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Agenda and Minutes 2008-05-31 Community Preservation Committee Agenda DATE: Saturday, May 31, 2008 TIME: 10:00 AM PLACE: City Council Chambers in Pulchalski Municipal Building (behind City Hall) Contact: Jack Hornor, Chair, Community Preservation Committee Jack@JackHornor.com Bruce Young, Community Preservation Planner byoung@northamptonma.gov Agenda 2008 second round meetings with applicants: Saw Mill Hills Open Space Acquisition Project 10:00am-10:30am Fitzgerald Lake Open Space Acquisition Project 10:30am-11:00am Ventures Field Recreation-Open Space Acquisition Project 11:00am-11:15am Jackson Street Bike Path Recreation Project 11:15am-11:30am Academy of Music Historic Restoration Project 11:30am-12:00pm City Clerk Historic Preservation Project 12:00pm-12:30pm Lunch 12:30pm-1:00pm Florence Civic Historic Preservation Project 1:00pm-1:30pm Grove Street Fire Alarm Community Housing Project 1:30pm-2:00pm Historic Northampton Museum Historic Preservation Project 2:00pm-2:30pm Look Park Historic Restoration Project 2:30pm-3:00pm Paradise Pond Community Housing Project 3:00pm-3:30pm Summer Street Community Housing Project 3:30pm-4:00pm All Other Business: For additional information please refer to the Community Preservation Committee website: http://www.northamptonma.gov/gsuniverse/httpRoot/comm/ MINUTES Community Preservation Committee Date: Saturday, May 31, 2008 Time: 10:00 am Place: City Hall, 212 Main St., Council Chambers Members Present: Jack Hornor, Mason Maronn, Don Bianchi, Lilly Lombard, George Kohout, John Andrulis, Tom Parent, and Craig Della Penna Staff Present: Bruce Young, Community Preservation Planner Jack Hornor opened the meeting at 10:00 am. He read the meeting procedures to the Committee and welcomed the first applicant to the meeting. SAW MILL HILLS OPEN SPACE ACQUISITION PROJECT Wayne Feiden, Director of Planning and Development presented the Saw Mill Hills Open Space Acquisition Project to the Community Preservation Committee (CPC) Wayne Feiden stated that this project is the current top priority acquisition project for the Northampton Conservation Commission and the acquisition of this parcel would provide a connection between the Saw Mill Hills Conservation Area and the Mineral Hills Conservation Area. He discussed the site, limitations, resource areas, removal of existing structures, and then presented maps to the CPC showing the location, existing conditions, constraints, and several buildout scenarios, including the potential private buildout of four or five homes on the site with the potential for additional homes on the abutting property. Wayne explained that, if purchased, most of the site (10 out of 12 acres) would be permanently protected and approximately two acres that were previously disturbed would be sold for development. The lots to be sold would be used for market rate housing development or affordable housing units. Wayne stated that there are three potential options that would work for this proposal. 1) The CPC funds the purchase of the land ($390,000), minus approximately $90,000 in potential funding from a state grant, and the Office of Planning and Development sells the developable area to Habitat for Humanity for one dollar. Habitat for Humanity had previously agreed to accept the land and to build affordable units after finishing projects that they have already committed to building. 2) The CPC funds the purchase of the land ($390,000), minus $90,000 in potential funding from a state grant, and the Office of Planning and Development repays up to $200,000 to the CPC after the market rate sale of the developable area. 3) The CPC funds part of the purchase of the land ($150,000) and the Office of Planning and Development borrows the rest from a private non-profit land trust and repays the land trust after the market rate sale of the developable area. Don Bianchi asked if the City could conduct a fundraising campaign for this project. Wayne Feiden stated that the Office of Planning and Development does not have the resources to conduct a fundraising campaign at this time. Don Bianchi asked if there could be four units of affordable home ownership at 30- 50% AMI on the developable site. Wayne Feiden stated that there could be four units on the site and asked Don and the CPC if homeowners at 30% AMI would be able to maintain their property without subsidies. Don Bianchi stated that the CPC could fund the project with the stipulation that the homes to be built were restricted to those with income at or below 50% AMI. Tom Parent asked if affordable housing in the western section of Northampton would create a potential burden on a homeowner due to transportation needs and rising transportation costs. The Committee decided to review the application one more time and discuss the site location at the next meeting. George Kohout