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HousingPartnershipMinutes1988Minutes of Meeting NORTHAMPTON HOUSING PARTNERSHIP COMMITTEE February 29, 1988 Mayor David B. Musante, Jr. convened the meeting at 5:30 p.m. in City Council Chambers. The following members were present: Elaine Ulman Linda Morley Edward Morin Devid Heflich Carol Paul Joseph Beauregard Also attending were: Bertrand (Gazette). Kerrie Jones Clark Susan Kohler-Gray John Stedman William Brandt Mary Ford Judy Phillips, Advisory Janet Gezork, Advisory Susan Carrell, Jonathan Roche (WHMP), Lynne Penelope Kim, Director of Planning and Development, reviewed a proposed twelve point housing strategy for 1988 suggesting that the Partnership Committee serve as the umbrella/coordinating group in the City. Larry O'Connor, Housing Coordinator, reviewed Housing Partnership's Program components. the Massachusetts During subsequent discussion, Linda Morley asked for more information on housing stock and housing needs in the City. Carol Paul suggested preparing a map on which to locate existing and proposed developments. Staff will provide a packet of information (including the Housing Survey) in advance of the next meeting. Chairman Heflich discussed the agenda for the Committee. He noted that several projects are "on line" including Hampton Court (SHARP and HODAG) and Pine's Edge on Cooke Avenue. It was agreed that more information on the latter would be made available to the committee. He mentioned the Land Trust project on Garfield Avenue which will be upcoming. It was agreed that the Committee should reach out to other boards and, wherever possible, encourage developers to participate in the MHP programs. It was suggested that, in addition to providing a chart/map showing how to apply for zoning variances etc., it would be well to outline steps in participating in MHP and similar programs. Chairman Heflich mentioned two challenge grant applications being submitted to MHP (deadline March 1sth). Judy Phillips described the one representing the Single Room Occupancy sub-committee's request for $35,000 to study the needs and risk levels and to do strategic planning. For future applications, the committee would want to provide letters of support. The committee also agreed that if members were discussions of zoning ordinance amendments, copies of the proposals. Staff will provide. to participate in they should have The Chairman summarized an agenda for the committee as it emerged as follows: 1.Review applications for the MHP. 2.Approach developers to entice them into the process: stimulate applications. 3. 4. Set up communications with other Boards. effective roadmap to the development progress. Community education (and advocacy). Provide an The Committee decided not to establish sub-groups at this time with the exception of the following group: David Heflich, JanetGezork, Carol Paul and Kerrie Jones Clark which will address the issues of affordable housing and the Hotel development. Thatgroup will meet with City staff within the next two weeks. The Committee agreed that the size of the group should be increased to include a renter (individuals agreed to send names to the Mayor) and a representative of Senator Olver's office, namely SUsan Carrell who expressed her interest in and willingness to participate. The next meeting date was set for Tuesday, March 29, 1988 at 7:30 p.m. The meeting was adjourned at 6:40 p.m. Respectfully submitted, PGK/jad 3/4/88 . Kim, Director Planning and Development Minutes of Meeting NORTHAMPTON HOUSING PARTNERSHIP COMMITTEE March 29, 1988 David Heflich convened the meeting at 7:30 p.m. in City Council Chambers. The following members were present: Linda Morley Fred Grinnell Carol V. Paul David Heflich Kerrie Jones Clark Janet Gezork Susan Kohler-Gray Bob Schrader Judy Phillips Beverly Bates Susan Carrell Paul Bixby Bill Ames Also attending were: Penny Kirn and Larry O'Connor from the Office of Planning and Development, Jonathan Roche from the Broadbrook Coalition and reporters from the Union, the Gazette and WHMP. Minutes were approved without discussion. Old Business: David Heflich then initiated a long discussion on the goals and priorities of the committee. Two areas of concern surfaced from the discussion: First, that the committee be active in encouraging developers to take advantage of the MHP programs. It was pointed out that the MHP wants to have local partnerships be active and use their clout as endorsement committees to encourage and mold development proposals for affordable housing. Secondly, many members expressed a need for expansion and clarification of goals to help define the committee's role. Further internal education was proposed for the members. It was agreed that the committee adopt the three following points previously presented. to serve as review agency for housing to work with housing developers to preservation of affordable housing to provide connnunity education within between City Boards development proposals stimulate creation and community at large and Also it was agreed to do additional education and research as to Northampton's housing needs, based on the recent survey and other documentation provided by the Office of Planning and Development. Staff was asked to provide a summary of the Housing Strategy presented at the