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HousingPartnershipMinutes1993Northampton Housing Partnership Minutes of Meeting of January 19, 1993 The meeting was called to order at 7: 05 p.m. in City Council Chambers of the Wallace J. Puchalski Municipal Office Building. Present were members: Nancy Girard, Diane Welter, Jonathan Wright, Richard Abuza, Louise Jeffway, Laura Baker, Ralph Bailey, Clare Higgins. Also present: Atty. Bill Breitbart, Penny Kim. Chairman J. Wright convened a scheduled Public Hearing for the purpose of hearing comments on the City's annual Comprehensive Affordability Housing Strategy (CHAS) Plan for FY93. B.Breitbart, who authored the plan for the City noted that allcomments would be included in the final submission to the U.S.Department of H.U.D. He noted that John Dunne, Valley Communi�yDevelopment Corporation, had offered a correction regarding theownership of the Millbank Project: it is a co-operative. J.Wright commended the author on the clarity of the language inthe plan. He noted it was well organized and gives us an overviewwith which to reference and measure the Partnership's activities. c.Higgins stated that the Partnership should be proud of theactivities that are in place in this City. The Plan gives us astrong base to build on and allows us to identify holes if theyexist. J.Wright indicated that the Partnership has succeeded by buildingcapacity in the non-profits and with good local governmentalsupport. D.Welter inquired about the potential of "bargains" available inthe real estate market. B. Breitbart replied that this directionis mentioned under section 3D. D. Welter asked if we were lookingat foreclosed properties with First Time Homebuyers or with thosewith special needs in mind. C. Higgins responded that the singlefamily issue would probably best be addressed first as rentalissues are being addressed (through, e.g. Millbank project). Chairman Wright, hearing no further comment, declared the Public Hea�ing closed at 7: 18 p.m. He thanked Bill Breitbar�. for his assistance. C.Higgins moved that the minutes of the December 15, 1992 meetingbe approved as presented. R. Abuza seconded the motion which waspassed unanimously. Executive Committee. J. Wright reported that an Ordinance passed in April 1990 (prior to the establishment by Ordinance of the Partnership) conferred special employee status on members of the Housing Partnership. He distributed a draft of an Annual Report to be given to the City Council on 2/4/93 and asked for comments by 1/29/93. 1) people eligible for subsidized housing2) families with children 3) and less frequently, those with race or national originissues. The F/H Association of Realtors is developing a pool of funds forAffordable Housing. They have an agreement with HUD to maintain an Equal Opportunity Committee. They provide information fororientation for realtors. It was agreed that the Fair Housing Committee would contact Northampton 1993. s. Abend will follow up. It was further suggested that High School Seniors might benefit from anorientation to the housing market. L. Jeffway reported that SusanKline (F/H Realtors) offered to lend videos on Fair Housing. L. Jeffway noted that the Landlord's Booklet will be of great help since most have 2 or 3 units and many are just not aware of allthey need to be aware of. c. Higgins suggested working with theMulti-cultural committee at the High School. D. Welter announced a meeting of Youth 2000 on 2/3/93 to match students and groups for mutual education. The Fair Housing sub-Committee may want toparticipate. N. Girard reported that the Valley CDC had purchased the Millbankproperty. It was agreed that the next meeting would highlight various housing models -specifically co-operative housing (Bruce Goldham) and Abodes. It was agreed to invite such groups as the Association forCommunity Advocacy, Valley Programs and others. The meeting was then adjourned at 8:20 p.m. Respectfullyn�ubmitted, (y � el.a) rJ JL bl\--_ PJ�elopeiG. Kim To: Housing Partnership Members From: Jonathan Wright Date: February 5, 1993 With the presentation of our annual report to the City Council, we have completed an effective and rewarding part of our annual work. I am proud and gratified to be a part of our efforts together and across the community to make gains for affprdable housing. For personal reasons it is necessary for me to step aside from the Chair as of the February meeting. I hope you will take some time during that meeting to arrange for a new Chair to help continue our work. It is a modest time commitment well worth the effort. It has been a pleasure to work with each of you and I look forward to continuing to participate. Northampton Housing Partnership Minutes of Meeting of March 16, 1993 The meeting was convened at 7:00 p.m. in the City Council Chambers of the Wallace J. Puchalski Municipal Office Building. Members present: Jonathan Wright, David Murphy, Louise Jeffway, Laura Baker, Ralph Bailey, Clare Higgins, Diane Welter, Shelly Abend. Also present: John Dunne, Austin Miller, Michael Kirby, Penelope Kim. L.Jeffway moved to approve the minutes of the January 19, 1993meeting as presented. D. Welter seconded the motion which waspassed unanimously. Wayne Feiden, Principal Planner, reviewed the Plan and Proposed Zoning Ordinance for the Northampton State Hospital. He noted that the Planning Board is not addressing disposition plans; instead it is focusing on the community's plan for land use and zoning which sets a floor and a ceiling on activities. He reviewed three components under discussion: 1.mixed use/village center. 90 acres. For job creation andhousing (15-30%). 2.FFR open space overlay.3.5 parcels zoned in keeping with surrounding neighborhoodsresidential zoning. c.Higgins inquired about the potential number of housing units thesite could accommodate, noting that Florence Center works wellbecause of the residential support. w. Feiden estimated that abuild out could result in 2 O o, O o O sq. ft. of housing. He suggestedthat other housing off-site supports the village center concept. J.Wright stated that addressing the need for increasing the taxbase and providing well paying jobs are the most importantconsiderations. We need to have a place for local expansions andbe a business destination. He felt the plan "freezes things asthey are." w.Feiden responded that the plan looks at developing parcels atviable densities. The community gardens parcel, proposed in theFFR overlay, has the biggest trade-off for economic development.The 900,000 sq. ft. of buildings, with poor access, will be hard todevelop, yet the site is amenity-rich. D. Welter said the PlanningBoard looked at where constraints and potentials are and at theuniqueness of the property. J.Wright stressed the need for growth in the tax rate and urged aplan as broad based as possible. w.Feiden noted that there are few constraints on the parcels inthe intense development zone. In the 90 acres, with the ability to build up, development could lead to doubling the sq. footage of the Industrial Park. Further, the adjacent Business Park offers approximately 45 acres of developable land. C.Higgins stated that the City Council will have to decide on thecommunity garden parcel. She felt it is a political question, witha highly involved constituency, as to what the best use is of thatparcel. S. Abend pointed out that other constituencies will emergein the development phase. Committee Reports were next on the agenda. Project Review/Finance. c. Higgins took over as chair of this portion of the meeting. She announced she would abstain from voting on the Millbank project proposal. John Dunne and Austin Miller presented a request for additional CDBG funds ($50,000) for Phase 2 construction of the Millbank Project. Since Phase 1, the following has been accomplished: -Valley CDC acquired the parcel with 10 condos and therights to 24 new units -the following financing has been secured:1.tax credits to raise equity2.HOME funds through