HousingPartnershipMinutes1994Northampton Housing Partnership Minutes of Meeting of February 15, 1994
The meeting was convened at 7:08 p.m. in City Council Chambers. Members present were: Clare Higgins, Linda Lenkowski, Richard Abuza, Shelley Abend, David Murphy, Louise Jeffway, David Gengler, Jody Blatt, Laura Baker. Laura _Baker and Chuck Johnson joined the meeting in progress. Also present: Sarena Neyman, John Dunne, Penny Kim.
D.Murphy made a motion to approve the Minutes of the Meeting of1/18/94. R. Abuza seconded the motion which was passedunanimously.
Lynne Blaisdell presented a report on SRO's (attached). R. Abuza noted that the potential loss of units at Cottage Kitchen would be regrettable and suggested reviewing any methods of assistance at the Preservation sub-committee meeting. D. Murphy pointed out that different interests might be represented in the commercial and residential components.
Shelley Abend gave an update on the SRO/Homeless Task Force which meets once per month. She reported on a collaborative grant submitted for Homeless Prevention which included the purchase of units for transitional housing. She is not optimistic about receiving funding. The Task Force has met with staff at Cooley Dickinson over issues of releasing patients to the street and with the Housing Authority Director about issues of housing of the disabled.
C.Higgins expressed appreciation for all the work that went intothe grant application. She agreed that the Florence SRO iscurrently the most endangered.
The 1994 C.H.A.S. report was distributed. c.Higgins reviewedthe process undertaken in its development.
John Dunne reviewed the Valley CDC's Housing Programs which have received CDBG funding. He reported that the CDC owns and operates 2 SRO buildings. 1.82 Bridge Street has been in operation for 3 years. Itoperates at break-even or a slight loss. They aredeveloping a replacement reserve to make improvements. 7rooms are market-rate; 8 are subsidized.2.No. Maple Street has been in operation for one year.They recently identified a tenant for the commercialspace. All units have subsidies, providing for singlepeople on the lowest end of the income spectrum.
The CDC has acquired a condominium at Coach Lite. Once the current tenant vacates, the unit will be available for rental to someone moving out of Jessie's House.
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The CDC is undertaking two 1.Millbank II has 34of the new units will2.New South Street.this summer.
rental projects. units of rental housing. Construction begin this summer. Renovations of 18 units will commence
Sarena Neyman reported on the 1st Time Home Buyers Program operated through the CDC. She distributed a report which underscored its on-going successes. She also reported that the NACLT, having completed a project at 237 South Street, is looking for another project currently.
John Dunne reported that the CDC has received $360,000 of CDBG funds which have leveraged a total of $6 million to support housing programs in the City.
C.Higgins reviewed the concept of allocating a "Housing DrawdownFund" from CDBG funds. She asked sub-committees to bringproposals for CDBG activities at the next meeting. It was agreedto schedule a joint meeting of the Preservation and ProjectReview/Finance sub-committees and invite the CDC to discuss anypending projects.
c.Johnson moved to Table the Election of Officers until the nextmeeting. D. Gengler seconded the motion which was passedunanimously.
c.Higgins reported that the following new members are joiningthe committee: Jody Blatt, Nola Reinhardt, Alex Ghiselin, BobBuscher (ex-officio).
Discussion followed on the Resolution before the City Council re: the Green Street SRO converted by Smith College from SRO housing. R.Abuza stated that the goal is to establish a new workingrelationship. Being strident is not productive. He suggestedlanguage asking that Smith: 1) work to restore a comparablenumber of SRO units and 2) undertake a comprehensive assessmentof the impact of their activities on City-wide housing. He notedthat an institution develops a feel for ways it can participatein topical issues. J. Blatt reference an article detailing�'s community participation.
D.Murphy suggested a focus on concern with SRO housing ingeneral. C. Johnson asked for statistics regarding impact onhomelessness. D. Murphy suggested: 1) Smith might assume moresocial responsibility and 2) a trade-off might be proposed. L.Baker suggested outlining options. L. Jeffway agreed with othersthat harsh language was inappropriate. J. Blatt urged a focus oncommitment to work together, avoiding statements which may bedebatable. R. Abuza asked how to elicit a commitment sincecollege policies are subject to change. M. Bardsley said thereare two issues being addressed: 1). SRO/Housing and 2) relations
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with Smith which the full council is working on. A sub-committee of L. Lenkowski, R. Abuza and D. Murphy agreed to contact M. Kirby and J. Morrison to work on a revised Resolution.
c.Higgins asked sub-committee chair people to do a short pieceon accomplishments to be included in an Annual Report to theCouncil. The Finance/Project Review Committee reported on theFirst Time Homebuyer's Program and a survey of local banks'activities re: CRA investments being undertaken by L. Baker.
The meeting was adjourned on or about 9:00 p.m.
Respectfully submitted,
Northampton Housing Partnership
Minutes of Meeting of March 15, 1994
The meeting was convened at 7:05 p.m. in City Council Chambers, Members present: Clare Higgins, Bob Buscher, Alex Gheislen, Linda Lenkowski, Shelly Abend, David Gengler, Richard Abuza, Nola Reinhardt, Jody Blatt, Louise Jeffway, Laura Baker, Bob Goodman, David Murphy, Chuck Johnson. Also present: Will Bundy, tenants of Millbank, Penny Kim.
Elections of Officers. D. Gengler nominated Laura Baker as Chairperson and Richard Abuza as Vice-Chairman. Both declined. D.Murphy agreed to continue as Vice-Chairman. c. Higginsannounced she would resign as Chairperson at the end of themeeting. A sub-committee of s. Abend, R. Abuza and J. Blatt willmeet to develop an alternate structure/model.
Minutes of Prior Meeting. J. Blatt offered a correction: the reference on p.2 to Loyola should read "Marguette". D. Gengler moved to approve the minutes as amended. R. Abuza seconded the motion which was passed unanimously.
Millbank. R.C. Stevens representing property owners at Millbank raised two questions: 1) what type of project is planned and 2) what is the status of the project? c. Higgins responded that the Partnership is advised that the major funding sources will require that the units be rental and that while we don't know the construction schedule, we can inquire. (B. Goodman identified himself as being involved in the project and removed himself from the discussion).
Mr. Stevens indicated that they were currently involved in a law suit with the CDC. Another property owner expressed concern with the nature of the rental units stating that if they are other than market rate, it is felt to be incompatible with the condominium By-Laws.
The CDBG Program. Will Bundy provided a "citizen's perspective" on CDBG funding from his past participation as part of a group which encouraged the City to re-examine its priorities. He noted that a "community budget" proposed several years ago reflected concern that low-moderate income people more directly benefit from the allocation of funds. He noted that there has been a shift in recent years toward allocating more funds for housing purposes which he stressed provides a long-term benefit. He questioned the use of CDBG funds for Memorial Hall and the Pulaski Park playground suggesting the monies should leverage private funds.
L.Baker suggested that sidewalks from Hampshire Heights beconsidered under the Infrastructure Improvements category.
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Sub-Committee Reports. C. Higgins reported on the joint meeting of the Project Review/Finance and Preservation sub-committees.
An amendment to the initial Agreement for the Millbank project was proposed since the funding sources (Tax-Credits and HOME) require rental units (rather than a limited equity coop). J. Dunne advised that "affordability" would be insured through the year 2024 under those programs. R. Abuza moved to recommend amending the Agreement as proposed. s.Abend seconded the motionwhich was passed with 12 in favor and 2 abstaining (B. Goodman, A.Gheislen).
