CPA Plan 2007
City of Northampton
Community Preservation Plan
November 2007
Adopted by the Community
Preservation Committee
on November 19, 2007
TABLE OF CONTENTS
OVERVIEW
Introduction p. 3
Purposes p. 4
Process p. 4
General Criteria for Project Evaluation p. 5
OPEN SPACE
Background, Project Eligibility, Resources, Needs, Possibilities p. 7
Project Evaluation Criteria p. 10
HISTORIC PRESERVATION
Background, Project Eligibility, Resources, Needs, Possibilities p. 12
Project Evaluation Criteria p. 15
COMMUNITY HOUSING
Background, Project Eligibility, Resources, Needs, Possibilities p. 16
Project Evaluation Criteria p. 20
RECREATION
Background, Project Eligibility, Resources, Needs, Possibilities p. 22
Project Evaluation Criteria p. 24
APPLICATION & PROJECT REVIEW INFORMATION
Application & Review Process p. 26
Guidelines for Submission p. 29
Eligibility Determination Form (required for all applicants) p. 31
Project Application Form p. 32
Application Instructions p. 33
APPENDIX A: CPA INFORMATION GUIDE
p. 35
APPENDIX B: GLOSSARY OF TERMS
p. 37
APPENDIX C: ALLOWABLE USE TABLE
p. 40
APPENDIX D: AREA MEDIAN INCOME CHART
p. 41
11/19/2007
[1]
November, 2007
The Northampton Community Preservation Committee (CPC) is pleased to
present the first Northampton Community Preservation Plan. The Plan is
respectfully submitted to the residents of Northampton in the hope that it will
provide a focus and catalyst for significant enhancement of community
preservation goals.
The Plan describes the process for administering the Community Preservation Act
(CPA). It gives an introduction to the CPA, information about the CPA program
areas as they apply to Northampton, and contains detailed information about the
project application and review process. As such, it represents an informational
document for the citizens of the City, a guideline and instructional document for
applicants seeking project funding through the CPA, and a guidance document
for this and future Community Preservation Committees in making
recommendations to the Mayor and City Council for project funding.
The Plan is an annual document, and the Committee fully recognizes that it will
be modified by future CPCs in response to changing preservation needs and
opportunities. If you have comments or suggestions about the Plan, please
contact the Committee and let us know. Our watchwords are transparency and
inclusivity, and we welcome your help and participation in making the CPA a truly
excellent program for Northampton.
We would like to thank the many citizens, City officials, and members of other
Community Preservation Committees for their help in the development of this
Plan.
Sincerely,
Northampton Community Preservation Committee
Jack Hornor, Chair (appointed by City Council)
Chris Kennedy, Vice Chair (Historical Commission)
John Andrulis (Housing Authority)
Don Bianchi (appointed by Mayor)
George Kohout (Planning Board)
Lilly Lombard (Elected Member to be sworn in January 2008)
Mason Maronn (Conservation Commission)
Tom Parent (Recreation Commission)
Fran Volkmann (Elected Member to be sworn in January 2008)
Committee Staff: Bruce Young, Community Preservation Planner
http://www.northamptonma.gov/gsuniverse/httpRoot/comm/
11/19/2007
[2]
OVERVIEW OF THE PLAN
INTRODUCTION
The residents of Northampton voted, by ballot referendum, in November 2005 to
adopt the Massachusetts Community Preservation Act (CPA). The CPA allows
communities to create a local Community Preservation Fund to raise money
through a surcharge of up to 3% of the real estate tax levy on real property for
open space protection, historic preservation and the provision of affordable
housing. The act also creates a significant state matching fund. Funds can be
allocated for acquisition, preservation, creation and restoration, but not for
maintenance. (In this context, maintenance refers to non-capital expenditures
for ongoing upkeep of buildings and landscapes.) In the case of community
housing, funds can also be allocated for support of housing.
In each fiscal year, at least 10% of the revenues in the Community Preservation
Fund must be spent or set aside for open space (excluding recreational uses),
10% for historic preservation, and 10% for community housing. Up to 5% can
be spent on administration.
The Northampton Community Preservation Committee (CPC) was formed in
March 2007 to make recommendations to the Mayor and City Council on how to
utilize the CPA funds, which, in the City of Northampton, are raised through a
3% real estate tax surcharge and State match. In fiscal year 2007, in its first full
year under the CPA, the real estate tax surcharge totaled $702,467 and was
matched 100% by the Commonwealth Community Preservation Fund on October
15, 2007. In addition, $21,000 in interest has been earned and credited to our
CPA account.
The Northampton Community Preservation Committee consists of nine members,
including representatives from the Conservation Commission, Historical
Commission, Housing Authority, Planning Board, Recreation Commission, as well
as one member appointed by City Council, one member appointed by the Mayor
and two elected representatives. The committee began its work in March of
2007 with the seven appointed members. The final two members were elected
in November 2007, and will join the committee in January 2008 as official
members after being sworn in.
The Community Preservation Act requires the CPC to study the “needs,
possibilities and resources” for community preservation in Northampton. To that
end, the Committee has reviewed existing plans and documents bearing on the
four funding categories permitted under the Act—open space, recreation, historic
11/19/2007
[3]
preservation, and community housing. (For a list of these resources, see
Appendix A.) We have also held public hearings and reached out to the public
for comment in a variety of other ways.
In the first year of the Community Preservation Committee, the Committee has
prepared this first annual Community Preservation Plan, which will be available at
City Hall and on the Northampton Community Preservation Committee web site,
http://www.northamptonma.gov/gsuniverse/httpRoot/comm/.
PURPOSES
This Plan is a summary of our work in identifying community preservation needs
for Northampton and developing a fair and open project application and review
process. We have attempted to synthesize the plans that address the four
community preservation activity areas. We have reviewed the Sustainable
Northampton Plan and Northampton’s current resources as well as outlined the
needs and possibilities for community preservation activities enhancing open
space, recreation, historic preservation, and community housing. Finally, we
have set out the criteria we will utilize to evaluate project proposals as well as
the process we will use to review proposals.
This plan sets out the goals of the CPC as we embark on our first year of
implementing this program. Our primary goal is to be a catalyst for citizens and
community organizations addressing community preservation goals. Already, the
unique nature of the CPA has brought together a wide spectrum of community
members who are thinking about community preservation activities in new and
creative ways. Through public hearings, workshops and informational meetings,
individuals and organizations have offered ideas for potential projects as well as
new perspectives on how our City can be enhanced by these activities.
The purposes of this Plan, then, are fourfold:
?? To assist applicants in understanding the criteria we will apply in
evaluating projects that are submitted to the CPC for funding.
?? To create a framework for the CPC to use in making recommendations for
spending CPA funds.
?? To provide guidance to the citizens of Northampton so that they can
understand the goals that lie behind specific spending recommendations.
?? To inform the Mayor and City Council, which will receive the CPC
recommendations, about the considerations and goals that frame our
decisions.
PROCESS
11/19/2007
[4]
We are seeking to create an efficient and effective process through which
organizations can gain access to the Community Preservation Fund for projects
that will enhance our City. We expect to fund projects throughout Northampton
and will support a diverse range of projects that offer new and creative ideas
The CPC is largely an agent for funding, rather than an initiator of projects. City
departments, agencies, civic organizations, and other individuals will bring
proposals for funding to the CPC. The CPC will provide favorable
recommendations to the Mayor and City Council for those proposals that best
meet our criteria.
The CPC has the sole authority to receive and review applications for the use of
CPA funds. The CPC does not, however, have the power to appropriate funds for
particular projects. , Under the City Charter, the power to appropriate CPA funds
is reserved for the Mayor and City Council. Thus, the CPC makes
recommendations, and the Mayor and City Council act on those
recommendations. For this reason, we want to create a strong working
relationship with the Mayor and City Council that will enable efficient review of
our recommendations so that community needs are fairly met and opportunities
are not lost.