E.O.C.D.3.ICE financing. The CDC proposes to sell 4 condos as affordable; maintain 6 and construct 24 new units. The 4 condos would be sold to 1st Time Homebuyers. The 6 units are in the renovated building and would be added to the 24 new units in a co-op like housing project. In response to questions about the ownership/partnership model, it was explained that it consists of: 1.one corporation is owned by residents2.one corporation is owned by the CDC3.limited partners provide equity ( in exchange for tax credits) • A.Miller explained that for a syndicated co-operative to use tax­credits, it must be rental housing. Tenants will participate atthe end of 15 years in the control of the project. The Partnership will sell to a tenant co-op. J. Dunne explained that, in a typical co-op, people buy shares. In this one, shares are sold for a token amount and the shareholder gets to live in a unit. The initial investment appreciates. When they sell, the return they receive is regulated. It was explained that the total cost of a unit cannot exceed 60% of median income. (20% of the units will be available to those making 50% of median). on the 4 units in the existing building, the price is expected to be close to $60,000 e.g. affordable to someone making 80% of median. Further clarifications: D. Murphy noted that no private people would be holding real estate. A. Miller said that the Partnership owns the 30 condo units and leases them to residents who are a part of the corporation which serves as the general partner. The long­term affordability is secured through a 40 year Land bank mortgage, a 30 year requirement with income tax credits and the CDC agreement to permanently require affordability. In response to a question about density, J. Dunne said the CDC is frustrated in not having not a significant number of units. This site provides: a convenient location, efficient development and relatively inexpensive land. In response to the question of the market, A. Miller said that the equity is low, monthly rates are attractive and the units should not be hard to rent. J.Wright reported that the Project Review/Finance Committeerecommended in favor of the additional CDBG allocation noting howmuch additional funding has been leveraged. J. Wright moved thatthe Partnership recommended in favor of allocating an additional$50,000 of CDBG funds (bringing the total to $100,000). L. Jeffwayseconded the motion which passed with six in favor, none opposedand two abstaining (D. Murphy, C. Higgins). J.Wright resumed the Chair and gavel. Finance Committee. C. Higgins reported that the second round of funding for the Soft Second Program is soon to be announced and that a regional approach is being considered. She reported the discussion of working with realtors on "lower end" homebuyers. L. Baker said a program needs to be institutionalized and funded. Since it opens up a new market, realtors should see it as an asset. D.Murphy concurred stating that time is a valuable commodity sosuch a program would save time for the realtor. L.Baker urged the Partnership to support funding for the softsecond program in Gov. Weld' s FY 94 budget. J. Wright urgedmentioning information on consumers. D. Welter moved to lobby byletter for continued funding. s. Abend seconded the motion whichpassed unanimously. Preservation. s. Abend reported that the mailing A Handbook for Landlords was accomplished and has had a good response. A follow­up on the meeting and report by consultants is being prepared by HCAC. Fair Housing. R. Bailey reported that the Committee met on March 11th and discussed participation in Fair Housing Month activities. HCAC will do a landlord workshop in May. s. Abend reported on tenant workshops and one scheduled for high school seniors. She will draft a proclamation for City Council to recognize Fair Housing month. s. Abend serves as liaison with the Committee to end racism (to which she recently made a presentation) . L. O'Connor is keeping in touch with the F/H Realtors Association. Zoning Committee. D. Murphy reported that the Council approved the accessory apartment ordinance in February. He has reviewed the proposed State Hospital zoning and plans to convene the sub­committee to make a recommendation to the full partnership once the Zoning Ordinance has been presented to the Council. P.Kim noted that requests for Use of CDBG funds for Program Year10 are due on April 15th. Members spoke of: lead paint removal,asbestos and L. Jeffway mentioned in-ground oil tanks. J. Wrightencouraged all to be bold and forward looking. The Cammi ttee chairplus s. Abend and D. Welter agreed to meet prior to April 15th tomake a recommendation. The Partnership agreed that the drawdownprovided good flexibility. Organizational Matters J.Wright explained that he needed to step down from the Chair ofthe Partnership. The Vice-Chair, c. Higgins agreed to serve asChair at least until the fall. D. Welter moved to elect C. Higginsas Chair. D. Murphy seconded the motion which was passedunanimously. It was agreed to seat/elect a Vice-Chair at the nextmeeting. The servitude/contributions of J. Wright wereacknowledged with appreciation. The meeting was then adjourned at 9:20 p.m. Respectfully submitted, NORTHAMPTON HOUSING PARTNERSHIP MINUTES OF MEETING OF APRIL 20, 1993 The meeting was convened at 7:00 p.m. in City Council Chambers of the Wallace J. Puchalski Municipal Office Building on April 20, 1993. Members present were: Laura Girard, Diane Welter, Laura Baker, Clare Higgins, David Gengler, LWV representative, Ralph Bailey, and David Murphy. Also present: Penelope Kim and Wayne Feiden. The first portion of the meeting was devoted to hearing presentations of alternative Housing Models. Arlene Arvakian, President of ABODES, described ABODES as a grass roots organization interested in affordable, integrated housing. The housing is integrated by income and provides for housing for some developmentally disabled adults. Of the 25 units: 10 are Section 8; 8 moderate income; 7 market rate. They have developed the project with Community builders. The general partnership consists of: a co-op, ABODES and HAP. The Pomeroy Lane project is leased to the co-op which in 15 years can buy the units. They insisted on a design to emphasize community which includes pedestrian streets between units. They use a closed referral system: 4 units are reserved for the cognitively disabled; 1 is handicap accessible. The townhouses consist of: 4 one bedroom flats; 1 three bedroom flat; 3 bedroom second floor units. The total cost of the project is $3 million. Each individual pays $1,500 as the buy-in. Dee Di Santis, of Pioneer Valley Habitat for Humanity, described their program as an ecumenical Christian ministry which welcomes those of all faiths. The Volunteer Board is independent of the National Organization and has seven working committees: site identification, design, materials, labor, selection of families. Families are selected who have an annual income of $12, ooo -$19,000 and must be able to pay the monthly rent. The house is sold at no profit; the organization provides a no interest loan. Habitat holds a first and second mortgage. The second mortgage equals the difference between the appraised and actual value. At the end of 15 years, the second mortgage is gone. Habitat retain the first option to repurchase. Their target is those inadequately housed. Financing comes from: mortgage payments; fund raising activities; covenants with churches; grant proposals; in-kind (e.g. banking) services. Bruce Coldham, Architect, spoke about Co-Housing as a small community supporting one another. One starts with determination of what one needs to own exclusively and what can be shared. Housing is grouped close together. Glass enclosed spaces and enclosures for pedestrians are used. He pointed out that community members·need to act as developers and/or forge a relationship with an entity that has a track record. (If a developer assumes the control and the