HousingPartnershipMinutes1992. ",_...
Northampton Housing Partnership Minutes of Meeting January 14, 1992
Attending were: J. Wright, J. Gezork, c. Higgins, R. Abuza, B. Fogel, D. Murphy, J. Dunne, L. Jeffway
The meeting was called to order at 7:10 P.M. in the Council Chambers.
Abuza made a motion to accept the minutes as presented. Dunne seconded the motion which then passed unanimously.
Sub-committee reports
Preservation: There was discussion about maintaining the affordability of 16 North Maple Street. The Land Bank will be approached regarding this -the affordability needs to be attached to the property. Gezork stated that she doesn't think that the Land Bank will have trouble with affordability as they did it with a project on Market Street.
Zoning: Murphy asked the Partnership committee if the zoning subcommittee should do screening of all issues coming up for review. Wright suggested that the sub-committee should only look at issues dealing with housing. There needs to be communication between Wayne and Laura and Murphy regarding what is coming up in zoning that relates to housing and then Murphy would bring it to the Partnership.
Abuza made the following motion: The NHP (in its "now official" role as the housing policy coordinator) encourages the planning department, and all agencies of city government to advise the NHP of upcoming issues that affect the city and housing. Many issues that may not seen to be direct housing issues, affect housing and its affordability.
As part of this process, if the planning department can regularly forward a "rolling list" of all upcoming zoning issues to the NHP via its zoning Sub-committee we wholeheartedly encourage this communication and cooperation. Murphy seconded the motion and it was supported unanimously.
Northampton State Hospital Plan: There will be a hearing on January 24, 1992 at the Planning Board meeting. Murphy will attend this hearing. Patlove will arrange to get kits on accessory apartments for Bixby and Fitzgerald, so that they can tell Murphy why they objected to it last year. Murphy will then go back to the sub-committee and make changes if necessary. He will than go to the other councilors and hear about their suggestions. Wright suggested having a list of the sub-committee meetings listed a month ahead of time. Patlove will talk to Feiden about setting
up the February meeting.
Project Review: There was discussion about the South Street Project and the resolution regarding granting a loan to the Land Trust for additional soft cost expenses which it has incurred.
Wright motioned that the following resolution be considered: The Project Review sub-committee proposes: that the Northampton Housing Partnership authorizes a short term loan of up to $11,900, with no interest, to the Northampton Area community Land Trust (NACLT), which will be repaid by June 30, 1992. The loan will be recorded pro rata on the two units at 237 south street, Northampton, to be paid at the closing of the units, but no later than June 30, 1992. This loan agreement can be extended for periods of three months by the City's CDBG contract administrator. The proposal is subject to review by the City's Law Department. The Partnership applauds the savings accrued in managing this project and asks for further periodic information. Abuza seconded the motion.
There was considerable discussion about the need for additional money for the project, since the revised costs are less than the original estimate. However a vote was taken regarding the resolution: Abuza voted yes; Murphy voted no; Wright voted yes and the remaining members abstained.
Ethics Issues
Wright suggested that three people from the Partnership meet regarding this and then get back to the Committee. There was considerable discussion centering around finding out about the law, talking to the City Solicitor, people abstaining from voting on issues, talking to other Partnerships and see how they deal with conflict of interest (Higgins suggested Amherst); Wright asked Gezork and Murphy to discuss it with him outside the Partnership meeting. Wright also encouraged members to look at the open meeting law.
South Street Management
Dunne reported that the CDC (Kimberly) is managing the project for the month of January since Julie Kling resigned. The Land Trust is looking for a replacement.
Sub-Committee schedule:
Project Review Sub-committee will be meeting on January 23rd at 4 P. M. The Finance Sub-Committee will be meeting January 16th at 8:30 am. Patlove will put together a calendar of housing related meetings including the ZBA and Planning Board schedules.
Planning Committee:
This committee will review agendas and plan activities. Abuza
thought this was a good idea because sub-committee chairs need support.
Other Business:
Gezork suggested that the Partnership look at the CHAS and that it be on the agenda for the February meeting. Patlove will mail out copies to those members not present, and others will pick up copies at the OPD.
The meeting adjourned at 9:10 P.M.
Northampton Housing Partnership Project Review Sub-Committee January 23, 1992
Attending: M. Senechal, D. Gengler
The meeting was called to order at 4:15.
Patlove presented a request for a short term loan of $8624 from the Valley CDC for expenses leading up to construction at 16 North Maple Street. There was considerable discussion regarding the procedure that the PRC has adopted for applicants. Gengler stated that because the project is already familiar to the committee, the PRC should deal with it today. Both Gengler and Senechal reviewed the request. Senechal moved to approve the request and send it on to the full Partnership. Gengler seconded the motion. The motion was passed unanimously.
Patlove asked for discussion on the language of #4.in the agreement between the Land Trust and the City for a short term loan for $11,900. Penny Kim was asked her opinion and she stated that we should leave in the deadline of June 30, 1992 for repayment. The committee did not understand the phrase "recorded pro rata for the two units". Patlove said that she believed that it meant that the loan would be paid out on a pro rated basis. When the 2-bedroom units was sold, a certain percentage of the loan would be paid back and when the 3-bedroom was sold, the remainder of the loan would be paid back. Patlove also said that Kathleen Fallon had suggested that we delete that cutoff date because we had no way of collecting the funds, if in fact the units were not sold by that date. However, the wording decided upon was "The loan will be repaid when the units are sold, but not later than June 30, 1992. Should an extension be needed, there will be a contract amendment.
The remainder of the meeting was spent reworking the PRC timetable for applications to the Housing Partnership. The fallowing schedule was developed in order to facilitate the procedure as it relates to the meeting schedule of the full Partnership:
1.Applicant's materials will be mailed to the Project ReviewCommittee 4 days after the full partnership meets.2. Project Review Committee will meet 7 days after the fullPartnership meeting.3.Materials will be mailed to the full partnership 13 days afterthe full partnership meets.
The meeting adjourned at 5:25pm. Thursday, February 27, 1992 at 8am. the Autumn Inn.
The next meeting will be on The meeting will take place at
February/March Calendar of City Boards, Committees, Commissions, Partnership Sub-Committees, others
ZONING BOARD OF APPEALS: 1st and 3rd Wednesdays, 7pm, Council Chambers: 2/19, 3/4, 3/18
PLANNING BOARD: 2nd and 4th Thursdays, 7pm, Council Chambers: 2/27, 3/12, 3/26
CONSERVATION COMMISSION: 2nd and 4th Tuesdays, 7pm, Council Chambers, 2/25, 3/10, 3/24
DOWNTOWN BUSINESS ASSOCIATION, 3RD Wednesday, Multi Bank, 12:30pm, 2/19; 8:30am, 3/18
SRO COMMITTEE, 3rd Thursday, 2:30pm, Hearing Room, 2/20, 3/19
FAIR HOUSING SUB-GROUP (Amherst, Easthampton, Hadley, Northampton), 9am, 2/21, Amherst Town Hall
PRIVATE INDUSTRY COUNCIL, 4th Tuesday, 8;30am, Channing Bete, South Deerfield, 2/25, 3/24
PROJECT REVIEW SUB-COMMITTEE, 4th Thursday, 8am, Autumn Inn, 2/27, 3/26
FINANCE SUB-COMMITTEE, 1st Tuesday, Hearing Room, 4pm, 3/3
Northampton Housing Partnership Minutes of Meeting February 18, 1992
Attending were: Gezork, Senechal, Abuza, Abend, Jeffway, Fogel, Gengler, Murphy, Samnolowicz, Higgins, Welter
The meeting was called to order at &:08 P.M. in the Parlor at the Unitarian Society.
A motion was made by samnolowicz and seconded by Abuza to accept the minutes as submitted.
Subcommittee reports Zoning: Murphy reported that the committee did not meet since the last partnership meeting. The next meeting will be Tuesday, March 10th-at 4 pm in the Planning Office. Welter has offered to serve on the committee with Murphy and Jeffway. Murphy is meeting with Bixby this Thurs. about the 2-family/accessory apt. ordinance and with Fitzgerald at a later date. Murphy will have a proposal to 'pass around at the next Partnership meeting. Project Review: Gengler: there will be no meeting next month, as there are no projects up for review. There was a special meeting held regarding the Special Plus Care application that is being prepared by Valley Programs. The program is for a disabled population and provides subsidies and permanent housing.· There are 2 buildings at the State Hospital which are being considered. The City would act as the landlord and Valley Programs would be the tenants. There is the need for some rehab and CDBG money could be used. The project needs to be iatched with existing services. There was discussion around handicap accessibility for the properties. The Valley CDC will be applying for three subsidies for 82 Bridge Street through this application, although the sponsor will be Valley Programs. The rent will depend on the operating costs. There was additional discussion about the City's responsibility. If the state leased the buildings to the City then the City could charge rent. Higgins asked the Partnership if they want to consider the concept assuming issues will be resolved? The Committee agreed to do this and a letter will be drafted by Patlove to be sent to the City Councilors indicating support.
