authority, through a third party realtor, has been and will continue to
search for vacant lots, properties that can be rehabilitated, or units that can be
demolished for new construction . As an affordable
housing agency subject to HUD regulations, GHA must follow 24 CFR 941.202, Site and
Neighborhood Standards, when identifying potential sites for acquisition. In addition,
the GHA Board of Commissioners has approved a Site Selection Criteria which
established the guidelines that the housing authority is using to identify sites.
Attachments
GHA Scattered Sites Selection Criteria