CPA Plan 2010-2011
City of Northampton
Community Preservation Plan
2010-2011
August 3, 2010
Revised:
December 16, 2010
TABLE OF CONTENTS
OVERVIEW.......................................................................4
The Community Preservation Act..........................................................4
The CPA in Northampton......................................................................4
The 2010-2011 Northampton Community Preservation Plan....................5
Schedule and Review Process...............................................................5
General Criteria for Project Evaluation...................................................6
OPEN SPACE ...................................................................8
Background, Project Eligibility, Resources, Needs, Possibilities................8
Project Evaluation Criteria.....................................................................11
HISTORIC PRESERVATION.............................................13
Background, Project Eligibility, Resources, Needs, Possibilities................13
Project Evaluation Criteria.....................................................................16
Guidance for Evaluating Historical Significance.......................................16
COMMUNITY HOUSING...................................................19
Background, Project Eligibility, Resources, Needs, Possibilities................19
Project Evaluation Criteria.....................................................................19
RECREATION...................................................................25
Background, Project Eligibility, Resources, Needs, Possibilities................25
Project Evaluation Criteria.....................................................................28
APPLICATION & PROJECT REVIEW INFORMATION.......29
Application & Review Schedule.............................................................29
Application & Review Process................................................................29
Requirements for Submission................................................................34
Eligibility Determination Form (required for all applicants)......................35
Project Application Cover Sheet ...........................................................36
Application Instructions .......................................................................37
[1]
APPENDICES
_________________________________
APPENDIX A: ..................................................................40
ALLOWABLE USE TABLE
APPENDIX B: ..................................................................41
CPA INFORMATION GUIDE
APPENDIX C: ..................................................................43
GLOSSARY OF TERMS
APPENDIX D: .................................................................46
GUIDELINES FOR PRESERVATION GUARANTEES
APPENDIX E:...................................................................50
CPC POLICY REGARDING EXPEDITED REVIEW OF
APPLICATIONS
[2]
August, 2010
The Northampton Community Preservation Committee (CPC) is pleased to
present the 2010-2011 version of the Northampton Community Preservation
Plan. The Plan is reviewed continually and revised periodically in response to
changing preservation needs and opportunities, and to improve clarity. This
version replaces that of April, 2009.
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.
We are committed to bringing the CPA to Northampton in the most effective
ways that we can, using processes that are transparent and inclusive. We
welcome your comments and suggestions regarding this Plan and the processes
that we use to implement it.
The Plan is respectfully submitted to the residents of Northampton with the goal
of providing a focus and catalyst for significant enhancement of community
preservation goals. 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
Don Bianchi (appointed by the Mayor)
Joseph DeFazio (appointed by the Housing Authority)
David Drake (appointed by the Historical Commission)
Brian Adams (appointed by the City Council)
Katharine Baker (appointed by the Planning Board)
Lilly Lombard (Elected Member)
Downey Meyer (appointed by the Conservation Commission)
Tom Parent (appointed by the Recreation Commission) Vice Chair
Fran Volkmann (Elected Member) Chair
Committee Staff: Sarah LaValley, Community Preservation Planner
John Frey, Community Preservation Planner
[3]
OVERVIEW
THE COMMUNITY PRESERVATION ACT (CPA)
The Community Preservation Act (CPA) allows communities to create a local
Community Preservation Fund through a surcharge of up to 3% of the real
estate tax levy on real property. The act also creates a significant state matching
fund. CPA funds may be used for acquisition and preservation of open space, for
preservation and restoration of historic buildings and artifacts, for the creation,
preservation, and support of community housing, and for specified investments
related to recreation.
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% may
be spent on administration.
The CPA stipulates that decisions regarding the allocation of CPA funds in cities
and towns that adopt the initiative are to be made by a local Community
Preservation Committee (CPC) whose task is to receive and review applications
and to make recommendations to the appropriate municipal authority, which in
turn makes the final allocations.
THE CPA IN NORTHAMPTON
The residents of Northampton voted, by ballot referendum in November 2005, to
adopt the Massachusetts Community Preservation Act (CPA) at the 3% level of
property tax assessment. The City Council then drafted and adopted an
ordinance creating the Northampton Community Preservation Committee (CPC).
The Northampton CPC consists of nine members, including one representative
each 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
representatives elected in a city-wide election.
The CPC began its work in 2007. As of July 1, 2010, the CPC had completed
forty-three positive recommendations on local projects. All of these projects
except one, whose conditions are not yet met, have subsequently been approved
by the Mayor and the City Council.
[4]
The Northampton CPC website: The recently-expanded CPC website,
www.northamptonma.gov/cpc, contains a wealth of information related to the
CPA and to the CPC, including full reports of the committee’s work, a complete
listing of projects, photographs, a searchable map, and links to other important
websites.
THE 2010-2011 COMMUNITY PRESERVATION PLAN
The CPA mandates the creation of a Community Preservation Plan in each
participating municipality, to be revised annually as local circumstances may
change. The Northampton CPC adopted its first Plan in November, 2007 for use
during calendar year 2008. A revision was adopted for 2009. The present Plan
has been revised for use during 2010-2011.
The purposes of the Plan are as follows:
To establish clear criteria that form the bases of the committee’s
evaluation of applications for funding.
To lay out the processes and the time-lines that the committee will
use in its review of applications.