The sub-committee recommended to the Partnership the request of the Northampton Area Community Land Trust for a grant of $25,000 for the purchase of the land "under" the Valley CDC project on School Street. c. Johnson moved to approved a grant of $25,000 for acquisition of the land. R. Abuza seconded the motion. (N. Reinhardt stated she would be abstaining from the vote).
D.Murphy questioned the worth of property when the project iscompleted, noting that the value changes when the subsidy neededfor affordability is calculated. s. Neyman noted that with thegrant, the financing package was strengthened and a higher loanto value ratio achieved. L. Baker pointed out that on smallerprojects it is necessary to put more subsidy in while on largeprojects, other monies can be leveraged.
The motion was carried with 7 voting in favor and 6 members abstaining.
Further discussion followed. s. Neyman explained that the NACLT will own the land and will lease the property to the Valley CDC. D.Murphy asked that recipients of funds be asked to makeappraisals available to the NHP. c. Higgins suggested referringthis subject to the Project Review/Finance· Committee fordiscussion. It was agreed to discuss the mechanisms available tonon-profits (e.g. NACLT and CDC) and current activities at a NHPmeeting to provide background and updates for all NHP members.L.Baker asked that the CDC reconsider the potential ofincorporating a 3 bedroom unit.
There was a brief review of the work of the sub-committees. Tenative assignments were made as follows: Zoning/Gov't Alex Gheislen Project Review/Finance Jody Blatt Finance or Zoning Nola Reinhardt
Green Street SRO. R. Abuza discussed the redraft of a Resolution dealing with the Green Street SRO. He said the long term goal has been to craft a strong working relationship with Smith College and the short term goal (based on the historical record) to note the loss of an SRO.
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A re-draft prepared by a sub-committee has gone out to the City Council for action on March 17, 1994. C. Higgins, having passedthe gavel to D. Murphy, concurred stating her view that people want to see on record the statement that the City does not wantto lose SRO units and that we want to work with Smith.
R. Abuza offered the following motion: "Recognizing that theCity Council asked the Housing Partnership to look into the issues around the Green Street SRO, the Partnership has examinedthe issues and seeks to recognize the importance of the relationship with Smith College and the importance of noting thepassing/loss of the Green Street SRO. So, the Partnership recommends that the City Council adopt the Resolution presented by Councilor Higgins". J. Blatt seconded the motion which was passed with 12 in favor and 2 (C. Johnson, c. Higgins) abstaining. The gavel was then returned to C. Higgins.
Use of CDBG Funds. The next item on the Agenda was discussionconcerning a request for Year 11 CDBG funds. c. Higgins notedthat several housing requests will be presented, including: Home Repair Program $80,000 1st Time Homebuyers 40,000 Lead Paint Incentive 20,000
Approximately $25,000 will be carried over into the new programyear. The sub-committee has recommended a request of $155,000 for the Housing Drawdown. R. Abuza said we should request as muchas we should be doing. L. Baker noted that the CDC will be requesting $150,000 for South Street. C. Higgins noted that the CHAS identifies areas of need. c. Johnson made a motion to request $155,000 for the purposes of a .Drawdown through the Housing Partnership. (The CDC may request an additional $150,000which the NHP would be glad to administer as well). D. Murphy seconded the motion. L. Baker suggested requesting more. N. Reinhardt noted that there is nothing in the history of expenditures which suggests we would spend more. R. Abuza said,since housing is a critical resource, he would suggest $180,000.C. Johnson accepted that figure (as did D. Murphy) as a friendlyamendment to the motion. The vote was unanimous in favor of themotion to request $180,000.
c. Higgins asked each sub-committee chairperson to submit information for the Annual Report to be presented to the Councilin April.
R. Abuza expressed, on behalf of the Partnership, appreciation toClare Higgins for a masterful job in chairing over the past year.The meeting was adjourned at 9:00 p.m.
Respectfully submitted, Penelope G. Kim
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Northampton Housing Partnership Minutes of Meeting of April 19, 1994
The meeting was convened at 7:07 p.m. in the City Council Chambers. Members present: David Murphy, Louise Jeffway, Jody Blatt, Nola Reinhardt, Clare Higgins, Richard Abuza, Bob Goodman, David Gengler. Others present: Penny Kim, Peg Keller, tenants of Millbank, John Dunne, Paul Lischetti, Rebecca Muller.
Introduction of the Housing Program Co-ordinator: David Murphy asked Penny to introduce Peg Keller, newly hired as staff support to the Partnership. Penny welcomed Peg and gave a brief synopsis of her background.
Minutes of Prior Meeting: J. Blatt offered a correction: "Marguette" should be spelled "Marquette". L. Jeffway moved to approve the minutes as amended. J. Blatt seconded the motion which was passed unanimously.
Public Comment Period. Millbank: R.C. Stevens, representing property owners at Millbank reiterated concerns previously brought before the Partnership. P. Kim had provided a memo answering the questions raised at last months meeting. J. Blatt expressed concern that the Partnership was not fully aware of the background or status of the situation.• It was determined that no action of the NHP was required at this time. Mr. Stevens simply wanted to make the NHP aware that the project is involved in a lawsuit, therefore the project may not·happen. P. Kim stated that the next public input opportunity for the tenants will be before the Planning Board during site plan review of Phase II.
c.Higgins thanked the residents for attending, informing themthat NHP meetings are duly posted with agendas. This shouldalert them to any future Millbank Project discussions.
Election of Chair. R. Abuza presented the report of the working committee which concluded that 1 chairperson with staff support was preferable to a rotating chair. After much discussion, D. Gengler made a motion for L. Baker to become chair. L. Baker declined stating she will be moving to Haydenville. D. Gengler made a motion for c. Higgins to serve as chair with R. Abuza as vice-chair. B. Goodman seconded the motion. After C. Higgins stated she would not serve on sub-committees, D. Gengler withdrew his motion. C. Higgins then made a motion. that R. Abuza serve as chair at least until December 31st with D. Murphy ands. Abend serving as co-chairs. J. Blatt seconded the motion, vote was unanimous. D. Murphy then stepped down_ as chair of the meeting and R. Abuza took his place.
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Northampton Area Community Land Trust. P. Kim introduced Paul Lischetti, Board Member of NACLT. P. Kim explained that it was an opportune time to invite NACLT and Valley CDC representatives to explain their organizations and how their projects are put together in view of the discussions the Partnership was having with regard to understanding affordability_ mechanisms.
Mr. Lischetti described the basic Land Trust scenario as the following: Trust owns a parcel of land with existing house or builds house, sells house but not land,· land is leased to house owners, ground lease controls the future of the housing. Major provisions of the ground lease include: buyer must be low or moderate income person/family, maximum amount placed on resale value to guarantee long-term affordability. Mr. Lischetti gave the South Street and School Street projects as examples. South Street resale is keyed to median income figure, School Street as a rental property establishes maximum rent figures. If the Valley CDC folds or changes (as owner of the South Street building) the Land Trust has right of 1st refusal and the new owner is still bound by the lease provisions. If the Land Trust ceases to exist the lessor (usually a non-profit) becomes a different entity. Mr. Lischetti further explained: -original local concept developed by ICE (Institute forCommunity Enterprises in 1988)-concept of guaranteeing permanent affordable housing by aground lease began in the 70's with proliferation in Mass. inlate 1980's.
c.Higgins (former NACLT Board Member) and· N. Reinhardt (currentmember) explained the biggest difficulty is funding operationalcosts. Clare said that what makes housing expensive inNorthampton is the land -when you can get money to buy the landand remove that cost from the acquisition price for the house itmakes housing affordable.