A motion was made stating that the Partnership recognizes the need for this type of facility and supports a program such as this one that will support this need. The committee voted to support sending a letter to the council with Gezork, Abend and Abuza abstaining.
Preservation: Abuza reported that the committee has not met since the last Partnership meeting. The final regulations regarding expiring use will not be out until March.
Fair Housing Committee: Abend reported that there will be workshops for Fair Housing Month. The Committee now meets quarterly although
they will be meeting in March to plan for Fair Housing Month in April. The committee will be meeting with the Housing Discrimination Project next month to learn about discrimination that takes place in Northampton.
Homeless Task Force: Janet reported on the recent meeting at Hairston House which was held to brainstorm on what can be done to preserve the house for recovering alcoholics and substance abusers. Gezork reported that it was suggested that Valley Programs could take over the house. There are three issues involved: ownership, support services, and the interim need for a social service agency to oversee the house and its programs. A subcommittee has formed to look into options for the house. Abend mentioned that the Oxford model might be considered.
Ethics committee: Gengler, Wright and Gezork met. A letter was drafted to the law dept and it went out February 12th. There was questions re Wright's ability to bid on the rehab work at 16 N. Maple Street and Gezork being an ex-officio member as opposed to a voting member of the Partnership.
SRO committee: Patlove reported on the last meeting. Lynn Blaisdell's position is secure until the end of April. There are efforts being made to secure more funds for her position as the SRO outreach worker. There also have been problems at 96 Pleasant Street with tenants complaining. However, things have improved recently and the building is being monitored. The inspection at 66 Green Street has taken place and people are getting ready to move in. At 16 N. Maple Street, construction should start in March and it should be occupied by July. Senechal commented that she is on a master planning committee at Smith which want to redo Green Street. She will keep an eye ut so that the SROs on the street are not eliminated.
A question was asked regarding how much CDBG money is out and what the repayment schedule is. Patlove will get this information for the Partnership.
Finance: Higgins updated the Partnership saying that the committee is pulling together with the banks for the loan consortium. The Mayor is planning a meeting with the banks in the near future. There is $150, ooo available from MHP for First-time homebuyers which would be available for the City. The next committee meeting is March 3rd.
CHAS report: Patlove described the CHAS process and how the plan has taken the place of the HAP. The public comment period is over March 2nd and after that the report will be submitted to HUD. There was some discussion of the priorities and Higgins explained how the priorities were determined.
CDBG Hearings: March 31st will be the Public Hearing. The Mayor goes through the
I '
requests and looks at priorities. Patlove was asked to get an inventory of what we have done in projects for the past 2 years. Sixty-five percent of the funds are spent on bricks and mortar. There was discussion about the lead and asbestos regs and how they are hard on landlords. Abend commented that they had a large turnout for HCAC's last lead paint workshop. There is currently $83,000 left for projects and there is nothing on line presently. There is also a need for rehab money (home repair program). The committee needs to look at what has been spent this year.
Other Business
Valley CDC proposal for additional funds (16 N. Maple Street)
There is a need for additional funds for the project until the financing from the Land Bank comes in. Gezork explained that there is a staff review and a board review from the Land Bank and that the CDC is under alot of pressure to pay bills. Gozork reported that everything is going well with the project. The CDC has been working with the Housing Authority who has submitted a management plan to HUD. There was considerable discussion,about the request for $8624, which is essentially a bridge loan.
Abuza made the following motion: The Partnership agrees to provide a short-term loan to the Valley CDC in the amount of $8624 for expenses at 16 N. Maple street to be repaid from funding from the Land Bank or_ on December 31, 1992, which ever comes first.
The committee voted to support the motion to loan the funds to the CDC.Higgins, Gezork, and Fogel abstained.
Jeffway asked why the loan is necessary if March is almost here. Gezork responded by saying that the Land Bank money cannot be used for soft costs. Higgins stated that CDBG funds are a line of credit for the non-profit developer. For profit developers can go to a bank.
Patlove asked about the vacancy that remains. Abend stated that she has been trying to fill it, but so far has not found anyone.
Patlove brought up Penny Kim's questions regarding the first time homebuyer program. Higgins stated that Penny should attend the next meeting of the Finance Committee.
The meeting adjourned at 9pm.
CITY of NORTHAMPTON OFFICE of PLANNING and DEVELOPMENT
MEMORANDUM
TO: Housing Partnership: Executive Committee
FROM: Penny Kim 1 ·
SUBJECT: Subjects for Discussion
DATE: March 6, 1992
FILE:
With a new Mayor in office and with a new CDBG program year in the planning stages, this is an appropriate time to review policies and procedures regarding use of CDBG monies for housing programs. I offer the following suggested subjects for us to consider:
Policies
!tJ1() miiJ100-V 1. Should there be a cap on amount dedicated to any one project? (dollar and/or %) lo �r1·X, f U:Jt �
2.Should applicants/sponsors be held to one consideration perproject? (e.g. additional requests not to be consideredafter an initial award is made).��
3.rO ;s_,, �_rants.:-When should which be used-;r--1�-r-----------
4.'-Zare !'bridge" loans appropriate? �
5.Are their relative priorities for:acquisitionrehab {-_j J. 1
-soft costs -y!'E-rn:::�orme1\/l,.,�\)o.v:l f.
Procedures
1.Forms. Does one form suffice for all types of activity
2.
under construction?�vO\�ot ./ Commfttee Review.
•
How is it working? �4 A£.,{/YM·� hr,,10
3.Development of Guidelines based on above policy considerations.
LL�
Northampton Housing Partnership Minutes of Meeting March 17, 1992
Attending: Samolowicz, Welter, Gezork, Fogel, Dunne, Wright, Higgins, Abend, Jeffway, Murphy. Also attending: Penny Kim
The meeting was called to order at 7: 05 pm. Wright thanked Higgins for chairing the meeting last month. Fogel asked if item 6 could be discussed first. Dunne suggested item 6 be discussed after the minutes were reviewed. The committee voted to discuss item 6 after the minutes. The minutes were approved with two corrections.
SUB-COMMITTEE REPORTS
Ethics Sub-committee (discussion of partnership members municipal status and subsequent legal implications) Wright had written a letter to Kathleen Fallon inquiring about several issues. Fallon's response included explanations on public meeting laws, ex-officio status, municipal status and conflict of interest problems. Wright explained about public meetings and public comments during committee meetings. A public hearing has to be posted where public comment can take place during a regular meeting. The term ex-officio is not appropriate for the committee. Advisory will be used at the present time for Gezork's status. There was considerable discussion around municipal status of members. Kathleen will submit a request to Council for special municipal employee status for committee members. Gezork would like to know of she·is a municipal employee even though she is advisory. There is also clarification needed regarding "non-voting members" as stated in the ordinance. Dunne suggested we find out what other Partnerships do about conflict of interest. Because of Fallon's letter, Fogel submitted his letter if resignation. Dunne followed with a letter of resignation. If members do receive special municipal employee status, this may solve some of Fogel's problem. There was considerable discussion about what a member of a board can and cannot do regarding other city boards. Welter pointed out that the Partnership Handbook states that Mass. Law 268A does apply to Partnership members. Patlove will make inquiries to other Partnerships in the state to see how they deal with the conflict of interest issue. Abend commented that a final decision cannot be made tonight and that members should make a list of things to do. It was suggested that the Ethics committee meet with Kathleen. Penny Kim will see if the special municipal employee status will be presented to the City Council this week. Fogel asked for committee to accept his and Dunne's resignation and the committee voted to receive the resignations and accept them with regret.
Zoning sub-committee Murphy reported that the Planning Board approved the ordinance
There was discussion about how much money to ask for housing projects for the upcoming funding round of CDBG monies. Such items as lead paint, preservation, homelessness, home repair, drawdown money were discussed. It was also suggested that the committee send out a RFP for de-leading. It was finally decided that the Partnership ask for $225,000 for housing programs for the City. A vote was taken and it was unanimous in favor of this amount.
The meeting was adjourned at 9:50 pm.