To provide application forms and background information that are
needed by applicants.
To inform both applicants and the public of the CPC’s goals and of
its commitment to an open and transparent approach to reaching
its recommendations.
To provide the Mayor and the City Council with the background
information they need in reviewing the committee’s
recommendations.
SCHEDULE AND REVIEW PROCESSES FOR 2010-2011
In the fall of 2010 and during the calendar year 2011, the committee will
conduct three scheduled project funding cycles. The first begins on August 09,
2010, with the goal of making recommendations by November 17, 2010. The
second begins on January 7, 2011, with the goal of making recommendations by
May 9, 2011. The third begins on August 8, 2011, with the goal of making
recommendations by November 21, 2011.
In addition, the committee 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. The
CPC’s Expedited Review Policy is included here as Appendix E.
[5]
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 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
The CPA Allowable Use Table, included here as Appendix A, provides a critically
important overview of specific areas of funding allowed by the CPA law. All
potential applicants should review this table carefully as they consider whether
their project might be eligible for CPA funding
In order to determine funding eligibility and priority, the (CPC) will evaluate all
applications against the following 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.
The CPC’s General Criteria apply to all projects. High-priority projects will meet
many of these criteria:
1.Serves more than one CPA program area
2.Contributes to the preservation of Northampton’s unique character,
boosts the vitality of the community, and enhances the quality of life
for its residents
3.Addresses recommendations contained in the Sustainable
Northampton comprehensive plan and/or the Northampton Open
Space and Recreation Plan 2005-2010, Open Space, Recreation, and
Mixed Use Trail Plan 2011-2017 (draft, as of July 1) or is consistent
with other city-wide planning efforts that have received broad-based
scrutiny and input and can demonstrate wide community support
4.Saves resources that would otherwise be threatened
5.Serves under-served populations
6.Places high value on sustainable, ecologically responsible, energy-
conserving structures, locations, and materials; demonstrates that the
project minimizes the ecological footprint
7.Receives endorsement by community groups, municipal boards and/or
departments
[6]
8.Leverages additional public and/or private funds, or demonstrates
that other funding sources are not readily available or sufficient
9.Demonstrates a high benefit/cost value
10.Can be implemented expeditiously and within budget
*Criteria are listed in no particular pattern, purpose, organization or structure
The CPC also wishes to emphasize here that, as we review applications against
these general criteria, we are committed (as mandated by the CPA) to the
overarching goal of long-term preservation whenever possible. Most projects
supported by CPA funds, whether historic, open space, housing, or recreation,
must provide lasting value to our community. Applications should demonstrate
how the project will provide such value.
[7]
OPEN SPACE
BACKGROUND
Protected open space is essential for a variety of reasons.
For 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. Northampton farmland provides us
with healthful local food and a connection with the land and with one another.
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 the quality of life for residents. Undeveloped areas
provide places to experience beauty, solitude, and a connection with the natural
environment.
Protection of open space provides essential habitat for non human life. Plants
and wildlife require tracts of undeveloped area to thrive and their protection and
preservation is a critical necessity.
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. However, 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 or agricultural
restrictions 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:
[8]
Agricultural land
Well fields, aquifers, recharge areas, and other watershed lands
Grasslands, fields, or forest lands
Wetlands and other water resources
River, stream, lake and pond frontage
Scenic vistas
Land for wildlife habitat, biodiversity or nature preserves
Urban parks and conservation areas
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.”
Open space acquired in whole or by part with CPA funds must have a permanent
conservation or agricultural restriction held by a third party.
RESOURCES
Northampton’s open space resources (excluding land for recreation) may be
inventoried as follows:
Farmland, publicly or privately owned
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
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 Conservation Commission, the Agricultural
Commission, the Department of Public Works, the Massachusetts Department of
Conservation and Recreation, Department of Agricultural Resources,
MassWildlife, Mass Audubon, the Valley Land Fund, Broad Brook Coalition,
Nonotuck Land Fund, and other non-profit land trusts have been active in
protecting and acquiring open space in the City of Northampton.
NEEDS
[9]
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 with City boards and officials, the Planning
Board, Conservation Commission, Agricultural 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.
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".
[10]
More recently, the Agricultural Commission has been established, and the CPC
has heard an outpouring of community support for the protection of agricultural
land.
As of July 1, 2010, the CPA has contributed to the protection of more than 540
acres of open space, including 530 acres of conservation land and 10 acres of
farmland. Of these, 336 acres were purchased by the City of Northampton and
204 acres were protected by conservation restrictions. The CPA’s most
significant open space project was the allocation of approximately $1,000,000 of
CPA funds for the purchase of the Bean and Allard farms on Spring St. in the
spring of 2010. When complete, this acquisition will provide an additional 37
acres of conservation land, 116 acres of prime farmland for local agricultural
uses, and 24 acres of land for developed recreational uses.
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 conservation restrictions 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 forest areas.