Further discussion ensued. R. Abuza asked if tenants experienced an earnings disincentive to remain in the units. c. Higgins stated that there is Federal legislation pending establishing a rent maximum, allowing tenants to save money, encouraging economic mixes in subsidized housing.
Valley CDC. John Dunne described the background of the Community Development Corporation. It was formed 6 months later than the Land Trust in the spring of 1988, during the housing affordability crisis. Other highlights mentioned: -private, non-profit entity-Board elected from 4 towns; Northampton, Amherst, Easthamptonand Hadley-membership is open to all residents who live or work in thosetowns (approx. 100 members currently)
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-CDC started as project of Casa Latina therefore by-lawstipulates a board majority of those representing ethnicminorities
The remainder of Mr. Dunne's presentation is depicted in the attached handout.
Sheltering the Homeless: The Grove Street Inn. Rebecca Muller of Valley Programs, Inc. had been invited to update the Partnership on the status of the homeless shelter. Highlights of her presentation were as follows: -Inn is in the middle of the 4th year of operation-shelter operates out of old farm house on State Hospitalgrounds with a 20 person (individuals) 9apacity-they have a 5 year lease/attempting to acquire it throughlegislation-programmatically it serves as the point of access for peopleseeking help/only such program in Hampshire County-large charge in view of resources, raise $170,000 annuallyfrom zero-of 200 different people served annually 40% move on topermanent housing-at critical funding juncture, not a "new" cause anymore-desire is to provide continuum-Proponents: HCAC, Valley Programs, Jessie's House, SROoutreach Project, Interfaith Council, City and County-Plan: put the emphasis on homelessness prevention, expandstabilization programs, develop transitional and permanenthousing options with supportive assistance-benefit for Valley Programs to be property owner and providesupportive services/creates a supportive community-Future: looking to acquiring 1 bdrm. condos for transitionalhousing units, subsidize SRO units in existing housing,maintain/expand existing SRO stock-examine economic development options for job creation (i.e.job bank, small business)-may approach NHP for seed money for these projects as thisclientele is not "ready" for Lank Trust or CDC units
Rebecca closed her presentation by saying that one half of foster care children are ending up in shelters. This is not a problem that can be solved in the short-term without major policy changes. Housing alone is not the answer, building the supportive community is the key.
P.Kim offered that the Mayor is willing to support new models ofservice delivery and approved Valley Programs request for $9,100of Year 11 CDBG Program to subsidize SRO units if eligible as aproject activity •. Penny complimented Rebecca on her energy andperseverance.
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Announcements: -c. Higgins noted that the Northampton Housing Authority isworking with Smith Vocational High School to renovate aChapter 705 house
-annual report is ready in draft and should be reviewed.Comments need to be received prior to Thursday nights (4/21)presentation to the City Council-sub-committees have not met, Peg will coordinate meetingschedules
Adjourn. D. Gengler made a motion to adjourn the meeting at 9:20 p.m. The motion was seconded by David Murphy. Vote wasunanimous.
Respectfully submitted,
Peg Keller
CALL TO ORDER
Northampton Housing Partnership Minutes of Meeting of May 17, 1994
The meeting was convened at 7:10 p.m. in the City Hall Hearing Room. Members present: Richard Abuza, David Murphy, Laura Baker, Jody Blatt, Alex Ghiselin, Nola Reindardt, Linda Lenkowski, Shelly Abend. Others present: Peg Keller.
MINUTES OF PRIOR MEETING Jody Blatt made a motion to approve the minutes as presented, seconded by Laura Baker, vote unanimous. NOTE: Laura Baker agreed to continue her involvement with the Partnership as an ex-officio member in view of the fact that she will no longer be residing in Northampton.
SUB-COMMITTEE REPORTS
FINANCE: Postponed until later as no sub-committee members were present.
PRESERVATION: Richard reported that the meeting had been productive and David Murphy attended to discuss project criteria issues.
Shelley Abend had given an update on the lead paint legislation which she gave to the full Partnership. Discussion followed regarding the appropriate time to send a letter advocating for the release of abatement funding.
The Partnership approved the writing of a letter should it become necessary at a later date. s. Abend made the motion, L. Baker seconded it with the vote being unanimous.
With regard to expiring use properties, s. Abend also requested that a letter be sent to Representatives Olver and Neal asking that funds be appropriated for the landlord incentive/tenant buyout activities. Without this piece, there is no incentive for landlords to continue providing affordable housing in it's present form. s. Abend read a draft letter and made a motion to send it. J. Blatt seconded the motion. As further discussion, L. Baker explained the issue of expiring use properties to newer members. The vote was then taken, unanimous in favor.
The issue of the Cottage Kitchen (13 units of SRO housing in Florence) was then raised. L. Lenkowski_ reported that the foreclosure auction is scheduled for May 25th (next Wednesday). S.Abend will check in with John Dunne to see if the Valley CDChas a plan for acquisition. Valley Programs, Inc. will also becontacted. It was agreed that this property is a criticalresource in our community and the preservation of those unitsshould be a priority.
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R.Abuza then restated some points made at the sub-committeemeeting with regard to project evaluation:
-what is our criteria for evaluating projects brought beforethe Partnership?-different values are attached to SRO units, apt. size,number of bedrooms based on items we are concerned aboutseparate from appraised values
D.Murphy said that projects presented to us should be evaluatedbased on needs we have identified and dollars available. We mayneed to sp�nd more money to produce units not frequently providedin the normal market place. Conversely, we should not be spendinglarge amounts of money providing units that are available in themarket.
J.Blatt suggested rating project applications utilizing a pointsystem (i.e. more points for SRO units than 2 bdrm. units). R.Abuza asked that the Project Review Sub-Committee draft criteriafor presentation to the full Partnership.
Discussion followed about the value of Requests for Proposals and existing needs assessment information. R. Abuza and L. Baker responded that between the presentations of guest speakers, the CHAS, Northampton Housing Authority waiting lists and Partnership strategic planning, sufficient information is available.
D.Murphy asked that the sub-committee also consider the value ofequity and homeownership as it relates to the provision of safeaffordable housing -is equity build-up the goal or should we belooking at providing more units (rental) and stretching thedollars farther? The Project Review Sub-Committee will beginworking on their charge and report back at the next meeting.
FINANCE: Nola Reinhardt reported on the 1st Time Homebuyer and Soft Second Mortgage Program updates provide by Valley CDC's Sarena Neyman. The counseling sessions are numerous and successful with both programs going well. The CRA Monitoring effort is continuing.
ZONING: David Murphy relayed the discussion with Wayne Feiden (Planning Department) which weighed the pros and cons of developing an SRO ordinance. Peg offered to research the San Diego model and assess it for applicability here with particular focus on demolition delays and preservation (vs. new construction). The Planning Board is moving forward on additional revisions to the Accessory Apt. by-law in reference to new construction.
Partnership members spent a considerable amount of time discussing the need for a vacancy rate rental survey. A working committee has met in the past. Some members felt that the need
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is not as critical as it had once been (i.e. condo conversion bylaw was predicated on a vacancy rate%) but that the information could still be valuable for tracking trends and preparing grant applications. It also would have value in determining project review criteria.
R.Abuza summarized by saying that a proposal should be developedby the Zoning/Government Sub-Committee for· the full Partnershipto review.
S.Abend reported that a Fair Housing Sub-Committee meeting isscheduled for June 23, 1994 at 9:00 a.m.