Northampton Housing Partnership Minutes of Meeting, April 21, 1992
Members present: Senechal, Higgins, Gengler, Welter, Jeffway, Murphy, Wright, Abend; also attending Fogel, Dunne, Penelope Kim
The meeting was called to order at 7:05 PM.
The minutes was approved as submitted.
Wright suggested that number 6 on the agenda be moved up so that the status of members could be established.
Discussion of Municipal status
Wright reported that the Executive Committee met and came up with the following options: the Partnership Committee could ignore their present status; they could go back to Council for a new hearing, not before January, 1993 with a 2/3 majority; or they could to operate as an ad hoc committee. Kim stated that the same conditions would apply to an ad hoc committee, eliminating this options. However, if a member is already on another city committee or board which has municipal status, they already have special municipal status. It is possible that some members may still have a conflict. Those with special employee status on the Partnership are: Welter, Murphy, Gengler, Abuza and perhaps Higgins who is on the Northampton Housing Authority Board. If you are not a special employee, you cannot appear in front of another board, unless you disclose that you are representing yourself rather than a board or committee.
There was discussion about the Public Comment period during the Partnership meeting. Non-members can speak during that time.
There was additional discussion about other members and their status. These questions should be asked of Kathleen Fallon, City Solicitor.
Wright suggested we continue to operate as we have and make sure that all abstentions are noted in the minutes and that it be known that the Partnership will continue to operate under 268A according to the Handbook from the Massachusetts Housing Partnership.
Public comment Period: Fogel suggested that Abend may have a problem if she wants to wants to represent HCAC in front of another board. Higgins suggested HCAC' s attorney advise her on this. Wright suggested to Dunne that he(Dunne) submit two or three names for consideration. Gengler asked what the legal ramifications and protection are for" municipal employees". Wright asked that this question be directed to Fallon along with: What actions can be taken and under what circumstances?
The public comment period on this subject was closed by the chair.
Subcommittee Reports
Zoning Subcommittee:
Murphy reported that he is now part of an informal working zoning committee advising Wayne Feiden. He will be getting comments from the Partnership before zoning change proposals are made to the planning board. The committee recently met and Murphy listed the items, none of which relates to affordable housing.
Murphy also reported that on Thursday, April 23rd, there will be a public hearing on the 2-family by right in URB. He cannot attend so a letter will suffice. Kim and Murphy will do a paragraph in support of the.zoning change. Murphy will attend the full council meeting when discussion of the zoning change comes up.
Murphy moved that the Partnership committee endorse the proposal. Jeffway seconded the motion and it was approved unanimously.
Wright wished to thank Wayne Feiden from Planning for asking Murphy to participate on this review committee.
Project Review.
Gengler read Wright's statement from the most recent Project Review meeting concerning the redistribution of funds ($95,000) for the project at 16 N. Maple Street. Senechal moved that the Partnership support the request. It was seconded by Jeffway. All voted yes;/Higgins abstained.
Public Comment Period: Dunne explained how Section 8 rents have limitations on what they can be spent for. They cannot be spent for furniture or developers fee. Dunne went onto explain that there will be less money for the project for at least 10 years if the grant is only used for acquisition. Wright asked if the CDC is working on long-term affordability. Dunne responded by saying that it is guaranteed by the Land Bank Mortgage and is in the grant agreement. There were concerns that in time the project would no longer be affordable. Murphy suggested that this be addressed by the Mayor and Fallon and that if this comes to be, the funds would come back to the City.
Welter and Gengler feel uncomfortable about the request. Kim suggested that the Partnership make a recommendation to the Mayor regarding this request.
Wright commented that the calendar for Project Review is not being followed. Patlove will be drawing up a calendar with the dates for Project Review materials, etc. as well as Partnership meeting dates through June, 1993.
Jeffway stated that this request is one in which we are just labeling things differently.
Public comment Period: Fogel .stated that Section 8 rents depend on the amount of funds going into a project. For example, with 82 Bridge Street the rents are lower. What needs to happen is to maximize the formula for the amount of rent to come in. Wright closed the public comment period.
Wright commented that the calendar for Project Review is not being followed. Patlove will be drawing up a calendar with the dates for the Project Review materials, etc., as well as Partnership meeting dates through June, 1993.
Review of Project Review Guidelines
Partnership members discussed latest revisions. There was considerable discussion about "providing an analysis of methodology used to determine the CDBG request". Some interpretations were: looking for a budget/development plan; other funding sources included in plan for financing. Wright suggested it meant an outline of how the applicant arrived at the amount of CDBG funds needed.
There were also comments regarding priorities given for nonprofits. Kim ·suggested that the Partnership would look more favorably at requests from non-profits. Higgins remarked that the goal is to achieve long-term affordability of housing in the City. Welter commented that of an applicant knows that long-term affordability is important they will try to include this is their application and this will make the proposal more attractive to the committee.
Public Comment Period: Fogel stated that these are just guidelines which will create a more focussed application. Kim expressed concern that the guidelines may not be specific enough to determine priority between two applications competing for the same funds? Public comment period closed by chair.
Wright stated that the first priority is the integrity of the project. The purpose of the guidelines is to make the application procedure more enabling rather than more restrictive. Higgins said that the committee needs to look at the whole project: is it for more affordable housing? we need to look at affordability, leveraging, and the proposal's fit with the City's housing goals. It is also important to solicit projects from interested developers.
The guidelines will be modified again and be reviewed again by the project review committee when they meet next week.
Mayor's Recommendations for Housing
Kim stated that it is the responsibility of the Partnership as an Ordinance Committee to make recommendations to the Mayor regarding housing.
There was discussion about the line items presented. There was a question about whether some of the items should go through Project Review. A heating system is needed for Grove street Shelter. The Housing Authority needs funds for Hampshire Heights. There is also a request for administration of the First Time Home Buyer Program and the staff position of the Land Trust.
Kim stated that the requests for funding for housing come back to the Partnership for Review. This would include the Home Repair Program, Grove Street, etc. Wright remarked that the calendar established for Project Review will determine what comes to the Partnership for review. Wright also mentioned that there was no Lead Paint program listed. Kim responded that this program will come out the home repair program or the drawdown. A lead paint program will be established by the Planning Office.
Kim commented that in conclusion, there appeared to be no major disagreement with the preliminary recommendations and further discussion will take place. The Housing Authority proposal, the Grove Street proposal and the Home Repair Program will all come to the full Partnership for comment with materials available ahead of time. In future years, these requests will all be handled by the Partnership at application time. The Planning Department will work out a method for this review.
The meeting was adjourned at 9:35PM.
Respectfully submitted,
d,w!�� Laura Patlove Community Development Planner
Northampton Housing Partnership Minutes of Meeting, May 19, 1992
Attending: Senechal, Higgins, Abuza, Gengler, Wright, Murphy, Welter; also present Penny Kim, Bruce Fogel, Cindy Langley.
The meeting was called to order at 7:10 PM.
Wright thanked Patlove for putting together packet for members including a notice on lead paint abatement training at UMass, schedule for Project Review and information on the CHAS.
There was some discussion of the language in the minutes from the last meeting held on April 21, 1992. It was suggested that they be amended to use "special municipal employee status" wherever "municipal status" is mentioned. Higgins moved that the minutes be approved as amended and the vote was unanimous.
There was also discussion regarding clarification of members status. Kathleen Fallon has not yet responded to questions asked after the last Partnership meeting. Discussion of the issue will take place at the next meeting.
Cindy Langely gave a description of the Home Repair Program, funded by CDBG. For years 7 and 8, there have been 18 repairs costing $56,000. Another $22,000 has been encumbered (under contract) and there is a good possibility that part of the balance of $10,000 will be expended before the end of June. Langley reported that Patlove and Ruth Vigeland, who is the program coordinator publicized the program early in the year and there was a good response. Currently there are 42 persons on the waiting list. There was a review of the rationale for awarding grants vs. loans and eligibility guidelines.
Murphy asked about the Lead Paint Program. Kim responded by stating that she and Patlove have met with HAP and HCAC and that the Preservation Sub-committee will discuss the subject at its next meeting.
Langley explained how persons apply to the program and noted that referrals are made to weatherization program at HCAC where appropriate.
Abuza asked about the 1-4 unit rental rehab program and why it was dropped. He had not realized that this part of the program had been eliminated. Kim said that the over-all program has been changed several times over the last few years and she hopes that Preservation Sub-committee will be involved by reviewing the program in as part of the agreement with the Council on Aging.