risk, the product is altered.) Pine Street, in Amherst, has eight households. Pioneer Valley Co­Housing Group has 32 units. These projects reduce the cost of housing in several ways: units pre-sold (no realtors) so no interim financing needed; clustering reduces infrastructure costs; cost of living for families is somewhat reduced (e.g. day care). Pine Street is designed as a owner-occupied condominium. Pioneer Valley is a limited equity co-op. The business portion of the meeting was convened at 8:25 p.m. Diane Welter moved to approve the minutes of the meeting of March 16, 1993. Laura Baker seconded the motion which passed unanimously. David Murphy gave a report for the legislative Sub-committee. He noted that the proposed zoning ordinance for the State Hospital has been referred from the City Council back to the Partnership for a recommendation. There have been no changes since the last discussion. Wayne Feiden, Planner, reviewed three ways/areas where housing can be developed: 1) existing residential zones; 2) Main Complex through re-use of existing buildings and 3) Main Complex through adoption of a Business P.U.D. with mixed use. There was a brief mention of Historic Reuse, Community Gardens and traffic flow issues. David Gengler felt it is a well thought out proposal. David Murphy moved that the Housing Partnership endorse the proposed zoning ordinance. Diane Welter seconded the motion. The motion passed unanimously. Wayne Feiden reviewed the Massachusetts Historical Commission nomination. He pointed out that if the property is on the National Register and privately owned, no problem exists unless public funds are involved. Since the property is publicly owned, any activity will be reviewed. The Massachusetts Historical Commission has nominated all campuses in their entirety. Massachusetts Historical Commission has identified contributing and non-contributing buildings. Clare Higgins reported on the Finance Sub-committee which has been working on the soft second mortgage program and that a letter has gone out to EOCD requesting additional funds. It is expected that the number of banks involved will increase. The committee is designing an outreach to realtors, with David Murphy's assistance. Clare Higgins reported on a meeting of the Executive Committee. A request to $100,000 of CDBG funds for a Housing Drawdown has been submitted. Ralph Bailey reported on the Fair Housing Conference held in Holyoke in which Shelley Abend and Laura Baker participated. he felt it was an excellent conference. Clare Higgins spoke of having the Partnership be pro-active. She mentioned concern about building capacity in the non-profit sector and suggested inviting a representative of the Hampden/Hampshire Housing Partnership to the next meeting. The Chair then gave a homework assignment. She asked members to review the mission statement and to be ready to discuss an action agenda at the next meeting. It was agreed to postpone the election of a Vice-Chairperson until the next meeting. The meeting was adjourned at 9:14 p.m. Respectfully Submitted, NORTHAMPTON HOUSING PARTNERSHIP MINUTES OF MEETING OF MAY 18, 1993 The meeting was convened at 7:07 p.m. in City Council Chambers of the Wallace J. Puchalski Municipal Off ice Building. Members present were: Clare Higgins, Nancy Girard, Diane Welter, Richard Abuza, David Gengler, David Murphy, Laura Baker, Ralph Bailey, Louise Jeffway. Also present: LWV representative, John Dunne, Peter Gagliardi, Penny Kim. Minutes. Diane Welter moved to approve the minutes of the meeting of April 20, 1993 as presented. David Gengler seconded the motion which was passed unanimously. Election of Vice-Chairman. Diane Welter nominated David Murphy to serve as Vice-Chairman. Louise Jeffway seconded the motion. Richard Abuza moved that the nominations be closed. David Gengler seconded that motion which was passed unanimously. Richard Abuza moved for acclamation. Diane Welter seconded the motion which was passed unanimously. Applause greeted the election of David Murphy as Vice-Chairman. HAP: a regional housing partnership. Peter Gagliardi, Executive Director, described HAP as a 20 year old agency which administers the Section 8 program, weatherization and home ownership programs, among others. The Board has recently been recast to represent lenders, municipalities and non-profits. It is a 14 member board with an Advisory Council which includes representatives of State agencies. Working groups have been established on projects (i.e. to deal with distressed multi-family properties). HAP has received a grant from HUD for a HOPE program to acquire government owned properties. They are working with seven non-profits to implement the program. John Dunne added that, through a HOPE III Planning Grant, several government-owned condos have been identified in Northampton. The CDC is also looking at an 18 unit downtown property. HAP endorses such activities and assists in seeking resources. HAP co-ventures with local non-profits (e.g. they joined in on the ABODES project). The Partnership has a small core staff with a total staff working under other initiatives of close to 80. Clare Higgins inquired about capacity building. Peter Gagliaardi noted that the Home Planning Grant provided some funds to the Valley CDC and that they are working on other avenues. Clare Higgings suggested looking to bridge the gap in the future between the parallel systems of Housing Authorities and non-profits. Report of Sub-Committees. 1.Finance/Project Review. Laura Baker reported that outreach torealtors to seek funding for the First time HomeBuyers Programis being developed and that additional banks will beapproached to participate in the second round of the SoftSecond Program in order to broaden the pool of reservationmonies. Further, the Cammi ttee recommended to the Partnershipthat it take a pro-active role relative to an action agenda. In response to a question on how the First Time Homebuyersprogram is accessed, Clare Higgins described the programnoting the banks are contributing through forgiving of pointsand 1/2% on the rate and describing how counseling through theCDC is being supported. David Murphy spoke to the benefit torealtors to have pre-screened and pre-qualified buyers whoknow what they can afford. 2.Zoning/Government. David Murphy reported on the status of theState Hospital zoning proposal. He said it would be at theOrdinance Committee the second week in June and on CouncilAgenda June 17th. He urged members to speak on the Housingpiece. He spoke of the unresolved problem with lead abatement laws. He proposed sponsoring a forum to review the status and content of bills under discussion. Richard Abuza suggested that any action should be educational in nature. He suggested that the Preservation Sub-Committee discuss and research the issue and do a report to guide the full Partnership on what type of forum is appropriate. It was agreed to hold a joint meeting of the Preservation and Zoning sub-committees to do an update on the status of the bills and to consider a Forum. CDBG Funds. Clare Higgins read a letter indicating that $100,000 has been allocated of CDBG funds for a Housing Drawdown for the coming year. Action Agenda. Clare Higgins stated that the Partnership should take leadership in determining how CDBG funds should be utilized, using stated goals and the CHAS report. We should prioritize and could, e.g. issue an RFP using funds as a carrot ( a subsidy approach) to get some three bedroom apartments developed. Laura Baker suggested developing a wish list of what the community wants to happen. Richard Abuza suggested identification of capital needs or organizational needs in the context of resource allocation. Diane Welter noted that decisions are made by default if the Partnership doesn't take an active stance. David Murphy suggested inventorying our resources to look at opportunities and then applying this to the wish list. Louise Jeffway suggested including in the discussion some others who could discuss what had been done in the past. Clare Higgins suggested reviewing the historical use of CDBG funds by type of housing. Ralph Bailey agreed that gaps would then be visible. Clare Higgins summarized the discussion and agreements reached: create rather than react hold a meeting to develop a wish list become informed by history of how CDBG funds have been used and include "alums" in the discussion identify resources to include land and, e.g. bank owned properties hold an internal meeting on mission and goals and follow it up with a public meeting charge the joint Finance/Project Review committees to work on implementing any program directions (through development of guidelines, RFPs) The meeting was adjourned at 9:17 p.m. Respectfully Submitted, G.Kim Northampton Housing Partnership Minutes of Meeting June 15, 1993 .. ' . •.