PROJECT EVALUATION CRITERIA
As explained in the Overview Section of this Plan, 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:
1. Permanently protect important, unique or threatened plants, animals,
habitat or corridors, including areas that are of significance for biodiversity
2. Preserve Northampton’s rural and agricultural character, scenic views and
community character defining views
3. Provide opportunities for passive recreation and environmental education
[11]
4. Provide connections with existing non-motorized multi-use trails or
potential trail linkages
5. Preserve valuable surface water resources, including rivers, streams,
lakes, ponds, wetlands, buffer zones, vernal pools and riparian zones
6. Protect aquifer recharge areas and drinking water quality and quantity
7. Provide flood control/storage
8. Preserve large strategic tracts of undeveloped land and parcels adjacent
to existing permanently protected open space
9. Provide valuable open space opportunities in urban neighborhoods
10. Protect farmland and rich agricultural soils
*Criteria are listed in no particular pattern, purpose, organization or structure
In addition to these criteria, the City of Northampton Open Space and Recreation
Plan 2005-2010 laid out a plan for acquisition, preservation, and restoration of
land for open space. At the time it was created, the CPC reviewed this document
and adopted it as a guide for its recommendations with regard to potential open
space projects for CPA funding. Given the time that has passed since the
completion of the Open Space and Recreation Plan, the CPC reserves the right to
consider additional projects not anticipated in the plan, while an update is being
finalized.
[12]
HISTORIC PRESERVATION
BACKGROUND
The preservation of historic resources within a community is essential for the
vitality of its unique character. Historic properties 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
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 in the Community
Preservation Act 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.
To be eligible for funding, historic preservation projects in Northampton must
meet one of the above criteria. If funds are being requested for a project not
listed on the State Register, the applicant must obtain a letter of support from
the Northampton Historical Commission.
[13]
Note: In connection with historic preservation projects, applicants 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.
CPA funds may only be spent or set aside “for the acquisition, preservation,
rehabilitation and restoration of historic resources.”
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. The Northampton Historical Commission
presents annual Historic Preservation Awards to properties which have been
sensitively restored or renovated, or which have compatible additions.
Prior to passage of the CPA in Northampton there was little direct funding for
historic preservation. There was, however, the creation of a Demolition Delay
Ordinance, a Central Business Architecture Ordinance, and a local historic district
(Elm Street), giving the City tools 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
[14]
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
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 and has now been enlarged and improved with the support of CPA
funds. This 40C district permits the most restrictive architectural design review
available to localities under Massachusetts General Laws.
Additionally, the Northampton Historical Society (d.b.a. 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. Both Historic Northampton and Forbes Library have now
received significant CPA support, along with other important historic resources
such as the Academy of Music.
Finally, with CPA support, the Historical Commission has recently completed an
Historic Resources Survey for the City of Northampton. As a result of this work,
historically significant properties have been identified and can be tracked into the
future. The City’s collection of Form B’s, the historical survey form used to
catalog significant buildings was compiled in 1975 and until now had not been
updates since 1988. Many sections of the City had never been surveyed.
Updating and completing a citywide inventory of historic properties has now
been accomplished.
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
[15]
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
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
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 in the Overview Section of this Plan, 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*:
[16]
1. Protect, preserve, enhance, restore and/or rehabilitate properties,
features or resources of historical significance
2. Include a focus on the historical function of a property or site
3. Demonstrate eligibility for a local, State or National Historic
Register listing, and support of the local Historic Commission
4. Provide assurance of the ability to maintain the historic resource
over the long term.
5. Include the granting of a permanent historic preservation
restriction or other preservation guarantee (see Appendix D)
*Criteria are listed in no particular pattern, purpose, organization or structure
GUIDANCE FOR EVALUATING HISTORICAL SIGNIFICANCE
1
OF PROPOSED PROJECTS
Architectural Significance
Is the architect notable?
Is the architectural style distinctive?
Does the property fit in and contribute to the architectural context of the
neighborhood?
Are there other important architectural features?
Historical/Cultural/Social Significance
Is the building on the National Register of Historic Places or the State Historic
Register? Is the building located in a National Register Historic District or a
Local Historic District?
Has it been designated Historic, or Preferably Preserved by the Northampton
Historical Commission?
Has a survey form been done on the property? If so, what is the level of
historical significance attached to the property?
What role does this building play in Northampton’s social or cultural history?
Ownership and Financing
Who owns the building? Is ownership likely to change hands? Is ownership
non-profit, religious, private, etc.
What are the financial and management capabilities of the owners?
Is there a demonstrated financial need for this project?
What other funds will support this project?
Level of protection
Is the building protected by a preservation easement or equivalent?
How will a CPA expenditure be protected in the future?
1
Adapted from the Newton Community Preservation Plan
[17]
What is the potential for loss or destruction of the property?
Is the applicant willing to accept appropriate historic restrictions?
Necessity and Appropriateness
Are proposed materials consistent with historic renovation?
Do building techniques conform to the historic nature of the project?
Does the proposed work cover essential and important features of the
property?
Contribution to the public interest
To what extent does the public benefit from the historic preservation project?
Do the owners of the building offer public service or community oriented
activities to Northampton residents?
To what extent will the public have access to the building in its entirety
and/or the restored portions of the building?
Public Support
What is the level of public support for this project from users, neighbors,
professionals, historic groups, and community leaders?
[18]
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.
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.
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.”
[19]
The CPC will evaluate all proposals for community housing projects to ensure
their consistency with fair housing. In doing this, the CPC will follow by the fair
housing guidelines published by the Massachusetts Department of Housing and
Community Development (DHCD) on its website at http://www.mass.gov/dhcd.