Langley reported that there are 2 part-time persons in the program: an inspector who works 16 hours per week and a 20 hour/week coordinator. The program is funded at $75,000, part of which goes to their salaries.
Wright thanked Langley for the presentation to the Partnership.
Wright reported to presenting tonight. the members that Jon Hite would not be He will be on the agenda for the June meeting.
Sub-committee reports
Zoning: Murphy reported to the committee that the 2 family by right in URB ordinance had not yet been on the agenda of the Ordinance Committee. It will be on the agenda for the June 9th meeting and then will be discussed at the City Council meeting on June 18th. It was suggested that members of the Partnership talk to certain councilors about the ordinance: Murphy will talk to Bixby and Fitzgerald, Welter will talk to Ray Labarge, Wright will speak to Rich LaBarge and Higgins will speak to Budgar.
Project Review: Gengler reviewed the Millbank proposal with the Committee. The original application was for $50,000 and was submitted in March, 1990. The partnership approved $20,000 and told the applicant to come before the Project Review committee before approving the $30,000. Now the applicant (Valley CDC) is asking for an additional $25,000 for a total of $75,000. This money would be used for purchase of land to build 24 units and 10 existing units. Gengler told the committee that Austin Miller, a consultant to the Valley CDC, made a presentation explaining the funding sources.
There was discussion about Phase I and Phase II of Millbank. The CDC said Phase I could stand alone as the land is acquired during that phase.
Welter raised the issue of affordability. Higgins responded that there is a plan to create a Limited Equity Provision for the units. Welter also was concerned about the ramifications of having a cluster of low and moderate income housing as opposed to scattered sites. Higgins responded by stating that persons will have to have some money in order to get into the project and their income can go up and they are able to build equity.
There was additional discussion regarding the intent of the project to use a Limited Equity model. Fogel stated that the committee may want to make the grant contingent on the applicant's ability to secure Limited Equity financing.
Wright mentioned that while the first phase could stand alone,it was contingent on obtaining HOME funds from the state; if the HOME funds are not awarded, the applicant would not close on the project.
Gengler made the following motion: The Housing Partnership recommends an additional $30,000 (bringing the total commitment to date to $50,000) for pre-development and acquisition costs with the anticipation of recommending an additional grant of $25, ooo to support the second phase of the project as described in the
application and with the understanding that the project will utilize a limited equity coop as the mechanism to insure long term affordability.
Gengler then withdrew the motion. Senechal offered the motion and Higgins seconded it. All voted in favor of the motion except Murphy who abstained.
The Committee reviewed the revised Project Review guidelines and application form. There have been numerous language changes in the guidelines including stating that the proposals need to be consistent with the CHAS. There was a discussion about whether mention should be made of affordability.
Gengler moved that the Partnership adopt the guidelines. Senechal seconded the motion and unanimously.
Project it was Review passed
Finance Sub-committee: Higgins reported that the committee did not meet this month. Bill Breitbart has been meeting with the banks regarding the Loan Consortium. The committee will meet in June and will then report to the full Partnership.
Meeting adjourned at 9:15 PM.
Respectfully submitted,
Laura Patlove ' Community Development Planner
Northampton Housing Partnership Minutes of Meeting, June 16, 1992
Attending: Murphy, Higgins, Wright, Abuza; also attending: Penelope Kim, (Northampton Housing Authority)
Jeffway, Goggins, Welter, John Dunne, Jonathan Hite
The meeting was called to order at 7:13 P.M. Abuza made a motion to approve the minutes as submitted, Welter seconded it and the committee voted unanimously in favor.
Goggins apologized for his lack of attendance since February. He has had several conflicts but would like to remain on the committee.
Membership status
Kim believes that members on the Partnership can avoid most conflict of interest pitfalls. If a member of the committee believes there is a potential conflict, a person can excuse her/himself from the discussion/vote. If there is a problem then Fallon or the Mayor can be consulted. Abuza expressed concern because as a developer he would need to appear before other City boards. He was advised that he should get clarification from Fallon.
Murphy mentioned that we will try again to get special employee status from the Council in January. Wright commented that Goggins also needs clarification on his position and Abuza needs to explain to Fallon what his concerns are regarding status.
Northampton Housing Authority
Jon Hite, the Executive Director, described his background to the committee. He also talked about the types of things the Housing Authority will be doing with the CDBG funds ($20,000) approved by the Mayor. The money will be spent at Hampshire Heights and some on Florence Heights. Improvements include roads, sidewalks and landscaping. There is also a tot lot that will be built at Hampshire Heights. Kim remarked that the City will be looking at recommendations from the CHAS as well as housing opportunities at the state hospital and special needs housing, hoping to work on projects in cooperation with the Housing Authority. Hite remarked that there is also a need for dumpster screens at Hampshire Heights. The Housing Authority presently has 500 elderly units, 150 family units, 155 certificate programs and 4 handicapped units which were purchased at Millbank. The NHA will be receiving -$998, 000 for renovations at McDonald House.
Hite also spoke about the problems created by placing the elderly with younger tenants. He noted that he would consider changing the composition at Cahill Apartments and place younger people in one building. Hite continued to explain the scattered site programs
and how the units at Millbank were purchased with 705 funds. There was also a description of the asset and income limits set for residents of public housing. Wright asked how other funds can be leveraged with CDBG money. Hite explained that oftentimes the Housing Authority will need CDBG money to fill in a funding gap.
Wright asked Hite about the Housing Authority's involvement with the expiring use issue. Hite responded by stating that he needs to learn more about the subject.
Subcommittee reports
Zoning: Murphy reported that the 2-family by right in URB will come before city Council this Thursday.
Preservation: Abuza reported that the subcommittee recommends that the City set aside funds for lead paint abatement for greater than 4 family units with a child at risk. There is already a program through MHFA for 1-4 units. Regarding expiring use, the subcommittee feels that there will be a need for pre-development costs. Abuza recommended that the Partnership begin budgeting for this future need. Kim mentioned that the final report will be out at the end of July. Abuza spoke about the various options available for these projects.
Welter asked if the Partnership has a budget and does the committee look at what money has been spent? It was suggested that this be looked at the next meeting.
As regards insuring affordability, the subcommittee recommends having a generic principle to follow. The applicant should design a mechanism into the project to insure affordability. The applicant will be given some options to choose from and he/she should craft the mechanism in language that is suitable and appropriate.
Kim commented that lead paint will have to be removed from the Vernon Street School because there is a child care program there. She suggested the committee look further at what's available for lead paint removal.
Abuza and Higgins will put together conceptual guidelines for insuring affordability.
Project Review/Finance subcommittee: Higgins reported that the committee met to review two requests from HER, Inc. The first request pertained to the further subordination of the City on a loan of $25,000. The PR/Finance subcommittee recommended that the City agree to this as there is little difference between 3rd position (where the City is now) and 4th position. There was some discussion regarding the other sources of funding for the project. It was noted that the project (66 Green St.) has a guaranteed cash flow because of the Section 8 subsidies. The committee voted in favor of approving the subordination request with Murphy and Abuza
It was noted that the project (66 Green St.) has a guaranteed cash flow because of the Section 8 subsidies. The committee voted in favor of approving the subordination request with Murphy and Abuza abstaining.
HER, Inc, also asked the City to forgive half of a $7000 bridge loan. The City offered HER the option of paying $5000 back when they close on their HIF loan at the end of June or pay back the $7000 over 10 years at $700/year. Kim has written to Cynthia Gates regarding these options.
Other Business
Kim reported that the Land Trust has requested an extension to October 1, 1992 on the repayment of their bridge loan that is due June 30, 1992. The houses on South Street are not yet sold but there are qualified applicants being screened. Abuza moved to extend the payback until October 1, 1992. Welter seconded the motion and the committee voted in favor with Higgins abstaining.
Kim also brought up the request from Habitat for Humanity for sewer and water hookups. The cost will be about $4000. The proposal was submitted about three years ago. Higgins moved to approve the request and Abuza seconded it. The vote was unanimous in favor of the recommendation.
John Dunne passed out a written request for funding for the Land Trust Staff position to work on the Hooker Avenue project and Millbank. This request and the request from Hairston House will be reviewed at the next Project Review Subcommittee meeting. Kim also announced that the City has contracted with Bill Brietbart to continue work on the Loan Consortium program.
Wright thanked Patlove for her help during the year and presented her a card from the committee.
The meeting adjourned at 9:15 PM.