The CPC is seeking to create a process that is predictable yet flexible. We will
be accepting applications on a quarterly basis (see Application & Review section
).
However, we may, under extraordinary circumstances, vote to accept
applications that, because of market opportunities or other material timing
deadlines, require consideration outside of these funding cycles. We also want
to establish the principle that the CPA should be used throughout the community
in projects both large and small.
We also recognize that, in some cases, preliminary work must be undertaken in
order to complete a viable application. When this is the case, the CPC will
consider applications for study grants up to $25,000 that can be used to test
feasibility and develop work plans that would result in a stronger CPA project.
Finally, it should be noted that all projects may not be funded, even if funds are
available, and that in any given year some CPA funds may be carried over to
subsequent years for future projects.
GENERAL CRITERIA FOR PROJECT EVALUATION
To help the citizens of Northampton understand the Community Preservation Act,
and to help potential applicants in their application for CPA funds, the
Community Preservation Committee (CPC) has developed a set of Project
Evaluation Criteria. We want to emphasize that this is the first set of criteria the
11/19/2007
[5]
committee has developed. As we continue our work, undoubtedly the criteria
will evolve.
In order to determine funding eligibility and prioritization, the (CPC) will evaluate
all applications against these criteria, with the understanding that not all criteria
will be appropriate for every project. The criteria fall into two categories –
General, and criteria related to the four program areas: Open Space, Historic
Preservation, Community Housing and Recreation. Program-related criteria are
described in each of the program sections of this Plan.
These General Criteria apply to all projects. High-priority projects will meet
many of the these criteria:
?? Serves more than one CPA program area
?? Contributes to the preservation of Northampton’s unique character, boosts
the vitality of the community, and enhances the quality of life for its
residents
?? Addresses recommendations contained in the Sustainable Northampton
comprehensive plan and/or the Northampton Open Space and Recreation
Plan 2005-2010, or is consistent with other city-wide planning efforts that
have received broad-based scrutiny and input and can demonstrate wide
community support
?? Saves resources that would otherwise be threatened
?? Serves under-served populations
?? Places high value on sustainable, ecologically responsible, energy-
conserving structures, locations, and materials; demonstrates that the
project minimizes the ecological footprint
?? Receives endorsement by community groups, municipal boards and/or
departments
?? Leverages additional public and/or private funds
?? Demonstrates that other funding sources are not readily available or
sufficient
?? Demonstrates a high benefit/cost value
?? Can be implemented expeditiously and within budget
11/19/2007
[6]
OPEN SPACE
BACKGROUND
Protected open space is essential to the long-term sustainability of Northampton.
Open space contains key natural resources upon which the health of our
community and our future sufficiency depend: Food, biofuel, clean water, air &
soil, and plants & animals that support our food chain. As Northampton
endeavors to “re-localize” in the face of rising energy /transportation costs &
global warming, we must take great care to preserve the precious resources held
within our open spaces.
Open space also enhances quality of life. For humans, these undeveloped areas
are places to experience beauty, solitude, and a connection with the natural
environment. They stand in contrast to the bustle of our commercial centers.
For our wildlife populations, open space provides essential habitat.
Open space, once conserved, costs relatively little to maintain. The open spaces
we maintain in protected wetlands, protected farms, conservation areas, and
parks constitute our natural environmental legacy.
Currently in Northampton, public and private organizations, businesses, farmers,
and individual citizens provide our residents with open space and conservation
areas that contribute greatly to our high quality of life. Rapid building
development, however, destroys approximately 100 acres of open space per year
in Northampton, with development pressures increasing by the year. Suburban
development, escalating land values, and limited municipal financial resources
have contributed to the loss or degradation of potential open space areas, and
have foreclosed opportunities for their permanent protectionProtection of
.
currently private owned open space through acquisition or conservation
easements remains a primary goal in Northampton.
PROJECT ELIGIBILITY
The CPA law requires that a participating community “shall spend, or set aside
for later spending, not less than 10 percent of the annual revenues in the local
Community Preservation Fund for open space, but not including land for
recreational use.” Open space is defined to include, but is not limited to, the
following:
?? Agricultural land
?? Well fields, aquifers, recharge areas, and other watershed lands
11/19/2007
[7]
?? Grasslands, fields, or forest lands
?? Fresh water marshes and other wetlands
?? River, stream, lake and pond frontage
?? Beaches and other coastal lands
?? Scenic vistas
?? Land for wildlife habitat or biodiversity or nature preserves
With regard to permissible purposes for which CPA funds may be spent on open
space, the Act specifically provides that CPA funds may only be expended for
“the acquisition, creation, and preservation of open space and for the
rehabilitation or restoration of such open space that is acquired under the CPA.”
RESOURCES
Open space is defined by the CPA to “include, but not be limited to aquifers and
recharge areas, watershed land, grasslands, fields, forest land, wetlands, river,
stream, lake, and pond frontage, beaches, land to protect scenic vistas, land for
wildlife or nature preserve and land for recreational use.”
In general, open space in this context is considered land that is maintained in a
natural state and available to be used for passive recreation or for protection of
habitat. Land that is intended primarily for active and passive recreation and that
will be modified for such use is discussed in the recreation section.
Northampton’s open space resources (excluding land for recreation) may be
inventoried as follows:
?? Connecticut River, Mill River and all riverfront property, as well as other
water bodies, including brooks and streams
?? Wetlands, vernal pools and other protected resource areas
?? Natural corridors that connect larger open spaces
?? Small undeveloped parcels that remain in a natural state
?? Vista parcels and parcels with significant geologic formations, including
rock outcrops
?? City-owned and Department of Conservation and Recreation land not used
for active recreation
?? Undeveloped institutional and privately-held land
Various organizations are active in the protection and management of open
space in Northampton. The Northampton Conservation Commission, the
Department of Public Works, the Massachusetts Department of Conservation and
Recreation, Department of Agricultural Resources, and Department of Fisheries
and Wildlife, Mass Audubon, the Valley Land Fund, Broad Brook Coalition and
11/19/2007
[8]
other non-profit land trusts have been active in protecting and acquiring open
space in the City of Northampton.
NEEDS
The need for open space protection is greatest at those locations that are most
significant in terms of wildlife habitat, flood mitigation, ground water recharge
and in areas with environmental concerns.
The City has been acquiring and permanently protecting approximately 100 acres
of open space, in fee or by easement, annually for the past decade. Still, as
Northampton has developed in recent years, residents have recognized that open
space is being lost and the permanent protection of open space is needed more
than ever.
During numerous public meetings and hearings and meetings with City boards
and officials, the Planning Board, Conservation Commission, and Recreation
Commission have consistently heard concerns that important open space and
recreation needs are not being met.
The Conservation Commission and Planning Board, working through the public
planning process, have identified the following, as Northampton's most pressing
open space needs:
?? Acquisition for permanent protection of a range of critical and natural
plant and animal habitats, including:
Wetlands
o
Rare or endangered species habitat
o
Lands along the Connecticut, Mill, and Manhan and other rivers and
o
major streams.
?? Preservation of open space parcels that help define Northampton's
character, including parcels at the "entrances" to the City and parcels that
limit the expansion of development into previously rural areas.
?? Protection of farmland, forestland and the rural character of outlying
areas.
?? Protection of Northampton's drinking water supply watershed and aquifer
lands and of Hatfield's aquifer.
?? Encouraging or requiring that development is sensitive to ecological
resources, vistas, and open space.
?? Limited improvements, including improvements to make some
conservation areas handicap accessible.
?? Fishing and informal swimming opportunities in conservation areas and
throughout the City.
