Saco City Council Meeting - October 21, 2025: Audit Workshop, Public Hearing on Rent Hikes, and Short-Term Rental Debate
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Saco City Council Meeting - October 21, 2025
The meeting began with a workshop on the Fiscal Year 2024 audit presentation from RKO, followed by the regular council session. Public comments focused on proposed rent increases at Blue Haven Mobile Home Park, and council discussed short-term rental regulations, administrative code updates, and other city business.
Consent Calendar
- No consent items were presented.
Public Comments & Testimony
- Terry Dunham (30 Pheasant Road): Expressed concern about the fourth rent increase in 3.5 years at Blue Haven, noting a $160/month increase and the financial strain on fixed incomes.
- Shane Morningstar (30 Pheasant Road): Voiced opposition to a proposed $110/month hike without service improvements, citing poor road maintenance and personal financial challenges.
- Richard Goslin (7 Missouri Circle): Called the increase "outrageous" and requested an emergency moratorium, noting the rent would rise from $300 to $660/month.
- Lisa DeRocher (18 Pine Haven Street): Described a "crisis" of unaffordable park rent, stating the increase would exceed her mortgage payment, and asked for a cap on rent hikes.
- ML Leach (19 Gallant Drive): Stated the rent increase forced her to abandon plans to retire in 2026.
- Maurice Burroughs: Complained about unaddressed maintenance issues (overhanging branches, lawn ruts, debris) and a lack of services despite rising rent.
- Kelly Archer (185 Bradley Street): Accused city officials of stalling on several issues (contract zones, Deering Trust violations, code enforcement), demanding action on illegal activities and lack of transparency.
- Sarah Melanger (31C Pheasant Road): Asked the council to specify what information they need to consider a moratorium on rent increases.
- Nancy Morse (21 Gallant Drive): Stated that the mobile home park has been affordable housing for 51 years, but management is threatening that.
- John Vright (1 Gallant Drive): Thanked organizers and the council for listening, asking them to use their legal power to help the community.
Discussion Items
- FY24 Audit Presentation (RKO) : The audit received an unmodified (clean) opinion. No material weaknesses or significant deficiencies were found. General recommendations included improving vendor documentation for federal grants and school payroll processing documentation. The general fund balance increased by $3.4 million to a 21.4% unassigned balance (above the 16.67% target). Property tax collection rates remained high. Councilor Hatch noted that the fund balance increase partly resulted from unfilled positions. Interim Finance Director Judy provided updated projections showing current unassigned balance at 18% after subsequent budget use and commitments for infrastructure ($500,000) and affordable housing ($200,000).
- Action Item A – Street Acceptance (Omari Court/Dupey Drive) : Councilor Johnston moved to accept the streets per Chapter 186. The interim administrator noted final legal review and easements are pending. The item was tabled (4-0) until legal issues are resolved.
- Action Item B – General Assistance Amendments (First Reading) : Councilor Edwards moved to approve first reading of updates to Chapter 112 Appendices, setting a public hearing for November 10, 2025. Approved 4-0.
- New Business A – Short-Term Rental Discussion : Staff presented a report from GP Cog and PAX. Councilor Johnston expressed concern over unlicensed STRs reducing long-term housing, especially downtown. Councilors discussed impacts on housing supply, neighborhood character, enforcement costs, and the need for a clear policy direction (encourage or discourage). Councillor Hatch suggested looking at penalties and other municipalities. The item will return with redlined ordinance proposals and cost estimates.
- New Business B – Proposed Updates to Administrative Code (Chapter 4) : Staff presented revisions based on previous council input, including updates to the org chart, legal division placement, gender-neutral language, and consistency in appointment provisions. The next step is a redlined version. Discussion scheduled to return early November.
- Administrative Update : Included notice of a special election for Ward 3 (Jan 13, 2026), November 4 election details, removal of Main Street road safety demo on Oct 29, fire department coloring contest, new public works project webpage, Factory Island tour (Oct 25), and recognition of Code Enforcement Appreciation Month.
Key Outcomes
- Minutes Approved : September 22, 2025 minutes approved 4-0.
- Street Acceptance Tabled : Motion to table passed 4-0 until easements are finalized.
- General Assistance Amendments : First reading approved 4-0; public hearing set for November 10, 2025.
