Agenda and Minutes 2007-11-19
Community Preservation Committee
(revised) Agenda
DATE: Monday, November 19, 2007
TIME: 7:00 PM
PLACE: City Council Chambers, 212 Main Street (BEHIND City Hall)
Contact: Bruce Young, Land Use and Conservation Planner
byoung@northamptonma.gov
Agenda
1. Public comment period
2. Approval of minutes for 10/17/2007
3. Chair's Report
4. Discussion of Community Preservation Committee administrative spending
5. Public hearing to review the 11/02/2007 draft of the Community Preservation Plan
6. Discussion of Community Preservation Committee Outreach Plan
7. Discussion of project application review procedures
8. Request from the Conservation Commission/Office of Planning and Development to
submit an early application for funding [New agenda item]
9. Any other necessary business
For additional information please refer to the Community Preservation Committee
website:
http://www.northamptonma.gov/gsuniverse/httpRoot/comm/
MINUTES
Community Preservation Committee
DATE: Monday, November 19, 2007
TIME: 7:00 PM
PLACE: City Council Chambers, 212 Main Street (BEHIND City Hall)
Community Preservation Committee meeting on November 19, 2007
Members present: John Andrulis, Chris Kennedy, Jack Hornor, Don Bianchi, Tom
Parent, George Kohout, Fran Volkmann, Lilly Lombard
Staff present: Bruce Young, Land Use and Conservation Planner
Jack Hornor opened the public hearing at 7:00 PM
PUBLIC COMMENT
Marianne LaBarge-Ward Six Councilor-requested that the CPC review the Turkey Hill
Preservation Project in an open and transparent manner before February 2008 in order to
meet the project deadline. She stated that there is a tremendous amount of support for the
project from the residents of Turkey Hill and from residents in wards six and seven.
Barry Roth-stated that he would like the Turkey Hill Preservation Project to receive CPA
funds.
Mark Carmien-stated that Turkey Hill is a beautiful area that could potentially be
developed by the current owner, but the owner is willing to work with the City to protect
the area in perpetuity. He stated that a $470,000 grant has been secured and he requested
that the CPC review the project before end of 2007. Mark stated that over $200,000 was
raised last year during a local fundraising campaign to protect an adjacent parcel on
Turkey Hill.
Bill Ames-stated that the First Church building in downtown Northampton is developing
serious structural problems and the church needs help funding civic functions provided to
the community. He requested that the First Church be the first CPA project to be funded
in Northampton.
Michael Bardsley-City Councilor at Large-stated that he supports the Turkey Hill
Preservation Project and that the timing of funding is crucial to preserve a valuable piece
of land in the City. He stated that he also supports preserving the First Church.
John-stated that the community will most likely be disappointed if the CPC votes for a
project before other projects can be reviewed. He reminded members of the CPC that the
idea of planning best practices and openness weighs heavily on the committee. He
requested moving the CPC project review deadline forward a couple of months.
Dave Herships-asked if CPA funding applications will be made available to the public
before the CPC reviews them at public meetings. Dave stated that he supports the Turkey
Hill Preservation Project but believes it is difficult decision for CPC because it would be
a stand-alone funding request before any CPA funds have been allocated in Northampton.
Joanne Campbell- stated that she believes there is a lot of discontent in the community
concerning City boards and proper public process. She stated that it is her opinion that
the CPC should not make exceptions to the normal process of project review and project
funding.
Chris Kennedy informed the public that the Turkey Hill Preservation Project agenda item
is not a formal review of an application, but a request for an early consideration. Chris
stated that anyone is welcome to be placed on the agenda to request early consideration.
He stated that the CPC understands the spotlight they are under, but according to the
Community Preservation Plan, they may review an early application if there is a project
where time is of the essence.
Jack Hornor read an email from Tracey Putnam-Culver stating that she believes that CPA
funds should not help first time homebuyers or they should not be used to purchase
soccer fields. She stated, in the letter, that CPA funds should be used to preserve open
space and forested lands, as well as for preservation of historic structures. She would
also like to see CPA funds used for reducing the real estate burden on homeowners so
that Northampton can preserve its workforce.
MINUTES
George Kohout moved to approve the minutes of October 17, 2007.
Chris Kennedy seconded the motion.
All those present voted in favor of the motion.
CHAIR’S REPORT
Jack Hornor-stated that he would like to vote on a new Chair and Vice Chair of the
Community Preservation Committee in January, after the new members (Fran and Lilly)
have been sworn in. He stated that the election would only be ten months after the first
election, but it would give all nine members a chance to vote.
George Kohout-stated that waiting until one-year has lapsed, to vote on a new Chair and
Vice Chair, might give the newly elected members a better chance to get acquainted with
the Committee before they take a vote.