first meeting. New Business: Larry O'Connor updated the committee on three current or pending projects that are to be using MHP funds. Notes From Meeting With Rostoffs On Affordable Housing Proposal: May 5, 1988 Attendance: Dave Heflich, Janet Gezork, Kerry Clark, Sue Carrell, Paul Bixby, Neil Restaff, David Restaff, Eric Gervai�, Carol Paul, Penny Kim, Larry O'Connor David Restaff reported that they had located a site and were negotiating a purchase. They propose to produce housing and sell it at their cost to eligible buyers. Since there would be no "profit" made, the buyers would be able to purchase with little or no money down. With this arrangement the substantial upon appraisal. equity, and appreciation over buyer, the City (if City land when the house is sold. equity in the house would be Mr. Restaff proposed that this the years, be shared between the was used) and the developer, if and The Committee members expressed concern about: 1). Long term affordability: ie. would the next buyer have an "affordable" price? 2). Who would cover cost over-runs? 3). Who would be eligible? buyers? income guidelines, first-time The Restaffs had questions as to what the Partnership would like to see in the proposal while the Committee wanted more detail in writing. It was agreed to meet May 19th to exchange a developer's proposaland more criteria from the Committee as to what they need to see in the eventual development. Respectfully submitted, LOC/jad 5/11/88 Northampton Housing Partnership Minutes of Meeting May 11, 1988 David Heflich convened the meeting at 7:40 p.m. in the City Council Chambers. Members present were: Beth Altimeri, Elaine Ulman, Mary Ford, Susan Kohler-Gray, David Heflich, Linda Morley, Bill Brandt, Bob Schrader, Joe Beauregard, Bill Ames Also attending were: Penny Kim and Larry O'Connor from the Planning Department, Rita Farrell from Mass. Housing Partnership, Pat Goggins and Art Pichette representing Pines Edge, Jonathan Roche, representing Broad Brook Coalition and John Skibiski 1.First item of discussion was the preliminary proposal by theRestaffs to produce affordable housing. The Rostoff'sproposed to do the development without State (MHP) funds.The sub-committee reported that they questioned the wisdomof endorsing any proposals that would not be using MHP fundsand therefore not be monitored by the State guidelines andadministration. 2.A preliminary proposal was presented "Roadmap" to access City assistance and affordable housing in any new development. for a developer'sState funding for Elaine Ulman, Joe Beauregard, Bill Brandt and Carol V. Paulwill serve on the sub-committee to develop guidelines andthe "roadmap" to show developers what the Partnership wouldlike to see in proposals that include "affordable" housing. 3.City Planner Larry Smith gave a presentation on the Comprehensive Permit process. It was noted that the process would "streamline" the path to permits, in many cases, if the developer is addressing the issue of needed housing in the community. It was also noted that early negotiations between the developer and the Partnership (and staff) could make it a "friendly comprehensive permit process" that could be to everyone's benefit. 4.Presentation of Pine's Edge H.O.P. development proposaloff Cooke Avenue by Pat Goggins and Art Pichette followed. Pat Goggins introduced the proposal noting that they haveworked to shape the project into one that is supported bythe community. He said that Broadbrook Coalition hadendorsed the proposal. He also noted the parcel lendsitself well to affordable housing. Art Pichette continued overview of the pr9posal. with a presentation He noted that: giving an a.there will be 22 acres of open space with 36 units in 6and 8 unit buildings, on a total 26 acre parcel. b.A H.O.P. proposal and a CDAG grant have preliminaryapproval from the state. The HOP proposal will enable moderate income buyers to purchase 24 of the 36 units with state aid. The CDAG grant will pay for improvements to Cooke Avenue and the subdivision street. Questions were raised about the affordability and state assistance. Rita Farrell, regional representative from MHP explained that in some cases the MHFA "writes down"· mortgages to 5.5% to help first-time buyers. Discussion ensued with Committee members expressing concern about the timing of a request for endorsement of the project. Mary Ford made a motion to endorse the project noting that technical review is up to other boards. Questions raised included: -Is it all ledge?. Can Shouldn't we have some project? (any project?). we see the site before voting. criteria on which to judge the Penny Kim suggested the Partnership set up a sub-committee to review this and other projects. Art Pichette said he would meet with a sub-committee to present more detail. After more discussion Ms. Ford withdrew her motion. It was agreed that some members would view the site on the following Saturday with Pat Goggins. 5.Discussion continued on general evaluation process forproposals. The subject of a new proposal for development called HiddenOaks, by Lococo and Christensen, was raised. The Committeeasked the Chair to write a letter to the developersencouraging their participation in the M.H.P. process. 