asked what would happen to the existing house located at the end of the driveway (near the resource areas). Wayne Feiden explained that the current owner would remove the house and appurtenances. Lilly Lombard asked if the project could be funded during the next round. Wayne stated that the funding commitment is needed now but the dollar amount is not needed now. He stated that, after four months, the City would need to pay $1,000 a month for an extension of the purchase and sale agreement, but that the $1,000 would go toward the purchase of the land if the City closed on the parcel. End of discussion FITZGERALD LAKE OPEN SPACE ACQUISITION PROJECT Wayne Feiden, Director of Planning and Development presented the Fitzgerald Lake Open Space Acquisition Project to the Community Preservation Committee (CPC) Wayne Feiden stated that this project is not the top priority acquisition project for the Northampton Conservation Commission, but the acquisition would provide an important connection between the Fitzgerald Lake Conservation Area and the large contiguous forested parcels to the west (VA, JFK, Smith Voc parcel, etc.). He discussed the site, limitations, resource areas, and then presented maps to the CPC showing the location, existing conditions, constraints, and a buildout scenario. Wayne stated that the funding would be used to purchase the parcel and the owner would use the purchase funds to pay back taxes on the parcel. The funding would be redirected to the City at the time of closing. George Kohout asked if the funding used to purchase the site would return to the CPA account or the general fund account for the City. Wayne stated that the funding would return to the City’s general fund account. End of discussion VENTURES FIELD ROAD RECREATION AND OPEN SPACE ACQUISITION PROJECT Wayne Feiden, Director of Planning and Development and Ann-Marie Moggio, Director of the Recreation Department presented the Ventures Field Road Recreation and Open Space Acquisition Project to the Community Preservation Committee (CPC) Ann-Marie Moggio discussed the site, limitations, purchasing partners (Ben James and Oona Coy) and then presented maps to the CPC showing the location, existing conditions, and constraints. Ann-Marie Moggio stated that the site does not have space for parking, but the abutting parcel, where a dilapidated home is located, could potentially be purchased and used for parking. Jack Hornor asked if it is reasonable to have soccer parents park their vehicles at Sheldon Field and carpool or take a shuttle to this site. Mason Maronn asked if there were games at Sheldon Field, would additional vehicles parking at Sheldon Field overload the parking area. Ann-Marie Moggio stated that she did not know offhand whether or not the parking area would hold additional parking during sporting events. Lilly Lombard asked what type of parking surface the Recreation Commission would require. Ann-Marie Moggio stated that the parking area would not need to be covered in asphalt, and that gravel, pavers, or some type of pervious surface would suffice. Lilly Lombard asked if pesticides and herbicides would be used on the field. Ann-Marie Moggio stated that no pesticides or fertilizers are used at Sheldon field and they would need to be used at this site. George Kohout asked if the CPC does not fund this project during this round, could Ben and Oona buy the entire parcel and potentially provide a Conservation Restriction (CR) on the parcel. Wayne Feiden stated that if Ben and Oona purchased the land they would not need to put a CR on the property, but he would ask them if they are willing to place a CR on the property. Lilly Lombard asked if the CPC did not fund the purchase of the property for recreation, how much would it cost the City to purchase a CR. Wayne Feiden stated that there is no set price to purchase a CR, but he would speak with Ben and Oona about the property. Lilly Lombard stated that the meadows area has premium agricultural soils and she would like to see the land protected as agricultural land. Lilly Lombard asked Ann-Marie Moggio about the importance of community gardens in Northampton and if they are a higher priority than soccer fields. Ann-Marie Moggio stated that community gardens are important, but they are currently not as high of a priority as new soccer fields. End of discussion JACKSON STREET ACCESS RECREATION ACQUISITION PROJECT Wayne Feiden, Director of Planning and Development presented the Jackson Street Access Recreation Acquisition Project to the Community Preservation Committee (CPC) Wayne Feiden discussed the site, limitations, and then presented maps to the CPC showing the location, existing conditions, and constraints. Wayne Feiden stated that currently there is a paved drainage area where kids from Jackson Street school trespass and their method of accessing the bike path is dangerous. Wayne Feiden