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Agenda and Minutes 2008-03-01 Community Preservation Committee (Revised) Agenda DATE: Saturday, March 1, 2008 TIME: 10:00 AM PLACE: Lilly Library Meeting Room, 19 Meadow Street, Florence Contact: Jack Hornor, Chair, Community Preservation Committee Jack@JackHornor.com Bruce Young, Community Preservation Planner byoung@northamptonma.gov Agenda 2008 first round applicant project proposal presentations: Valley CDC First Time Homebuyers Housing Project 10:00am-10:30am First Churches Historic Restoration Project 10:30am-11:00am Horace Lamb Historic Restoration Project 11:30am-12:00pm Housing First Community Housing Project 12:00pm-12:30pm Lunch 12:30pm-1:00pm Forbes Library Historic Restoration Project 1:00pm-1:30pm Housing Partnership Community Housing Strategic Plan 1:30pm-2:00pm Habitat for Humanity Community Housing Project 2:00pm-2:30pm Turkey Hill Open Space Acquisition Project 2:30pm-3:00pm Sheldon Field Open Space and Recreation Project 3:00pm-3:30pm Discussion on early project recommendations 3:30pm-4:00pm Elm Street District Historic Preservation Project 4:00pm-4:30pm All other business 4:30pm-5:00pm * Revision-The CPC will discuss and vote on whether they should make an early recommendation on the Turkey Hill Open Space Acquisition Project and the Sheldon Field Open Space and Recreation Project. The applicants have requested that the CPC consider early recommendations so they can fulfill matching fund contract agreements and project closure deadlines. For additional information please refer to the Community Preservation Committee website: http://www.northamptonma.gov/gsuniverse/httpRoot/comm/ 1 MINUTES Community Preservation Committee Date: Saturday, March 1, 2008 Time: 12:30 pm Place: City Hall, 212 Main St., Council Chambers Members Present: Tom Parent, John Andrulis, Fran Volkmann, Lily Lombard, Don Bianchi, George Kohout, Mason Maronn. Staff: Michael Cote, Planning and Development UMass-Amherst Student Intern 1. MEETING AGENDA Fran Volkmann opened the public hearing at 12:45 pm. She began by thanking the CPC board, applicants and members of the public for being present due to the snowstorm. Fran Volkmann opened discussion to reschedule 3 application reviews for: 5:15 PM – 5:45 PM: Discussion of First Churches Historic Restoration Project with applicant 5:45 PM – 6:15 PM: Discussion of Valley CDC First Time Home buyers Housing Project with applicant 6:15 PM – 6:45 PM: Discussion of Horace Lamb Historic Restoration Project with applicant Upon motion by Don Bianchi and second by Lily Lombard, the board voted unanimously to reschedule the three applicants for regular special session Wed. March 12, 2008 at 5:15 pm. 2. FORBES LIBRARY Fran Volkmann opened the Forbes application and called Janet Moulding, Forbes Library Director, to the podium. Fran Volkmann briefly explained purpose of CPA and how percentages mandated to be distributed. Advised Moulding that the application is asking for nearly all of the CPC funds, which may conflict with the mandate. Russ Carrier, Forbes Library Trustee, introduced project and application and notes the Forbes Library Board of Trustees are present in the audience. Carrier started with short history of the library, including purpose and charter. Refers CPC board to review page 10 of the application and multi-purposes of the rehabilitation requests. Discussed architecture needs. He closed with intro to hired architect, who speaks about architectural issues described in application. Fran Volkmann. Thanked the Trustees and informs them the board has more questions about application's scope. George Kohout. Can project progress in phases? If so, what would Phase 1 priority be? Architect. Yes, but would need to reapply for funds annually. Also, set up costs run at about 30% of project costs. If it were phased, costs would surely over run. 2 Fran Volkmann. Where have past Capital Improvement funds come from if not the City? Carrier. Fundraisers and donors, mostly. Fran Volkmann. How much has been raised? Carrier. $1 million or so, which was spent on internal infrastructure. Fran Volkmann. Could you request from the Capital Improvements Council for more money? Carrier. Yes, Forbes applies annually. The problem is the architecture is at a critical stage. Don Bianchi. Regarding priority of project, is criteria for this application based in public health and safety? Architect. Yes, gravity is the only thing holding certain sections together. Don Bianchi. Which structural issues can wait? Can you come up with a dollar amount that can be prioritized? Architect. Maybe. John Andrulis. I see the schedule is through 2009. Maybe the project could be pieced together? Carrier. Depends on future CIP meetings. Fran Volkmann. The board is sold on the importance of the library. However, what the board needs is a problem solving session to help with the