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. This fund is now depleted, and no fund subsidies are being
provided. Long-term affordability was secured through efforts of the Mayor at
Meadowbrook Apartments. The City monitors all expiring use properties and
strives to maintain affordability when possible.
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) Mary McColgan Apartments, was
developed for clients of the Department of Mental Health, the Burts Pit Rd. parcel
is slated for use by the Department of Developmental Services (formerly
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.
[20]
The City of Northampton serves as the lead agency for the HUD McKinney Three
County Continuum of Care Program. The Housing and Community Development
Planner applies for and administers a million dollar+ grant which funds 10-12
projects assisting and housing the homeless across the region. The Mayors of
Holyoke, Northampton and Springfield also worked together to develop a Pioneer
Valley Regional Plan to End Homelessness, “All Roads Lead Home,” completed in
February 2008.
NEEDS
Provision of affordable, workforce, and moderate income housing has been a
priority in Northampton long before the CPA. CPA funds have been able to fill an
important funding gap, and fourteen community housing projects were funded
through July 1, 2010. These totaled more than $1,100,000 in CPA funding, and
assisted in providing 45 permanent housing units and 28 temporary units at two
different shelters. Funding was also provided for support for community
housing, including the establishment of a fund for predevelopment costs and for
counseling to first-time homebuyers.
With CPA support, the Housing Partnership has recently completed a detailed
Housing Needs Assessment and strategic plan for the city. The Plan plots a
course for the future to preserve and create affordable housing, as well as to
provide guidance to the City and the Community Preservation Committee as it
seeks to render decisions on funding housing projects.
The following general need categories have been identified based on prior
information acquired during the Sustainable Northampton Master Plan Process
and from several other processes, including 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:
Homelessness Prevention
Data show that it is far more cost effective to preserve tenancies than to provide
shelter and services for those who have lost their housing. Unfortunately there
are few funding sources for prevention activities. Efforts such as the Tenancy
Preservation Program, the Homelessness Prevention and Rapid Re-housing
Program (HPRP) Tenant and Landlord Mediation and Housing Stabilization
Programs are highly effective ways of preserving housing for those at-risk of
homelessness. As the “All Roads Lead Home Plan” states, “Prevention must be a
key part of our strategy, because it is humane, cost-effective, and critical to
ending homelessness.”
[21]
Shelters and Rapid Re-housing
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 Soldier On, which is separate from the VA. The
Soldier On program consists of 25 emergency shelter serving veterans from
throughout the New England area.
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.
As the Needs Assessment states, “These temporary shelters have reflected a
crisis management response to helping the homeless, saving many lives.” More
recently, however, “there has been a shift from focusing all resources on crisis
management to preventing homelessness by quickly providing housing with
wrap-around services as needed through a rapid response Housing First model.”
Programs such as Yvonne’s House embody this new approach.
Producing and Preserving Affordable Housing
Finally, according to the Needs Assessment, “the City needs to focus on
increasing the supply of affordable housing at a variety of levels of affordability,
including both rental and homeownership options.”
After interviewing housing and homeless providers, The Housing Partnership has
identified new SRO (Single Room Occupancy) housing and a Safe Havens
Program to be its top priorities for addressing homelessness and near
homelessness in Northampton.
SRO units provide “next step” housing for individuals coming out of shelter.
SRO’s, especially enhanced SROs (rooms that offer bathroom and meal
preparation facilities) 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.
[22]
Other high-priority needs include the following:
Rental housing for families
Preservation of existing affordable rental stock
Housing rehabilitation resources
Affordable homeownership for families
Housing for at risk and special needs populations
Looking beyond traditional housing models to promote alternative
living options such as live/work spaces for artists
A full description of the Housing Partnership’s Needs Assessment, and the
Strategic Plan that is shortly to follow, may be found on the CPC website.
In Northampton, the CPC has supported SRO housing, housing for the homeless,
affordable rental housing, and affordable home ownership.
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
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.
CPA funds could be used in certain circumstances for direct assistance to
individuals and families, including counseling and financial assistance, to enable
these individuals to acquire and preserve a home.
CPA funds could be used to assist public and nonprofit entities that provide
support for community housing.
Finally, CPA funds could be used to fund both large and small-scale multi-family
developments that cannot otherwise use CDBG or HOME funds.
[23]
PROJECT EVALUATION CRITERIA
As explained in the Overview Section of this Plan, 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:
1.Create or preserve community housing – both rental and home
ownership, with a focus that matches community needs for
households
2.Promote and encourage use by diverse populations
3.Provide housing that is harmonious in design and scale with the
surrounding community
4.Intermingle affordable and market rate housing
5.Ensure long-term affordability (see Appendix D), with a focus on:
a.Housing ownership affordability of at least 30 years
b.Housing rental affordability of at least 99 years
6.Promote the use of existing buildings or construction on previously-
developed or City-owned sites
7.Give priority to Northampton residents and employees, consistent with
fair housing. For information about fair housing, please see
Appendix B
8.Provide the City credit for units under M.G.L. Chapter 40B
9.Provide services for underserved populations
10.Is LEED or Energy Star certified, complies with energy stretch code,
and has a very low HERS rating
11.Enhance nonprofit capacity for providing housing and related services
12.Provide mixed-use development opportunities
13.Provide housing in locations that promote walking, biking, and use of
public transportation, and discourage single-occupancy vehicle
trips
14.Provide housing for households with incomes below 80% of area
median income, (the extent to which includes the number of
such units and the percentage of such units in relation to the
total number of units in the project)
15.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)
*Criteria are listed in no particular pattern, purpose, organization or structure
[24]
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 City. The differences between active and
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:
[25]
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. Although amendments to the CPA enabling legislation are being discussed,
the law as of July 1 2010 does not allow for the improvement of already existing
recreational facilities. Please refer to Appendix A, Allowable Use Table.