stated that over two hundred people from the Jackson street area and the PTO submitted a petition to improve Jackson Street and the bike path access ramp. Wayne stated that, if the CPC provided funding, he could approach the landowners to make a new offer on their land, and would also have enough community support and funding to pay for a potential Eminent Domain Taking. Craig Della Penna asked how much land would need to be purchased for the access ramp. Wayne Feiden stated that he is unsure of the exact square footage of land, but the purchase or Eminent Domain Taking would be around 400 square feet for a permanent easement and another 500 square feet as a temporary easement (during construction). George Kohout asked if the CPC cannot allocate the entire $35,000, are there fundraising options for this project. Wayne Feiden stated that the City, through fundraising, has raised approximately $10,000 per year for similar projects. Wayne informed the CPC on the current projects where these funds are being used. Don stated that the area where residents access the bike path is functional but not safe. Jack Hornor stated that an access ramp would be a great improvement to the existing access point. Tom Parent asked if there are other areas where off ramps could be developed. Wayne Feiden stated that there are several potential access areas and city is working on developing those areas. End of discussion ACADEMY OF MUSIC HISTORIC RESTORATION PROJECT Andrew Crystal and Tom Douglas presented the Academy of Music Historic Restoration Project to the Community Preservation Committee (CPC) Andrew Crystal discussed the Academy of Music marquee and its role in the Northampton arts community. Andrew Crystal stated that they have submitted a grant application to match the CPC’s $40,000 and are prepared to do a capital campaign if the application is denied. George Kohout asked how they determined the estimate to construct the new marquee. Andrew Crystal stated that their estimate is based on other marquees of similar size. Andrew Crystal stated that the new marquee would not be identical to what was there, but would continue to serve the same purpose as a downtown icon that provides important information about the arts community to the general public. Tom Douglas explained the history of the marquee and the reasons for redesigning the marquee. Lilly Lombard asked if original building had a marquee. Tom Douglas answered no, and stated that the structure had a marquee on it longer than it did not have a marquee. Don Bianchi asked if the design would have to be approved by the Historical Commission. Tom Douglas stated that the design would have to meet the standards of the Northampton Historical Commission and the Massachusetts Historical Commission. George Kohout stated that he was unsure whether or not the stand-alone sign meets the CPA requirements. Lilly Lombard stated that she was unsure whether or not this project qualifies for historical restoration. Tom Douglas stated that the replacement marquee, although different in design, would be a replacement of a historic element of the building because it was an important downtown icon for many years. Lilly Lombard stated that she is unsure if the CPC is obligated to preserve something other than the original structure. Tom Douglass stated that he believes the design is not part of the CPC review. Jack Hornor stated that he is unsure that it is historic preservation if the marquee is rebuilt with a different design. Tom Douglas stated the CPC should be flexible; otherwise, a marquee, of original design, could be replaced and it would be out of character with the original structure. Tom stated that there is a Preservation Restriction on the building and Massachusetts Historical Commission’s (MHC) guidelines for design will be strictly adhered to. Andrew Crystal asked the CPC to understand that MHC’s standards for design will be far stricter than local standards. George Kohout stated that the CPC should have an internal discussion and policy of whether or not to allow historical restoration or preservation projects where the design of the original property is altered. Tom Douglas stated that the original was not historically appropriate but this project would be. Tom stated that the new marquee would be more historically accurate than the original. George Kohout asked if the project is not funded by the CPC in this round, could they wait until the next round. Andrew Crystal answered yes. End of discussion CITY CLERK HISTORIC PRESERVATION PROJECT Wendy Mazza, City Clerk, presented the City Clerk Historic Preservation Project to the Community Preservation Committee (CPC) Wendy Mazza discussed the current records archiving process and briefed the CPC on the records and archiving process. Wendy distributed pictures of records kept in City Hall. Lilly Lombard asked if all City records are