Agenda and Minutes 2010-10-20
City of Northampton
Community Preservation Committee
210 Main Street, City Hall
Northampton, MA 01060
Community Preservation Committee
DATE: Wednesday, October 20, 2010
TIME: 7:00pm
PLACE: City Council Chambers, 212 Main Street (BEHIND City Hall)
Contact:
Fran Volkmann, Chair, Community Preservation Committee
Franv@comcast.net
Tom Parent, Vice Chair, Community Preservation Committee
ParentBridge@hotmail.com
Sarah LaValley, Community Preservation Planner
slavalley@northamptonma.gov
(413) 587-1263
Agenda
Public Comment
Chair’s Report
Minutes
October 6, 2010
o
Meetings With Applicants
7:15-7:40: Valley CDC – Predevelopment Loan
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7:40-8:05: Valley CDC - Housing Production Support Program
o
8:05-8:30: Recreation Commission – Florence Fields
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8:30-8:55: Friends of Hampshire County Homeless Individuals
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8:55-9:15: Conservation Commission – Turkey Hill
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9:15-9:35: Agriculture & Conservation Commissions – Agricultural
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Preservation Restriction Program
Other Business
For additional information please refer to the Community Preservation Committee
website: http://www.northamptonma.gov/cpc/
Community Preservation Committee Minutes
October 20, 2010
Time: 7:00 pm
Place: City Council Chambers, 212 Main St.
Members Present: Fran Volkmann, David Drake, Downey Meyer, Katharine Baker, Brian
Adams, Don Bianchi, Lilly Lombard
Staff Present: Sarah LaValley
Fran called the meeting to order at 7:05 PM.
Public Comment
None
Chair’s Report
None
Minutes
October 6, 2010
Approved with a minor correction to an incomplete sentence .
Meetings With Applicants
7:15-7:40: Valley CDC – Predevelopment Loan
Patrick McCarthy, Valley CDC Project Manager provided an overview of the project, to fund
predevelopment activities of affordable housing prior to purchase. Valley had been awarded
$20,000 previously by the CPC, some of these were able to be used and then returned to the
Fund. Valley is hoping to build up the fund to have at-hand funds more available to
contribute to more projects.
David asked if a project could ever fall through, and CPA funds be lost. Pat explained that this has
never happened to date, but that can’t be completely guaranteed. Contingincies are built into
agreements to protect the CDC, but unanticipated structural issues or cleanup costs could
possibly create a loss.
Joanne Campbell added that money is expended up front to investigate these types of potential
problems before a project is pursued.
Don stated that responsible development must often incur costs to ensure that resources are
being invested wisely. David noted that public perception could possibly be that funds were
being expended on speculation, which is not really the case.
Katharine asked how the current predevelopment fund amount compares to comparable sized
cities around the state.
Pat noted that some other CDC’s have large funds, but many of these are regional CDC’s. $100k
to $250k is a target amount for Valley.
Don asked how decisions about expenditure of CPA funds are made. Joanne replied that those
decisions would be made by the real estate committee.
7:40-8:05: Valley CDC - Housing Production Support Program
Jennica Petrik Huff, assistant project manager, Valley CDC, provided an overview of the project,
to fund staff to investigate affordable housing opportunities in Northampton.
David asked how much of the grant would be contributed directly to Northampton. Jennica
replied that it all would- funding would be used for staff to look at project feasibility in
Northampton. Much of this is being done currently for the Shaw’s motel site, although there
is no funding for that.
The Committee discussed the logistics of funding multi-year projects, and whether it would be
preferable to award all funds in the current year, with conditions on disbursement. Sarah
noted that multi-year awards must be presented to Council each fiscal year.
Downey asked whether work in Northampton would be increased if the project were funded.
Joanne replied that the CDC will continue to work in Northampton no matter what, but an
award would provide incentive to focus on Northampton projects.
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Downey asked if the CDC applied to other CPAs for funding. Joanne replied that the CDC applied
to the Easthampton CPA.
Lilly asked what projections for the end of the 3-year award period are. Jennica replied that the
ultimate goal is to have enough projects to self-fund staff, as well as to expand into tax
increment financing programs, but the economy has not allowed this to be a reality.
8:05-8:30: Recreation Commission – Florence Fields
Lilly recused herself from discussion and left the room.
Wayne Feiden, Director of Planning and Development, Ann Marie Moggio, Recreation Director.
Wayne noted that funding already provided by the CPA will allow the Bean/Allard Farm to be
protected. This application focuses on the piece dedicated to recreation.
The Master Plan for the Site will include baseball fields, multi-purpose fields, parking, and
restrooms.
The request is to match the state grant, plus additional funds for construction. $130,000 to
complete the grant match for this PARC grant, and $257,000 for next year’s match.
Wayne provided an overview of other grants applied for related to the field development.
Fran asked about the needs assessment funded by the CPA.