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, which equates to a need for approximately 300 acres of
developed recreation areas 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. Additionally, environmentally sensitive
recreation designs that minimize irrigation, energy use, and impermeable
surfaces require significantly more land than the more traditional urban/suburban
model used by the National Recreation and Park Association.
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 Ellerbrook Field 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.
[26]
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
rising waterfront real estate values make the insurance of public access to river
front of considerable importance.
NEEDS
With CPA funding, the Recreation Commission has now completed a Recreational
Needs Assessment for the City of Northampton. This assessment indicates that
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.
In the spring of 2010 the CPC recommended and the City Council approved an
allocation of approximately $1,000,000 for the purchase of the Bean and Allard
farms on Spring Street. This purchase will provide approximately 24 acres for
playing fields and other recreational uses and is a major step in meeting the
needs specified in the Recreational Department Needs Assessment.
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 trails, multi-use trails, and
other pathway developments.
[27]
PROJECT EVALUATION CRITERIA
As explained in the Overview section of this Plan, 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*:
1. Support multiple active and passive recreation uses;
2. Serve a significant number of residents;
3. Expand the range of recreational opportunities available to
Northampton residents of all ages
4. Enhance the appreciation of the natural world and its conservation
5. Contribute to the positive health status of its citizens
6. Benefit conservation and recreation initiatives
7. Maximize the utility of land already owned by Northampton (e.g.
school property)
8. 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
*Criteria are listed in no particular pattern, purpose, organization or structure
[28]
APPLICATION AND PROJECT REVIEW
INFORMATION
APPLICATION AND REVIEW SCHEDULE
The Committee will conduct three funding rounds from July 1 2010 – December
31, 2011, as follows.
Fall, 2010 Spring, 2011 Fall, 2011
Eligibility Forms Due August 9 January 7 August 8
Applications Due September 8 February 7 September 7
Estimated Date of CPC
November 17 May 4 November 16
Recommendations
As indicated below, committee recommendations must be reviewed by the Mayor
and approved by two votes of the City Council, normally taken at two separate
meetings. Approved projects must then go through a city process of payment
authorization. Each of these final steps adds a somewhat unpredictable delay
between the time that the CPC recommendations are made and the time that
approved projects are actually funded.
The committee may, under highly extraordinary circumstances, vote to accept
applications that, because of market opportunities or other deadlines, require
consideration outside of the normal funding cycles. Potential applicants who
believe that their circumstances call for such unusual action may contact the
committee chair to discuss the possible submission of an off-cycle application.
The CPC policy on Expedited Review of Applications is included as Appendix E.
APPLICATION AND REVIEW PROCESS
The following four-step process describes the committee’s procedures for
reviewing and recommending proposals, and the city’s procedures for final
approval and funding.
This section also details the precise information that the committee needs in
order to evaluate projects fully and to set priorities among them. As applicants
should be aware, levels of funding requested far exceed the funds available. In
this competitive climate, only applications that arrive in complete form and that
include all of the detailed information requested will be considered by the
committee. Applicants who submit a late or incomplete application should
expect the committee to return the application for completion and resubmission
at a future funding round. Applicants are encouraged to contact CPC members
and/or CPC staff to discuss project proposals.
[29]
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 A, 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
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 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 (usually
within a week) 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
www.northamptonma.gov/cpc
Step 2. Submit Completed Application.
Please review both the Requirements for Submission and Application
Instructions before beginning an application. Applicants with questions are
urged to contact the committee. Once submitted, an application may not be
amended without a vote of the committee.
Each project funding application must be submitted using the Community
Preservation Plan “Project Application Cover Sheet.” Additional pages
should be added as necessary. The application and detailed instructions
[30]
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, double-sided,
plus an electronic copy.
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
1.Application Review: The Community Preservation Committee will review
submitted applications on the basis of the General Criteria for Project
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.
2.Project Review Meetings: The Committee will normally ask applicants or
their representatives to meet with the Committee to discuss questions that
members might have regarding their applications. These meetings will be
publicly noticed.
3.Site visits: When appropriate, the Committee may ask to send one or more
members to visit the site of the proposed project and to report back to the
full committee.
4.Public Comment Session: Although members of the public may attend
and speak at all meetings of the committee, the date of a formal Public
Comment Session will be specified during each funding round. Applicants are
especially encouraged to invite their supporters to attend this session and
speak on behalf of their applications.
5. Notification: The Committee will notify applicants of its decisions
concerning recommendations.
6.Committee Recommendations:
a.The Committee will make its final recommendations for funding to
the Mayor.
b.The Committee reserves the right to attach conditions and to
require additional agreements, such as preservation guarantees
(see Appendix D), as part of a funding recommendation.
[31]
c.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
Following review of each CPC funding recommendation, The Mayor presents the
CPC’s recommendations that have her support to the City Council. 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. The City Council takes two votes on each
recommendation, normally at two successive Council meetings. Members of the
public may speak in favor of or against specific recommendations at the Public
session preceding each Council meeting.