available for public viewing. Wendy Mazza stated that the public has access to most records, but there are some records that are not available to the general public (birth records, etc.). Wendy stated that the public may peruse through the records in the City Clerks Office and those records are currently protected by mylar sleeves. Wendy Mazza stated that the archival company stated that, under this archiving system, the records would last between 200-500 years. Wendy Mazza stated that the new system would allow up to 40% more storage with the high-density mobile shelving in the vault. Jack Hornor asked if the records would be available online. Wendy Mazza stated that, in 1994, microfiche was created approximately 28 volumes and those records could potentially be made available. Wendy Mazza stated that twenty-six volumes of records were repaired and restored during phase 1 of this process. George Kohout asked if this funding would provide archival protection for all the records in City Hall. Wendy Mazza stated that it would cost at least $250,000 to protect all of the records. Jack Hornor asked if the $250,000 would protect the records in the basement of City Hall. Wendy Mazza said that there are approximately 6000 loose records in basement that would not be covered by the approximately $250,000. Jack Hornor asked if $250,000 would only cover the records in the vault, how much more would it cost for all the records to be properly archived. Wendy Mazza said that she is unsure how much it would cost. Lilly Lombard asked if the records archived during this phase are the highest priority records to be archived. Wendy Mazza answered yes. Lilly Lombard asked if the basement records are at a higher risk of being damaged. Wendy Mazza answered yes, but they are not as important as the records in the vault. George Kohout asked if the shelving were purchased now would it be used immediately. Wendy Mazza answered yes; it will replace the existing shelving. Don Bianchi asked if Wendy needs all of the funding now, or could she accept a percentage each year. Wendy Mazza stated that $16,033 can be spent each year for records and she would prefer the shelving immediately, but it is possible to get the records completed and replace the shelving in FY 2010. Tom Parent asked if the CPC funded the shelving this round, would it be helpful. Wendy Mazza stated that the shelving would give her more room to store the new files. Jack Hornor stated that $16,033 and $16,033 plus $33,675 for shelving is less than the requested $72,000. Wendy Mazza stated that the entire $72,000 is not necessary. Wendy Mazza stated that there are no other sources of funding for this project. End of discussion FLORENCE CIVIC HISTORIC PRESERVATION PROJECT Loretta Gougeon presented the Florence Civic Historic Preservation Project to the Community Preservation Committee (CPC) Loretta Gougeon passed out pictures of historic items to be preserved and explained that the Florence Civic Association is a non-profit that collects dues with memberships. She stated that there are around 250 members, but non-members are not excluded from events and are not charged user fees. Loretta Gougeon stated that two rooms upstairs are not finished and that the museum is open certain days of the year and it is open by appointment. She stated that the museum has and index card system and computer filing system that are outdated and that they have collected over $75,000 from community for improvements to the Civic Center and would not want to ask for more money from the public. She stated that they might auction historic items for these improvements if they do not receive CPA funding. Robert Ross stated that the applicant has not yet asked for support from Historical Commission, but that they are on the agenda for the meeting in the end of June. Jack Hornor stated that they must be eligible to be on the state historical register or be determined historically significant by the Historical Commission in order to qualify for CPA funds. Lilly Lombard asked if the applicant has looked into borrowing equipment for archiving. Loretta Gougeon stated that they would like to be able to do the work on their own time and could use the equipment for several other uses such as presentations, etc. She stated that she is not interested in borrowing equipment from libraries, etc. George Kohout asked if they could work with Historic Northampton to create an archiving partnership. Robert Ross stated that it is an ongoing museum collection that focuses on Florence and that they are a group of volunteers, not museum professionals like Historic Northampton. Loretta Gougeon stated that this is the first time the organization has asked for money from the City. Jack Hornor stated that the project does not leverage additional funds or receive endorsements of other community groups, boards, and departments and that