11/19/2007
[9]
?? Permanent protection of Smith Vocational agricultural and forestry lands
and of undeveloped lands at the Veterans Administration Hospital and the
County Long Term Care Facility.
?? Protection of key parcels in the last remaining large undeveloped areas of
the City – Broad Brook Watershed, Marble Brook Watershed, Saw Mill
Hills, Mineral Hills, and the Meadows.
?? Passive recreation opportunities throughout the City.
?? Linkage and augmentation of open space parcels, to provide for passive
recreation and wildlife movement between large natural habitat areas.
?? Protection of vistas and "viewsheds".
POSSIBILITIES
When parcels become available, proponents seeking to protect them could use
CPA funds in combination with other land acquisition strategies to acquire
properties or obtain easements that ensure their protection as open space.
In the case of particularly significant parcels, proponents might also use CPA
funds to obtain rights of first refusal, long-term purchase options or life estate
agreements to purchase the land when and if the current owners wish to sell.
Further possibilities include the use of CPA funds to create or improve critical
habitat areas such as: wetlands, vernal pools, pastures and uncommon forest
areas.
PROJECT EVALUATION CRITERIA
As explained on page 6, all projects will be evaluated using the General Project
Evaluation Criteria. In addition, the CPC, in consultation with the Northampton
Conservation Commission and the Sustainable Northampton Steering Committee,
has identified the following Project Evaluation Criteria for open space proposals.
Proposals brought before the CPC should accomplish some or all of the following:
?? Permanently protect important, unique or threatened plants, animals,
habitat or corridors, including areas that are of significance for biodiversity
?? Preserve Northampton’s rural and agricultural character, scenic views and
community character defining views
?? Provide opportunities for passive recreation and environmental education
?? Provide connections with existing trails or potential trail linkages
?? Preserve valuable surface water resources, including rivers, streams,
lakes, ponds, wetlands, buffer zones, vernal pools and riparian zones
?? Protect aquifer recharge areas and drinking water quality and quantity
?? Provide flood control/storage
11/19/2007
[10]
?? Preserve large strategic tracts of undeveloped land and parcels adjacent
to existing permanently protected open space
?? Provide valuable open space opportunities in urban neighborhoods
?? Protect rich agricultural soils
In addition to these criteria, the City of Northampton Open Space and Recreation
Plan 2005-2010 lays out a plan for acquisition, preservation, and restoration of
land for open space. The CPC has reviewed this document and adopted it as a
guide for its recommendations with regard to potential open space projects for
CPA funding. The CPC reserves the right to consider additional projects not
anticipated in the City of Northampton Open Space and Recreation Plan 2005-10.
11/19/2007
[11]
HISTORIC PRESERVATION
BACKGROUND
The preservation of historic resources within a community is essential for the
vitality of its unique character. Each community has its own personality,
composed of many individual parts. Historic properties, both personal and real,
are vitally important in establishing the character of a community, and play a
crucial role in defining a sense of place. The individual threads composing the
historic fabric of a community are non-renewable resources, running through
time telling the community’s story while enriching the present and future.
When lost through destruction or neglect, irreplaceable ties to the past are
obliterated forever. Without a sense of history or connection to the past, an
older community may trade its authentic character for anonymous new non-
compatible developments.
Threats to Northampton’s historic preservation efforts include, but are not limited
to: neglect and delayed maintenance, new development and expansion that
intrude upon or destroy historic resources, inappropriate renovation, and lack of
information and planning for what is historically and culturally significant in the
community.
PROJECT ELIGIBILITY
With respect to the permissible purposes for which CPA funds may be used on
historic resources, the Act requires that a participating community “…shall
spend, or set aside for later spending…not less than 10 percent of the annual
revenues for historic resources.” A historic resource is defined to include a
building, structure, vessel, or other real property that is either:
?? Listed or eligible for listing on the State Register of Historic Places; or
?? Determined by the local Historic Commission to be significant in the
history, archeology, architecture, or culture of the city or town.
Note: In connection with historic preservation projects, communities should
consult the Secretary of the Interior’s Standards for the rehabilitation of historic
properties and cultural landscapes. These standards may be obtained from the
website of Historic Massachusetts at http://www.historicmass.org/. Please also
contact the Massachusetts Historical Commission at:
http://www.state.ma.us/sec/mhc.
11/19/2007
[12]
CPA funds may only be spent or set aside “for the acquisition, preservation,
rehabilitation and restoration of historic resources.” Also, a new definition of
rehabilitation has been inserted in Section 2 of the Act that defines rehabilitation
as including handicapped access and other capital improvements that may be
necessary for historic properties to meet federal and local building codes, or to
make those sites functional for the intended use of the facility.
RESOURCES
The Community Preservation Act authorizes the CPC to make recommendations
“for the acquisition and preservation of historic resources.” Among its
definitions, the Act refers to “historic structures and landscapes” as “a building,
structure, vessel, or real property that is listed or eligible for listing on the state
register of historic places or has been determined by the local historic
preservation commission to be significant in the history, archaeology,
architecture or culture of a city or town.” As noted above, a broad range of
historic properties meet the definition and are eligible for funding under the CPA.
The City has a multitude of structures and landscapes that are historic in nature.
Some of these are in dire need of restoration or preservation, but money has not
been available because of other funding priorities. The CPA offers an option
when other approaches are insufficient to accomplish these community
objectives.
The Northampton Historical Commission does not receive any City funding
through the budget process. Staff support is provided through the City Office of
Planning and Development. The Commission carries out activities with private
fundraising through a gift account. The charge of the Mayoral appointed board
is to preserve and protect the City’s historic resources through public education
and preservation programming.
Although there has been little direct funding for historic preservation in
Northampton, the creation of a Demolition Delay Ordinance, Central Business
Architecture Ordinance, and a local historic district (Elm Street) are tools the City
utilizes to protect Northampton’s historic resources.
The Demolition Delay Ordinance was enacted (May 2005) for the purpose of
protecting and preserving significant buildings and structures in the City of
Northampton that constitute or reflect distinctive features of the architectural,
cultural, economic, political, and/or social history of the City.
The Central Business Architecture Ordinance was adopted (October 1999) to
preserve and enhance the pedestrian-scale character, culture, and economy of
11/19/2007
[13]
downtown Northampton by preserving historic and architecturally valuable
buildings and features, and by encouraging compatible building design.
The Elm Street Historic Districtwas adopted for lower Elm Street as a Chapter
40C district. This type of district permits the most restrictive architectural design
review available to localities under Massachusetts General Laws.
Historic Northampton, a 501 C-3 private non-profit museum of local history with
a collection of approximately 50,000 objects and three historic buildings, and the
Forbes Library, an historic building designed by William Brocklesby, which houses
an extensive local history and genealogy collection, are guiding forces in creating
and maintaining public awareness and the need to preserve Northampton’s
historic resources. The Northampton Historical Commission presents annual
Historic Preservation Awards to properties which have been sensitively restored
or renovated, or which have compatible additions.
NEEDS
Historic properties in Northampton are threatened for several reasons.
First, limited funds and other priorities have impeded the City’s ability to fund
historic preservation projects or to conduct surveys to document resources.
There is, therefore, a need to make funds available to specific and identifiable
non-maintenance, capital municipal projects that preserve our City’s historic
heritage as well as to update and supplement existing databases.
Secondly, individuals are often simply not aware of the important historic and
architectural characteristics of their properties. Significant historic structures and
properties in Northampton have been altered and materials have been replaced
with inferior materials that do not respect the original architecture. Particularly
in existing and potential historic districts, an effort is needed to bring about more
awareness on the part of residents as to which features are covered by the
ordinances. There is, in short, a significant need for public education about the
purposes and impacts of historic preservation. The City’s collection of Form B’s,
the historical survey form used to catalog significant buildings was compiled in
1975 and was updated in 1988. Many sections of the City have never been
surveyed. Updating and completing a citywide inventory of historic properties is
a Commission priority. This component needs to be addressed in order to launch
public education efforts effectively.