Step 5. Award Letter
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,
whenever appropriate, at the project location. Signs indicating CPA support will
be made available through the committee.
Step 6. Disbursement and Monitoring of Funds
CPA monies are public funds raised from dedicated Northampton tax revenues
and from State subsidies. Projects financed with CPA funds must comply with all
applicable State and municipal requirements. Funds are administered and
disbursed by the City of Northampton according to city disbursement procedures.
Applicants should note especially that the State procurement law, where
applicable, requires special procedures for the selection of products, vendors,
services, and consultants, as well as the payment of prevailing wage. For
questions about procurements and other financial requirements and procedures
applicants should contact the City Treasurer, George Zimmerman, at (413) 587-
1296.
Project oversight, monitoring, and financial control are the responsibility of the
Community Preservation Committee or its designee. Questions in these areas
[32]
should be directed to Sarah LaValley, Community Preservation Planner, via email
at slavalley@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 identify issues that
may assist future applicants.
Step 7. Reprogramming of Previously Allocated Funds
The CPC recognizes that within the course of a project, as defined by its City
Council resolution, grantees may occasionally wish to reprogram previously
allocated funds from one line item within a project budget to another. Unless
necessary for project success, the CPC strongly discourages these requests.
Such requests will be considered on a case-by-case basis. CPC approval is
necessary for all reprogramming of funds.
Questions regarding reprogramming should be addressed to the Community
Preservation Planner, Sarah LaValley, via e-mail at
slavalley@northamptonma.gov, or by calling (413) 587-1263. The CPC Planner
has been empowered by the committee to act in its behalf on small, routine
instances of reprogramming. The Planner will report these to the CPC at the
next scheduled meeting. If funds to be reprogrammed are large or the change
in use is deemed significant, the Planner will bring the request to the CPC.
Requests for such reprogramming will be considered according to the
committee’s established processes for evaluating applications, including a posted
public meeting with the applicant, an opportunity for public comment, and the
revisiting of conditions related to the use of the funds. In some cases, the CPC
may initiate a hold on release of funds related to the reprogramming request,
and ask that the grantee submit a new application.
CPC recommendations for the reprogramming of funds will be forwarded to the
Mayor and the City Council.
Instances of reprogramming of funds will be listed as an addendum to the
original application on the CPC website.
[33]
REQUIREMENTS FOR SUBMISSION
The following requirements should be followed in preparing an application for
CPA funding.
Project funding applications must be for funding within a 3-year
completion period.
If submitting multiple applications, a priority ranking of the projects
should be indicated.
An application for support of a project that requires preservation
guarantees should specifically address how such a guarantee has been or
is proposed to be accomplished (Appendix D)
Applicants should include itemized project budgets, with details describing
each item and its estimated cost. If an application is approved for
funding, budgets submitted with applications will be considered final
project budgets, and any deviation will require approval by the Committee
prior to approval of invoices.
Applicants should obtain three 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.
If the funding application is part of a larger project, the applicant should
include the total project cost.
[34]
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-E 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:
Property Owner, if applicable:
Mailing Address:
Daytime phone #: Fax #:
E-mail address & Website:
CPA Program Area (check those that apply):
� Open Space � Historic Preservation
� Community Housing � Recreation
Project Purpose (check those 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: ____________________
[35]
COMMUNITY PRESERVATION
PROJECT APPLICATION COVER SHEET
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:
Property Owner (if applicable):
Organization (if applicable):
Mailing Address:
Daytime phone #: Fax #:
E-mail address & Website:
III: Budget Summary
Total budget for project:
CPA funding request:
CPA request as percentage of total budget:
Applicant’s Signature: ____________________________
Date Submitted: ____________________________
[36]
APPLICATION INSTRUCTIONS
1.Please read the entire CPA Application & Review Process before
beginning.
2.Complete the application Cover Sheet.
3.Include 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:
Project location, including address and parcel number
o
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 specific guarantees will assure the long-term preservation of the
o
project?
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 specifically
how CPA funds will be spent. All items of expenditure must be clearly
identified. Include project quotes, or show why this is not appropriate or
feasible. 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.
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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
of any required conservation, affordability or historic preservation
agreements, subordination agreements, and any known or potential
barriers or impediments to project implementation.
If the project is for open space acquisition, a CR or APR is
required. A third party holder of the CR or APR must be
identified.
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.
Page numbers: please number all of the pages in the application.
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; or explanation of how the proposed
project will proceed in the absence of site control.
Evidence that the proposed site is free of hazardous materials or that
there is a plan for assessment and/or remediation in place
Letters of support sufficient to document clear endorsement by
community members and groups, and, where appropriate, by municipal
boards and departments. In particular, projects should receive the
support of applicable boards and commissions for their applications,
(Conservation Commission or Agricultural Commission for open space
projects, Housing Partnership for community housing projects, Recreation
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Commission for recreation projects, and the Historical Commission for
historic preservation projects).
Any other information useful for the Committee in considering the project
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APPENDIX A: ALLOWABLE USE TABLE
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APPENDIX B: CPA INFORMATION GUIDE
The Northampton Community Preservation Committee website,
www.northamptonma.gov/cpc 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.