6.Comment from the public followed:Jon Roche, speaking for the Broad Brook Coalition, endorsedthe Pine's Edge proposal. He noted that there werecompromises made by the developers that would preserve the"wilderness" area beyond this point. He asked that thePartnership Committee support efforts to avoid wideningCooke Avenue and taking the trees. John Skibiski spoke in opposition to the proposal noting: it is chipping away at .the "wilderness" area. He said he was very concerned-that it is not a good site for housing. Some general discussion ensued centered on the statement that in general the proposal is for affordable housing and that "cluster" is a good way to do it on this site. Next meeting: Wednesday, June ath, Chambers. Respectfully submitted, �r LOC/jad 5/31/88 7:30 p.m. -Council NORTHAMPTON HOUSING PARTNERSHIP Summary Notes of June 8, 1988 Meeting Present: Joe Beauregard, Susan Kohler-Gray, Chuck Skill, Beverly Bates, Linda Morley, Susan Carrell, Jon Wright, Mary Ford, Carol Paul, Larry O'Connor, Penny Kim Mary Ford called the meeting to order at 7:30 p.m. 1.Minutes of May 11, 1988 meeting approved. 2.Pines Edge proposal Carol Paul presented backgroundinformation on the project and the M.H.P.'s guidelines. Itwas noted that this project, having preliminary approval, is"grandfathered" into the MHP guidelines issued last year. Carol reviewed the differences between the two sets of guidelines and illustrated the monthly cost of ownership with various prices and down payments. She proposed that the developers and M.H.P. be approached about changing the mix in the H.O.P. program. These, she suggested, would be fewer in number, but more affordable to those making under $30,000 per year. Beverly Bates offered that the state guidelines had not been working well, and that they were just that, guidelines, and could be flexible. Other members noted that the project was already planned and on a tight budget; that it was late to question the mix. Susan Kohler-Gray asked if local preference in occupant selection was possible. (yes) Mary Ford called for a motion to endorse the project. A motion was made and voted to endorse the project; all were in favor, with one abstention. The Committee also requested that the developer look into the possibility of changing the mix for more affordability of the H.O.P. units and that local preference be included. The Committee presentation process. also noted their appreciation of Carol Paul's as very educational and necessary to the 3.Organizational Structure: Penny Kim presented some ideas onpossible organizational changes, noting that a 23 member committee is somewhat unwieldy. She said the Committee could expect information on this in August in preparation for a September meeting to establish standing committees. 4.General discussion ensued -points noted were: 1.Members would like more information on Hampton Courtproject, Millbank II 2.Some members expressed concern that the Committee notadd to the redtape of development 3.Zoning change proposals will come to a vote soon inCity Council -Committee support would be appreciated. 4.The Fair Housing Committee will be putting theirCondominium Conversion Ordinance proposal up for reviewin July. No new meeting date was set during the summer. Department will coordinate a meeting in September. Respectfully submitted, LOC/jad Planning \ Northampton Housing Partnership September 19, 1988 Meeting The meeting was called to order at 7:35 p. m. by Chairman David Heflich. Present, in addition to the Chair, were Nick Simms, Bill Ames, Larry O'Connor, Carol Paul, Marjorie Senechal, Susan Kohler-Gray, Mayor Musante, Marcia Berkley, Sue Carrell, Janet Gezork, Mary Ford, Linda Morley, Beth Altimari, Jonathan Wright and John Stedman. Mayor Musante welcomed the committee members. He discussed the city's emphasis on new housing construction and the need to preserve existing housing units. He briefly reviewed projects that are presently underway in the city. The Minutes of the June 8 meeting were approved on a motion by Mary Ford, seconded by Larry O'Connor, which passed unanimously. There was a motion made by Susan Kohler-Gray, seconded by Sue Carrell to adopt the committee structure of three sub-committees. The motion passed unanimously. The topic for discussion was, "Public Housing in the City." Susan Kohler-Gray, Chairperson of the Housing Authority, provided information on· the types of housing programs available in the city, developments currently existing in the city, and needs in housing. Mrs. Kohler-Gray identified the long waiting lists as a problem, and the lack of available land for constructing housing. Committee members discussed the need to work towards public acceptance of public housing. Members also discussed the need for compatibility between housing and open space. There was a brief discussion of city-owned land, and land being developed for housing. Various committee reports were given. Fair Housing Committee: David Heflich reviewed the work on the Condo Conversion Ordinance. A brief description of the ordinance followed. It was generally agreed that the public should be advised that this ordinance will serve to save rental housing stock which is rapidly dwindling. , •: r . >'·. --sRO Committee: Nick Simms reported on the status of the . : .. Challenge Grant and the work being done to salvage existing SROs. ·:&,:t-,J' ::; ,:; ,,., : , .. Marcia Berkley reported progress on two recent HOP developments,·-.