Respectfully submitted,
Laura Patlove
NORTHAMPTON HOUSING PARTNERSHIP
MINUTES OF MEETING OF JULY 21, 1992
The meeting was called to order at 7:07 p.m. in City Council Chambers of the Wallace J. Puchalski Municipal Office Building. Members present were: Chairman Jonathan Wright, Clare Higgins, Diane Welter, Richard Abuza, David Murphy, Linda Samolewicz, Shelley Abend, Louise Jeffway. Also present were: Attorney Peggy Maisel: Larry O'Connor, Fair Housing Committee; Penny Kim; one member of the press.
Chairman Wright noted which vacancies exist on the Partnership and reviewed recruiting efforts underway. He announced that the full Partnership will not meet in August but that the sub-committee chair people will meet.
Minutes of Meeting of June 16. 1992 D.Welter moved to accept them as presented.seconded the motion which passed unanimously.
Fair Housing
L.Samolewicz
Peggy Maisel, Director of the Housing Discrimination Project, Inc., presented a report to the Partnership and Fair Housing Committee covering the following:
1.Background on Fair Housing in Northampton. The reportcontains aalhistorical overview which includes the case atFlorence Heights.2.Activities of the Housing Discrimination Project. Theyrun a Testing Program. Thirty-two (32) complaints wereinvestigated in Northampton over the last two (2) plusyears. If there is discrimination evidenced, the Projectworks with the individual to either mediate and settlewith the Landlord or pursue legal action through thecourts. The goals are to assist the individual and toinsure that discrimination doesn't recur. AttorneyMaisel discussed two (2) cases and pointed out thatdiscrimination occurs on the basis of ethnicity, numberof children (compounded by lead paint issues) andincome/subsidy status of applicant.3.Northampton Housing Authority. The HousingDiscrimination Project has never received a complaintagainst the NHA, the largest Landlord in the City. Whilethey have a good track record, Attorney Maisel noted thedesirability of bilingual staff at the application pointand literature in other than English.4.Recommendations. Attorney Maisel stressed the need tohave Fair Housing as a priority with resources toaccomplish the needed objectives. She reviewedrecommendations presented in the plan including:outreach and education; bilingual materials; work withreal estate community; need for updated surveys on need
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for units for the physically and mentally handicapped.
J.Wright inquired about promptness of remedy on complaintsreceived. Attorney Maisel replied that they tried to do testingwithin 24 hours of a complaint. If the apartment is stillavailable and the individual wants to move in, they negotiate withthe Landlord. If there is evidence of discrimination they can goto Superior or Federal Court to obtain relief. If the individualdoesn't want the apartment but wants to file an MCAD complaint,s/he can do so within six (6) months. Their backlog is enormous,however. The first case the Project is taking to trial is nextweek; the incident happened two (2) years ago.
C.Higgins asked about the remedy when th�re is lead paintinvolved. Attorney Maisel replied that the Landlord is advised ofthe Legal requirements to de-lead and the individual is referred tothe HAP loan program. S. Abend noted that pending legislationwould reduce the liability to Landlords.
L.Jeffway inquired about the testing program. Attorney Maiselsaid that the testers do not work full time and are paid on anhourly basis (no expenses). There are frequent training sessionsand, as they need to be unbiased observers, they are not told thebasis of the complaint.
D.Murphy urged the Housing Discrimination Project to contactRepresentative Carmen Buell regarding the legislation. He pointedout that de-leading of one empty unit can't be done unless allunits in a building are empty because of the common areas. Therewas some discussion about the kind of loans (home improvement,commercial e.g.) which might be available. s. Abend noted thatthere is not enough money in the world to solve the problem.
It was agreed that D. Murphy and s. Abend would provide a legislative update on the subject. J. Wright proposed sponsoring with HCAC, a workshop (similar to the one that HCAC presented). c. Higgins recommended it be held in Florence.
Larry O'Connor, Acting Chairman of the Fair Housing Committee, noted that these issues have been worked on by that Committee over the years with special attention to education and outreach.
P.Kim noted that by integrating the Fair Housing Committee intothe Partnership as a sub-committee (with potential additionalmembers working on Fair Housing), more energy might be directed tothese issues. She suggested convening an August meeting of a FairHousing Committee to work on the Draft Fair Housing Plan (which shedeveloped by working with the current plan, updated it andincorporating suggestions from A��orney Maisel's report).
CDBG Expenditure Update P.Kim reviewed the current unencumbered balance and the amount of
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potential income to be added when bridge loans are repaid. D. Welter requested a copy of the loan repayment information.
D.Murphy asked why we weren't allocating CDBG money for lead paintprograms. R. Abuza replied that it was felt that the laws are insuch flux that it would be better to concentrate on what can bedone through information. However, one target area was identified:where a declared health situation exists and no other funds wereavailable. P. Kim noted that at a recent Public Hearing, deleading was introduced as a potential CDBG Year 9 program activity.
R.Abuza reminded the Partnership of his Committee's recommendationto budget for pre-development costs associated with Expiring UseProjects. s. Abend reported that legislation is now in place butthe owner's intentions are not yet announced. She confirmed it isimportant to have the local organizational piece ready but feltthere is little certainty at this point of how/when things willevolve. P. Kim suggested reliance for direction on the ConsultantReport being prepared for Northampton by Janet Gezork to bepresented to the Partnership and the public.
Committee Reports 1.Project Review. P. Kim reported that an application fromValley Programs for acquisition and rehab of Hairston Househad been withdrawn. (Another entity will be providing theprogramming.) The Valley CDC/NACLT application for staffingis being developed with Planning (rather than Drawdown) funds.2.Zoning. D. Murphy reported that the two (2) family by rightin the URB Ordinance was enacted by the City Council. He wasgiven a round of applause for his efforts. He reported thatthe Senior Planner is preparing a revised Ordinance onAccessory Apartments for the Zoning Committee's review.3.Finance. P. Kim reported that EOCD/MHP has committed$120,000.00 to the Northampton First Time Homebuyers Fund andthat two local banks are currently participating. c. Higginsnoted that this soft-second mortgage program will providetwelve (12) mortgages.
Other Business s.Abend reported that the Homeless Task Force is assisting the NHAon coordination between social service agencies regarding some ofthe issues between the younger and older tenants in NHA units.There being no further business, the meeting was adjourned at 8:55p.m.
Respectfully submitted,
NORTHAMPTON HOUSING PARTNERSHIP
MINUTES OF MEETING SEPTEMBER 15, 1992
The following members were present: Chairman, Jonathan Wright, Pat Goggins, Clare Higgins, Shelley Abend, Diane Welter, Louise Jeffway, Nancy Girard, Ralph Bailey, Laura Baker, Richard Abuza, David Murphy.
Also present were: Mayor Mary Ford, Rita Farrell (MA Housing Partnership); members of the Northampton Area Land Trust (Larry O'Connor, Nola Reinhardt, Gerry Hirsch); Penelope Kim.
The Chairman called the meeting to order at 7: 12 p. m. in City Council Chambers. Mayor Ford welcomed the new members and introductions were made.
Diane Welter moved to approve the minutes of the July 21, 1992 meeting. Richard Abuza seconded the motion which was passed unanimously.
Rita Farrell, MA Housina Partnership (MHP), provided some background on the agency. MHP received $35 million in funding from the Legislature in 1985 to forge a partnership between the private and public sectors to produce housing. $17 million was allocated for the Housing Opportunity Program run through E.O.C.D. to produce new housing. In 1990 MHP became an independent quasi-public entity with a Board of Directors. 9/10 of 1% of assets of any out-ofstate bank acquisition is dedicated (through a Chapter 102 Banking Bill) to MHP affordable housing. MHP now does: permanent mortgage financing; soft-second loan program; technical assistance; venture funding for preserving existing stock. They can provide permanent rental financing for existing abandoned urban properties. A Neighbors First Program is aimed at areas of disinvestment.
MHP was approached by MHFA to do a piece of a Lead Paint Guarantee Program. (MHFA had $5 million for Lead Paint; $4 million for owner-occupied 1-4 units. Their program provides a no interest to 8% loan.) MHP has initiated a program (with $1 million) for guarantees for loans made for investor-owned properties. The program requires bank participation (15 banks now involved. None are in Western Massachusetts). MHP provides 50% of loan to the bank as a guarantee.
In response to questions, R. Farrell noted: Banks fear the loan-to-value ratio since mortgage may be higher than value on the multi-family buildings. Owners who have been cited are the most interested.
Jonathan Wright proposed that the Partnership follow-up with local banks noting that it was a goal to preserve rental stock both as a business enterprise and for the tenants. R. Farrell agreed to provide a list of bankers in the area for local follow-up. When she mentioned a banker in Fall River committed to the program, Mayor Ford asked for a letter of endorsement from him.