Finally, age, deterioration, neglect and misuse threaten historic properties in
Northampton. The Northampton Historical Commission, in reviewing properties
applying for demolition permits, has been told that a particular historic property
is simply “beyond repair” and must be torn down. In some cases, a property
may indeed be in serious jeopardy, but often the Commission requests more
11/19/2007
[14]
information and encourages renovation. The jurisdiction of the Demolition
Review Ordinance, however, allows for a demolition delay period of just one
year. There is a need, therefore, for a funding source to provide a bridge
between restorations and tear downs, and to create incentives for property
owners not to demolish. The Community Preservation Fund is a prospective
source of funds to provide real incentives that result in meaningful alternatives to
demolition.
POSSIBILITIES
Citizens, public officials, historic preservationists and others have suggested a
variety of project ideas since enactment of the CPA. The primary needs
identified are planning and surveying projects, renovations of municipal assets,
and funding incentives for preservation by private property owners.
For private property owners looking to permanently protect their historic
properties, one of the most effective legal tools available is a preservation
restriction – a private legal interest conveyed by a property owner to a
preservation organization or to a government entity. A preservation restriction is
one way to use CPA funds to protect the historic character of privately owned
property that has been determined to be significant in the history, archaeology,
architecture or culture of the City.
PROJECT EVALUATION CRITERIA
As explained on page 6, all projects will be evaluated using the General Project
Evaluation Criteria. In addition, The CPC, in consultation with the Northampton
Historical Commission and the Sustainable Northampton Steering Committee, has
identified the following Project Evaluation Criteria for historic preservation
proposals. Proposals brought before the CPC should accomplish some or all of
the following:
?? Protect, preserve, enhance, restore and/or rehabilitate properties, features
or resources of historical significance
?? Include a focus on the historical function of a property or site
?? Is within or eligible for a local, State or National Historic Register
?? Demonstrate the ability to provide permanent protection for maintaining
the historic resource
?? Include the granting of a permanent historic preservation restriction on
the entire parcel to the City
11/19/2007
[15]
COMMUNITY HOUSING
BACKGROUND
The CPA law defines "community housing" as "low and moderate-income housing
for individuals and families, including low or moderate-income senior housing."
Low-income housing is "housing for those persons and families whose annual
income is less than 80% of the area-wide median income as determined by the
Department of Housing and Urban Development (HUD). Moderate-income
housing sets the income threshold for individuals and families at less than 100%
of the area-wide median income.
Housing affordability promotes social and economic diversity in the City’s
population. Affordable housing opportunities make it possible for seniors without
substantial assets to remain in a community where they have spent their lives,
for young families to enter the market, and for local employees to reside in the
communities they serve. All of these serve to enrich Northampton for the benefit
of everyone.
According to the 2000 Census, the City of Northampton’s total population is
28,978. Of the total number of occupied housing units, 53.5 percent are owner-
occupied and 46.5 percent are renter-occupied. Also, according to the 2000
Census, 11.3 percent of the City’s existing housing stock is considered affordable
according to the definitions most commonly applied by various state and federal
programs. This slightly exceeds the 10% goal in MGL Chapter 40B.
Northampton’s stock of affordable housing is diminishing. New construction is
primarily high-end, and formerly affordable rental housing is being transformed
into ever more expensive condominiums. Left to its own devices, the market for
housing in Northampton will meet the needs of an ever-smaller proportion of our
citizens.
PROJECT ELIGIBILITY
The Act requires that a participating community “shall spend, or set aside for
later spending, not less than 10 per cent of the annual revenues in the
Community Preservation Fund for community housing.” Community housing is
defined to include housing for persons or families earning up to the locality’s
area-wide median income. However, for housing units created with CPA funds to
be counted toward a community’s Chapter 40B affordable housing inventory, the
units must serve those earning less than 80% of area median income.
11/19/2007
[16]
The Act provides that community preservation funds may only be expended for
“the creation, preservation, and support of community housing and for the
rehabilitation or restoration of such community housing that is acquired or
created” under the Act. With respect to the permissible purposes for which CPA
funds may be spent on community housing, the Act requires that wherever
possible, preference be given to “the adaptive reuse of existing buildings or
construction of new buildings on previously developed sites.”
The CPC will evaluate all proposals for community housing projects to ensure
their consistency with fair housing. In doing this, the CPC will be guided by the
"Fair Housing Mission Statement and Principles" published by the Massachusetts
Department of Housing and Community Development (DHCD) on its website at
http://www.mass.gov/dhcd. This Statement can be accessed directly by going to
www.mass.gov/dhcd/components/housdev/want/fhp.pdf.
RESOURCES
The Northampton Housing Partnership is the City entity charged with articulating
and addressing the short and long term housing needs of the community.
Meeting monthly since 1990, the Partnership has focused on encouraging the
preservation of existing affordable housing and creating new units in scattered
site locations. The Partnership also makes recommendations to the Mayor on the
use of CDBG (Federal Community Development Block Grant Program) funding for
all housing projects. The Housing Partnership also serves as the City’s Fair
Housing Committee and sponsors workshops to provide information on landlord
and tenant rights. The City also contracts with the Massachusetts Fair Housing
Center to process housing discrimination complaints.
To preserve existing affordable housing, the City’s Affordable Housing Trust fund
was created to allow 55 low-income households to remain at Hathaway Farms
(formerly Hampton Gardens) for 10 additional years after its conversion to a
market rate complex. Long-term affordability was also secured through efforts of
the Mayor at Meadowbrook Apartments. The City’s housing rehabilitation
program offered opportunities for low and moderate-income families to make
home improvements that secured and improved their housing.
The Partnership has worked with Valley Community Development Corporation,
HAP, The Community Builders, Habitat for Humanity and the Northampton
Housing Authority over the years to increase the inventory of affordable housing.
Of the four former State Hospital parcels deeded directly to the Housing
Authority, the West Street parcel (behind the former Jessie’s House) was
developed for affordable family housing (Paradise Pond apartments), the Grove
Street parcel (corner of Grove and Laurel) was developed for clients of the
Department of Mental Health, the Burts Pit Rd. parcel is slated for use by the
11/19/2007
[17]
Department of Mental Retardation and the Laurel Street parcel is slated for
homeownership.
With regard to housing for the elderly, the Housing Authority has several public
housing properties dedicated to elderly and disabled residents. The private sector
offers several independent living communities, with varying ranges of
affordability. A new 55 years old and older community is currently under
development on Bridge Road, a housing model enjoying huge popularity across
the country.
The City’s Housing and Community Development Planner works 2 days a week
administering a million dollar+ grant which funds 10-12 projects assisting and
housing the homeless across the region. Mayor Higgins and Mayor Sullivan of
Holyoke have also launched a Pioneer Valley Regional Plan to End Homelessness,
begun in the spring of this year.
NEEDS
Based on input developed from the vision and consistency analysis during the
Sustainable Northampton Master Plan Process and the: Northampton Vision 2020
Plan, Grow Smart Northampton Plan, Section 418 Certification, Three County
Continuum Goals and Objectives, consultations with service providers and public
forum feedback, as well as the consultation and citizen participation process, the
following general need categories have been identified:
Homelessness Prevention
Data shows that it is far more cost effective to preserve tenancies than to
provide shelter and services for those having lost their housing. Unfortunately
there are few funding sources for prevention activities. Efforts such as the
Tenancy Preservation Program, Tenant and Landlord Mediation and Housing
Stabilization Programs are highly effective ways of preserving housing for those
at-risk of homelessness.