Partnership members asked that Peg Keller send out a monthly calendar listing all the relevant meeting times and dates.
ACTION AGENDA: Peg Keller reviewed the results of last summers strategic planning efforts. The previous "wish list" was displayed on newsprint and the task assignments were reviewed for relevancy to the identified goals. Peg asked that further thought be given to identifying one or two priorities that can be tackled to completion. She commended the Partnership on the quality and quantity of work accomplished to date. More discussion will occur at the sub-committee level.
ANNOUNCEMENTS:
1.Peg reported that the Grove Street Inn Advisory Board issponsoring several fundraisers in the near future (make-your-ownSundae, Phone-a-then, letter campaign raffle) to address apotential $50,000 deficit for this fiscal year.
2.Massachusetts Housing Partnership is. holding a Western MassWorkshop on the Housing Bond Bill and lead paint legislation onMay 25, 1994 in Holyoke.
3.Peg informed the Partnership that she participates on theGrove Street Inn Advisory Board and the SRO/Homelessness TaskForce as part of her community liasion activities.
ADJOURN: The Partnership agreed to hold all future meetings in the Hearing Room (assuming the elevator is operational). A motion was made and seconded with a unanimous vote for adjournment at 9:10 p.m.
Respectfully submitted,
Pe:1:1£�,u{�
CALL TO ORDER
NORTHAMPTON HOUSING PARTNERSHIP MINUTES
JUNE 21, 1994
The meeting was called to order by chairman Abuza at 7:10 p.m. Members present: Richard Abuza, Clare Higgins, David Gengler, Chuck Johnson, Jody Blatt, Louise Jeffway, Laura Baker, Nola Reinhardt, Alex Ghiselin. Others present: Mary Lou Robinson, Children's study Home, Springfield; Jonathan Hite, Northampton Housing Authority; Rebecca Muller, Valley Programs, Inc.; Peg Keller, Housing Program Coordinator.
PUBLIC COMMENT PERIOD Mary Lou Robinson of the Children's Study Home in Springfield approached the Partnership for support on a Supportive Housing application to HUD. The Home is working in conjunction with Jessie's House and the Center for Human Development to fund a half-time outreach worker position and 4 transitional housing units in Northampton. The focus of the work will be with families and therefore not in competition with Valley Programs' request for 13 SRO units for individuals at the Cottage Kitchen.
Discussion followed regarding the program components of the Children's study Home and the concept of transitional housing. Members expressed concern about the prospects of locating larger lead-free apartments to utilize for transitional units. Ms. Robinson said that should the application be funded, she would want to work with the Partnership to identify the best approach to implementing the program. c. Higgins noted that the Coachlite Condo had been purchased for possible use as a transitional unit. R.Abuza asked Ms. Robinson for a project description and sheagreed to provide whatever we needed for review.
MINUTES C.Higgins made a motion to approve the minutes of May 17,1994, Chuck seconded the motion; vote was unanimous in favor.
SUB-COMMITTEE REPORTS R.Abuza asked that sub-committee reports be given until suchtime as Mr. Hite arrived.
PROJECT REVIEW L.Baker reported that members were charged with purusing avariety of materials dealing with review criteria, assembled and distributed by P. Keller. Discussion will be held at the July meeting regarding those materials.
GUEST SPEAKER -JONATHAN HITE Mr. Hite, Executive Director of the Northampton Housing Authority arrived and presented the Partnership with an agency activity update. Highlights included:
a)Florence Heights -Federally funded, 50 units of familyhousing to receive additional Modernization monies forfurnaces, kitchens and bathrooms. Population largelyHispanic. Physical condition of complex greatly improvedover last decade as a result of tenant selection procedures,staff tenacity, creative management.
b)Hampshire Heights -state funded, 80 units of familyhousing will receive priority for usage of Modernizationmonies for porches, bathrooms and improving energyefficiency. Tenant profiles indicate needier families than in the past. Average income $9,000 for family of four with 80% on government assistance (AFDC/SSI).
c)Elderly/Disabled Tenant Mix Issue -Combination ofdifferent lifestyles has become largest management problem.outreach worker (Eunice Torres) has been hired to addressthis issue in Amherst and Northampton. Population of youngdisabled includes by definition those with physicaldisabilities, mental disabilities and/or recovering drug andalcohol abusers. Regulations state they must be placed in next available unit. Law prohibits their being placed together. Twenty year olds end up living next to eighty year olds with lifestyle incompatibilities. Dialogue occurring at State level.
d)Waiting List Numbers -275 families on Federal waitinglist. 121 2 bedrooms 128 3 bedrooms 37 4 bedrooms
Mr. Hite noted that a great deal of time and energy (as well as cost) could be saved with a statewide centralized intake process for applicants in search of housing. Numbers on the lists for elderly housing are shrinking due to dip in 62-65 year old population. In 1975, Walter Salvo House housed 95% renters. With GI Bill and VA loans subsequent people owned homes which they can now sell and enter life care communities.
Section 8 waiting list as of 2/20/94 235 55 1 bedroom 98 2 bedroom 72 3 bedroom 11 4 bedroom
-such units have a very low turnover rate (10%) annually-total certificates available -103-other turnover rates 20-25% for elderly, 15% -Federalcomplex-quickest way to access a subsidy is to become homeless
e)Hampshire Heights Homework Club -Principal of JacksonStreet School and NHA recognized educational deficiencies insome children from Hampshire Heights. Tutoring program has been created to address the problem. Interns from UMass are being utilized with the hopes of tying recreational activities in as well. The program has a good start and will continue next year.
f)state Hospital Property - 2 brick houses on the groundswere renovated by DMH as halfway houses and not used (oldsuperintendents' house and the library). NHA is innegotiation with DCPO (Division of Capital Planning andOperations -Real estate arm of the Commonwealth) to use theproperties. Houses will belong to the Housing Authority (ifinsurance issue gets resolved). Program would be to picktwo existing working families through a lottery, to live inthe houses. NHA would place one half of their rent into anescrow for a future home purchase downpayment (possiblythrough the 1st Time Homebuyer Program).
g)Chapter 705 Rehab/Smith Vocational -NHA is utilizingservices of Smith Voe students to build a new house on a lotowned by the Housing Authority in Florence. A structurallyunsound house currently on the lot will be demolished.Architectural designs will be for a 1 family barrier freeunit ( 3 or 4 bedrooms) provided for free by Carrie Dietz.
h)256 State street -Property built in 1976 as a grouphome. Vendor was lost in 1991. Bids have gone out as of June 30th to convert it to a new residence for highly skilled DMH clients already living in the community.
Cottage Kitchen Rebecca Muller of Valley Programs came before the Partnership to request funds from the Housing Drawdown. The request was for a $25,000 grant for acquisition to assist them in the purchase of the Cottage Kitchen property in Florence.
Rebecca began by giving background information about Valley Programs, Inc. She then explained that the availability of the Cottage Kitchen came up suddenly. Valley Programs was the only bidder at the auction and purchased the property for $95,000 ($88,000 acquisition plus the cost of municipal liens). It is hoped to close on the property within 60 days.
The proposed housing will be utilized as next step housing for clients of the Grove Street Inn. More than two hundred people reside at the homeless shelter annually. Many find the 90 day time period inadequate for stabilizing their lives. Faced with an inability to remain at the shelter longer than 90 days, and unable to secure an independent living situation, the Cottage Kitchen would provide that next step in the care continuum.