R.Farrell said EOCD is applying for HUD funds to extend the owneroccupied program and MHP hopes to make it a deeper subsidy programcombining the loan guarantee with interest subsidies through CDBG,
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e.g. It was proposed that the Finance Sub-committee propose a planfor use of local CDBG funds based on other models and develop amailing to local bankers.
Shelley Abend provided an up-date on issues raised regarding the proposed legislation. She spoke in support of an increase in tax credits up front. David Murphy noted that the Real Estate, Banking and Insurance industries support the changes proposed and that the two largest lobbies against the legislation are the Lead Paint Removal Experts and the Trial Lawyers. He reported that the Bill is out of Carmen Buell' s committee and is in Ways and Means. Shelley Abend felt that she and others closely following the matter could not endorse the Bill as it now stands. J. Wright suggested the Preservation Committee discuss whether a position should be taken.
Chairman Wright introduced the updated/refined Mission Statement for the Partnership noting that the Committee Chairpeople met in July and reviewed accomplishments to date. P. Goggins suggested providing the Glossary of Housing Terms Handout to all members. C. Higgins moved to accept/adopt the Mission Statement. D. Welter seconded the motion which was approved unanimously.
Chairman Wright reviewed Committee Assignments. The sub-committee Chairs spoke briefly about their agendas. There was some discussion of merging the Finance and Project Review Committees. Tentative assignments were made.
The Committee turned next to the Fair Housing Plan. Clare Higgins offered a friendly amendment to add, in objective number 3 on the first page the words "and other developers" after the phrase "through its Housing Authority" in the first sentence. There was general sentiment to adopt the Plan with ten members in favor and one (R. Abuza) abstaining.
Committee Reports followed.
Clare Higgins reported for the Finance Committee. The MHP softsecond program for eligible First Time Homebuyers is in place. Bill Breitbart, consultant, and the Valley CDC have formulated a program. SIS and Shawmut banks are participating. She noted that the timing is good since prices are down and rates are low. The response has been high and seven buyers have already been qualified. (Up to eleven can be served with this round of funding.)
David Murphy reported on the Zoning Committees work. An Ordinance is pending re: Accessory Apartments. He noted that it still requires a Special Permit in the URA district, but provides that accessory apartments can be done by right in the other residential districts. In RR and SR, the lots are not dense and adding another unit is not a problem. Multi-family dwellings are allowed by right in the URB and URC, so accessory apartments should also be by right. D. Murphy moved that the Housing Partnership endorse the proposed changes to the Accessory Apartment Ordinance and agree to be a co-sponsor. P. Goggins seconded the motion which was passed unanimously.
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Clare Higgins reported for the Project Review Committee. The Northampton Area Community Land Trust has requested a grant of $30,000.00 for pre-development and acquisition costs for a 3 family building on Hooker Avenue. The Committee recommends in favor of this project. Larry o' Connor, NACLT member, indicated that: it is a gut rehab project which will be done with Smith Vocational; it fits into the neighborhood; 1 unit will be handicap accessible. s.Abend said the project fits with the criteria the Partnership adopted and she applauded the progress made by the volunteer NACLT board.
C.Higgins moved that the Partnership recommend a grant of$30,000.00 for acquisition and pre-development (up to $5,000.00 forthe latter category) costs for the Hooker Avenue project from Year7 CDBG funds. (She added that any savings achieved should gotoward lowering the price to the buyer assuring that the $30,000.00subsidy would be in place.) s. Abend seconded the motion.
D.Welter suggested a low-interest loan in lieu of a direct grant.J.Wright noted the desirability of the built in developer's feeproviding the NACLT ability to re-invest. The discussion focusedon the NACLT's affordability mechanisms. D. Murphy asked for anexplanation of limited equity, suggesting that an equity cap wasdesirable so that any profits could be returned to the NACLT. NolaReinhardt and Gerry Hirsch, of the NACLT, described "shared equity"noting equity builds on what the owner puts in, not on thesubsidized share. The owner has a ground base with an equity cap.It was agreed that representatives of the NACLT would return to aPartnership Meeting to further clarify the way in which the LandTrust works re: long term affordability and to report on the SouthStreet Project.
s.Abend called the question. The Partnership agreed unanimouslyto do so. The motion was then voted on with ten in favor and oneabstention (D. Murphy who supported the project but wanted moreinformation on the NACLT formulas).
The next meeting is scheduled for October 20, 1992. The meeting was declared adjourned at 9:20 p.m.
Respectfully submitted,
NORTHAMPTON HOUSING PARTNERSHIP MINUTES OF MEETING OCTOBER 20, 1992
The meeting was convened at 7:05 p.m. by Acting Chair Clare Higgins in Room 18, City Hall. Members present were: Laura Baker, Ralph Bailey, Nancy Girard, Bob Goodman, Shelley Abend, Louise Jeffway, Diane Welter (briefly), David Gengler, Richard Abuza, David Murphy. Also present were: Sarena Neyman, NACLT and Penny Kim.
L.Jeffway moved to approve the minutes of the September 15, 1992meeting as presented. R. Bailey seconded the motion which waspassed unanimously.
Bob Goodman was introduced as a new member.
Sub-committee assignments and meeting times were reviewed.
Sarena Neyman, representing the Northampton Area Community Land Trust (NACLT) described the affordability mechanisms incorporated in Land Trust agreements referring to a hand-out provided in the mailing. She noted:
1.NACLT leases land for a 99 year term to owners of thehouse.2.Owners can't sell for more than an amount calculatedusing the sales price in Year 1 and average rate of wageincreases multiplied by inflation factor.3.Future buyers: NACLT has first option; seller then has30 days to find an income eligible buyer (based on 80% ofmedian income).
L.Jeffway asked about preference to Northampton residents sincepublic local monies are involved. S. Neyman described the lotteryprocess used which rated applicants on a number of factorsincluding residency. She noted that for the 237 South Streetduplex, one closing is moving forward and she is working with twoactive families interested in the second unit.
B.Goodman asked how the NACLT monitored whether owners rented outthe property. s. Neyman said it would be a violation of theirlease and said it was hoped that residents would become members ofthe NACLT.
Jerry Hirsch, NACLT Board Member, joined the meeting and agreed that a presentation would be made on the financing of the South Street project at the November meeting.
A request for extending the $11,900.00 bridge loan to the NACLT to December 31, 1992 was reviewed. After asking if some repayment could be made when the first unit was sold and hearing an explanation about the need to pay off construction loan in place, R.Abuza made a motion to recommend to the Mayor that the loan duedate be extended to February 15, 1993. R. Bailey seconded themotion. s. Abend asked if repayment was contingent on the sale ofboth units. c. Higgins asked that the motion include the requestthat the report from NACLT include information about the agreementwith the bank on financing. R. Abuza stressed that the project is
1
desirable. The vote was unanimous in favor of extending the due date.
c.Higgins read a letter from the Massachusetts Housing Partnershipconfirming continued affiliation of the Northampton HousingPartnership.
Committee Reports were presented as follows:
Finance Committee. C. Higgins reported on an October 8, 1992 meeting. She noted that the First Time Homebuyer Soft-second Mortgage Program has been extended through November 8, 1992 and that the counseling through the Valley CDC has made a significant difference in the success of qualifying applicants. s. Neyman announced that there would be a second round of funding and that Northampton would be in a position to recapture current reservations for loans and carry others into the next round. To date, 65 requests have been processed. The program will be able to serve 15 applicants.
s.Abend inquired about the relationship of the CDC counseling toa 4 part course being offered by H.A.P., suggesting coordiantion ofeffort. s. Neyman agreed to contact H.A.P.
s.Neyman reported that the Loan Committee has approved 2 loans fordownpayments from the CDBG program fund and that the Committee isreviewing terms.
c.Higgins next reported on the Lead Paint Guarantee Program. TheCommittee will: ask local banks to participate; arrange a meetingbetween HCAC, landlord and realtor groups; review models ofprograms from other communities.
Zoning/Government. David Murphy had 2 items to discuss.
1.Changes in P.U.D. Section of the Zoning Ordinance to bring itin line with the Cluster Section. The changes includereducing the size of parcel needed. He noted that undercurrent Zoning, PUD's can't really occur. D. Gengler askedhow the changes relate to affordable housing. D. Murphyresponded that Cluster/FUD minimizes infrastructurerequirements by allowing clustering of units hence reducingcost of construction. R. Abuza commented that the changeshave potential for affordable housing with minimum ecologicalimpacts.