Emergency Shelter
The City has two year round emergency shelters for individuals. One is the City
sponsored Grove Street Inn (91 Grove Street). The farmhouse, formerly part of
the State Hospital is owned by the City and operated by ServiceNet, Inc.
Capacity is 20-24 beds, men and women and the facility is always full. The
second shelter is located on the Veterans Administration Campus in Leeds. This
program is administered by the United Veterans of America, separate from the
VA. The UVA program consists of 135 beds serving veterans from throughout the
New England area.
11/19/2007
[18]
When the waiting list at the Grove Street Inn became extensive in 1994, the City
in partnership with ServiceNet and many community volunteers, created the Cot
Program, now known as the Hampshire Interfaith Shelter. With State funding
sources never guaranteed, continued operation of these programs is critical.
Physical rehabilitation of the Grove Street Inn has been prioritized in the City’s
CDBG 5 year Performance Plan, as well as continued support for the emergency
shelter system overall.
SRO Units, Safe Havens
Over the past two years, the Housing Partnership conducted a needs assessment
to help guide its work. After interviewing housing and homeless providers, new
SRO (Single Room Occupancy) housing and a Safe Havens Program were
identified to be most needed for those homeless and formerly homeless in
Northampton.
SRO units provide “next step” housing for individuals coming out of shelter.
SRO’s also function as permanent housing for those with limited incomes, or for
those looking for small, efficient rental units. The City has lost over half of its
SRO housing stock over the past few decades. The creation of new, safe and
affordable SRO units is a goal of the Partnership.
Safe Havens programs provide housing for the chronically homeless mentally ill
that circulate regularly through the area homeless shelters.
Housing First
The model currently being touted in most plans to end homelessness is called
“Housing First”. This model takes people from the streets or shelter system and
puts them directly into permanent subsidized housing.
Permanent Housing
Permanent rental housing can be found in public housing units, or in subsidized
units made affordable with mobile rental vouchers. Support of the programs and
operation of the Northampton Housing Authority helps insure that those options
remain. Support of new housing developments sponsored by the Housing
Authority and area developers is important. The availability of rental assistance is
imperative in order to prevent more and more households from slipping into
homelessness.
POSSIBILITIES
As new residential developments are proposed, CPA money could be used to buy
down the cost of affordable units that builders include in new developments.
In addition, CPA funds could be used to help first-time homebuyers or other
homebuyers afford a home in Northampton. CPA funds could also be used to
11/19/2007
[19]
support the housing needs of low- or moderate-income senior citizens through a
variety of funding mechanisms to assist with housing costs. CPA funds could be
used to provide financial incentives to promote the creation of affordable
accessory apartments within the existing housing stock.
CPA funds could be used to assist private affordable housing developers in
leveraging other federal and state funds. This is extremely helpful where a
project requires multiple funding sources and those other sources insist on a
demonstrated commitment of local financial support in order to qualify for funds.
Finally, CPA funds could be used to fund both large and small-scale multi-family
developments that cannot otherwise use CDBG or HOME funds.
PROJECT EVALUATION CRITERIA
As explained on page 6, all projects will be evaluated using the General Project
Evaluation Criteria. In addition, the CPC, in consultation with the Northampton
Housing Authority, Northampton Housing Partnership and the Sustainable
Northampton Steering Committee, has identified the following Project Evaluation
Criteria for community housing proposals. Proposals brought before the CPC
should accomplish some or all of the following:
?? Create or preserve community housing – both rental and home ownership,
with a focus that matches community needs for households
?? Promote and encourage use by diverse populations
?? Provide housing that is harmonious in design and scale with the
surrounding community
?? Intermingle affordable and market rate housing
?? Ensure long-term affordability, with a focus on:
Housing ownership affordability of at least 30 years
o
Housing rental affordability of at least 99 years
o
?? Promote the use of existing buildings or construction on previously-
developed or City-owned sites
?? Give priority to Northampton residents and employees, consistent with fair
housing. For information about fair housing, please see Appendix A.
?? Provide the City credit for units under M.G.L. Chapter 40B
?? Provide services for underserved populations;
?? Is LEED or Energy Star certified
?? Enhance nonprofit capacity for providing housing and related services
?? Provide mixed-use development opportunities
?? Provide housing in locations that promote walking and discourage single-
occupancy vehicle trips
?? Provide housing for households with incomes below 80% of area median
income, (the extent to which includes the number of such units and the
11/19/2007
[20]
percentage of such units in relation to the total number of units in the
project)
?? Provide housing for very low income households (the extent to which
includes the number of units and the percentage of such units in relation
to the total number of units in the project that are provided for
households with incomes below 50% of area median income, and
households with incomes below 30% of area median income)
11/19/2007
[21]
RECREATION
BACKGROUND
Recreation contributes to the health and well being of a community. Well-
developed resources for recreation enhance quality of life, increase property
values, improve health status for youth and adults, and buffer the hard edges of
the urban environment.
The City of Northampton Recreation Department works diligently to promote the
wellbeing of the individual and the community by providing a wide range of high
quality and wholesome recreational opportunities to meet the leisure needs of
our residents and visitors. Passive recreation, including jogging, walking, cycling,
gardening, bird watching, and other activities is on the rise in Northampton.
The Northampton Recreation Department is widely recognized for the quality and
variety of recreation programs it offers. Recreational areas receive heavy
demand from organized sports leagues, which currently exceeds supply, and
additional demand from citizens, visitors and community groups. It is
challenging to balance the available resources to accommodate this full range of
community interests. The opportunity to acquire and develop new land for
recreation is limited due to the high cost of land and the amount of acreage
needed for recreational facilities.
Additional park and recreation space is needed to meet continued high demand
for recreation resources and to improve our ability to responsibly manage the
resources currently owned by the . The differences between active and
City
passive recreation is also an important consideration.
Numerous private organizations contribute to the rich landscape of recreational
opportunities for youth and adults. These organizations include soccer, baseball,
and lacrosse leagues, YMCA programs, Massachusetts Audubon Society, and
rowing and water sports programs. Largely volunteer, these groups add the
coaching, organizational and fundraising components needed for successful
recreational programs.
PROJECT ELIGIBILITY
Once a community has expended or reserved at least 10% of the annual funds
generated by the CPA on each required use category (open space, historic
preservation and community housing), the City or Town may use all or a portion
of the remaining 70% for recreational purposes. Recreational use is defined to
include active or passive recreational use, including, but not limited to, the
following:
11/19/2007
[22]
?? Community gardens
?? Trails
?? Noncommercial youth and adult sports
?? Waterfront, rowing, canoeing and kayaking
?? Parks, playgrounds, and athletic fields
The Act provides that CPA funds may only be expended on “the acquisition,
creation, and preservation of land for recreation use and for rehabilitation or
restoration of land for recreational use that is acquired or created” under the
CPA.
RESOURCES
The National Recreation and Park Association and other organizations
recommend communities provide up to 10 acres of developed recreation areas
per 1,000 people, or approximately 300 acres of developed recreation areas
should be provided for the citizens of Northampton. The City of Northampton
currently meets national standards, but if Look Park is excluded, which has a
regional rather than a local draw, substantially less than 300 acres of developed
recreation land is available.
Although there is pressure to expand the number of acres of recreational
facilities in the City of Northampton, the City provides its citizens with myriad
active and passive recreational opportunities. Passive recreation interests are
available and accessible within the numerous permanently protected
conservation areas throughout the City. In addition, the City of Northampton
and the Northampton Recreation Department provide a diverse range of active
recreational resources to the citizens, such as: community gardens; playgrounds
and active recreation facilities associated with school properties; multi-use
recreation areas (Maines Field, Sheldon Field, and Veterans Memorial Field,
Arcanum Field and Parcel C at the former State Hospital); bike trails and
walkways; soccer fields; multi-use park facilities; and urban pocket parks.