Other highlights in Rebecca's presentation included: -the need clearly exists for this interim option-with units subsidized, clients can remain for flexible timeperiods {approximately 18 months) until they are ready tomove on-participation in a work program will enable clients to earnand save for independent living while developing employmentskills-VP, Inc. plans to retain the 1st floor commercial space-VP, Inc. is sensitive to the "SRO Magnet" theory but inreality, the proposal is to preserve an existing use, notcreate a new SRO-important to acknowledge the hundreds of jobs provided bythe VA, jail and formerly the State Hospital -populationthat utilized these services can't be ignored-discussion followed regarding the need for dialogue withcommunity to accomplish seamless transition and acceptance-meetings are planned
R.Abuza recapped the request which was for $25,000 from FY94.There is also a request for $75,000 from FY95 which does not need to be acted on now.
Rebecca explained that the requests are being made to the City due to the timeline involved, although a bank loan and other funding sources will also be pursued.
A. Ghiselin asked about yearly operating expenses. Rebecca responded that rents collected for the commercial space and rooming units will provide the needed income to sustain operations. The proposed budget was reviewed by Partnership members. The plan is to administer the subsidies through the Northampton Housing Authority.
A discussion of long term affordability followed. c. Higgins stated that this proposal comes to us from a position of strength and should be supported. c. Johnson made a motion to "recommend that the Mayor approve the request for a $25,000 grant from FY94 CDBG funds and a $75,000 demand loan from FY95 CDBG funds to use for the acquisition of the Cottage Kitchen property in Florence; the Northampton Housing Partnership expects that the demand loan will be repaid from permanent financing". c. Higgins seconded the motion. L. Baker asked that some wording addressing long term affordability be included.
D.Gengler moved to attach a friendly amendment to the motionadding "and that loan and grant documentation affecting this project provide for permanent affordability". C. Johnson seconded the motion to add the friendly amendment. The vote to approve the motion with the friendly amendment attached was unanimous in favor.
SUB-COMMITTEE REPORTS Due to the lateness of the hour Chairman Abuza asked that the remaining reports be postponed until the July meeting.
ANNOUNCEMENTS Peg Keller reported that Linda Lenkowski has resigned. Judith Cernak will be asked to become a member of the Partnership and Finance Committee as a representative of the Springfield Institution for Savings. An ad will run in the newspaper to locate a tenant representative to serve.
ADJOURN The meeting adjourned at 10:00 p.m.
Respectfully submitted,
PegK�1'z/Housing Program Coordinator
Note: waiting list numbers do not add up to totals given, but they are recorded as they were presented.
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Call to Order
Northampton Housing Partnership Minutes
July 19, 1994
The meeting was called to order by Chairman Abuza at 7:20 p.m. Members present included Richard Abuza, David Gengler, Nola Reinhardt, Alex Ghiselin, David Murphy, Shelley Abend. Also present: Peg Keller, Housing Program Coordinator.
Minutes At the outset of the meeting, a quorum was not present, therefore the minutes were not approved.
Sub-Committee Reports Project Review: David Gengler reported on the group's progress in the development of Project Review Criteria. The group identified the type of unit most needed in the community and discussed a point system for evaluating project applications. The consensus yielded the following: -3 bedroom rental units -scattered site locations-located on/near public transportation (bus)-provision of long-term affordability guaranteemechanisms.
Nola brought up that a 2 (3) bedroom unit house was being auctioned off on Crescent Street Thursday morning (7/21). It was determined that the purchase price would probably be high due to the location. It was agreed, however, that the role of the Partnership is to create and utilize a communication network that could react to opportunities such as this (or others).
David Murphy explained that for new construction or rehab. the cost of creating a third bedroom is not usually worth the expense involved in relation to return (i.e. creating 3 (2) bedroom units is more lucrative.) Therefore, most three bedroom units are in older structures and quite large.
David Gengler asked if the Housing Drawdown funds have been committed for FY95. Peg Keller said $160,000 is available, $75,000 was committed last month for the Cottage Kitchen project, leaving $85,000. Discussion followed regarding whether or not to issue a request for proposals to utilize those funds to create the type of unit we feel the community needs the most or reserve the funds for applications submitted throughout the year. The question of whether we want to contribute to large projects or a greater variety of smaller projects, was raised.
It was decided that potential applicants will not know what the Partnership priorities are unless we tell them. Discussion followed about the Project Review Committee continuing to work on consolidating the existing documentation or criteria for evaluating submissions. Peg offered to do that for the full Partnership's review.
David Murphy volunteered to supply Peg with monthly print-outs of all the multi-family homes (3 or more bedroom units) on the market. This will enable us to monitor the existing stock and identify opportunities for possible projects.
Partnership members agreed that the Valley CDC should be kept abreast of our intentions.
Discussion ensued regarding the value of ownership vs. rental unit creation. Richard offered that long term affordability may be a rental situation in essence. Members agreed that both types are needed and decided to strike the rental criteria from the priority description.
Nola made a following: motion to give priority to projects that supply the -3 bedroom units (or larger)-scattered site locations-near bus line(s)-permanent affordability-adequate level of affordability-favorable fund leveraging (if possible)
David Gengler seconded the motion. Further discussion followed about the prospect of issuing a Request for Proposals in the fall. The vote taken was unanimous in favor.
Peg agreed to send a memo to the Mayor requesting confirmation on this course of action and draft a press release alerting the public as to our purpose and plan.
Fair Housing Peg reported that recruitment for a revitalized committee was going well. A meeting is planned for September.
Preservation Shelley reported on the meeting held earlier today. An advisory board is being created to provide fundraising and organizational support to the SRO Outreach Project. The draft letter of invitation for board membership was available for review and comment.
Cottage Kitchen -HCAC is applying collaboratively with Valley Programs, Inc. to HUD for Section 8 subsidies and funds for acquisition & rehab. and for support service staff (SRO outreach Project and Grove St. Inn personnel). The request is for $1,000,000 over a three year period.
Richard reported on the Florence Civic Association meeting he attended with Rebecca Muller (V.P., Inc.) to discuss the project. He said the 2 1/2 hour meeting was filled with frustration which in part emanates from the Maples Project management situation. Richard in turn alerted John Dunne to these concerns and John will follow-up.
Zoning Committee did not meet this month. David Murphy has been serving on the committee which is revamping the Zoning Ordinance. There are a few revisions pertinent to the charge of the Partnership. The ordinance revisions are currently being submitted to the City Council. The Council will then refer the package to the Partnership for formal comments. The items will be reviewed at that time. One of the revisions involves a definition of "affordable housing."
Finance Did not meet this month. Judy Cernak (SIS) has submitted her application to the Mayor and is awaiting her appointment.
Peg announced the award of $45,000 from EOCD for the Soft Second Mortgage Program. We had requested $200,000 for use between Northampton, Amherst, Pelham, Hadley and Belchertown. (Prior awards were $250,000 and $100,000.) Press releases and bank participation solicitation letters will be prepared for distribution to get this round underway.
Discussion -Long Term Affordability Richard opened the discussion by relaying information on the financing package for the School Street project. In response to a request from the Northampton Area Land Trust to the Finance Sub-Committee Richard wrote a letter to the Florence Savings Bank asking them to support the land trust model of guaranteeing long term affordability. Evidently the bank was hesitant to proceed with the inability to gain ownership of the land in the event of a default on the house (to be owned by the Valley CDC). Richard said that for the prior South Street project the ground lease had indeed been subordinated in the final financing package with SIS for probably the same reasons. Richard felt that we may only be able to advocate for a longer "curing period" and a year to refinance. Discussion followed regarding this concept. Richard distributed a position paper he and Clare Higgins had drafted awhile ago. He summarized that as far as requiring long term affordability mechanisms in projects we support with CDBG funds we may only be able to advocate a policy and not mechanisms in absolute terms. Members talked further about the land trust model and the impact of affordability restrictions on future marketability.