·, . . . t .�.unc1 .1The meeting was called to order a.� 7:10 p.m. in Ci y c��ncp._ Chambers. Present were: Clare Higg:i:�s, Rich;�rd Ab_µ.��-,-;,1��¥,;.�dMurphy, Laura Baker, Bob Goodman, Lou_i�� Jeffway, ,Sheff.;�,-1 ��flt�· Also present were: I John Dunne, Bruce Foge�,. Lynn �lai���;r�,, :Marint.Y Senechal, Penny Kim and two members of the Press.. 1 (M�mbe.� D1c;lne Welter joined the meeting in progress.) Correspondence. Chair Clare Higgins read a letter from Rep. N�4re responding to the Partnership's letter re: HOP. ·,' Minutes. The minutes of the meeting of May 18, 1993 were approved as presented. Finance Sub-Committee. Penny Kim reported that th� city has received an additional $100,000 from the MHP/EOCP fcfr r·eserv�tions for the Soft-Second Mortgage program. Clare H;iggins reported dh the status of the First Time Home Buyers Progr�m: 1.three banks are committed. There will be outreach t6five others2.outreach to realtors is being discussed n 3.funding of the outreach program is still being worked oh Preservation Sub-Committee. Richard Abuza summarized the discussion regarding the two Green Street SROs owned by Smith College. The Mayor recently received a letter saying the second c:ifthe SRO's would be converted in July for use for Ada Comstock students. The City Council asking the Partnership to review the matter and advise on its impacts. He summarized the concer�s as: what sort of commitment was made by Smith? is there a shortage of SRO rooms in City? has this property been managed in such a way as to insure full occupancy? it is an unusual resource because of the diffibuities inherent in building or siting an SRO Lynn Blaisdell of the SRO ?utreach Proj�ct said other .sROs �it'�� comparable. The same thing happened in 1990 at which time .J.p.�Committee made suggestions to reduce vacancies which rte ·we;reeffective. Richard Abuza stressed the importance of project1.�g [fpr future needs. Michael Kirby noted �he n�ed for effici'fl,lPi��.� Shelley Abend suggested some other.en�ity.mi�ht better mani£1e, theproperty. John Dunne stated that it is difficult to replace ·such housing due to: 1.zoning restrictions2.lack of available sites3.political issues which make approvals difficult He referenced the State's legislation recently taken off the books after three years which disallowed the removal of SROs from the market. He sees the SROs as a part of preventing homelessness. Bob Goodman asked whether Smith has reviewed 1) alternatives for their housing need, and 2) alternatives for the SRO. Richard Abuza stressed the need to have something in place be:.core it closes. David Murphy questioned the potential for investment by Smith in other housing. Margery Senechal pointed out that the new Treasurer is not fully aware of the history. In 19i8 the question was raised about Smi�h providing assistance elsewhere and it was concluded that their funds could only be used for educational purposes. She reported that the College is studying the future of Green Street and that this action should be viewed in that context. She advised that a case needs to be made to Smith to work with the City. Richard Abuza offered the following motion: "The Housing Partnership recommends, because SRO housing is a critical and irreplaceable resource and because there are concerns about the impact of conversion of the Green street SRO, that the Mayor meet with the President and Treasurer of Smith College and with a representative of the Housing Partnership to urge Smith to: 1.not decommission the SRO until there has been a chancefor discussion concerning alternatives for Smith and forthis housing and, 2.not to decommission this SRO until alternatives have beenimplemented" Laura Baker seconded the motion. It was suggested that representatives of the Partnership (Richard Abuza, Shelley Abend, Lynn Blaisdell, Clare Higgins, and councilors Michael Kirby and John Morrison) meet with the Mayor to review the issues and discuss an agenda for the meeting with Smith. The motion was passed unanimously. Shelley Abend reported that the Homeless Task Force has also requested a meeting. Zoning. David Murphy reminded the group that the City Council would vote on June 17, 1993 State Hospital Zoning. Discussion of an Action Agenda. The Partnership reviewed a summary of activities accomplished to date city-wide regarding housing development and programming. Next, members were asked to identify gaps or things on a "wish list" to address. Bruce Fogel: lead paint, down payment program, landlord support John Dunne: affordable family housing: both rental and ownership David Murphy: FDIC properties offer opportunities lead paint Laura Baker: 3 and 4 bedroom affordable units Bob Goodman: document vacancy rates in various type units Louise Jeffway: lead paint, asbestos removal and underground tanks Shelley Abend: alternatives to SRO housing supported housing: permanent, not transitional, for special populations, accessibility Laura Baker: Home ownership programs directed toward the handicapped Diane Welter: sidewalks for Hampshire Heights. David Murphy: elderly housing (e.g. 1 & 2 bedroom units) to free up existing housing Clare Higgins: bridge the bureaucracies; Housing Authority and other entities Bruce Fogel: education Bob Goodman: develop a strategy for conservation vs. affordable housing (It was agreed to review resources represented on the Partnership.) Laura Baker: A Wish List of Ideas: 3 and 4 bedroom apartments funding for 1st and last months securities homeownership for very low income families creating community-like settings different housing for single mothers ownership for those with disabilities in-law units to produce affordable units transitional housing for re-uniting families self-help housing projects work with Habitat (or use their skilled volunteers on repairs Other Comments: permanent affordability mechanism Clare Higgins stated the assignment for the Partnership: reflect on the discussion to date and identify resources available and mechanisms by which they can be utilized. That discussion will be held at the July meeting. The meeting was adjourned at 8:58 p.m. Minutes prepared by: Penelope G. Kim Northampton Housing Partnership Minutes of Meeting of July 20, 1993 The meeting was convened shortly after 7:30 p.m. in City Council Chambers. Present were: Clare Higgins, John Morrison, Nancy Girard, Richard Abuza, Bob Buscher, David Gengler, Shelley Abend, Bob Goodman, Laura Baker, David Murphy, Ralph Bailey, Linda Lenkowski, Louise Jeffway. Also present: 2 representatives from Meadowbrook, Councilor Mike Kirby, and Penny Kim. Chairman Higgins welcomed new members: John Morrison, Linda Lenkowski, and Bob Buscher. Louise Jeffway moved to approve the minutes of the meeting of June 15, 1993. Linda Lenkowski noted that on p. 2 the date on the 10th line should be "1988." Shelley Abend seconded the motion and the minutes, as corrected, were unanimously approved. Clare Higgins read the letter from the Meadowbrook Tenant's Association to the Partnership which. suggested meeting to discuss ways of working together. Pamela Svoboda and Evelyn Hamelin spoke to NHP members. They