Further, there are a multitude of private recreation facilities in Northampton.
Golf courses, fair grounds, marinas, outdoor recreation centers, health clubs, and
a bowling alley are a few of the facilities weaved into the landscape in
Northampton.
Northampton and the surrounding towns have a significant and historic resource
in the Connecticut River, which in addition to it its historic functions as a source
of food, water, transportation, and its breathtaking beauty, is an unparalleled
recreational resource. Points of access for exercise water sports are limited, and
11/19/2007
[23]
rising waterfront real estate values make the insurance of public access to river
front of considerable importance.
NEEDS
There are two primary motivators for acquisition and preservation of land for
recreation. Demand for recreation facilities is rising and, as these facilities are
more intensively used, there is a need to provide periodic relief so they can
recover and continue to serve the community’s needs.
Demand is driven by several factors, among which are the growth of sports
opportunities for girls and women, the increasing popularity of organized leagues
for youth and adults, widespread recognition of the benefits of exercise on health
and fitness, and the generalized need for relaxation as a response to the frantic
pace of modern life. Together, these factors have steadily pushed the limits of
existing space dedicated to recreation. Because of resource limits, some
deserving citizens must search beyond the City limits to participate in their
preferred recreational activities.
Rowing programs in Northampton are housed in borrowed facilities on the
Oxbow, and continue to serve hundreds of adults and youth every year, from
Northampton and the surrounding towns. Waterfront facilities are expensive and
options, due to permitting and land use constraints, are limited.
POSSIBILITIES
CPA funds could be used to create or expand facilities for underserved
populations in the City of Northampton. Examples of these facilities might
include: soccer fields, outdoor theatre spaces, tot lots, senior citizen parks,
auditory and tactile outdoor recreation kiosks, kayak rowing and canoe launch
areas, cross country skiing, cycling, river cruises, rail trail and other pathway
developments.
PROJECT EVALUATION CRITERIA
As explained on page 6, all projects will be evaluated using the General Project
Evaluation Criteria. In addition, the CPC, in consultation with the Northampton
Recreation Commission, other recreational interests and the Sustainable
Northampton Steering Committee, has identified the following Project Evaluation
Criteria for recreation proposals. Proposals brought before the CPC should
accomplish some or all of the following:
?? Support multiple active and passive recreation uses;
11/19/2007
[24]
?? Serve a significant number of residents;
?? Expand the range of recreational opportunities available to Northampton
residents of all ages
?? Enhance the appreciation of the natural world and its conservation
?? Contribute to the positive health status of its citizens
?? Benefit conservation and recreation initiatives
?? Maximize the utility of land already owned by Northampton (e.g. school
property)
?? Promote the creative use of former railway, waterways and other
corridors, including connecting corridors, to create safe and healthful non-
motorized transportation and exercise opportunities
11/19/2007
[25]
APPLICATION AND PROJECT REVIEW
INFORMATION
APPLICATION AND REVIEW SCHEDULE
The Community Preservation Committee will review applications for funding
beginning on February 1, 2008. The committee will review applications on a
quarterly basis, as follows:
?? February 1, 2008
?? May 1, 2008
?? August 1, 2008
?? November 1, 2008
At least 30 days prior to an application deadline, all potential applicants must
submit a Project Eligibility Determination Form, as detailed below.
After the initial start date of February 1, 2008, the committee may, under
extraordinary circumstances, vote to accept applications that, because of market
opportunities or other deadlines, require consideration outside of the normal
funding cycles. Please contact the committee chair to discuss a possible
submission of an off-cycle application.
Under normal circumstances, the committee will make every effort to inform
applicants of its recommendation within 45 days of the application due date.
APPLICATION AND REVIEW PROCESS
The Committee has developed the following four-step process for reviewing,
recommending, and funding CPA proposals.
Step 1. Determine Project Eligibility
Because of the complexities of the CPA law, the committee requires all project
applicants to begin the application process by submitting a one-page Project
Eligibility Determination Form. No funding application will be accepted unless
the Project Eligibility Determination Form has been submitted and approved.
Applicants should refer to Appendix C, Community Preservation Fund Allowable
Use Table when filling out the Project Eligibility Determination Form. This
information comes from the Department of Revenue and contains the most up-
to-date information on both the definitions of the four CPA program areas (Open
11/19/2007
[26]
Space, Historical Preservation, Community Housing, and Recreation), and the
allowed uses of CPA funds in the four areas.
Project Eligibility Determination Forms must be submitted at least 30 days in
advance of the quarterly application deadlines. Please submit only one paper
copy and mail to:
Community Preservation Committee
c/o Office of Planning and Development, Room 11, City Hall
City of Northampton
210 Main Street
Northampton, MA 01060
The Chair of the CPC or the Chair’s designee will review Project Eligibility
Determination Forms. Applicants will be notified as soon as possible whether
their project is eligible for CPA funds. Applicants have the right to appeal
eligibility decisions to the full Committee.
Applicants with questions may contact any member of the Community
Preservation Committee or the Community Preservation Planner. Contact
information is available on the Northampton Community Preservation website
(http://www.northamptonma.gov/gsuniverse/httpRoot/comm).
Step 2. Submit Completed Application. Please review both the Guidelines
for Submission and Application Instructions before beginning an
application.
?? Each project funding application must be submitted using the Community
Preservation Plan “Project Application Form.” Additional pages should be
added as necessary. The application and detailed instructions are part of
the Community Preservation Plan, and are also available online at the CPC
website.
?? Applicants should submit 11 paper copies of the application, plus an
electronic copy whenever feasible.
?? Submit applications to:
Community Preservation Committee
c/o Office of Planning and Development
210 Main Street, Room 11, City Hall
Northampton, MA 01060
Step 3. Community Preservation Committee Review and Public
Comment
A. Application Review: The Community Preservation Committee will review
submitted applications on the basis of the General Criteria for Project
11/19/2007
[27]
Evaluation and the program specific Project Evaluation Criteria for funding
included in the Community Preservation Plan.
?? The Committee may request additional or more detailed information, and
further clarifications to the submitted proposals. The Committee may
request a legal opinion to help it assess CPA project eligibility and to
provide answers to any other questions that the Committee may have.
B. Project Review Meetings: The Committee will ask applicants or their
representatives to meet with the Committee to discuss their applications.
These meetings will be publicly noticed. The Committee will seek public
comments on proposed projects. Applicants are encouraged to meet and
consult with other appropriate City committees to assist with the vetting
process, for instance with the Conservation Commission for open space
acquisition proposals or with the Historical Commission for historic
preservation project proposals.
C. Notification: The Committee will notify applicants of its decisions
concerning recommendations.
D. Committee Recommendations:
?? The Committee will make its final recommendations for funding to the
Mayor.
?? The Committee reserves the right to attach conditions, and to require
deed restrictions and additional agreements, before its favorable funding
recommendation.
?? The Committee may recommend a project as proposed by the applicant,
or may modify the project, or it may recommend partial funding or
funding for only a portion or phase of the proposed project. The
Committee’s recommendations may include detailed project scopes,
conditions, and other specifications, as the Committee deems appropriate
to ensure CPA compliance and project performance.
Step 4. Mayoral recommendation and City Council Vote
The Mayor may present the recommendations to the City Council for discussion
and vote. City Council has the final authority to award funds from
Northampton’s Community Preservation Act Fund. It may approve, approve but
with a lower level of funding, or reject recommendations.