Due to the complexity of this topic it was agreed to continue the dialogue to the next meeting using a catalogue of affordability mechanisms distributed by Peg and Richard and Clare's position paper as a basis for discussion.
Adjourn Nola made a motion to adjourn the meeting which was seconded by Alex. The meeting adjourned at 8:49 p.m.
Respectfully submitted, Peg Keller, Housing Program CoordinatorfK
NORTHAMPTON HOUSING PARTNERSHIP Minutes August 16, 1994
CALL TO ORDER Vice-Chair David Murphy called the meeting to order at 7:10 p.m. Members present included: Jody Blatt, Alex Ghiselin, Judy Cernak, Nola Reinhardt, Clare Higgins, Chuck Johnson. Others present, Wayne Feiden, Principal Planner and Peg Keller, Housing Program Coordinator.
PUBLIC COMMENT PERIOD There were no comments from the public.
INTRODUCTION OF NEW MEMBER Judy Cernak, of the Springfield Institute for savings was welcomed to the Partnership. David said that SIS was the local bank most active with the Soft Second Mortgage Program and First Time Homebuyer efforts and Judy will be a tremendous resource for us with regard to the residential mortgage business.
ZONING ORDINANCE REVISIONS David asked that the members move to a discussion of number 5 on the agenda so Wayne can continue on with his evening.
David began the discussion by stating that it is the role of the Partnership to review and comment on Zoning Ordinance items that deal with housing. The proposed revisions to be reviewed at this meeting are part of an effort to streamline the overall document. The Partnership is being asked to make a recommendation to the City Council regarding those items that involve housing.
Highlights of Wayne's presentation were as follows:
-he mentioned that Jody (Planning Board), Alex, (ZoningBoard), and David (NHP Zoning Sub-Committee rep. to the Ad-Hoc Streamlining Committee) have been involved in the process
Changes proposed: -new definition for assisted living units-revised definition of townhouse-changes to the Use Regulation Schedule (special permits tosite plan only for certain uses)-family day care/allowing with site plan-defining dimensional regulations for nursing home/assistedliving units-allowing accessory apartments in newly constructed units-definition of affordable unit
-2-
DISCUSSION OF AFFORDABLE UNIT DEFINITION
Proposed definition: "Housing units which are affordable for rent or purchase by households making (80) percent of the median household income for Northampton and to the extent practicable, are only available to households whose income does not exceed 80% of median income, as calculated by the U.S. Department of Housing and Urban Development, with adjustments for family size, provided there are deed restrictions, easements, covenants or other mechanisms to insure that the units are affordable for a minimum of 99 years."
Wayne explained the following: -definition is currently located in 3 different ordinancesections-purpose: establish one definition in use throughout-ramifications for zoning may be different than what weanalyze for project review (applications for CDBG funds)-described density bonus scenario in relation to providingaffordable units
David Murphy views the 99 year provision as a deterrent. Nola felt that if it isn't that long then the arrangements would only assist the first and not subsequent buyers.
David M. responded that it won't assist anyone if it doesn't get built.
Wayne responded that most activity will be home ownership rather than rental and developers will not be concerned about whether it's 20 years or 99 years.
A brief discussion followed about the history of affordable housing projects in Northampton and the issue of enforcement was raised. Pines Edge resale restrictions were reviewed.
The prospect of issuing additional units based on the affordability duration (longer time period; the more units was discussed). Wayne said he did not wish to revise the entire cluster section (in the ordinance) at this time and prefers to try things out first prior to major revamps.
At this point, Chuck moved to approve a duration of 50 years as a minimum for afforadibility restrictions. The members concurred on the income guidelines (understanding that HUD updates census stats based on a formula that revises income units for very low, low/also knowing that the 80% of median income figure will probably not be revised until the next census -year 2000) and the option that the developer selects the appropriate legal mechanism to implement the affordability restrictions.
-3-
Clare seconded the motion, saying that 50 years would see at least 2 or 3 turnovers or more (assuming families move on the average of every 7 years).
Discussion followed with Louise agreeing with David that even 50 years is too long and may impede development. They agreed however to follow the wishes of the other members and the vote to report positively on the above-mentioned zoning revisions with the exception that the 99 year provision be changed to 50 (years), was unanimous.
Members returned to the remaining agenda items.
MINUTES Clare made a motion to approve the Minutes of June 21, 1994 meeting (as amended) and the minutes of July 19, 1994 meeting. Chuck seconded the motion; vote unanimous.
SUB-COMMITTEE REPORTS Chuck made a motion, seconded by Clare to postpone Committee reports to the following meeting. Vote; unanimous.
ANNOUNCEMENTS Peg briefly noted the following: -Land Trust Workshop -ICE 9/16-Fair Housing Symposia -Hartford, Conn. 8/29-Federal Home Loan Bank Board Conference -Boston-Gazette will run a news brief to recruit a tenant rep. tothe Partnership-NHA and CDC slots need to be filled-read letter from Senator Rosenberg re: fundingappropriation for lead paint abatement program-update on Cottage Kitchen grant applications to HUD*Mayor approved both the $25,000 and the $75,000 requests-reviewed long term affordability language in loanagreement, mortgage and promissory note for ValleyPrograms, Inc. re: CDBG allocation for Cottage Kitchen-circulated letter from J. Dunne (Valley CDC) stating hisdesire to answer concerns of Florence Civic Association re:Maples property-update on projects:Millbank -no action/law suit pendingSchool st. -construction to begin•september -possibly to include 1 (3) bedroom unit out of the 4 total South st. -has a $100 -120,000 dollar funding gap/reconfiguring interior floor plan to yield several three bedroom units. Conducting soil analysis, etc.
-Fair Housing Committee -newly recreated 23 membercommittee to have first meeting September 21, 1994. Louiseagreed to be NHP liaison
-4-
ADJOURN Members agreed to invite the Board of the Northampton Area Community Land Trust to the next meeting (September 20) to hear Martin Hahn of ICE talk about long term affordability mechanisms and how to get local banks to accept the Land Trust (ground lease) model.
Chuck made a motion to adjourn the meeting seconded by Nola. The meeting concluded at 9:05 p.m.
Respe�ful�y submitted, 1.� ¼-t1trPeg Keller Housing Program Coordinator
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0
Northampton Housing Partnership Minutes September 20, 1994
CALL TO ORDER Chairman Abuza called the meeting to order at 7:10 p.m. Members present included: Richard Abuza, David Gengler, Judy Cernak, Clare Higgins, Jody Blatt, Nola Reinhardt, Louise Jeffway. Others present: Larry O'Connor, Paul Lischetti, Carol Spector, Board Members of the Northampton Area Community Land Trust and Martin Hahn and Michael Lehman, Technical Assistance staff from the Institute for Community Economics.
ANNOUNCEMENTS -The updated telephone list was circulated.-Peg announced the plans for a Downtown Charette to be held onNovember 12th to create a vision for the future of the downtown.All interested residents are encouraged to attend.