they need to show the CPC that they are eligible as a historic resource. End of discussion GROVE STREET FIRE ALARM COMMUNITY HOUSING PROJECT Rick Welheight, Director of Shelter and Housing for Servicenet, presented the Grove Street Fire Alarm Community Housing Project to the Community Preservation Committee (CPC) Rick Welheight stated that the Grove Street Inn is the only year round shelter in the Pioneer Valley and it has space for twenty homeless adults (male and female). He stated that it is a gateway to other community services. Rick Welheight stated that the house was built sometime in the mid 19 century and th was a farmhouse for the State Hospital. Don Bianchi stated that he believes that a capital improvements plan could be completed after funding of this project. Jack Hornor stated that Seth Dunn (applicant) stated that the Vendor will install the system for fixed price without overrun and asked if this is true. Rick Welheight stated that vendors often give them a fixed price and, in the worse case scenario, there is flexible funding that might be able to be redirected from other projects. George Kohout stated that the contractor probably built the overrun cost into price. George Kohout stated that the project is proposed as community housing and historic preservation but there is no information documenting the historic value. He would like the project to fall under community housing only and the CPC to have a discussion on long-term support of community housing. Jack Hornor explained how this project qualifies as historic rehabilitation. Don Bianchi asked about the difference between new fire alarm system and old system. Rick Welheight explained that the new system consists of an autodialer, hardwired smoke alarms, etc. End of discussion HISTORIC NORTHAMPTON MUSEUM HISTORIC PRESERVATION PROJECT Kerry Buckley passed out written responses to the CPC’s questions and presented the Historic Northampton Museum Historic Preservation Project to the Community Preservation Committee (CPC) Kerry Buckley stated that Historic Northampton could phase the project and he stated that the project had another estimate that was more expensive than the estimate that was submitted to the CPC. Don Bianchi asked if the CPC were to fund the interior work first and then the exterior, would this be feasible. Kerry Buckley answered yes. Kerry Buckley stated the museum has been adding to their endowment and the plans are to add to the endowment before holding a capital campaign. Don Bianchi asked if there is a historic tax credit saleable to an investor for renovation of a historic structure. Kerry Buckley stated that that type of program is not available to his knowledge. Craig Della Penna asked about the purpose of the build out of the Parsons building. Kerry Buckley stated that the restoration of the Parsons interior rooms are to suggest what it was like when people lived there and what happened to them when they left New England. George Kohout asked the applicant about placing a Historic Preservation Restriction or a deed restriction on the property. Kerry Buckley stated that he has not made a formal request with his board but believes it restricts the potential resale of the properties and would not want to restrict the resale value. Lilly Lombard stated that if the CPC awarded funding, and the organization sold the building, the public would lose the benefit provided by CPC dollars. Don Bianchi asked if restrictions for some period of years be placed on the structures if the CPC were to fund the project. Kerry Buckley stated that the buildings are on the National Register and there are some restrictions on the buildings George Kohout stated that without a deed restriction the CPC might not be able to make a commitment to this project. End of discussion LOOK PARK HISTORIC RESTORATION PROJECT Ray Ellerbrook, Executive Director of Look Park, presented the Look Park Historic Restoration Project to the Community Preservation Committee (CPC) Ray Ellerbrook explained that the 1980 and 2004 park master plans call for the repair of fountain. He stated that the park has invested ten million dollars in improvements since 1980 with no funding from City of Northampton. Jack Hornor asked if the park restores the fountain with new materials and a different design, is that historic preservation. He asked why the park decided not to restore the fountain to the original design. Sherri Walker, Vice President of the Look Park Board of Trustees stated the fountain is very intricate in design and it may not be possible to recreate the original. She stated that it would cost about 1.2 million to replace original. Also, she stated that the designer is researching other options for a similar design that is less costly. Jack Hornor asked if the project meets the definition of a historic resource in the CPA and encouraged Look Park to meet with the