Jack Hornor-stated that the newly elected members have attended most of the CPC
meetings to date. He stated that, with the elected members, all nine CPC seats have been
filled and he would prefer an election as soon as the members have been sworn in.
The Committee decided hold an election in January for the Chair and Vice Chair.
Jack Hornor-reminded members of the CPC about the Massachusetts Housing
Partnership training on CPA funds for Affordable Housing. The training session is
th
scheduled for Thursday, November 29 at 9:00 a.m. at the Clarion Hotel in Northampton.
Jack Hornor, Fran Volkmann, Lilly Lombard, Chris Kennedy and Bruce Young stated
that they plan on attending the training session.
Jack Hornor-reported that the first round of interviews for the CPC administrative
position have been conducted and a candidate will most likely be chosen within the next
couple of weeks.
Chris Kennedy-stated that he would like to be involved in any additional interview
sessions.
Jack Hornor-informed the CPC that the Chair of the CPC could be given the authority to
approve minor CPC administrative funding requests, such as: letterhead, nameplates, and
training session fees. He stated that quarterly expense reports could be provided to the
members of the CPC.
George Kohout-moved to authorize the Chair of the CPC to allocate administrative
expenditures up to two hundred dollars with the condition that quarterly expense reports
are provided to the CPC.
Tom Parent-seconded the motion.
All those present voted in favor of the motion.
COMMUNITY PRESERVATION PLAN PUBLIC HEARING
Jack Hornor-explained the steps taken by the Community Preservation Committee (CPC)
in developing the Community Preservation Plan (CPP).
George Kohout- stated that he would like to cite the CPC website in the letter to the
community (page 2). He also stated that he would like to make a few minor edits to the
plan, but they could be incorporated at a later date.
Don Bianchi-stated that he would prefer discussing the edits during the open public
hearing.
Chris Kennedy-suggested that the CPC use an editing software program such as Google
Docs, which allows documents to be edited as the edits are discussed.
Jack Hornor-read Fran Volkmann’s edits that she emailed to the CPC earlier in the week.
The CPC agreed to change the wording on page 5 to Fran’s suggested wording.
George Kohout-suggested removing the last sentence on page 5 in the third paragraph-To
that end…
The CPC agreed to remove the last sentence of the third paragraph on page 5.
Chris Kennedy-requested changing the word plausible to viable in fourth paragraph on
page 5.
The CPC agreed to change the word plausible to viable in fourth paragraph on page 5.
Lilly Lombard-suggested that the CPC revise the Background information in the Open
Space section of the plan and read her suggested changes.
The Committee agreed that it was too difficult to absorb Lilly’s suggestions without a
reviewing a printed copy. The Committee members stated that because the suggested
changes were merely amendments to background information, which is mostly
educational, they were willing to delegate the responsibility of updating the Open Space
Background section to Jack, Lilly and Bruce.
John Andrulis- suggested voting to accept the plan during the open public hearing and
then voting to accept amendments at the next meeting.
Jack Hornor-stated that he believes the plan should not be amended once it has been
accepted.
Don Bianchi-stated that the CPC should move forward as soon as possible to accept
project applications. He stated that he believes the CPC could vote to accept the plan
with minor changes to non-essential sections that could be inserted by subcommittees.
George Kohout-agreed that the plan could be approved with no additional changes to the
important sections (Project Evaluation Criteria and applications) and minor adjustments
to the informational sections.
Chris Kennedy- stated that he would like to see subgroups work on plan and come back
to committee to present their changes.
Lilly Lombard-stated that, once approved, the Project Evaluation Criteria should not
change, but she would vote to accept the plan knowing that minor changes could occur in
the next couple of weeks.
The Committee agreed that the Project Evaluation Criteria and project review procedures
should not change once approved, but minor changes to the educational sections could be
revised between now and the next meeting.
Lilly Lombard-requested that an additional Open Space Project Evaluation Criteria be
inserted into the plan stating- Protects rich soil for agricultural uses such as food
production.
The Committee agreed to insert the additional Open Space Project Evaluation Criteria.
CONSERVATION COMMISSION AND OPD REQUEST TO DISCUSS TURKEY
HILL PRESERVATION PROJECT
Jack Hornor- read section of page 28 of the Community Preservation Plan that states,
“The Committee also accepts applications that, because of market opportunities or other
material deadlines, require consideration outside of these funding cycles.”
Paul Wetzel-Chair of Conservation Commission-stated that the Conservation
Commission supports the Turkey Hill Preservation Project and is here to answer
questions about the project.
Jack Hornor-asked why the CPC should review an application from the Conservation
Commission before other applications.