GUEST PRESENTATION Peg Keller had invited Martin Hahn to speak with the Partnership regarding strategies for gaining bank participation in projects involving long-term affordability restrictions such as a ground lease. Members of the Northampton Area Community Land Trust were also invited. Richard introduced Mr. Hahn, thanked him for coming and asked Partnership members and others to introduce themselves. Highlights of Mr. Hahn's presentation included the following:
1.Introduction to ICEa)national, non-profit organization providingtechnical assistance to support the Land Trustmovement across the countryb)currently there are 80-100 land trusts in existence
2.Rationale for Preserving Affordabilitya)prudent use of funds/allows greater impact forlonger time periodb)existence of continuing need for affordable housingc)allows for community control of real estate activityover timed)public policy dictates that non-profits developinnovative approaches to accomplish thise)concept of restricting equity is a politicalquestion as well as practical
3.Bank Concerns with Affordability Restrictionsa)HOME program (1992) is one of the primary waysaffordable housing is financed in this country -1stFederal program with resale restrictions(circulated handouts entitled "HOME InvestmentPartnerships Program, 24 CFR Part 92 Interim Ruleand Chapter 9: Financing Homes on CLT Land)
-restrictions read: " ... ensure that the housing willremain affordable, pursuant to deed restrictions,convents running with the land, or other similarmechanisms to ensure affordability, to a reasonablerange of low-income homebuyers. The affordabilityrestrictions must terminate upon occurrence of any ofthe following termination events: Foreclosure, transferin lieu of foreclosure or assignment of an FHA insuredmortgage to HUD." etc.
b)HUD realized the need to preserve affordability butbacked off on permanent restrictions to ensure bankparticipationc)banks feel such properties have limited markets forresale and hesitate to get involvedd)non-profits do retain the ability to cure thehomeowner default and can make payments on theirbehalf to prevent the foreclosuree)excellent record of that happening in the Land Trustmovement -banks like land trusts' ability to stepin and resolve problemsf)Land Trust usually gets 120 days to cure thedefault, banks sometimes extend with evidence ofgood faith effortg)appropriate use of public resources to cure defaultless money to preserve unit than to create new oneh)banks have set loan to value ratios/if projectsdon't have that value without using the land ascollateral, Land Trusts end up signing mortgages sobanks get land and building in case offoreclosure/but this is not the case in Northamptonbecause land values are so high/banks must bebalking at the non-traditional concept, notnecessarily the loan to value ratiosi)if homeowner defaults and Land Trust is unable tocure, and bank does not recognize affordabilityrestrictions when selling to new homeowner, landbecomes an asset to the Land Trust, with ability tocharge rent to the new ownerj)lenders should be aware that something offered belowmarket rates is marketable
Mr. Hahn concluded his "formal" remarks and the group embarked on defining next steps.
D.Gengler -due to number of lenders in the community, it maymake sense to select a few banks to educate and foster a workingrelationship with.
Mr. Hahn offered to supply the Partnership with a name of a New England lender with experience in land trust projects to offer as a resource to other lenders.
c.Higgins suggested meeting with the City's Treasurers Office toinvestigate using "level and type of affordable housing activity"as a criteria for receiving deposits of City funds.
Members brainstormed the following list of banks for possible outreach efforts: SIS, Florence Savings Bank, Northampton Cooperative, Greenfield Savings, Easthampton, Shawmut, United Savings, Bay Bank, Bank of Boston.
The following strategy was outlined: -importance and potential strength of having the City andnon-profits speak to the lenders with a unified voice-creation of an information packet educating lenders aboutthe value of the Land Trust Model-identification of the decision makers in the institutionalhierarchies-stress experiences of banks "peers"-become pro-active by lining up involvement ahead of time,rather than as each project need arises-identify what we can offer in exchange for bankparticipation i.e. -CRA credit, prepared loan applicants,placement of City deposits
NEXT STEPS identified: -sponsored by the Northampton Housing Partnership throughthe Finance Sub-Committee-create the information piece with facts, figures,percentages, scenarios-discussion with the Treasurers Office re: deposits-sponsor a meeting with the Mayor/Partnership/Land Trust andnon-profits to generate long term plan to present to bankswith specific requests-sponsor meeting with Mayor and banks
M.Hahn said ICE would continue working with us further undercontract.
R.Abuza thanked him for his information and assistance.
Members encouraged Michael Lehman of the ICE staff to consider filling the position of a tenant representative on the Partnership.
SCHOOL STREET APPLICATION/VALLEY CDC Peg distributed the information request from the CDC asking for $10,000 from the Housing Drawdown to create a 3 bedroom unit out of an existing 2 bedroom unit. Project involved the acquisition and rehab of a 4 unit building at 46-48 School Street.
A CDBG grant was awarded to the CDC for acquisition -$45,000 and $25,000 to the Land Trust for the land purchase and ground lease. The other financing has been secured from the Florence Savings Bank.
Clare said that for $55,000 we would be securing 9 bedrooms with affordable rents. Discussion followed regarding the difficulty of securing public funds for smaller projects.
It was noted that the Partnership considers the creation of three bedroom units a priority and will soon be issuing a Request for Proposals to that effect.
David Gengler made a motion to recommend to the Mayor the award of a $10,000 grant to the Valley CDC for the creation of a three bedroom unit within the School Street property.
The motion was seconded by Louise Jeffway; vote unanimous.
The CDC plans to rehab the building in October. De-leading is currently underway. Projects costs included in the original application (November 1993} were:
$45,000 25,000 121,000
191,000 147,000
44,000
COTTAGE KITCHEN
CDBG -CDC CDBG -NACLT FSB
Total project cost Purchase price
Rehab
Nola Reinhardt raised the issue that the Cottage Kitchen property is being re-auctioned (October 7th} due to an advertising error. It appears from the newspaper that other parties may be bidding against Valley Programs this time around.
It was suggested that Richard and Clare meet with Rebecca Muller to brainstorm creative solutions to this potential dilemma. Peg will arrange a meeting.
MEMBERSHIP was addressed briefly. Slots exists for CDC, Housing Authority and tenant representation.
SUB-COMMITTEE reports were postponed until October. Clare asked to be removed from the Project Review Sub-Committee. David Gengler expressed his desire to no longer chair the Project Review Sub-Committee. Members were asked to think about their preferences for Committee work and times they can meet. Further discussion will take place in October.
ADJOURN The meeting was adjourned at 9:10 p.m.
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CALL TO ORDER
NORTHAMPTON HOUSING PARTNERSHIP MINUTES
October 18, 1994
The meeting was called to order by Chairman Abuza at 7:20 p.m. Members present included: Shelley Abend, Clare Higgins, David Murphy, Nola Reinhardt, David Gengler, Alex Ghiselin, Judy Cernak, Laura Baker. Also present: Peg Keller, Bruce Fogel.
MINUTES
Members postponed approval of minutes until next meeting asking that additional copies be distributed for review.
SUB-COMMITTEE REPORTS
Preservation: Richard reported on the tasks being worked on: formation of the SRO Advisory Board, following lead paint legislation, and monitoring the expiring use properties. The major project planned is an educational program for landlords once the lead paint abatement regulations are promulgated.
Project Review: Laura reported on the sub-committee's desire to circulate a Request for Proposals for the creation of 3 bedroom units. Members discussed whether or not an entity could receive more than one CDBG allocation per project.
Zoning/Government: David Murphy reported that the Committee is moving ahead on the rental/vacancy rate survey and reviewed Wayne Feiden's memo on the Zoning Ordinance revisions.
Fair Housing: Shelley reported on the meeting held in September and that a second one will be held in December. Obstacles to achieving Fair Housing were brainstormed. Steps to take to remove the obstacles will be discussed in December.
ANNOUNCEMENTS
Peg and Shelley reported on the Inter-faith Council's response to the Grove Street Inn overflow issue:
-an emergency cot program is being created by four of thedowntown churches
The SRO Advisory Board is scheduled to have its first meeting October 26th. The charge to this Board will be to provide organizational and funding support to the Outreach Project.