are part of a newly formed tenant's organization interested in improving conditions (playgrounds, security). Bob Goodman asked if they had brought their concerns to the management. They have sent letters to Janice Roberts,(on­site_:·manager), and will request a meeting with her and the owner. Clare· Higgins said the NHP will keep the Association informed regarding the Expiring Use issue. Richard Abuza stated that the Preservation sub-committee would work with them on that issue and on the quality of life issues. Notices of meetings will be sent to a member of the Association. Shelley Abend noted a tenant's assistance program through MHFA and suggested they ask the management about participation. The City Council referred a Resolution regarding the establishment of a Housing Court in Western Massachusetts to the Partnership for review and comment. Councilor Mike Kirby stated that there is a need for a specialist court which provides technical assistance and allows people to act without lawyers. It benefits everyone and provides faster justice. In response to a question from Louise Jeffway, Shelley Abend said judges are trained for housing court and are not rotated among other courts. Laura Baker described how frustrating and unpredictable the current system is for everyone involved. There are delays and the rulings are very erratic (re: eviction hearings). David Murphy pointed out the need for funding for a new court noting that Probate Court is under-funded. David Gengler moved to recommend that the City Council adopt the Resolution in support of forming a Western Massachusetts Housing Court. The motion was seconded by Shelley Abend, Ralph Bailey, and Bob Goodman. Richard Abuza agreed that, as a landlord, his life might be easier but was concerned with the fact that judges are appointed for life. David Murphy offered a friendly amendment (which was accepted by the motion's author) to include the phrase "an adequately funded housing court." The motion was carried with ten (10) in favor and three (3) abstentions (Louise Jeffway, Richard Abuza, Bob Buscher) The Chair called for sub-committee reports. Finance: Laura Baker reporteq on the First Time Homebuyer Program. Second round fundingfor Soft Second Mortgages has been received. Four local banks are participating. outreach to realtors is being developed to seek funding for a position at the CDC to administer the program and provide technical assistance. Preservation: Richard Abuza reported: 1.Lead Paint Bill. A bill is now awaiting Senate action. Our role will be to do education/outreach. 2.SRO Green street. He reported on two meetings held.The first with the Mayor was a brainstorming session. The second was attended by Ruth Constantine, Smith Treasurer, Mayor Ford, Richard Abuza, Clare Higgins, Penny Kim. Smith is putting its own housing needs first and wants control over its property (didn't want to consider swapping of properties). Smith did put forth the possibility of reconverting back to an SRO if/when other administrative space was converted to residential. The Council had asked for a recommendation from the NHP on this matter. Clare Higgins read the letter from Mayor Ford to President Dunn which included: City not happy with the decision urging them to keep the re-opening and permitting alive/in place asking for a representative to serve on the Partnership consideration of local investment as a long term position Bob Goodman suggested that it should be stated it is Smith's responsibility to keep the SRO open. Nancy Girard noted it is their responsibility to the Community. Bob Buscher said there is no way to preserve its status as an SRO. Richard Abuza questioned the difference between a rooming house and a dorm. Richard Abuza made the following motion: "The Northampton Housing Partnership (NHP), recognizing how critical a resource the Green Street SRO is, strongly disapproves of Smith College's decision to remove 54 Green Street as an SRO and the NHP feels it is a breach of Smith College's responsibility to be as active partner in (addressing) Northampton's housing solutions." The motion was seconded by Bob Goodman. Bob Buscher offered a friendly amendment to add: "The NHP respectfully demands that Smith reconsider in light of the certain impact this action will have on (increasing) homelessness in Northampton." This amendment was accepted by the mover and seconder. The motion, as amended, was passed unanimously. Richard Abuza offered a second motion: "The NHP, having studied the issue referred by the Council on June 3, 1993, advises the City Council that it feelsSmith's action is not in the best interests of the City and the NHP strongly recommends that the Council express its feelings directly to Smith College." David Gengler seconded the motion which was passed unanimously. David Gengler moved that Richard Abuza represent the Partnership and present a report on this matter to the Council at its meeting on August 19, 1993. Bob Goodman seconded the motion. Councilors Kirby and Morrison agreed to draft a resolution for Council action. The motion was passed unanimously. Richard Abuza suggested that the Preservation Committee invite a representative of HER, Inc.to prevTde an update on their property at 66 Green Street. If was further agreed to hold a joint meeting of the Finance and Project committees to discuss an approach to long range investment opportunities for Smith to consider. The MHP urged the Mayor to request an appointment to the MHP of someone from Smith's Long Range Planning Committee. Zoning/Government. David Murphy reported that the State Hospital zoning is now in place. (applause) Clare Higgins announced that the City has to prepare a new five year CHAS. She proposed scheduling the public hearing for the first portion of the September 21, 1993 NHP meeting. Shelley Abend agreed to assist in targeted outreach to encourage participation. It was agreed to form an Ad-Hoc Committee to consider the Oak Street property. Members: Bob Goodman, Laura Baker, Linda Lenkowski, Bob Buscher, David Gengler and, ex-officio, John Morrison. There was discussion on when to complete the discussion of an Action Plan. David Gengler moved that a meeting be held on Tuesday, August 24, 1993 to focus solely on the Plan. Laura Baker seconded the motion which passed unanimously. The meeting was adjourned at 9:00 p.m. Respectfully submi�":eJ1/Penelope G. Kim1� Northampton Housing Partnership Special Meeting August 24, 1993 The meeting was convened at 7:14 P.M. in the Council on Aging meeting room in Memorial Hall. Present were: Richard Abuza, Laura Baker, David Gengler, Nancy Girard, Clare Higgins, and David Murphy. Clare Higgins reviewed the "wish list" from the last meeting, and said that the assignment was now to reflect on discussion and identify resources available and mechanisms which can be utilized to fulfill the "wish list". A brainstorming session followed. Nancy Girard said she would add the lack of supervised housing for teenagers who are disengaged and do not have housing. She noted that teenagers are too young to qualify for subsidized housing. Richard Abuza suggested trying to get a SRO with a supervised peer group for the teenage homeless constituency. Clare Higgins said that the YMCA used to fulfill the need for housing young people. Higgins also noted that the high school is often looking for housing for foreign students who are not linked up with families. This younger group of homeless could be classified under Special Needs population. Clare Higgins suggested sorting out the wish list as follows: single parents youth elderly housing lead paint-free apartments David Murphy suggested putting out bids for proposals for re­habbing old buildings. Murphy said that taking an old building that might be distressed, but which could be upgraded, would add to the housing stock. Higgins said that the Partnership might look at CDBG housing money to help re-hab old buildings, especially those with 3-4 bedrooms. Murphy suggested contacting local banks to see whether they had any distressed properties which they wanted to get rid of at reasonable prices. Higgins suggested reviewing first-time home-buyer programs and availability as well as lead paint programs and the need for supportive housing for special populations. Discussion of focusing on SROs followed: Penny Kim is working on arranging a meeting with the owners of 66 Green Street. It was noted that 66 Green Street was the only place on Green Street that was not owned by Smith College. Higgins said that the Partnership needed to monitor the SRO situation, and noted that the Wickles SRO may be in trouble. The Partnership should be ready to act should Wickles have trouble. 