Northampton Historic Commission. Ray Ellerbrook stated that Peg Keller would forward the paperwork showing that the park fountain qualifies for CPA Funds. Don Bianchi asked what the long-term fate of structure is absent any funding. Ray Ellerbrook stated that the project is quickly approaching the point of not being a fountain and is in terrible condition. Don Bianchi asked if the park would need to go out to bid and pay prevailing wages. Ray Ellerbrook stated that it is a City-owned park that is managed by private non- profit that does not follow MGL Chapter 30B regulations. The park would not need to pay prevailing wages. End of discussion PARADISE POND COMMUNITY HOUSING PROJECT Karen Leveille presented the Paradise Pond Community Housing Project to the Community Preservation Committee (CPC) Karen Leveille provided letters of support for original project dated 2003. Jack Hornor stated that he would like to review letters of support for the requested CPA funding. Don Bianchi stated that he doesn’t feel letters of support are necessary. Karen Leveille stated that she failed to submit an application for operating funds and HUD has agreed that in 2009 they will pick up the operating budget costs. Karen stated that HAP needs 26,627 dollars for this year. Jack Hornor asked if HAP has a written agreement with HUD for next year’s funds. Karen Leveille answered no; she has emails that provide some information from HUD. Don Bianchi asked if she could get a written agreement with HUD stating that they will provide funds next year. Karen Leveille answered yes. Jack Hornor asked if HAP could cut back on operating funds this year. Karen Leveille stated that they might be able to cut maintenance items. Jack Hornor asked if they could cut back costs by purchasing energy saving products. Karen Leveille stated that the project, when developed, utilized energy saving products. Jack Hornor asked what would happen HAP did not get funding from the CPA. Karen Leveille stated that HAP might have to remove at least four families and raise rents to cover the costs. Don Bianchi asked how many sources of funding does HAP manage for the twelve units. Karen Leveille stated that they manage ten sources of funding and that HUD was strict on their deadline. Lilly Lombard asked HAP to send a reduced budget that would allow them to operate without sending away any current residents. Karen Leveille stated that she is willing to approach the property management staff to minimize budget and that she will get letters of support to the CPC. SUMMER STREET COMMUNITY HOUSING PROJECT Linda Mullis passed out responses and presented the Summer Street Community Housing Project to the Community Preservation Committee (CPC) Phil Thurber for the Alliance for Sober Living passed out three letters of support and a letter of support via email from abutter Mike Kirby. Linda Mullis stated the house has been updated several times and that she does not have another bid but would be willing to get other bids. George Kohout stated that in the future more than one bid should be required. Don Bianchi stated that the CPC could make it a condition of an award. Linda Mullis stated that almost 100% of the residents are low or low-moderate income. She stated that 7 of 8 residents are below 80% AMI and that they have an agreement with the City that requires 51% of residents to be under 80% AMI. Currently, six people under 30% AMI. Don Bianchi asked how much the building is worth and if the applicant could borrow money on the equity in the building. Don stated that the applicant could pay for this project and perhaps CPC could fund the Alliance in another way such as an annuity, etc. George Kohout asked if this is the only alliance in the Pioneer Valley. Linda Mullis answered yes. Don Bianchi asked for the Alliance to submit an operating budget to the CPC. Linda Mullis stated that she would email an operating budget to Bruce Young. End of discussion DISCUSSION ON ROUND TWO AND THREE Lilly Lombard made a request to revise the current project ranking system. Jack Hornor stated that revising the procedure now could make it very difficult to finish this round on time. Don Bianchi stated that category #2 of the ranking system should be revised so that it reflects a committee member’s willingness to fund the project. Tom Parent suggested creating an additional category for projects that committee members fully support but disagree with the funding amount. The CPC decided not to change the ranking system during this round. Jack Hornor asked the CPC about the value of the initial comments during the first round. John Andrulis stated that they were useless to him. Craig Della Penna suggested dropping the initial comment period. The CPC decided to drop the initial comment session and move to project ranking after the public comment session. End of discussion Respectfully submitted, Bruce Young