Veterans Shelter in Leeds will be opening on Monday (10/24). John Simon attended the SRO/Homelessness Task Force reporting that his program will have a 55-60 bed capacity now, with expansion to 90 after the 1st of the year. This new resource will hopefully help to alleviate the overflow situation at the Grove Street Inn site since 25-30% of the guests are Veterans.
Pines Edge: Peg followed up with the HOP Program at Mass. Housing Partnership. Lionel Julio said that as units turn-over MHP gets notified and they assist and monitor the resale process to insure that the subsequent owner is income eligible and the unit remains affordable. The City has no oversight role, Peg gave Mr. Julio Sarena Neyman's name as a contact person for locating income eligible potential home owners.
Cottage Kitchen: The second foreclosure auction is scheduled. Hopefully, Valley Programs will continue to be able to purchase the property and preserve the SRO units and commercial space.
Land Trust Collaboration: Peg reported that she is trying to make contact with Land Trust Board members to follow up on tasks delineated at the last meeting. The plan is to move forward to educate the financial community about the benefits of the Land Trust model.
School Street Rehab: Peg reported that the Valley CDC has decided not to create a three bedroom unit and will not be utilizing the $10,000 they requested from the Housing Drawdown. It seems construction costs are too high to make the financing feasible at this time.
ADJOURN
There being no further announcements, the meeting adjourned at 9:00 p.m.
Respectfully submitted,
f�ilrc,= Peg �ller Housing Program Coordinator
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CALL TO ORDER
NORTHAMPTON HOUSING PARTNERSHIP Minutes
November 15, 1994
Chairman Abuza called the meeting to order at 7:15 p.m. Members present included: Richard Abuza, Laura Baker, Clare Higgins, Alex Ghiselin, Nola Reinhardt, Shelley Abend. Guests included: Marilyn Richards, Cooley Dickinson Hospital/Dickinson Programs; Sue Weinrich, Member Board of Directors, "Alliance for Sober Living". Member regrets: Judy Cernak, David Murphy, Chuck Johnson, Louise Jeffway.
MINUTES
Members reviewed minutes from August, September and October. C.Higgins made a motion to approve all three sets, seconded byA.Ghiselin; vote unanimous in favor, with the amendment to theOctober set to include the need for representation from theHousing Authority on the Partnership.
GUEST PRESENTATION
M.Richards, representing Cooley Dickinson Hospital described thebackground of the Hairston House program and the emergence of the"Alliance for Sober Living". Highlights of the presentation wereas follows:
-Hairston House program was in danger of closure when acitizens group successfully rallied for its revival-after tackling that project, group has evolved with newfocus of obtaining housing units (via ownership orrental) for people in recovery (without formal supportservices)-asking the Partnership to assist them with their efforts-initial plan is to continue fundraising, secure units firstfor men, hopefully for women in following phase-difficulty is finding 3 and 4 bedroom units that areaffordable
N.Reinhardt asked how this would be different from the CottageKitchen project.
M.Richards explained that SRO's are not usually supportiveenvironments for people in recovery. They are envisioning asupportive environment with people helping each other possiblyvia space with common areas for socializing, meal preparation,etc.
C.Higgins added that the Cottage Kitchen is specifically forpeople transitioning out of Grove Street who may or may not havesubstance abuse problems.
S.Weinrich followed by saying that this housing couldpotentially become permanent housing and although support wouldbe offered, participation would not be mandatory.
R.Abuza agreed with their observation regarding the dearth ofthree and four bedroom units and said that the Partnership ismaking the creation of such units a priority.
S.Abend inquired about the rent level they are looking for ($200-$250 was the response) and offered to alert her staff to be onthe look-out for units that would meet their needs.
M.Richards concluded by saying the strength and commitment ofthe Alliance is a critical factor in this effort and membersshould be commended for their success to date.
R.Abuza described his concept of owners selling property atbelow market rates and earning tax deductions for selling to nonprofit organizations. The success of the process would hinge onthe appraisal, however the legal mechanisms to carry this out arein existence. Members agreed it was a valid concept to pursue.
R.Abuza thanked Ms. Weinrich and Ms. Richards for attending andagreed to offer assistance where possible.
SUB-COMMITTEE REPORTS
Downtown Planning Charette -R. Abuza reported on the Charette held November 12th, sponsored by the Planning Board that he and 140+ other people attended. Maintaining and increasing affordable housing in the downtown was one of the activities mentioned. Also expressed was the need for town boards to work together on these issues.
He noted that the forum also recognized responsibility to deal with youth concerns and the need for activities and spaces for them.
He relayed that the Planning Board will be devoting the beginning of each of their meetings to furthering the formation of the downtown plan.
Finance -C. Higgins reported that the CRA project is moving forward, as is the collaboration with the Land Trust. N. Reinhardt said that at the Land Trust Board meeting they agreed to move ahead with preparing the information packet for potential funding sources and to contact banks that have participated in Land Trust projects elsewhere (list of resources was provided by Martin Hahn of I.C.E.)
Project Review -L. Baker reported that John Dunne had responded to our request for project updates (letter was circulated). Unfortunately, no three bedroom units will be incorporated into the School Street project (Nola reported that the Community Work day was successful!), research for the final financing piece for South Street continues, Millbank II new construction is still on hold due to the lawsuit.
Members then discussed the appropriate mechanism for developing a (small) lead paint abatement program locally. Laura suggested running the program through the existing Home Repair Program, setting aside $30-35,000 for deferred payment loans with followup on renting to low income tenants to be monitored by the Housing Authority.
Peg mentioned that Penny had suggested she investigate the possibility of utilizing the HAP Lead Paint Abatement Program and the MHP Loan Guarantee Program. Laura said the HAP person has been gone for a year and she doesn't think the position has been filled. She also said that most landlords can't assume more debt or don't want additional monthly payments which is problematic. Peg will research these options and report back.
The Committee is moving ahead with the Request for Proposals for the creation of new three bedroom units.
A discussion followed regarding two land parcels with unknown owners which could potentially be developed for affordable housing (single family or duplex). Members who live in the neighborhood offered to do site inspections and report back.
Preservation -Shelley reported that she is revising the Landlord Resource manual for a second printing. Revisions will include information on the ADA and updated lead paint information.
There is no movement from the owners of either Meadowbrook Apartments or Hampton Gardens but the expiring use situation will continue to be monitored. Tenant organizations are functioning at both places currently.
Zoning/Government -Peg reported in David Murphy's absence that we are enlisting the assistance of Smith College in designing the rental survey data base system.
Peg also had requested Wayne Feiden to research whether or not our Zoning Ordinance discriminated against people with disabilities. He has completed his research and drafted a memo which is awaiting review by the City Solicitor. After that review, it will be circulated for discussion.
ANNOUNCEMENTS
Cottage Kitchen -has received one of the grants applied for from HUD which will assure the project going forward. Shelley and Rebecca are to be congratulated!
Shelter Overflow -Emergency Cot Program to be in place and underway the week of November 28th. Peg and Rebecca have been coordinating and several houses of worship have come forward to offer space and volunteers.
ADJOURN
There being no further announcements, the meeting was adjourned at 8:41 p.m. Peg has requested that no Partnership meetings take place in December that require minutes being taken (by her) so she can set aside a block of work time to move forward on subcommittee projects. Members gave their permission and will reconvene in January.
Re��?itted,
Peg K�er Housing Program Coordinator
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