issue of the amount of the project. Maybe March 12th will be OK for the Trustees to submit a new proposal? The Forbes Library Trustees individually thanked the board for their time. 3. HOUSING PARTNERSHIP Fran Volkmann opened the public hearing with the Housing Partnership Community Housing Plan Project. Peg Murray of the Partnership presented the application to the board. Fran Volkmann (to the board). Are the Partnership's answers to the CPC's questions regarding application details sufficient? Are there additional questions or discussion for the Partnership today? George Kohout. What do you think would be the actual dollar outlay to be? In other words, could the CPC grant $35k as a ceiling? Murray. Yes, but that depends on external job estimates. George Kohout. I think once those estimates are in, we would be in a better position to award the money. Don Bianchi. Why does the Partnership need $35k and not $22k or $25k as these estimates suggest? Murray. Next bids are expected to go over these initial first round of estimates. Also, past experience shows that cost over runs are common with these types of projects. Purpose of the the request is to shift scope of the Partnership from reactive to proactive. John Andrulis. The timing might not work because 2010 Census will have more accurate data. Why not wait until then? 3 Murray. Data is always difficult to work with, but the current data is adequate for the purpose of this application request. Further, frankly timing is never perfect with these types of projects. Fran Volkmann. I like the project. But I think the contractors' estimates might not be accurate because the questions in the proposal might not be framed correctly. Perhaps there should be new surveys? Murray. The Partnership is preparing new ones to make sure the questions are framed appropriately. Don Bianchi. Can the Partnership function with out this grant? Maybe we could grant, say, $5k now and move forward? Murray. That's a reasonable approach. Maybe we should have our consultant come in first, then make a decision from there? George Kohout. The HPC is an important organization and this plan proposal provides important information that several other departments could use. Murray. Yes, I agree. Several departments need much of this information and they currently do not have it. 4. HABITAT FOR HUMANITY Fran Volkmann opened the application from Habitat for Humanity Garfield Avenue Project (HH), reminding applicant of a 10-minute time limit. MJ Adams of HH handed out printed responses to questions from the CPC regarding the application. Adams presented overview of the project including challenges of site issues and infrastructure needs. Goal is to build 6 homes for low-income families, with possibility for future expansion. Iterates HH requires each potential family must donate 250 on site hours towards building of their house. Adams also mentioned that HH has hired a condominium association manager to help manage condo issues, and that construction costs continue to rise. Several local businesses are donating crucial building materials and manpower. Fran Volkmann. Thank you. Opens for further questions from the board. John Andrulis. Why does your organization offer no interest loans? Adams. Our mission is to house in an affordable manner, and it's for Biblical reasons. Don Bianchi. Regarding financing, how are HH mortgages structured? Adams. HH raises money to pay for costs of building. HH issues the mortgage directly. Don Bianchi. What is the $57k in the application for? Adams. On going construction costs, not associated with infrastructure. Don Bianchi. Is HH OK with accepting government dollars? Adams. Yes, but focus is primarily private funding via donations. Tom Parent. Can HH homeowners sell their property? Adams. Yes, there is a formula we follow based on the HUD median incomes. HH controls the resale. And HH has right of first refusal, including reassignment of this right. Further, families are required to sell to low income families within the 99 year time frame. George Kohout. To the members of the board, do we fund over two years? Fran Volkmann. Year one we could do $63k and year two, $57k. What is HH asking for now, $63k? 4 Adams. Yes. Note that these estimates are current. Fran Volkmann. Is market rate included in infrastructure costs? Adams. Yes, the infrastructure is governed by local by-laws. Lily Lombard. What has the city contributed to this project? Adams. Generous, but unsure of the dollar amount at this time. Will have an answer for the March 12 meeting. Don Bianchi. The resident election process is unique with HH. First, what is the process for encouraging diversity? Second, what is your outreach process? Adams. Several families are diverse. We are extremely sensitive to the Spanish speaking community, but volunteers are primarily English speaking. Don Bianchi. Would HH consider monetary help from the CPC with your outreach programs? Adams. Absolutely. Outreach is something we need to improve at HH. Don Bianchi. Can you please present outreach costs for March 12th? Adams. We will. Fran Volkmann thanked Adams. 