Step 5. Award Letter
11/19/2007
[28]
For projects approved by City Council, the Committee will issue award letters
with information on the funding amount, funding conditions, project modification
as voted by City Council (if any), Community Preservation staff contact
information, and guidelines for project execution. Projects receiving CPA funding
will be required to credit this source of funding in promotional materials and at
the project location.
Step 6. Project Execution
Funding for approved projects will be available following the issuance of the
award letter subject to conditions contained in the award letter. CPA monies are
public funds raised from dedicated Northampton tax revenues and from State
subsidies to the City. Projects financed with CPA funds, and carried out on public
property or by a public entity, must comply with all applicable State and
municipal requirements, including the State procurement law, which requires
special procedures for the selection of products, vendors, services, and
1
consultants.
All CPA funds are administered and disbursed by the City of Northampton, and
project management, oversight, execution, and financial control will be under the
control of the Community Preservation Committee or its designee.
For questions about procurements and other financial requirements and
procedures the applicant should contact the City Treasurer, George Zimmerman,
at (413) 587-1296. General questions concerning the application process should
be directed to a member of the committee or to Bruce Young, Community
Preservation Planner, via email at byoung@northamptonma.gov, or by calling
(413) 587-1263.
The Committee may request project status updates from CPA Fund recipients.
The purpose of such updates is to track the progress of funded projects, aid the
Committee in refining the Community Preservation Plan, and to identify issues
that may assist future applicants.
GUIDELINES FOR SUBMISSION
The following guidelines should be followed in preparing an application for CPA
funding.
1
For Example: Purchases over $5,000 require the solicitation of at least three quotes. Purchases
over $25,000 require the publication of “invitations for bids” or “requests for proposals”.
Contracts for goods and services must be awarded to the lowest qualified bidder, which may be
someone other than who assisted the applicant with a project application. Project purchases
cannot be split to avoid the State procurement laws.
11/19/2007
[29]
?? Project funding applications should be for funding within a 5-year
completion period.
?? If submitting multiple applications, a priority ranking of the projects
should be indicated.
?? Applicants should include itemized project scopes, with details describing
each item and its estimated cost.
?? Applicants should obtain professionally prepared quotes for project costs
whenever possible. If such quotes are not available, detailed cost
estimates may be used provided the basis of the estimates is fully
explained.
?? The property owner, when applicable, should sign applications.
?? If the funding application is part of a longer-term project, the applicant
should include the total project cost.
11/19/2007
[30]
COMMUNITY PRESERVATION ELIGIBILITY
DETERMINATION FORM
The purpose of this form is to make sure that all project applications applying for
Community Preservation Act funding are eligible for funding. Please refer to Appendix
C in the Community Preservation Plan when filling out this form. This form must be
approved in order for an application to be accepted.
Project Title:
Project Sponsor/Organization:
Contact Name:
Mailing Address:
Daytime phone #: Fax #:
E-mail address:
CPA Program Area (check all that apply):
? Open Space ? Historic Preservation
? Community Housing ? Recreation
Project Purpose (check all that apply):
? Acquisition ? Creation ? Preservation
? Support ? Rehabilitation/Restoration
Project Summary: Please provide a brief description of the project.
For CPC Use Eligible: _____ Not Eligible: _____ Date: __________ Reviewer: ____________________
11/19/2007
[31]
COMMUNITY PRESERVATION
PROJECT APPLICATION FORM
I: Project Information
Project Title:
Project Summary:
Estimated start date: _____________ Estimated completion date:_____________
CPA Program Area (check all that apply):
? Open Space ? Historic Preservation
? Community Housing ? Recreation
II: Applicant/Developer Information
Contact Person and or/primary applicant:
Organization (if applicable):
Mailing Address:
Daytime phone #: Fax #:
E-mail address:
III: Budget Summary
Total budget for project:
CPA funding request:
CPA request as percentage of total budget:
Applicant’s Signature: ____________________________
Date Submitted: ____________________________
11/19/2007
[32]
APPLICATION INSTRUCTIONS
1. Please read the entire CPA Application & Review Process before
beginning.
2. Complete the application form.
3. Attach the following information:
?? Narrative: A description of the project and, when applicable, of the
property involved and its proposed use. Include responses to the
following questions:
What Community Preservation criteria – both general and program-
o
area specific – does this project meet?
What community need(s) does this project serve? If the project
o
serves multiple needs and populations, please describe them. If the
project serves a population that is currently underserved, please
describe.
What community support does the project have? Explain the nature
o
and level of the support.
How will the success of this project be measured?
o
Is ongoing maintenance and upkeep required? If yes, please explain
o
how this will be accomplished.
?? Project Budget: The total budget for this project, including how CPA
funds will be spent. All items of expenditure must be clearly identified.
Include project quotes if possible. List any additional funding sources,
either committed or under consideration. Include commitment letters if
available.
* If the application submission is for a community housing project, please
submit a development budget and a sources and uses budget. Also,
community housing home ownership projects shall include an affordability
analysis, and community housing rental projects shall include a five-year
operating budget.
?? Multi-Year Funding: If the project is expected to continue over more
than one year, or if bonding the project is anticipated, please provide
annual funding requirements.
?? Project Timeline: Explain the various steps of the project and when they
will be completed.
?? Feasibility: List and explain all further actions or steps that will be
required for completion of the project, such as environmental
assessments, zoning or other permits and approvals, agreement on terms
11/19/2007
[33]
of any required conservation, affordability or historic preservation
agreements, subordination agreements, and any known or potential
barriers or impediments to project implementation.
?? Maps: USGS topographical map, assessors map, or other map as
appropriate, showing location of the project.
?? Visual materials: Photographs, renderings or design plans of the site,
building, structure or other subject for which the application is made.
4. Include the following attachments, if applicable and available:
?? Record plans of the land
?? Natural resource limitations (wetlands, flood plain, etc.)
?? Zoning (district, dimensional and use regulations as applies to the land)
?? Inspection reports
?? 21E Reports and other environmental assessment reports
?? Mass. Historic Commission Historic inventory sheet
?? Historic structure report or existing condition reports
?? Existing conditions report
?? Names and addresses of project architects, contractors, and consultants
?? Evidence that appropriate professional standards will be followed if
construction, restoration or rehabilitation is proposed
?? Documentation that you have control over the site, such as Purchase and
Sale agreement, option, or deed
?? Evidence that the proposed site is free of hazardous materials or that
there is a plan for remediation in place
?? Letters of support
?? Any other information useful for the Committee in considering the project
11/19/2007
[34]
APPENDIX A: CPA INFORMATION GUIDE
?? The Northampton Community Preservation Committee website contains
contact information for Committee members; meeting agendas and
minutes; and meeting times and locations. It also includes a variety of
documents, including this plan.
http://www.northamptonma.gov/gsuniverse/httpRoot/comm/
?? As part of enacting the Community Preservation Act in Northampton, our
City Council created the Community Preservation Committee. The
ordinance which the Council approved can be found on the City’s website,
www.NorthamptonMA.gov. On the homepage, look for Northampton City
Ordinances Now Online and click the E-Code link. On the E-Code home
page, click Table of Contents (upper left), Part I – Administrative
Legislation, Chapter 22: Commissions and Committees, Article XXIII:
Community Preservation Committee.