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 of
Northampton 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.
www.communitypreservation.org
The Community Preservation Act, the enabling legislation for the CPA
(Chapter 44B, Commonwealth of Massachusetts General Laws) may be
found at 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. (Go to
www.mass.gov/dor and then to For Local Officials, Municipal Data and
Financial Management, Data Bank Reports, Community Preservation Act).
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
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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 fair housing guidelines articulated by the
Massachusetts DHCD, at DHCD’s website at www.mass.gov/dhcd.. The
CPC recommends that applicants visit the website, click on DHCD legal
resources, then fair housing and civil rights information, then click
affirmative fair housing marketing guidelines (including resident selection).
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.
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APPENDIX C: 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.
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"Low income housing", housing for those persons and families whose annual
income is less than 80 per cent of the area-wide median income. The area-wide
median income shall be the area-wide 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 area-wide median income. The
area-wide median income shall be the area-wide 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.
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"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 Sarah LaValley, Community Preservation Planner,
at (413) 587-1263 or slavalley@northamptonma.gov.
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APPENDIX D:
PRESERVATION GUARANTEE GUIDELINES
INTRODUCTION
The Community Preservation Act (CPA) allows taxpayer money to be used for
open space, community housing, historic preservation, and recreation projects.
Some CPA projects create something new, which is then preserved, while some
preserve something that already exists. But in every case is it important for the
preservation goals of the community to be met. Because of this, the Community
Preservation Committee (CPC) requires that the Grant Agreement for every CPA
project involving real or other property include some kind of preservation
guarantee.
The Committee reserves the right to require the preservation guarantee it
believes will best serve the community. Generally, however, the Committee will
require permanent guarantees for Open Space, Historic Resource and Recreation
projects. A preservation guarantee will be required for Community Housing
projects.
TYPES OF CPA PROJECTS & RELEVANT PRESERVATION GUARANTEES
Acquisition (applicable to Open Space, Historic Resources, Recreation,
Community Housing)
The CPA Law requires that an open space, historic resource, recreation or
community housing real property interest that is acquired with CPA funds must
be bound by a permanent preservation guarantee that meets the requirements
of Massachusetts General Law, Chapter 184, which limits the use of the property
to the purpose for which it was acquired.
Creation (applicable to Open Space, Recreation, Community Housing), and
Preservation or Rehabilitation/Restoration (applicable to Open Space, Historic
Resources, Recreation, Community Housing)
Projects that are created, preserved, rehabilitated or restored with the use of
CPA funds must have a guarantee deemed appropriate by the Community
Preservation Committee. See below for our guidelines on long-term vs. short-
term guarantees. Note: Open Space, Recreation and Community Housing
rehabilitation/ restoration projects are only allowed if the property was acquired
or created using Community Preservation Act funds.
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Support
Support projects are only allowed in the area of Community Housing. Support
projects are not required to have preservation guarantees.
HOW PRESERVATION GUARANTEES WORK
General definition of a preservation guarantee: For the purposes of the
Northampton Community Preservation Committee, a preservation guarantee
means a limitation on a property that is appropriate for the protection of open
space, historic resources, recreation or community housing. Every preservation
guarantee is included or referenced in the Community Preservation Committee
Grant Agreement, which CPA funding recipients must sign.
The Committee may consult with various City boards and other organizations to
help determine the most appropriate preservation guarantee. Applicants may be
requested to meet with a City board as part of the CPC application review
process.
The Community Preservation Committee understands that not every applicant is
familiar with preservation guarantees; the Committee is prepared to offer
technical assistance to applicants in this area. The CPC has a number of standard
guarantees already written, and generally these can easily be modified to fit a
particular project. Applicants may need to obtain legal advice prior to
acceptance of a guarantee. However, the Committee will make every effort to
draft preservation guarantees, so that legal advice will only be necessary for the
review of such documents.
How the CPC manages preservation guarantees:
Real property interests which are acquired by the City through the CPA process
must be owned and managed by the City of Northampton, but the City Council
may delegate the management of such property to the Conservation
Commission, the Historical Commission, the Recreation Commission or the
Housing Authority. The City Council may also delegate management of such
property to an appropriate nonprofit organization. Restrictions on land owned by
the City must be held by a different organization, such as a land trust.
Every other kind of preservation guarantee will be held by the City of
Northampton and managed by the Community Preservation Committee. Other
City committees or boards may help with this work, but a funding recipient will
need to certify annually, for the length of the preservation guarantee, that they
are meeting the terms of the preservation guarantee. For most projects, the
annual preservation guarantee certification will require the submittal of a simple,
one-page document. The Community Preservation Committee will review all
annual reports to ensure Community Preservation Act funds are being spent
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according to the CPA Law and the rules and regulations guiding the Community
Preservation Committee.
What happens if a funding recipient breaks the terms of a preservation
guarantee? The Committee has the right to enforce all preservation
guarantees. This right is spelled out in every preservation guarantee. Generally
speaking, the goal of enforcement will be to return the project to the state
agreed upon in the Grant Agreement signed by the Committee and the funding
recipient.
EXAMPLES OF LONG-TERM AND SHORT-TERM PRESERVATION
GUARANTEES
The following is a list of the most common preservation guarantees. It is not a
conclusive list of all preservation guarantees that may be approved by the
Community Preservation Committee. CPA projects vary widely and the
Committee reserves the right to require whatever preservation guarantee it
believes will best serve the needs of the community. Recognizing that
preservation guarantees are complex, the Committee encourages applicants to
contact us to discuss the range of preservation guarantees that might be
appropriate for a particular project.