5. TURKEY HILL Fran Volkmann opened the application for Turkey Hill Open Space Project. Wayne Feiden, Northampton Planning and Development, presented application with a short Power Point presentation. Feiden described several successful land conservation projects in Northampton. He explained vision for the Mineral Hills Conservation Area, which includes the Turkey Hill acreage. George Kohout. Regarding the state grant time line, if the CPC votes this evening, will you have enough time for a fund raising campaign? Don Bianchi. Also, if we vote March 19th, can we present to the City Council and the Mayor on the 20th? Feiden. Thank you. Yes, the Council and Mayor are both ready to hear from you. However, we prefer not to file late because Councilors prefer to review the preliminary paperwork on schedule. Don Bianchi. If we vote on the 19th, and you get the Council first read, will there be a delay? Feiden. No. Tom Parent. Will the land value for abutters increase? Feiden. Yes, significantly I believe. That's why the abutters pledge the $137k. They support the project fully. Don Bianchi. How many lots could be developed or built on this land? Feiden. Anywhere between 6 and 50. This would depend on City approvals. George Kohout. Open space in Northampton is very important to its citizens; will the City continue to submit open space protection to the CPC each year? Feiden. Yes, but only one application per year because of the time, research, coordination and manpower it takes to put these together. 5 Fran Volkmann. Thanked Feiden. 6. SHELDON FIELD Fran Volkmann opened the Sheldon Field Open Space/Recreation Project. Wayne Feiden, Northampton Planning and Development, presented application with a short Power Point presentation. He discusses location of the proposed land area, and generosity of the landowner. And briefly discusses agricultural needs and need for recreation in the area. Lily Lombard. Can Sheldon Field expand possibilities beyond this project? Feiden. Certainly. We are very interested in further expansion of Sheldon Field. Don Bianchi. What could the 1.7 acres become? A second field or? Feiden. Most likely additional soccer fields or we could reconfigure existing ball fields. In the end, this will definitely produce a new field for the citizens. Fran Volkmann thanked Feiden. 7. HOUSING FIRST Fran Volkmann opened the Housing First Community Project. Yvonne Freccero and Rebecca Muller of the Housing First Community Project presented their application. Freccero explained to the board that homelessness is a problem in the area, and that Housing First is not a complete solution. Freccero explained that this application is an important addition to resolving homelessness in Pioneer Valley. Muller gave an overview of Housing First and need to reorganize and focus their approach to preventative solutions that cause homelessness vs. serving the homeless. Mason Maronn. Has Housing First selected a property? Freccero. There is an issue with the site. The three properties we looked at have sold within one week. One of our issues is that we do not have the funds to leverage a property deal. Fran Volkmann. Are the CPA funds the key part of your project? Freccero. Yes. With out your funds, we cannot do anything. Mason Maronn. Is there an issue with zoning? Freccero. We will work with the City if there is one. Don Bianchi. I like this project, but am concerned with how the money will be spent. Muller. We want to keep this project simple and buy a property outright. We also want to keep the project under the funding ceiling. We depend on our volunteer network and community donations to keep going. Don Bianchi. Risks are that the cash flow does not exist if there is a mortgage, especially regarding repairs. Freccero. Service Net is prepared to help with the maintenance and a small mortgage if needed. 6 Lily Lombard. The board has reservations about outlaying funds with out a site picked out. And the board is concerned about the timing of a purchase. How does the CPC deliver the funds if a good site suddenly appears? Freccero. The CPC could condition the funds upon finding a site or the CPC could condition the funds be allocated within a certain time frame. Muller. An expedited application from the CPC still has to go through the Mayor and two City Council readings, which could take a month. Properties sell fast. Lily Lombard. There may be ways to expedite the process in less time. Don Bianchi. Housing First could come to the CPC and the board could expedite for you. The contingent could be 6 months to find a site, and you could come back to the CPC to present a site. Muller. That sounds reasonable. Lily Lombard. What are the positive affects of this development? Freccero. Housing First has a neighborhood hearing to announce and discuss our project. And local newspapers have given us positive press. Muller. We are looking at acceptability factors, and would like to keep our development near King Street, if possible. Don Bianchi. Why is being a resident of Northampton a factor? Muller. Our focus is Northampton. Freccero. There is a need to house the homeless that pass through Northampton shelters. Fran Volkmann thanked the applicants. 