Paul Wetzel-explained that the City has received a $470,000 grant toward the purchase of
the parcel, but the acquisition of the parcel is not possible without CPA funds. He stated
that the City must close on the parcel by June 2008.
Wayne Feiden- Director of Planning-stated that the grant has to be closed out by June 1,
2008, which means that the City must close on property by mid May 2008. Wayne stated
that the City will conduct another major capital campaign for the purchase of the land and
believes that it will only be successful if CPA funds are allocated for the project. Wayne
explained that if the CPC were to wait until February to start reviewing projects, and the
project were recommended by the CPC, it would take a couple of months to get the
project through City Council, which would be too late to hold a capital campaign.
Lilly Lombard-stated that she spoke to Robert O’Connell at DCR and that he stated the
closing date on the grant is June 30, 2008.
Wayne Feiden-stated that the grant instructions request a closing date of June 1, 2008.
Chris Kennedy-asked if a fiscal report and a month-by-month project timeline could be
provided to the CPC.
George Kohout- stated that a timeline is appropriate but fiscal report is not necessary for
the CPC.
Chris Kennedy- asked Wayne how long it took to raise the necessary funds during the
last capital campaign.
Wayne Feiden-stated that, in 2006, $180,000 was raised in 90 days. He stated that CPA
funds were not available last year and expects that citizens will not give as much as last
year. He also stated that the Conservation Commission must have the funds in hand by
April 15, 2008 to be able to close in May.
Don Bianchi-stated that he believes the CPC should not and cannot entertain a stand
alone early application. He stated that if the Community Preservation Plan is approved
tonight, a timeline will be set to review the first applications, and an early
review/allocation would detract from the transparency and inclusivity of the CPC. Don
suggested that once the plan had been approved, the CPC could allow all applicants to
submit applications and a project deemed a priority of the Conservation Commission
would carry a lot of weight. Don stated that he believes a capital campaign could begin
now with a required commitment of the funds only if the project is feasible and approved
for CPA funds.
Fran Volkmann agreed with Don Bianchi. She stated that she believes it is inappropriate
to accept applications before approving a plan. She also stated that she believes the
Turkey Hill Preservation Project is a wonderful project, but reviewing the project early
does not create a level playing field for other potential applicants. She stated that the
Community Preservation Committee should establish a review date and that date should
be for all interested applicants.
John Andrulis –stated that he agrees that the plan should be approved before any
applications are accepted, and that out of cycle projects applications should only apply
after the first cycle has been completed.
Wayne Feiden- stated that he respects the process the CPC would like to follow and
requested that, assuming the Community Preservation Plan is accepted at the meeting, the
th
Committee would begin reviewing projects before February 15.
Tom Parent-asked when projects would be considered if applications are due by February
th
15.
Jack Hornor- stated that if the project deadline were February 15, 2008, the first
discussion on the applications would be in March. And, assuming the Committee were to
make recommendations at the first meeting, the earliest date the project would be heard
by City Council, assuming the Mayor moved quickly on the recommendation, would be
April 2008.
George Kohout-stated that he wouldn’t feel comfortable accepting an application until a
vote on the plan has been taken because the CPC has not yet discussed how application
packages will be reviewed. He would be in favor of moving the submission dated up to
January 15, 2008.
Jack Hornor-stated that he assumed the plan would be approved by the end of the
meeting and any application would be contingent upon an approved plan. He stated that
he believes an applicant could request funding once the plan has been approved. He
stated that excerpt on page 28 was written for projects that can’t meet the submission
deadlines. He stated that the Turkey Hill Preservation Project is a City open space
acquisition project that has no opposition, has funding, and has a great amount of support
by conservation organizations and the community.
George Kohout-stated that he believes it is important that everyone has the same
opportunity to apply for funds during first cycle.
George Kohout motioned that the CPC does not accept applications in advance of the
first deadline that the Committee approves.
Don Bianchi seconded the motion
Discussion-
Chris Kennedy-stated that he believes it is a tough decision and that there will be many
difficult funding decisions in the future. He stated that he believes that an early decision
should not yet be made because the CPC has not yet decided how projects will be
reviewed.
Lilly Lombard-stated that she believes the CPC should not accept applications before the
plan is approved and a date is set for accepting applications.
Fran Volkmann-stated that the CPC could move the deadline and could potentially hold
special meetings to quickly approve a particular project.
Don Bianchi, George Kohout, John Andrulis, Chris Kennedy and Tom Parent voted in
favor.
Jack Hornor voted against the motion.
The motion carried.
COMMUNITY PRESERVATION PLAN PUBLIC HEARING (CONTINUED)
Chris Kennedy-stated that he would like to add a comma on page 11, under Historic
Preservation Background section, in the third sentence at the top of the page.