·::.· �"Pines Edge" and "Sandalwood Estates," both units in the process.. ?f developing Comprehensive Permit applications. There being no other business, the meeting was adjourned at 9:20 p.m. Northampton Housing Partnership Project Review and Evaluation Sub-Committee October 12, 1988 Meeting The meeting was called to order at 9:10 a. m. Present were Janet Gezork, Larry O'Connor, Kerrie Jones Clark, Mary Ford and Marcia Berkley. The first item of business was for the committee to review the role of the sub-committee. Marcia Berkley proposed the key function of the sub-committee as reviewing the project on the basis of providing affordable housing. The committee's duties include: reviewing the project, meeting with the developer, and asking questions, serving as an advocate for the project, and making a recommendation back to the full committee. The committee briefly discussed criteria to be used in evaluating projects. These are: -Does the project conform to state guidelines regarding cost?-Is there long-term protection of affordability?-Does the project meet local housing needs?-Are the units integrated within the site?-Does the project fit into the surrounding area?-Is the project appropriate to the occupants? The committee will review the information and, if necessary, make modifications. There was a general consensus on the criteria. David Teece, developer of Sandalwood Estates, presented his proposed HOP project (See attached summary sheet). The committee asked several questions, focusing on the need for more information. The committee requested that Mr. Teece submit his site application to MHFA within ten days. Mr. Teece agreed. By the end of the week of October 24, Mr. Teece will submit his comprehensive permit application. The committee requested further information on the bedroom breakdown, construction of market-rate units, and aesthetics of the project. The next meeting is scheduled for Wednesday, October 26 at 5:00 p.m. The meeting was adjourned at 10:20 a. m. Northampton Housing Partnership November 21, 1988 Meeting Page One The meeting was called to order at 7:35 p. m. by Chairman David Heflich. Present, in addition to the Chair, were Linda Morley, Sue Carrell, Carol Paul, Susan Kohler-Gray, Mary Ford, Nick Simms, Jack Steadman, Marcia Berkley, Bill Brandt, Bob Schrader, Larry O'Connor, Janet Gezork and Bill Ames. Minutes were approved as submitted. 1.Committee Reports:Project Review and Evaluation Committee: M. Berkley reported that Pines Edge is moving along with a Public Hearing scheduled for December. Sandalwood Estates was discussed. M. Berkley requested an endorsement of the project, Mary Ford so moved, Linda Morley seconded, and the motion to endorse the project passed unanimously. SRO Committee: Nick Simms reviewed the projects that the SRO Committee has been working on. The SRO Committee has endorsed the HER project in order to stabilize the building. HAP has completed specifications on 96 Pleasant Street. In addition, two or three SRO' s are targeted for an Outreach Mental Health worker. Nick reviewed the Challenge Grant status and the recent completion of Working Paper #1. D. Heflich requested an endorsement from the Committee for two projects: 1) For subsidies at 96 Pleasant Street, and 2) HER, Inc. N. Simms moved that the Housing Partnership encourage Mass. Housing Partnership to provide a minimum of 14 707 Subsidies. Mary Ford seconded, and the motion was approved with one abstention. Bill Ames moved the endorsement of the HER, Inc. project. Sue Carrell seconded, and the motion was approved with one abstention. Fair Housing Committee: Will Bundy reviewed the status of the Condo Conversion Ordinance. Mary Ford and Bill Ames encouraged that the Partnership provide input because the ordinance needs support. The Partnership recommended that M. Berkley meet with the Housing Policy Committee to discuss the ordinance. Sue Carrell moved that the Partnership approve and endorse the condo conversion ordinance in concept. Larry O'Connor seconded. Susan Kohler-Gray offered. an amendment to the motion, and recommended that the Partnership endorse the concept of preserving rental housing. The Partnership requested that when they are going to be asked to make a recommendation on an issue, they receive the information in the mail prior to the meeting. Sue Carrell withdrew her motion and called for a vote. Instead, the Committee agreed that the Housing Policy Committee will look at the ordinance and decide what action to recommend to the Partnership. 2.Topic Discussion: "Are there methods within the conventionalbanking structure to provide financing for affordable housing?" Jack Steadman, President of Northampton Cooperative Bank, Bob Northampton Housing Partnership November 21, 1988 Meeting Page Two Wilson of SIS, and Jeff McQueen of MHFA presented information on loan programs for financing housing. A discussion followed on the development of a mortgage pool fund. The Committee recommended that staff try to meet with larger banks and pension funds to discuss the creation of mortgage pools for affordable housing. Bill Ames recommended looking at the VA site. 3.Other Business Larry O'Connor distributed copies of brochures on the LandTrust. The meeting was adjourned at 9:20 p. m.