8. ELM STREET DISTICT Fran Volkmann opened the Elm Street Historic Preservation Project. Marissa Labozzetta of Elm Street Historic Preservation Committee presented the application to the board. Don Bianchi. Can you describe to the board the Preservation's budget? Labozzetta. The Preservation's staff support is minimal, and there are not enough funds from the state, nor a guarantee funds will be there in the future. Lily Lombard. The public benefit is evident from the application, but there are other gateways in Northampton. Is the Preservation soliciting other grants? Are there outreach efforts to the beneficiaries? Labozzetta. The Preservation board is open to outreach, but not currently pursuing it. Mason Maronn. Does the Dover amendment protect the area? Labozzetta. Dover affects the area, but there is a need to protect New England architecture in case Smith expands. John Andrulis. What is the nature of the expansion? Labozzetta presents a locus map to the board. Don Bianchi. Is Phase I the publishing of the design handbook and historic overlay district? Labozzetta. Six months for the handbook, then one year for an inventory. Phase II includes presentation for overlay to City Council. Don Bianchi. If Phase II is not adopted, will the book be effective? 7 Labozzetta. Yes. The buildings in this area are historically significant and could serve as an education piece for residents. Don Bianchi. Is there a way to reduce costs of this project? Labozzetta. Yes. We could eliminate the section on green building. Many of us are volunteers. Lily Lombard. Have you approached the Northampton Tree Committee? Labozzetta. Mature trees are part of the Preservation's commission and we are working with Carolyn Misch regarding which trees would be affected. The Preservation would welcome future collaboration with the Tree Committee. Fran Volkmann thanked the applicant. 9. TIME SENSITIVE APPLICATIONS Fran Volkmann opened discussion of the issue of time sensitive applications. Upon motion by Mason Maronn, seconded by Lily Lombard the board voted unanimously to discuss time sensitive applications. Fran Volkmann suggests board members individually discuss their views of time sensitive applications. The board members discuss their views in seating order. Mason Maronn. The board can adopt time sensitive applications. This is not precedent setting to consider these application types because most land purchases are dependent on time anyway. George Kohout. I agree, very few applications will be time sensitive. Don Bianchi. This is a major step if the CPC adopts time sensitive applications. I propose we consider two tests: - The application should have very high community value - The project would be in jeopardy with out the funds Lily Lombard. I agree with Don and the board should move forward. Fran Volkmann. I'm in favor of this too. The CPC has jurisdiction, but we need to work out the criteria for these types of applications. John Andrulis. I think that elevating a project change the priority of other projects. This could relegate other projects less valuable. I suggest we do not adopt time sensitive applications at this time. Tom Parent. I'm undecided. I think we should hear from the other three projects on March 12th before making a decision. Also, the City Council is part of the process and there could be schedule conflicts. Fran Volkmann reiterated to the board that the CPC charter allows expedited applications. Upon motion by Don Bianchi, second by Fran Volkmann, the board voted 6-1, John Andrulis against, to amend the previous motion for the committee to discuss time sensitive applications to include the following three criteria: 8 1) Expedited applications must demonstrate circumstances are extraordinary 2) Expedited applications must have high community value 3) Expedited applications must demonstrate that expedited approval is necessary for the success of the project Staff Cote leaves at 5 p.m. Minutes by Lily Lombard… 10. DECISION ON TURKEY HILL Motion: mm —To recommend $350K allocation to TH project AT THIS TIME (Neg. determination doesn’t negate consideration during regular cycle) nded 2the motion —TP Discussion: MM—Time sensitive State help grant; LL—Volunteer fundraising effort involved is awesome task. Down to the wire last year. They need all the time they can get. DB—To WF—you’ve demonstrated high