1 Richard Abuza said he would try to find out details about what was going on with the property. It was noted that Northampton Cooperative Bank holds the mortgage on the Wickles property, and that H.A.P. is involved with the Wickles SRO. It was also suggested that the Preservation Sub-Committee needs to do some further research on the Wickles situation. Clare Higgins reviewed the "utilization of CDBG funds and where the money is spent:" Amount $125,000 $238,000 $275,000 $ 25,000 $ 20,000 Funds spent on: First-time Home Buyers Program SROs (almost 80 units) Home repair (in years 6, 7, a, and 9) Homeless shelter Hampshire Heights Higgins suggested looking for buildings with four or more housing units in them which are over-mortgaged and ready for foreclosure. The Partnership could then offer to take over the property. Higgins also said the Partnership could go to the bank and tell them that we are interested in certain property areas, e.g., properties near bus lines. The need to do some outreach to local bankers was noted. Richard Abuza suggested talking to the collections people at Northampton Cooperative, Florence Savings, SIS, Fleet, and Shawmut Banks. Higgins suggesting sending a generic type letter to the banks expressing the Housing Partnership's interest in Northampton properties. Abuza suggested that the Partnership might want to authorize the Property Committee to make an approach to local banks. David Murphy said that initially the Partnership would want to target what is needed the most, e.g., 3-4 bedroom apartment units. Higgins mentioned sweat equity. Baker mentioned Habitat for Humanity as a good resource because they have a local group already in place but the group does not currently have a work in progress. The Project Sub-Committee should explore the framework for looking for bank-owned property or privately owned property currently in distress. Abuza suggested getting sellers to offer second mortgages on properties where the owner has a lot of equity in the house, but cannot sell the house at the current market. Baker suggested that the Partnership try to get more matching funds. Higgins suggested getting the Finance Sub-Committee involved. David Murphy said the private sector does not have any available money. Higgins said the Partnership was talking about gifts and investments, i.e., the first-time homebuyers program. Richard Abuza mentioned a property on 227 Bridge Street which is owned by the 3-County Fair Association. The property is a two­family home which needs work but is within walking distance to downtown with an asking price of $72,000. There is lead paint 2 and asbestos in the house which would have to be removed. Higgins noted that the Financial Committee needs to look for options and ways to get more funding. Higgins said that the Partnership had $158,000 in the bank for next year which would provide enough money to subsidize six units@ $25,000 each. The Finance Committee needs to "crunch numbers." Higgins said that the Project Review Committee will be charged with looking at distressed bank owned property or low-end properties for 3-4 bedroom unit possibilities. The Finance Committee will be charged with looking at other forms of financing including, but not limited to, linkage, Teenage Mutant Ninja Turtle owner's gifts, etc. The Preservation Sub-Committee will continue monitoring the SRO situation, with special attention paid to Wickles and 66 Green Street. Higgins said that the Partnership needed to focus more attention on special needs population, some of whom are already identified and some of whom are not yet identified. David Gengler moved to approve the Minutes from the Housing Partnership meeting of July 20, 1993 as submitted. Richard Abuza seconded the motion which passed unanimously. The Partnership needs to make sure that all the identified special needs groups are mentioned at the C.H.A.S. hearing scheduled for September 21st so that funds can be expended on their behalf. David Murphy said the Partnership should be sure to mention the teenage homeless population and those "freshly­sober" teenagers with no place to go. Nancy Girard noted that volunteers were needed to work on organizing a City-sponsored Smith College liaison group. Richard Abuza said everyone is encourage to think about how Smith College can help out on different projects, and how the Partnership could help Smith become more of a partner in Northampton. The Partnership will be asking Smith College to send a representative to future Housing Partnership meetings. It was noted that Smith College is the largest employer in the City, and one of the largest property owners of single-family and two-family housing in town (192 units), and pays the most residential tax in the city. David Gengler moved to adjourn the Housing Partnership meeting at 8:45 P.M. Laura Baker seconded the motion which passed unanimously. Minutes Prepared by: Mary H. Martineau, Office of Planning & Development 3 Northampton Housing Partnership Minutes of Public Hearing and Meeting September 21, 1993 Public Hearing on the CHAS Clare Higgins opened the Public Hearing at 7:00 p.m. Consultant Bill Breitbart explained that the City will be submitting a One Year Plan and Resource Investment Plan. The needs assessment and inventory will be updated, funding sources and plans for investment identified. c. Higgins noted it is important because it determines what activities HUD will fund. The public was invited to comment on needs throughout the City for housing. P.Kim read the Agenda the Northampton Housing Partnership haddiscussed which includes the identification of target populationsand types of activities/projects needed. (see attached) s.Abend, HCAC, reported that the McKinney grant applied forwould provide resources to do 50+ units of supported housing withan emphasis on long-term supported housing instead of requiringindividuals to make multiple transitions. M.Kirby reported that the number of people turned away from thelocal shelter has been increasing. He notes there are morehomeless women than before. We need more facilities for thesingle homeless. J.Dunne, Valley CDC, reported that many individuals being housedin SRO's would benefit from having small independent units. M.Kirby noted San Diego's Ordinances which facilitate new SROconstruction and reduce loss of existing facilities. We need tomake it easier to provide for replacements through zoning. B.Goodman suggested that we consider linking models with thezoning ordinance. Supported housing is not yet accepted as apermanent form in the community. B.Breitbart suggested that we identify regulatory barriers to achieve goals; e.g. taking a pro-active approach to assembling land. D.Gengler suggested something similar to the "transfer ofdevelopment rights." s.Abend underlined the need to prevent homelessness. c.Higgins pointed out that the housing stock is newer in othercommunities (e.g. Amherst) and familiar are moving. De-leadingremains a high priority as is the need for three and four bedroomhomes. R.Muller, Valley Programs, pointed out the importance ofprovided scattered site housing by de-leading. s.Abend agreedthat de-leading can be cost effective. B.Breitbart stated that a strategy can be identified toencourage rehab and de-leading and to improve existing housingwhich results on stabilizing market rate housing. s.Abend suggested the importance of finding resources for people(e.g. loan program) for first month and security payments/arrear. B.Goodman suggested looking at the building codes and how theyhamper affordable housing. c. Higgins suggested reviewingregulatory issues as they relate to affordable housingproduction. B.Breitbart said that the range of needs will be stated for thehomeless and those at risk. C.Higgins, hearing no more public comment, declared the PublicHearing adjourned at 7:55 p.m. (B. Breitbart said the CHAS would be available in min-November for review. ) Business Meeting Members present: Clare Higgins, David Gengler, Shelley Abend, Laura Baker, Bob Goodman. Also present: John Dunne, Penny Kim Chair C. Higgins, noting the small group around the table, suggested hearing from the Project Review/Finance Sub-Committee. She reported that the sub-committee had reviewed requests from Valley CDC and had two to present. 