?? The Community Preservation Coalition, of which the Northampton CPC is a
member, is an alliance of open space, affordable housing, and
preservation organizations that works with municipalities to help them
understand, adopt, and implement the CPA. The Coalition website has a
wide variety of information, including links to other CPA communities.
http://www.communitypreservation.org/index.cfm
?? It is important for every applicant, and useful for anyone else interested in
the Community Preservation Act, to read the actual legislation. (Chapter
44B, Commonwealth of Massachusetts General Laws)
http://www.mass.gov/legis/laws/mgl/gl-44b-toc.htm
?? The state Executive Office of Energy and Environmental Affairs has a site
that includes a number of helpful documents.
http://commpres.env.state.ma.us/content/cpa.asp
?? The state Department of Revenue (DOR) is responsible for administering
the CPA. It has the authority to institute regulations and procedures, and
to make rulings about how CPA funds may be used.
http://www.mass.gov/?pageID=dorsubtopic&L=5&L0=Home&L1=Local+
Officials&L2=Municipal+Data+and+Financial+Management&L3=Data+Ba
nk+Reports&L4=Community+Preservation+Act&sid=Ador (If this link
does not work, go to www.mass.gov/dor and then to For Local Officials,
Municipal Data and Financial Management, Data Bank Reports,
Community Preservation Act).
11/19/2007
[35]
The Northampton Office of Planning and Development (OPD) website
??
contains links to most of the documents referred to in this Plan.
http://www.northamptonma.gov/opd/
2006—07 Sustainable Northampton Plans and Reports
o
City of Northampton Open Space and Recreation Plan 2005-2010
o
Downtown Architecture Study, 1999
o
Historic Preservation Plan, 1992
o
Vision 2020 Report, 1999
o
Grow Smart Northampton, 2003
o
Central Business Architecture: Code, Part II, C. 156
o
(Design Guidelines at 2226-156a)
Demolition Delay: Code, Part II, C. 161
o
Elm Street Historic District: Code, Part II, C. 195
o
Chapter 40B Subsidized Housing Inventory, dated 10/1/01,
o
prepared by DHCD
?? Fair Housing is an important concept that the Community Preservation
Committee fully endorses. The CPC will review and project sponsors are
encouraged to review the section on "Buyer Selection" in the DHCD
Application Guidelines for the Project-Based Homeownership Programs,
which can be accessed through the DHCD website at www.mass.gov/dhcd
or by going to
www.mass.gov.dhcd/components/housdev/want/dvlper/app_guid.pdf.
Consistency with this specific DHCD policy is not a required project review
criteria for projects applying to the CPC; however, consistency with fair
housing is required, and particular attention will be paid by the CPC to fair
housing in reviewing any project proposal that includes a local preference
component.
11/19/2007
[36]
APPENDIX B: GLOSSARY
TERMS FROM THE MASSACHUSETTS COMMUNITY PRESERVATION ACT
As used in this act, the following words shall, unless the context clearly indicates
a different meaning, have the following meanings:
"Acquire", obtain by gift, purchase, devise, grant, rental, rental purchase, lease
or otherwise. "Acquire" shall not include a taking by eminent domain, except as
provided in this chapter.
"Annual income", a family's or person's gross annual income less such
reasonable allowances for dependents, other than a spouse, and for medical
expenses as the housing authority or, in the event that there is no housing
authority, the department of housing and community development, determines.
"Community housing", low and moderate income housing for individuals and
families, including low or moderate income senior housing.
"Community preservation", the acquisition, creation and preservation of open
space, the acquisition, creation and preservation of historic resources and the
creation and preservation of community housing.
"Community Preservation Committee", the committee established by the
legislative body of a city or town to make recommendations for community
preservation, as provided in section 5.
"Community Preservation Fund", the municipal fund established under
section 7.
"CP", community preservation.
"Historic resources", a building, structure, vessel, real property, document or
artifact that is listed or eligible for listing on the state register of historic places or
has been determined by the local historic preservation commission to be
significant in the history, archeology, architecture or culture of a city or town.
"Legislative body", the agency of municipal government which is empowered
to enact ordinances or by-laws, adopt an annual budget and other spending
authorizations, loan orders, bond authorizations and other financial matters and
whether styled as a city council, board of aldermen, town council, town meeting
or by any other title.
11/19/2007
[37]
"Low income housing", housing for those persons and families whose annual
income is less than 80 per cent of the areawide median income. The areawide
median income shall be the areawide median income as determined by the
United States Department of Housing and Urban Development.
"Low or moderate income senior housing", housing for those persons
having reached the age of 60 or over who would qualify for low or moderate
income housing.
"Maintenance", the upkeep of real or personal property.
"Moderate income housing", housing for those persons and families whose
annual income is less than 100 per cent of the areawide median income. The
areawide median income shall be the areawide median income as determined by
the United States Department of Housing and Urban Development.
"Open space", shall include, but not be limited to, land to protect existing and
future well fields, aquifers and recharge areas, watershed land, agricultural land,
grasslands, fields, forest land, fresh and salt water marshes and other wetlands,
ocean, river, stream, lake and pond frontage, beaches, dunes and other coastal
lands, lands to protect scenic vistas, land for wildlife or nature preserve and land
for recreational use.
"Preservation", protection of personal or real property from injury, harm or
destruction, but not including maintenance.
"Real property", land, buildings, appurtenant structures and fixtures attached
to buildings or land, including, where applicable, real property interests.
"Real property interest", a present or future legal or equitable interest in or to
real property, including easements and restrictions, and any beneficial interest
therein, including the interest of a beneficiary in a trust which holds a legal or
equitable interest in real property, but shall not include an interest which is
limited to the following: an estate at will or at sufferance and any estate for
years having a term of less than 30 years; the reversionary right, condition or
right of entry for condition broken; the interest of a mortgagee or other secured
party in a mortgage or security agreement.
"Recreational use", active or passive recreational use including, but not limited
to, the use of land for community gardens, trails, and noncommercial youth and
adult sports, and the use of land as a park, playground or athletic field.
"Recreational use" shall not include horse or dog racing or the use of land for a
stadium, gymnasium or similar structure.
11/19/2007
[38]
"Rehabilitation", the remodeling, reconstruction and making of extraordinary
repairs to historic resources, open spaces, lands for recreational use and
community housing for the purpose of making such historic resources, open
spaces, lands for recreational use and community housing functional for their
intended use, including but not limited to improvements to comply with the
Americans with Disabilities Act and other federal, state or local building or access
codes. With respect to historic resources, rehabilitation shall have the additional
meaning of work to comply with the Standards for Rehabilitation stated in the
United States Secretary of the Interior's Standards for the Treatment of Historic
Properties codified in 36 C.F.R. Part 68.
ADDITIONAL TERMS
It is important for the Community Preservation Plan and related documents to be
as clear as possible. If there are additional terms that need to be defined, please
let us know. You can contact Bruce Young, Community Preservation Planner, at
(413) 587-1263 or byoung@northamptonma.gov or Jack Hornor, Chair of the
Community Preservation Committee, at (413) 584-5403 or
Jack@JackHornor.com.
11/19/2007
[39]
APPENDIX C: ALLOWABLE USE TABLE
11/19/2007
[40]
APPENDIX D: AREA MEDIAN INCOME
CHART
FY 2007 Income Limits Summary Based on Area Median
Income (AMI)
This table can be found at www.huduser.org/datasets (then choose Income
Limits in the Dataset list and search for Northampton, MA). These figures were
last updated on March 20, 2007 and are updated annually. The online table also
includes income limit information for 6, 7 and 8 person households
.
FY 2007 Income Limit Area: Northampton, Massachusetts
FY 2007
Median Income 1 2 3 4
5 Person
Income Limit Person Person Person Person
Category
Very Low
(50%)
$25,100 $28,700 $32,250 $35,850 $38,700
Income
Limits
Extremely
Low
$61,800
(30%)
$15,050 $17,200 $19,350 $21,500 $23,200
Income
Limits
Low
(80%)
$40,150 $45,900 $51,600 $57,350 $61,950
Income
Limits
NOTE: Northampton is part of the Springfield, MA HUD Metro FMR Area. Income
Limit areas are based on FY 2007 Fair Market Rent (FMR) areas. For a detailed account
of how this area is derived please see our associated FY 2007 Fair Market Rent
documentation system.
11/19/2007
[41]