community benefit. Remaining issue is necessity of whether expediting this is absolutely necessary. WF—Drop-dead deadline from state=June. Has to raise $2000/day average starting March 7- May 15. Harder this year: Carolyn Misch on maternity leave. Just fundraised 2 years ago—that was extraordinary. Can’t do that every year. DB—If we decide 3/19, Council votes 3/20, then you’ve got from 3/21 to 6/7 to fundraise. Meets June 30 deadline. I’m weighing two weeks in lost fundraising vs. message sent to community by expediting this about the good process. FV—We’ve read and considered all applications. So we know what’s coming down the pike. This has huge public benefit. All good reasons to go ahead and make the job easier for the folks that need to work hard make this project happen. DB—Feels that fundraising could happen now without our vote today. WF—No matter what, we’ll try to make this happen. Fundraising for small donors is hard. In between donors ($1000ish) want to know that the project is going forward. Pushing back two weeks might work, but doesn’t allow for contingencies/curve balls. No fudge room. GK—DB’s concern of public perception. CPC has gone to great lengths to honor good public process. We’ve considered all the applications. MM—It took us a very long time to make the plan. This delayed us unfortunately and led us to the time crunch we now face. 9 JA—We haven’t fully considered or mentally ranked all the applications. Re. High community benefit? What about value of Forbes Library or others? We need to weigh one against the other. DB—1. I would be likely to support this on March 19. It is an excellent project. 2. George cited the concern I have about the public's perception of the process. I'm not concerned about the public perception- we've worked hard to stick to a fair and open process. I'm concerned about the substance of our decision- is it fair and reasonable to approve this one project in advance of consideration of other projects? 3. It's appropriate for us to consider this motion, as we've established the criteria for considering expedited motions in the prior motion. 4. I can't support this motion because I'm not persuaded of the necessity of an early decision, particularly when compared with the impact of making a decision on one project before considering the others." TP—In my mind, this is the most important project in long term for Northampton GK—Today’s vote= simple majority of today’s quorum Vote: Motion passes In favor: 5 (FV, GK, LL, MM, TP) Opposed: 2 (DB & JA) Motion: TP-- Take funds for this project from the dedicated 10% CPA $$ that goes to open space. nd 2 JA Vote: Motion passes: Unanimous in favor 11. DECISION ON SHELDON FIELD Motion : TP --Allocate $1500 to SF immediately nd 2 : MM Discussion DB—Question of necessity. If approved on March 19, voted by City Council by April 20, could we complete this deal in time (4/30 closing). WF—Can’t cut check now and be reimbursed by CPC. GK—Could we delay closing until 5/30? WF—Probably. 10 DB—Another suggestion—Perhaps there is a way to avoid making an expedited decision without asking the seller for an extension (and thereby maintain a good working relationship with the seller). Two possibilities are to engage the professionals to do the work and delay paying them until the CPC funds are approved, or for the city to bridge the CPA funds, once a CPA award approved, with its own funds. WF—Will make this deal happen no matter what. JA--$1500 is trivial amount. Let’s vote on it. Vote: Whether to end discussion: 5 in favor; 2 against (DB & FV) Vote: Motion of TP—motion fails In Favor TP, FV, MM Opposed: GK, DB, LL, JA GK: Re-iterates that question of SF allocation will be considered again on March 19. DB: Likely to support the project on March 19. 12. DECISION ON HOUSING FIRST FV: Feels that Housing First had a high priority/time sensitive project and didn’t realize they could have been considered outside the normal cycle. MM: They didn’t indicate on application that it was a time-sensitive project GK: Didn’t feel the urgency that FV describes DB: We should be able to recommend project approval prior to the applicant identifying a site. For example, we can say we recommend committing "x" dollars under "y" conditions, and seek Council approval of this, with the understanding that the CPC can approve disbursement of the funds once it is satisfied that the conditions are met. TP: Can we make cond’s once it has passed City Council? MM: We could put $$ in our Comm. Housing reserve fund. WF: CPC can sign a contract with recipient spelling out terms. Can’t write them a check up front. st FV: If we wait on Housing 1 approval until April, the applicant has lost the spring to purchase a site. LL: May & June still good time to purchase house. st FV: In terms of need, Housing 1 application is right up there with Turkey Hill. MM: Moves to adjorn. Seconded by all. 11