Chris Kennedy- stated that he would like the change the word “buildings” to the word
“assets” in the last sentence on page 14 of the Historic Preservation Possibilities section.
Lilly Lombard-stated that she would like to change the phrase “City employees” in to
“employees” in the Community Housing Project Evaluation Criteria section
The Committee agreed to change to the phrase “City employees” to “Northampton
employees” and to change the phrase “local residents” to “Northampton residents.”
Tom Parent- asked if the statement in the Recreation Project Evaluation, “maximize the
utility of land already owned by Northampton (e.g. school property),” suggests
rehabilitating land not acquired with CPA funds, which is not authorized under the CPA.
The Committee agreed that the City could create recreation opportunities that would
maximize the utility of land already owned by Northampton, as long as the land is not
currently being used for recreation.
Don Bianchi- would like to change wording in the Application and Review Schedule
section to state, “the committee may, under extraordinary circumstances, vote to accept
applications that, because of market opportunities or other deadlines, require
consideration outside of the normal funding cycles.”
Don Bianchi-stated that the CPC Project Eligibility Determination Form should be posted
on the website as soon as possible and he stated that applicants should have right to
appeal a decision to the full Community Preservation Committee.
The CPC agreed that adding an appeal clause is a good idea.
Fran Volkmann- stated that people have contacted her and that they are uncomfortable
with OPD staff reviewing pre-applications and applications for CPA funding.
Jack Hornor-stated that it was the assumption of the CPC that OPD staff would review
pre-applications and applications.
The Committee agreed that one of the responsibilities of staff is to review applications.
Tom Parent-suggested putting the website address where it says-see appendix A for
website address.
Jack Hornor-asked the Committee what the first round application deadline should be.
Chris Kennedy- stated that he does not want to make an exception for one project and
th
that the CPC should keep the original submission deadline of February 15.
Don Bianchi- stated that he believes that moving up the deadline does not make an
exception for any one project.
Jack Hornor- suggested moving the date from the fifteenthof February to the first of
February.
Lilly Lombard- asked the CPC if it is possible that they could move the deadline into
January.
Don Bianchi- stated that moving the deadline into January might not allow applicants to
complete the necessary legal work, pre application, application, etc. in time to meet a
January deadline.
The CPC agreed on moving the application deadline to February 1, 2008 and requiring
that applicants submit pre-applications at least 30 days in advance of the application
deadline.
George Kohout- stated that the CPC might need to meet every two weeks depending on
the number of applications that are submitted.
John Andrulis- stated that it might be more efficient to have subcommittees review
projects and split the workload of the entire Committee.
Tom Parent- suggested that the CPC wait until the submission deadline to determine
whether the CPC needs to create subcommittees or needs to meet every two weeks.
The Committee agreed to wait until the submission deadline to determine whether
additional meetings and subcommittees will be necessary.
Tom Parent- suggested having the CPC administrator deliver copies of the application
packages to the members of the CPC.
The CPC decided to discuss application procedures at the December meeting.
George Kohout-suggested changing Step 3 in the Application Review Process to,
“applicant will meet with the CPC to discuss submitted proposals.”
The Committee agreed.
Don Bianchi- stated that he needed to leave the meeting. He added that he would like
community housing applicants to submit a development budget and a sources and uses
budget. Furthermore, Don would like to see rental projects provide a five-year operating
budget and home-ownership projects provide an affordability analysis.
The Committee agreed
Don Bianchi left meeting at 10:20 p.m.
George Kohout- suggested inserting the City seal on the applications and inserting the
date on every page of the plan.
The Committee agreed that inserting the seal on applications and the date on every page
is a good idea.
Jack Hornor-asked if the CPC should set a maximum length for the application. Jack
stated that he believes providing a maximum length is not necessary at this time.
The Committee agreed that a providing a maximum application length is not necessary at
this time.
Fran Volkmann-suggested that the plan should state that a project that needs multi-year
funding should provide a report on annual funding requirements.
The Committee agreed.
Lilly Lombard- suggested adding, “of which the Northampton CPC is a member,” to the
Community Preservation Coalition reference in Appendix A.
The Committee agreed.
Fran Volkmann- suggested that CPC have its own website.
The Committee agreed to discuss the website at a future meeting.
Tom Parent moved to approve the Community Preservation Plan as amended.
Chris Kennedy seconded the motion.
All those present voted in favor of the motion.
John Andrulis motioned to adjourn at 10:45 PM
George Kohout seconded the motion
All those present voted in favor of adjournment
Respectfully submitted on December 5, 2007,
Bruce Young, Land Use and Conservation Planner