Conservation Restriction (Long-Term): A Conservation Restriction is a long-
term preservation guarantee which applies to Open Space and Recreation
projects. It protects open space and recreation areas from development and
limits certain activities that would be detrimental to the open space or recreation
land purchased with CPA funds. A Conservation Restriction is a specific type of
restriction that carries the highest level of protection, and therefore it must be
approved by the Massachusetts Secretary of Environmental Affairs as well as the
Community Preservation Committee and City Council. Conservation restrictions
or agricultural preservation restrictions are required for all open space
acquisitions funded with the CPA.
Affordable Housing Restriction (Long-Term): An Affordable Housing
Restriction is also a long-term restriction that provides the highest level of
preservation guarantee, requiring any such Restriction to be approved by the
Massachusetts Director of Housing & Community Development as well as the
Community Preservation Committee and City Council. An Affordable Housing
Restriction protects low-income and moderate income housing units.
Historic Preservation Restriction (Long-Term): A Historic Preservation
Restriction provides the highest level of preservation guarantee, requiring any
such Restriction to be approved by the Massachusetts Historical Commission as
well as the Community Preservation Committee and City Council. A Historic
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Preservation Restriction ensures that inappropriate changes are not made to
historic properties.
Note: The three above terms (Conservation Restriction, Affordable Housing
Restriction, and Historical Preservation Restriction) are formal names which are
always capitalized. This helps differentiate them from other terms.
These ways of guaranteeing the permanent preservation of CPA projects are
most appropriate for large projects, and are required for projects in which a real
property interest is acquired. However, many other CPA projects do not rise to
the level of needing permanent preservation guarantees. Below are examples of
some other preservation guarantees.
Deed Restrictions: Deed restrictions are restrictions on a deed that place
limitations on the use of the property. A deed restriction may initially run with a
property for no more than thirty years. However, a deed restriction may be
extended if it is written to allow the holder of the restriction to re-record it prior
to its expiration. The Northampton Community Preservation Committee and the
Northampton City Council must approve all deed restrictions.
Memorandum of Agreement: A memorandum of agreement (MOA) or
cooperative agreement is a document written between parties to cooperatively
work together on an agreed upon project or meet an agreed upon objective. The
purpose of an MOA is to have a written understanding of the agreement between
parties. The MOA is a legal document that is binding. The Northampton
Community Preservation Committee and the Northampton City Council must
approve all Memorandums of Agreement.
Mortgage: A mortgage is a conditional pledge of property to a creditor as
security for performance of an obligation or repayment of a debt. The
Northampton Community Preservation Committee and the Northampton City
Council must approve all mortgage agreements.
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APPENDIX E
CPC POLICY REGARDING EXPEDITED
REVIEW OF APPLICATIONS
The CPC believes that in general the public benefit is best served when the
committee conducts its review of applications in its two regularly scheduled
yearly rounds. At those times available funding is known, applications can be
weighed against one another to prioritize recommendations, and the process is
clearly spelled out and maximally transparent. At the same time, we recognize
that occasionally a situation may arise in which a project that would normally be
of very high priority may require fast-track funding due to time constraints such
as a requirement to close on an unexpected real estate purchase, a deadline for
matching or leveraging funds in an unforeseen grant opportunity, or other
reasons that could not have been known at the time of the previous CPC review
round.
In order to accept an application for expedited review, the CPC must make the
following two determinations:
1.Expedited review is necessary for successful project completion. (If yes,
proceed to Determination 2).
The CPC shall make this determination by considering the following 3
questions:
a.When is a CPC commitment needed and why?
b.When is disbursement needed and why? and
c.What is the impact on the project of the deadlines for CPC
commitment and disbursement not being met?
2.High priority goals of community preservation in Northampton are
supported by expedited review. (If yes, expedited review is approved)
The CPC shall make this determination by considering the following 2
questions:
a.Why is the project important to community preservation in
Northampton? and
b.What are the potential negative impacts to community preservation
in Northampton of reviewing this project on an expedited basis?
Note: The CPC may consider any relevant information in answering the
two questions, including but not limited to the merits and drawbacks of
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the proposed project, the availability of CPC funds, anticipated future
project requests, and anticipated fairness to future project requests.
The CPC’s agreement to undertake expedited review is not an agreement to
recommend the project for CPC funding. If the CPC approves expedited review,
the following conditions shall apply:
1.The CPC will inform the applicant of the expedited timetable for review and
of information it needs to conduct the review in addition to a completed
application. If the applicant does not provide a completed application and all
requested information within the time deadlines established by the
committee, the CPC may rescind its decision to review the application on an
expedited basis.
2.The review will go forward according to the standards and processes spelled
out for all reviews in the CPC Plan, except that the committee’s goal will be
to complete the review in a single meeting. The quality and completeness of
the application will be especially important in supporting the expedited
review process, where time does not permit successive rounds of questions
and answers.
3.The committee will inform the applicant of its decision within 24 hours. If it
makes a funding recommendation, it will send that to the Mayor and City
Council within 48 hours. Applicants should understand that the post-CPC
elements of the process may not be expedited unless the City Council agrees
to take its two required votes at a single meeting.
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