1.A request for a grant of $6,000 to purchase one unit,through the FDIC, at Coachlite Condominiums. The currenttenants (a woman and child) will remain. The CDC willmanage the property. Its location contributes to thescattered siting of affordable housing. s.Abend moved torecommend granting the Valley CDC $6,000. D. Gengler seconded the motion which was passed with one abstention ( Bob Goodman) . 2.A request for funding for a South Street multi-unit projectfrom the Valley CDC. This project was introduced lastSpring and the city has expressed its support for theproject. The Valley CDC will be re-applying for H.O.M.E.funding and tax credit financing. A commitment of localfunds is important to show support. Discussion followed onthe amount of funding to be recommended and the form itshould take (including the suggestions that it could be afull grant, partial grant/partial loan, with loan to be re­paid when permanent financing is secured). C.Higgins moved to recommend encumbering up to $50,000 withterms to be negotiated. s. Abend seconded the motion. There wasdiscussion concerning the need for pre-development funds and afriendly amendment was made and incorporated into the motion toallow up to $10,000 for pre-development. The motion, as amended,was passed unanimously. The Chair postponed the balance of the agenda until the next meeting. A unanimous motion to adjourn was voiced/passed at 8:40 p.m. Respectfully submitted, p G.Kim Northampton Housing Partnership Minutes of Meeting October 19, 1993 Attending were members: Nancy Girard, Bob Buscher, Dave Gengler, David Murphy, Linda Lenkowski, Laura Baker, Richard Abuza, Charles Johnson. David Murphy, Vice-Chairman, called the meeting to order at 7:10 p.m. in the City Council Chambers. The Project Review/Finance Sub-Committee Report was presented by Laura Baker. She reported on the requests for funding of the Valley CDC and the NACLT for several projects: 1.South Street -Valley CDCrequested $200,000$50,000 (with $10,000 for pre-development costs) recommendedat last meeting. 2.School Street -Valley CDCrequested $80,0004 families 3.Wilson Avenue -NACLT1 owner-occupied 2 bedroom1 rental 2 bedroom 4.Norwood Avenue (Bay State) NACLTrequested $47,900side by side 2 two bedroom units 5.Williams Street NACLT3 side by side units L.Baker reported that she, Clare Higgins and D. Gengler met andviewed these properties. D. Gengler noted that the committeerelies on the applicants to have determined the state of thebuildings and assessed the financial appropriateness ofinvestment. He suggested the need for an independent inspectionof builders. D. Murphy suggested a technical review might be inorder. R. Abuza noted that the applicant should build into theirfinancial plans how affordability is guaranteed and long-termexpenses are to be met. L.Baker stated that the sub-committee feels it is a good time tomove forward and that the School Street and Norwood Ave. sitesseem� most appropriate. The discussion touched on how to: 1.be pro-active in identifying priorities (e.g. 3 bedroomunits) and soliciting proposals vs. responding to what comesin. 2.assist in capacity building for local non-profits. 3.establish better ways of reviewing requests (which projectsare most viable). It was agreed that more information is needed on the projects before the NHP can make a recommendation. R.Abuza moved to ask NACLT for an accounting on Hooker Avenueand update on their plans and priorities. D. Gengler secondedthe motion which passed unanimously. The Minutes of the meeting of September 21, 1993 were reviewed. D.Gengler moved to approve them. L. Baker seconded the motionwhich was passed unanimously. {The question of what constitutes a quorum was raised and will be reviewed.) There was discussion on the formation of an Action Agenda and assignments for sub-committees. Most discussion centered on Project Review/Development. It was agreed that there should be on-going monitoring and reporting on projects. There was no conclusion as to whether or when the NHP should request a technical review of applications. It was suggested that there be information and assurances concerning: 1.integrity of roof, heating and other systems.2.appraisal of as-is and improved property (will the cost ofacquisition and improvements exceed the end value?) D.Murphy noted that the NHP would be requesting the level ofinformation needed to secure financing. D. Gengler wanted toconsider whether a project would need a large capital infusion inthe next five years. D.Gengler raised the question of whether the NHP should not bereviewing applications from the perspective of what meets NHPestablished criteria. We need to establish what those criteria(building integrity and/or type of housing and its location) are.It was agreed that the Project Review Committee should have asits primary task the identification of review criteria. C.Johnson moved to request that staff, after consulting withmembers and the Chairperson, make sub-committee assignments andoutline agendas for sub-committees. The motion was seconded byD.Gengler and passed unanimously. The meeting was adjourned at 9:00 p.m. Respectfully submitted, Penelope G. Kim1� Northampton Housing Partnership Minutes of Meeting of November 16, 1993 The meeting was convened at 7:10 p.m. in _City Council Chambers of the Wallace J. Puchalski Municipal Office Building. Present were members; Nancy Girard, David Gengler, Clare Higgins, Chuck Johnson, Laura Baker, Linda Lenkowski. Also present: Bill Breitbart, John Dunne, Penny Kim. The minutes of the meeting of October 19th, 1993 were reviewed. c.Johnson moved to approve them as presented. D. Genglerseconded the motion which was passed unanimously. c.Higgins read letters of resignation from Diane Welter and JohnMorrison. Cousultant Bill Breibart presented a Draft Comprehensive Housing Assistance Strategy (CHAS) for FY 94. The CHAS looks at resources and needs (e.g. for low income, special needs populations and for homeless). A summary will be published in the papers followed by a thirty-day comment period before the plan is submitted to H.U.D. The needs identified include: rental housing for large families; home ownership; shelter and transitional housing; preserving SROs and providing services. The CHAS contains: an overview of local resources; outline of the institutional structure which carries out the program; and an outline of activities underway. C.Higgins noted that the Public Hearing was held at thebeginning of the process this year. It was agreed to mail thedraft to members and local organizations involved and to solicitcomments (which should be sent to B. Breibart). It was alsonoted that the document serves as a context for grant proposalsand serves as a comprehensive overview of activities. Sub-Committee Tasks and Assignments were reviewed. Some members were hesitant to serve on more than one committee. It was agreed to hold a joint meeting of the Project Review and Finance sub­committees. c. Johnson moved to approve the list. L. Baker seconded the motion which was passed unanimously. c.Higgins noted that several appointments needed to be updatedon 12/19/93. page 2 Sub-Committee Reports 1.Fair Housing has not met. P. Kim reported that she wasmeeting next week with representatives of HCAC and the HousingDiscrimination Project to establish and agenda and format for theFair Housing Committee. 