Wayne replied that needs assessments were done for what is needed, as well where fields could be
located.
Brian asked from where the money could be obtained if a CPA grant were not given. Wayne
replied that there are very few local sources, and those will primarily be reserved for
maintenance costs.
Don noted that it was very helpful to visit the site to see that the proposed field location makes a
lot of sense.
Don asked about timing
Wayne indicated that design will be completed by May, 2011, with rough grading, drainage, and
one field being complete by the end of the construction season.
Fran summarized that CPC funds were used to purchase the recreation field area, while
restrictions were placed on the rest of the land.
Fran asked why recreation fundraising can’t be done to contribute to the field construction.
Carol Bertrand, Recreation Commission, replied that fundraising will be done when other funds
are secured. Fran noted that none of this anticipated fundraising will reduce the amount
requested from the CPC. Wayne noted that open space costs end once the property is
purchased, which is not the case for recreation areas.
Don suggested that prior to the disbursement of the second year of funding, an award could
potentially require that additional fundraising be shown.
Wayne noted that there is a possibility that some of the funding sought could be able to be
returned, depending on the amount of grant awards.
Lilly returned.
8:30-8:55: Friends of Hampshire County Homeless Individuals
Yvonne Freccero, President of FHCHI. Thanked the Committee for the award in a previous round
to purchase the house on Straw Avenue. The project was successful, and CPA funds are now
being requested for an additional project. Last time, a duplex was able to be purchased for
$320,000, and a similar opportunity is being sought. The Gandara Center will be a partner,
and will provide support services to the residents. If a mortgage is needed, it would be carried
by Gandara, but appeals would be made to the recovery community for payment.
Rebecca Mueller added that it’s hoped to set up an account where people could make anonymous
donations if they would like.
Yvonne noted that the project received a positive response from the Social Services Committee,
the Housing Partnership, and others.
Don asked if the project will be sustainable with resident rent income if the Section 8 subsidy
does not come through. Yvonne noted that most of the residents would be coming in with
SSI. Servicenet has worked with Straw Avenue residents to get them employed, and possibly
eventually in other housing, which could also be a model here.
Don asked what types of restrictions could be placed on the house to ensure that the CPA funds
are being spent wisely. Yvonne suggested that leases and other legal documents be provided
to the Committee. Fran added that there will also be 99-year affordability restrictions.
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Brian asked how the Committee could consider energy efficiency. Yvonne noted that this would
increase costs, but could be approached that if things needed replacement, they should be
energy efficient.
8:55-9:15: Conservation Commission – Turkey Hill
Wayne Feiden provided an overview of the project. It will allow the City to discontinue Turkey
Hill Road, preventing development and saving infrastructure costs.
CPA funding will be dedicated to the Northampton purchase, but fundraising will be conducted
for purchase of the Westhampton piece, since they have less capacity. A LAND grant was
sought for both acquisitions separately. If Northampton’s grant is received and
Westhampton’s is not, the project could still move forward, but not if Northampton’s isn’t.
Downey asked the landowner cost to upgrade Turkey Hill Road. Wayne rplied that the City could
discontinue the road, but would then be liable for damages. A rough number is
approximately $150-$200 per foot, less than a new subdivision road.
The Committee discussed cross-town collaboration and what it means to the CPC, and perception
of use of public funds.
Brian asked about acquisition of additional properties in the Turkey Hill area. Wayne noted there
are several with ongoing negotiations, but it’s not known when those will move forward.
Lilly asked if there are trails that cross the property. Wayne noted that Turkey Hill Road is
heavily used, and there are trails on the Westhampton side, but less so on the Northampton
side.
9:15-9:35: Agriculture & Conservation Commissions – Agricultural Preservation
Restriction Program
Wayne provided an overview of local APR programs. The state APR program has certain
requirements by which local programs would not be bound. Some farmland in Northampton
is protected by zoning, but those regulations may change in the future. Risks to farms other
than development also exist, including lying fallow and becoming overgrown.
Downey asked how much farmland has been unfarmed for five years or more, meaning it has lost
its exemption under the Wetlands Protection Act and would require Conservation
Commission permitting for farming activities. Wayne noted that this section applies only to
wetlands resource areas, and while much of the land in the Meadows is in the floodplain, it
does not contain wetlands areas.
Brian asked if other communities in Massachusetts have a local APR program. Wayne replied
that many communities do, but perhaps not on a formalized basis with a separate account.
Lilly asked if priorities will be established for APR placement. Wayne noted that farms
susceptible to development are also candidates for the state APR program.
Katharine asked how many farms the $100,000 project would be able to protected. Wayne
estimated about 80 acres.
Other Business
David reported that he met with the Lilly Library Trustees regarding a potential restriction. The
Library would feel most comfortable with a restriction on the windows only, not extending to
the rest of the building.
The Committee discussed review procedures going forward.
The meeting adjourned at 9:40 PM.
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