B.Goodman asked about the 40 acre requirement. D. Murphyresponded that the size was based on review of other Citiesrequirements and that a large enough parcel is needed to accommodate the density and open space requirements.
D.Murphy made a motion to approve the proposed revisions. R.Abuza seconded the motion. B. Goodman stated that while 40acres seems too large, it is better than 100 acres and, by liberalizing the requirements, makes a PUD more possible. R.Bailey asked what the arguments against the proposal might be. B.Goodman suggested that those who favor large individuallots as a way to maintain rural character might oppose the
2
change. The vote was unanimous in favor.
2.Accessory Apartments. The Planning Board proposal is to allowaccessory apartments by right in all residential zonesincluding URA where multi-family dwellings are not allowed.The Partnership has proposed allowing Accessory Apartments inall residential districts except the URA since this is thedirection most City Councilors appear willing to accept. D.Murphy argued that an incremental approach would allow a trackrecord to be developed. There was discussion of the SpecialPermit requirements and the wisdom of proceeding with twoseparate Ordinances. R. Abuza argued that, if the Partnershipbelieves in an approach, that one should be put forward.
R.Abuza made a motion to sponsor an Ordinance change to allowAccessory Apartments by right in all residential districtsexcept URA after first offering the Planning Board theopportunity to cosponsor this Ordinance. D. Gengler secondedthe motion. c. Higgins felt it unwise to have two similarOrdinances brought forward. R. Abuza suggested that D. Murphyattend the Planning Board meeting to explain the Partnership'sreasoning. The motion was passed unanimously.
Preservation. R. Abuza asked L. Baker to report on the subcommittee's meeting. On the subject of Expiring Use, she reported that HCAC is hiring a VISTA person to work on tenant organizing. The consultants preparing a report for Northampton and Amherst will give a summary to the Partnership in November. P. Kim reported that D. Murphy and R. Abuza are meeting with OPD staff to devise a useful methodology for updating vacancy rate and market rate data.
L.Baker reported that the sub-committee had no recommendation onthe pending Legislation on Lead Paint. The committee identifiedoutreach and education in the following areas as activities for thecoming months: Lead Paint, The Sanitary Code, Fair Housing. Shenoted that there was interest in wider dissemination of a Handbookfor Landlords. D. Murphy suggested that the Realtors AssociationFair Housing Committee has a budget and could distribute handbooksto those who buy multi-family properties.
Under new business, C. Higgins reported on improvements taking place at Hampshire Heights, one of the City's oldest multi-unit projects.
There being no further business, the meeting was adjourned at 9:03p.m.
Respectfully submitted,
3
NORTHAMPTON HOUSING PARTNERSHIP PRESERVATION SUB-COMMITTEE
MINUTES OF MEETING NOVEMBER 4, 1992
Present: Laura Baker, Louise Jeffway, Shelley Abend, Laura Girard, Richard Abuza.
The regular meeting date of the first Wednesday of the month at 10:00 a.m. in the Council on Aging Meeting Room in Memorial Hall was confirmed.
The group agreed that it needs a Chair and Richard Abuza agreed to continue in that role.-
Landlord's outreach.
Laura Baker discussed a Handbook for Rental Property Owners prepared by HCAC. She has asked R. Abuza and Dave Murphy to review its contents. It was noted that D. Murphy has indicated that realtors have a Fair Housing Committee which could help distribute the Handbook. R. Abuza suggested wide distribution. It was agreed to suggest joint sponsorship and do a cover letter (to indicate that HCAC offers workshops, basic information and mediation services for Landlords). N. Girard offered to work on distribution. L. Jeffway will contact D. Murphy re: Realtors Committee's involvement. L. Baker will get printing costs. CDBG funds can be used in this project. An update mailing list will be generated.
L.Jeffway suggested combining tenants and landlords in workshopaudiences. R. Abuza proposed defining forums which bring peopletogether. s. Abend will put together a list of workshops underconsideration for the coming year.
Expiring Use.
L.Baker reported that the Legislation was signed last weekfinalizing regulations and providing funds for technicalassistance. The sub-committee will assist in the public meeting tohear the consultant's report on this subject. R. Abuza mentionedpossible use of CDBG funds as a source of up-front costs.
Home Repair.
It was agreed that R. Abuza would meet with P. Kim and Cindy Langley to review current program guidelines.
Vacancy/Rental Rates.
R.Abuza reported that a sub-group is in place to improve the
1
methodology. R.Abuza, D. Murphy, P. Kim and Wayne Feiden areworking on this.
Lead Paint.
The Finance Committee is working on the MHP Guarantee Loan Program. A copy of the pending Legislation will be distributed to the full Partnership. Workshops will be offered in the Spring.
S.Abend reported that the Housing Services Program at HCAC wasworking on the fall-out from changes in the 707 Program.
The meeting was adjourned at 10:50 a.m.
Respectfully submitted,
2
Present were: Also present:
NORTHAMPTON HOUSING PARTNERSHIP FINANCE SUB-COMMITTEE MINUTES OF MEETING NOVEMBER S, 1992
Clare Higgins, Laura Baker Penny Kim
The meeting was convened at 4:30 p.m. in the Council on Aging Meeting Room in Memorial Hall.
First Time Homebuyers Program.
Clare Higgins reported on a meeting with Sarena Neyman. There is no more bank money left. There is an informal waiting list for reservations. Sarena Neyman will prepare a final report by mid November. B. Breitbart will monitor the availability of additional funds for a second round. Should another round of funding be available, S.I.S. would want the First Title Company to do all titles at $450.00 per project to provide standardization.
The Loan Committee (Clare Higgins, Wes Brown, Linda Samolewicz) has approved two loans for the CDBG Loan Program. The Committee has set forth updated guidelines, detailing three options (related to repayment schedules).
Lead Paint.
Laura Baker has been trying to get data on citations issued. She will continue to try to document the problem. It was agreed to invite seven local banks to participate in a MHP Lean Guarantee Program and a draft letter was reviewed. It was agreed the Mayor and Partnership should co-sponsor a meeting. A date for early December was proposed. In advance of that meeting, L. Baker will identify the local process involved.
There was some discussion of possible use of CDBG funds to provide: 1) a small interest buy-down, 2) up-front testing. Other communities evidently participate through HUD Rehab Programs.
Others.
It was agreed that this committee will review information on financing sources/programs. There was discussion about development banks and use of endowments. It was agreed to invite Mr. Harmon of the Ecumenical Development Program in Brooklyn to address the Partnership.
The meeting was adjourned at 5:35 p.m.
Respectfully submitted, ��.bM-enlope G. Kim
Northampton Housing Partnership Minutes of Meeting November 17, 1992
The meeting was convened at 7:05 p.m. in City council Chambers of the Wallace J. Puchalski Municipal Office Building. Present were members: Jonathan Wright, Pat Goggins, Richard Abuza, Diane Welter, Clare Higgins, Ralph Bailey, Laura Baker, Shelley Abend, David Murphy, David Gengler, Bob Goodman. Also present were: John Dunne, Mary Serreze, Penelope Kim.
Clare Higgins moved to approve the minutes of the October 20, 1992 meeting as presented. R. Abuza seconded the motion which was passed unanimously.
Chairman Wright introduced Attorney Bill Breitbart who has been preparing a Report on Expiring Use Projects in Northampton and in Amherst. B. Breitbart reported that the Final Report will be ready in early December and that two forums will be held to discuss it (one of the forums will be in Northampton-):. He provided an overview of Expiring Use Projects as those whose developers received 4 O year mortgages through the U.S. Department of H. U. D. in exchange for tax credits and the acceptance of �-affordable rent structures. The owners of these projects are ai'lowed to pre-pay after 20 years at which time ren� restrictions would disappear. The projects could be converted ·to market rate units or sold creating the potential for the displacement of tenants in 459 units in Meadowbrook and Hampton Gardens in Northampton. Much will depend on market forces and the desires of current owners. A Resolution is now before HUD which would insure affordability over a 50 year period with new incentives.
B.Breitbart explained that the purpose of the report is to provideinformation and guidance to the community to manage the processwhich was summarized as follows:
1.If owner wants to pre-pay, sell or stay in with incentives, hefiles a Notice of Intent no earlier than two years before theend of the 20 year period.
2 • Appraisals are made. HUD, the owner and others have input inestablishing the preservation equity or value.
3.Project could be purchased if buyer presents an offer. Thehierarchy of purchasers is: tenant group with a non-profit,other non-profits, others.
4.If the owner stays in, or the property is sold, HUD developsa Plan of Action.