2.Zoning/Government has not met. 3.Finance has not met. 4.Project Review/Development. c. Higgins noted that thecommittee reviewed projects funded to date and that "theportfolio looks good." A proposed process for review of projectswas discussed. C. Higgins noted that it is recommended that aPurchase and Sale Agreement be in hand before a request for CDBGfunds is made. Pre-development costs, or "venture funds" forsmall projects are needed up-front. The Project Review committeewill hear the request from an applicant and the Project Reviewcommittee will bring the request and recommendation to the fullcommittee. C.Johnson moved to approve the process as described. D. Genglerseconded the motion. Further discussion followed. It was noted that appraisals, 21Es etc. have been funded as pre­development costs. c. Johnson suggested that approval of project funds be contingent upon a letter of commitment from the holder of a first mortgage on the property. c. Higgins suggested including the assumption that there is a commitment from a primary lender at closing date as a condition. D. Gengler stated that by having pre-development costs as a first phase, the developer could undertake testing. The Project Review committee would review the application to see if it meets NHP criteria (not if the chimney will fall down). L. Lenkowski concurred saying the NHP was accomplishing its goal of insuring soundness (project viability) through up-fronting funds. It was agreed that if a project is approved, pre-development costs could be drawn and the balance of the grant received at the time of closing or commitment by a primary lender. There was discussion on what costs should/could be covered as pre-development costs. C. Higgins pointed to the need for further discussion of what constitutes reasonable overhead costs (inc. a development consultant, e.g.) The NHP members voted unanimously to approve the process which will now be re-written as a policy. page 3 5.Valley CDC requests for CDBG funds for School Street. TheProject Review committee recommended granting the CDC $45,000with $5,250 to be available up-front for pre-acquisition costs.L.Baker moved to approve the recommendation.N.Girard secondedthe motion. c.Higgins pointed out that approximately $94,000 of CDBG fundsremained unencumbered. The NHP had expressed the intent toreserve some funds for an NACLT project. J.Dunne stated that with the receipt of less than requested therents would have to be increased on the units from $425 to $475per month. D. Gengler asked if small projects could be packagedto attract other funding. The motion was passed unanimously. Other Business The Committee reviewed a Draft map locating projects and subsidized units in the City. D. Gengler agreed to be a sub­committee of one to work on the map. L. Baker offered assistance. Discussion of attendance at NHP meetings followed. The issue of what constitutes a legal quorum had been raised. The Chair ruled that a quorum would consist of a majority of those active on the Partnership. It was agreed to send out an attendance record and solicit members statement of commitment to regular attendance. The meeting was adjourned at 9:03 p.m. Respectfully submitted, page 2 R.Abuza asked who monitors properties with deed restrictions.Two types of restrictions: 1) passive with no third partyinvolvement and 2) those requiring and agency pass through.Generally, Land Trust leases are enforceable yet otherrestrictions are less supportable (due to rules againstperpetvity). The regular business meeting was convened at 8:05 p.m. C.Higgins reported on membership. Jonathan Wright has resigned.Jody Blatt will represent the Planning Board. A representativeof the Housing Authority will have to be _appointed. C.Johnson moved to approve the minutes of the meeting ofNovember 16, 1993 as presented. R. Abuza seconded the motionwhich was passed unanimously. Sub-Committee reports followed. Laura Baker reported on a meeting of the Project Review/Finance sub-committee. She reviewed activities to be pursued which include: CRA monitoring; 1st Time Home Buyer Program, Professional Service Pool; Identification of distressed properties; City owned property; policy re: tax payment by non­profits. R.Abuza reported on a meeting of the Preservation sub-committee.He noted a new task of encouraging all City Departments to viewhousing impacts in their decisions. It was agreed to elect officers at the January meeting. ("If you don't want to serve, be sure to show up." anonymous) The meeting was adjourned at 8:40 p.m. Respectfully submitted, �b� Penelope G. Kim City of Northampton, Massachusetts Office of Planning and Development City Hall • 21 o Main Street Northampton, MA 01060 • (413) 586-6950 FAX ( 413) 586-3726 • Community and Economic Development•Conservation• Historic Preservation• Planning Board • Zoning Board of Appeals• Northampton Parking Commission December 9, 1993 You Are Invited To Attend the Northampton Housing Partnership Meeting of Tuesday, December 21, 1993 7:00 p.m. City Council Chambers Wallace J. Puchalski Office Building for a discussion with: Martin Hahn, Director of Technical Assistance Institute for Community Economics He will discuss I.C.E. and an Introduction to Third Sector Housing Policy. Northampton Housing Partnership Minutes of Meeting of December 21, 1993 The meeting was convened at 7:10 p.m. on December 21, 1993 in City Council Chambers. Present were members: Clare Higgins, Linda Lenkowski, Richard Abuza, Bob Buscher, David Murphy, Laura Baker, Chuck Johnson, Louise Jeffway and Bob Goodman. Also present: Penny Kim, Bill Ames and representatives from I.C.E. Third Sector Housing. Martin Hahn, of Institute for Community Economics, described ICE as a national organization based in Springfield which operates a loan fund and provides technical assistance to land trusts and other organizations. ICE assists organizations looking for access to federal housing funds with commitment to housing which is price-restricted/affordable and privately owned (but not as a market commodity) by developers who are accountable to the community. He defined the 3rd sector as being comprised of the following types: 1.Non-profits owning rental housing2.A no-equity co-op or mutual housing association3. Limited equity co-op4.Limited equity condos5.Community land trusts6.Deed restricted ownership These entities all are price restricted and privately owned. The differences are in administrative structure and ownership. In Canada, a social housing network was created. Up front capital grants provided for production and· capacity building. Affordable housing was integrated at small scale in urban and rural areas. During the B0's, 18,000-25,000 units/year were put on line. Recommendation: eliminate the low income tax credit program and do up front capital grants. Don Bianci, Senior Loan Officer at ICE, spoke to the complex and highly specialized issue of tax credits. He noted that only 50% of the credit goes to the non-profits for equity. The private partners hold the equity. Martin Hahn described the Connecticut "forever" policy requiring long term affordability on everything with public money invested. The State buys out the mortgages which fail. B. Goodman suggested the State set up an insurance pool. L. Baker noted the need for capacity building for non­profits. C.Johnson asked as to what incentive remained after 15 years ontax credits to keep project affordable. M. Hahn suggested thatother covenants through other funding deals could cover this.The investor could realize benefit throughout the project and notrequire equity at the end.