- Short-Term Rental Regulations : Council directed staff to bring back a redlined ordinance and cost analysis for further discussion.
- Administrative Code Updates : Staff will present a redline version incorporating council feedback, expected in early November.
- Public Comment : Council acknowledged the many comments on Blue Haven rent increases; plans to develop emergency moratorium language based on testimony.
- Meeting Adjourned : 8:13 PM.
Meeting Transcript
Good evening everyone and welcome to the Sacco City Council meeting for Monday, October 20th at 6 30 p.m. Before we call the regular meeting to order, we do have a workshop tonight, which is our fiscal year 24 audit presentation. And with us this evening, we do have interim city administrator Cole Prescott, as well as RKO who will give us a presentation. Thank you. Thank you. Appreciate your spending the time with us this evening. As normally I brought friends. So we have our interim treasurer as well as our interim finance director with us, as well as RKO here to go over the fiscal year 24 audit report. Before we get too far into this, just wanted to throw it out there that we know this is a little bit uh it's been a long journey to get here, but we're here tonight. So I really before we get started, I think we should just put it out on the table if there's anything we want to say about timing, and then just stick to the numbers tonight if we can counselor Hatch. Thank you, Mayor McPhil. I I just want to echo those sentiments. I think that uh we can all acknowledge for the uh benefit of the public that uh things were not um this report was not filed in a timely fashion. We understand that uh we've been in contact with our auditors. Um I think there are several reasons that we understand created this this issue. So I I agree. I think that should not be a point of of conversation this evening. I think we just let's look at the numbers and let's uh let's move forward. Uh I would I would say that in hopes that our outstanding uh 2025 audit is uh in full swing and that uh we we can receive that in a in a more timely uh fashion. So thank you. Thank you. Thank you. So at this point I'll hand it off to RKO and during the presentation we may hear from Judy and Ryan as well. Thank you. Okay. Thank you. Um tonight I'm gonna go over the 2024 uh fiscal results. Uh I'm gonna describe a little bit about the audit process, um, where we landed at the end of the fiscal year in terms of any comments in our report, any recommendations, and then also discuss some of the highlights uh for fiscal year 24 in terms of fund balance and things like that. Um so I guess I'll just kind of dive right into the slide here, which is the summary of the audit results. Um the purpose of an audit is basically to render an opinion as to whether or not the financial statements are fairly stated in all material respects in accordance with all accounting standards and practices. Um I use the phrasing in all material respects because basically that's our way of saying it's there's a margin of error built into what we do. We don't test 100% of transactions, we do a risk-based approach, we take our samples in the riskiest areas, um, consider dollar amounts, dollar thresholds, and that's where we focus our our testing. Um so it's not an absolute opinion, um, but it we do render an opinion, and what you see in that first bullet point there is an unmodified opinion, basically means it's a clean opinion. We don't have anything to disclose anytime we have to modify our opinion or add to our audit reports, usually indicates something's bad, and then we have to clarify it and add some additional context to it. But an un unmodified opinion is exactly what you want to hear. One of the other things that's kind of accompanying the audit reports is the reports required by government auditing standards. Under those government government auditing standards, we're required to put any findings or recommendations into three categories. These findings or recommendations are typically a result of our testing of internal controls, which is a risk assessment process. We're trying to figure out what policies and procedures you have in place where there might be some weaknesses and chances for error or even potentially fraud. As I mentioned, we're required to put those recommendations into three categories, the most severe being a material weakness. Those are things that you want to take action on immediately and correct and implement policy and procedure to remedy those as soon as possible. The next level down would be significant deficiencies. These are things that are not quite as urgent, but still should be, you should take attention, take their pay attention to them, and create some kind of plan to correct them in a timely manner. And then the third level is just kind of this general comments, general recommendations, kind of best practices, things that we think you can do to improve your operating efficiency and to minimize risk. So I'm happy to report there were no material weaknesses, there were no significant deficiencies for fiscal year 24. We did have some other comments, just kind of general recommendations falling into that lowest tier. The first being is a federal funding comment regarding vendor documentation. Under most federal grants, you're required to verify that the vendor you're paying is a is not suspended or debarred under the federal guidelines. And one way you can do that is by checking the the SAM.gov website and documenting and searching and making sure that vendor is not suspended or debarred. Another way you can verify that is by having them sign a certification and a testing that they are not suspended or debarred.
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