5.Funding is made available through HUD.
The report will contain a "road map" for City involvement with decision points. It will provide information on ownership models and availability of financial resources.
Two owners (in Amherst) have filed Notices. Both want to stay in and utilize HUD incentives. B. Breitbart explained that the first notice is non-binding but a 2nd one is not. He surmised that in the current market, the best deal is staying in and getting the statutory return on investment.
In the general discussion, the following points were made:
-notification to the community would go to the CEO;-Hampton Gardens 20 year date is 1995; Meadowbrook is almostat expiration; -meeting/forum will be for tenants and general public. Materialsshould be targeted to the various interests; -the useful life of a project is defined as 50 years. Thepreservation stays through that period. The useful life restriction goes into effect at the time of a new disposition; -window of filing is between year 18 and 40.
It was agreed to work, through the Preservation Committee and with HCAC, on outreach providing an executive summary of the report and doing a press conference prior to the Forum. " :· ·
P.Kim reported that Atty. Breitb�rt had been selected from fourrespondents to a Request for Proposals to do the FY93 CHAS reportfor the City. He asked for a small group to do brainstorming onpotential program initiatives. s. Abend and c. Higgins agreed tomeet with him.
John Dunne, representing the Northampton Area Community Land Trust, reviewed the financing of the duplex project at 237 South Street. They expect to realize $130,000 from sale of units (one at $55,000; the other at $75,000) to cover costs. The bank has the first mortgage and will be paid $50, 000 when the first unit is sold. The developer's fee will be paid out at closing. In response to a question from D. Gengler, J. Dunne explained the increase in legal costs (over initial budget estimate) is due to a claim of adverse possession. He noted that the NACLT will, in the future, bid all insurance to get a better deal. In response to a question from D. Welter as to whether the $75,000 unit is "affordable," J. Dunne reported that a recent appraisal on the property was set at $180,000 and the sales price is $150,000. Six different families may qualify for that unit.
s.Abend inquired about the NACLT project on Hooker Avenue. J.Dunne reported that construction financing from the NorthamptonCooperative Bank is almost in place. They lend at 70% of value.The NACLT is working with I.C.E. (which lends to 90%). He notedthat the public subsidy for 237 South Street was $50,_000 (includingthe land) for two units whereas it is $30,000 for three units onHooker Avenue.
c.Higgins suggested that smaller projects often need the highersubsidies. D. Murphy noted that the commercial side is not doingthese projects because the cost and values are "going in differentways."
Finance Committee Report. c. Higgins announced that a meeting with seven local banks was set for December 10, 1992 at 8:30 a.m. in the Mayor's Office to discuss participation in the Lead Paint Abatement Loan Guarantee Program. D. Murphy was asked to identify someone from landlord/real estate to attend. s. Abend also agreed to suggest a landlord.
Preservation Committee. R. Abuza mentioned that the Partnership would co-sponsor a Handbook prepared by HCAC as part of an outreach to landlords effort. He noted that, on the subject of expiring use, up-front costs will be needed to address the issues. S. Abend said a questionnaire will be sent to landlords asking them to identify topics for workshops. D. Murphy offered to assist in distributing the handbooks.
Fair Housing. s. Abend noted some overlap with Preservation in workshops and outreach to Landlords. Repi:-esentati ves of the Housing Discrimination Project and the Franklin/Hampshire County Board of Realtors will be invited to the next meeting to discuss actions identified in the Fair Housing Plan.
Accessory Apartment Ordinance .. D. Murphy reported on his monitoring of this ordinance. He moved that the Housing Partnership endorse the Accessory Apartment Ordinance as it has been referred by the Council. R. Abuza seconded the motion which was passed unanimously.
D.Murphy suggested re-introducing Special Employee Status forHousing Partnership Members for a Council vote in the nextsession. C. Higgins proposed that D. Murphy, J. Wright and P.Goggins plan a strategy.
Chairman Wright discussed a planned Report to the Council. D. Gengler emphasized the importance of graphics. c.Higginssuggested emphasis on dollars brought in through mortgages and real estate, e.g. J. Wright charged the Chairs of each committee to submit a list of accomplishments to P. Kim within two weeks. (Homework)
With all business completed, the meeting was adjourned at 8:52 p.m.
Respectfully submitted,
Northampton Housing Partnership Minutes of Meeting of December 15, 1992
The meeting was convened at 7:08 p.m. in the City Council Chambers of the Wallace J. Puchalski Municipal Office Building. Members present: Chairman Jonathan Wright, Diane Welter, Laura Baker, Richard Abuza, Nancy Girard, Bob Goodman, Shelley Abend, Ralph Bailey, Louise Jeffway, Also present were: Councilor Bill Ames, Penny Kim, Bill Breitbart and Lynn Blaisdell.
Ralph Bailey moved to approve the minutes of the Meeting of November 17, 1992 as presented. Richard Abuza seconded the motion which was passed unanimously.
The Chairman introduced Attorney Bill Breitbart who is serving as a Consultant to prepare the City's Comprehensive Housing Affordability Strategy (CHAS) for the current year. He explained that HUD requires an Annual Plan which provides a compendium of information and determines annual priorities. Bob Goodman asked the consultant whether he saw any gaps or misplaced emphases on Northampton's program.
Bill Breitbart said that the City has a comprehensive approach given available resources. We may want to view the stock of foreclosed and troubled properties.
He suggested gathering information through banks, realtors and agencies on available properties. Clare Higgins noted non-profits have sponsored fairs where banks bring descriptions of properties. She questioned whether much residential property is available.
Richard Abuza asked how comments on the draft CHAS should be forwarded. Bill Breitbart suggested members call him directly.
The process for the CHAS: finalize draft; publish notice of 30 day comment period; hold a public hearing. It was agreed to hold the Public Hearing on January 19, 1993 at the next regular Partnership Meeting.
Lynn Blaisdell, of the SRO Outreach Project, provided an update on the work of the SRO/Homelessness Task Force. She noted that the SRO sub-committee grew out of the Mayor ' s Task Force on Deinstitutional i za tion. The need to serve tenants in rooming houses was recognized. With a Challenge Grant, a survey was done in June 1989. An SRO Corporation was formed to develop housing. This led to the development of a model program at 82 Bridge Street. The SRO Committee has helped to develop 54 subsidized units in the city and has developed an Outreach Position which is funded for 30 hours/week to serve tenants and property owners.
Shelley Abend reported that she has been serving to co-ordinate the Homeless Task Force which has merged with the SRO Committee. The group works with owners in a changing market place and with the Mayor's Office to improve conditions and preserve existing units. They do trouble shooting (e.g. with Hairston House) and long range planning (and will apply for Shelter Plus Program funds to utilize empty rooms in existing SROs). Louise Jeffway inquired about
vacancy rates. Lynn Blaisdell explained that two facilities have high vacancy rates; the others are full. People have lost general relief benefits and cannot afford rates. Further, the Housing Authority now accepts the disabled who have subsidies.
Shelley Abend said that, while there are empty units, there still are not enough subsidized units. David Murphy suggested assisting those (units) which exist now rather than creating new, competing units. Jonathan Wright stressed the need to protect the availability of the existing number of units and to work on the affordability of those units. Shelley Abend reported that the committee is working on property management and tenant selection matters.
The Partnership then heard Committee reports.
Finance Committee -Clare Higgins reported on a meeting with four banks concerning participation in a Lead Paint Loan Guarantee Program through the Massachusetts Housing Partnership. There was discussion of the desirability of having a program to provide technical assistance and screening and it was noted that Landlords are best served by going through an intermediary.
Clare Higgins reported that the City has done very well with the Soft-Second Mortgage Program, having the best track record in the State.
Preservation -Richard Abuza reported that the Committee is cooperating with HCAC on a Booklet for Rental Property Owners. Further, the Expiring Use Report has been submitted by consultants. A public meeting will be held in January to discuss the report.
Zoning and Government -David Murphy asked Councilor Ames for an update on the actions of that Committee.
Penny Kim announced that three members would be re-appointed at the Council Meeting on December 17, 1992. She read an excerpt from a Massachusetts Housing Partnership Newsletter which mentioned the Northampton Partnership.
Jonathan Wright discussed the timing and format of an annual report to the City Council. It was suggested to address the Council on January 21, 1993.
It was proposed to invite Bruce Coleman (involved with Co-Housing) and ABODES representatives (housing for those with special needs) to do presentations at a Partnership Meeting (possibly in February).
There being no further business, the meeting was adjourned at 8:45 p.m.
ectfully��ub itted,
L'/1-6� . Kim