Agenda and Minutes 2008-12-17
City of Northampton
Community Preservation Committee
210 Main Street, City Hall
Northampton, MA 01060
Community Preservation Committee
Agenda
DATE: Wednesday, December 17, 2008
TIME: 7:00 PM
PLACE: City Council Chambers, 212 Main Street (BEHIND City Hall)
Contact:
Jack Hornor, Chair, Community Preservation Committee
Jack@JackHornor.com
Fran Volkmann, Vice Chair, Community Preservation Committee
Franv@comcast.net
Bruce Young, Community Preservation Planner
byoung@northamptonma.gov
(413) 587-1263
Agenda
Public Comment
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Acceptance of 12/3 minutes
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Chair's Report
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Elections for 2009
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Further Discussion of Round 3 Projects
Discussion of Round 3 Preservation Guarantees
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Discussion of 2009 Round 1 Funding Schedule
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Continued Discussion of CPA Plan Revisions
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Other Business
For additional information please refer to the Community Preservation Committee website:
http://www.northamptonma.gov/gsuniverse/httpRoot/comm/
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MINUTES
Community Preservation Committee
Date: Wednesday, December 17, 2008
Time: 7:00 pm
Place: City Council Chambers, 212 Main St.
Members Present: Jack Hornor, George Kohout, Tom Parent, Fran Volkmann, Don Bianchi,
Lilly Lombard and Downey Meyer (pending City Council approval).
Staff Present: John Frey, Community Preservation Planner
Jack Hornor opened the public meeting at 7:03pm.
1. PUBLIC COMMENT
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Joanne Campbell, Executive Director of VCDC thanked the CPC for reviewing and
generously supporting all the VCDC projects. She submitted further costs details for the
60 N. Maple Street property. In 1992 VCDC received a CDBG totaling $95,000 for
acquisition of the property. $233,563 was needed for construction. Mass Development
funded the remainder of the project with a loan to VCDC of $376,605. Total project costs
were $471,605.
2. APPROVAL OF MINUTES
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Jack Hornor presented the minutes of December 3, 2008 meeting for discussion.
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Don Bianchi and Lilly Lombard both asked for minor changes.
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Tom Parent motioned for approval, Don Bianchi seconded, and all voted in favor.
3. CHAIR’S REPORT
CITY COUNCIL VOTE
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Jack Hornor stated City Council would take a first vote tomorrow night (December 18,
2008). Many citizens have complained to the Councilors regarding the SRO projects.
David Murphy stated he has received more complaints regarding the Maple Street SRO
than any other issue. People are outraged over costs, states Councilor Murphy. It is hard
to counter objections, regardless of breakdown detail by VCDC justifying the costs.
Mayor Higgins is supporting both SRO projects.
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George Kohout stated he would hate to have council vote a project down. He queried if it
is possible to withdraw the project for now.
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Jack Hornor stated the CPC could not do that as it is already on the agenda. The council
could table it. It is the legislative process.
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Lilly Lombard stated council could vote it down or lower it. She queried if that is a
possibility.
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Jack Hornor stated people are objecting to project’s total cost, not the CPA’s partial
contribution.
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Don Bianchi suggested calling councilors would be a good thing and Jack Hornor would
be a good, articulate advocate. If council is unwisely against the project we need to
educate them. We would need to strategize.
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Jack Hornor stated Councilor Murphy knows the value of the SRO projects. He
understands the need. The CPC must educate the public at large.
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Tom Parent stated he heard the same arguments. The projects received much publicity
this time. This will happen more as we get more press.
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Jack Hornor stated the second (most important) vote is scheduled for January 15, 2009.
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Fran Volkmann stated many people object to any SRO housing in general. They will grab
hold of any possible objection they can to challenge. We simply do our best and hope it
works.
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Tom Parent disagreed because these people know the SRO units are already there. They
simply and specifically cannot understand the cost of each unit.
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Fran Volkmann disagreed with that logic. These people know if they can kill the funding
the SRO would eventually need to close.
JACK HORNOR TERM AS CHAIR
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Jack Hornor thanked the committee for the opportunity to serve as Chair. It was and
extraordinary and complex endeavor. He hopes that now the CPC is formed it will be
easier going forward. He anticipates the need to miss some meetings in the future and
will therefore pass on serving as Chair for a third term. He looks forward to working on
certain tasks for the new Chair.
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Don Bianchi expressed thanks and appreciation for Jack Hornor’s service as Chair. He
stated Jack Hornor displayed great seriousness, skill and commitment as Chair. Jack
Hornor deserves major credit for the early success of the CPC.
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Fran Volkmann seconded Don Bianchi’s kind words. She stated no one could have
worked harder or more diligently. We appreciate that enormously.
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Fran Volkmann motioned the CPC to recognize the commitment and leadership of Jack
Hornor during his two terms as Chair. Lilly Lombard seconded the motion, and all voted
in favor.
4. ELECTIONS FOR 2009 CHAIR AND VICE-CHAIR
CHAIR
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Jack Hornor opened the floor for nominations for 2009 CPC Chair. The term is one year
with a three year maximum (except with 2/3 override).
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Don Bianchi nominated Fran Volkmann. Lilly Lombard seconded the nomination.
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Don Bianchi stated he would like to elect Fran Volkmann because she understands the
work of the CPC, is recognized by the Mayor and City Council, and well respected.
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Fran Volkmann stated she does have more time available for this work than others. It is
time for her to pay her dues. However, she would like to say she is not capable of being
Chair as Jack Hornor has been. She can only operate with group effort and she needs an
active Vice-chair. She would like to arrange sharing of site visits and follow-up
questions. It needs to be a team effort. Finally, she hopes to narrow the schedule a bit.
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Jack Hornor stated he expects new chair to work differently from him. Fran Volkmann
will be better at involving others than he did.
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Fran Volkmann stated she would like to strive for two years maximum as Chair.
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All voted in favor of Fran Volkmann as the new Chair, (Fran Volkmann abstained).
VICE-CHAIR
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Jack Hornor talked of viewing the executive positions comprehensively. He tried to treat
Chair, Vice-Chair, and staff as a collective executive committee. Therefore, vice chair
has opportunity to really see inner workings of the CPC and be involved.
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Fran Volkmann stated she likes to work very closely. She would like to even share
chairing of meetings. She views the duty as more of a joint leadership.
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George Kohout asked if Lilly Lombard or Tom Parent would be interested.
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Lilly Lombard stated she is currently not interested given family responsibilities.
However, still is intrigued by idea of an executive committee.
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Tom Parent stated he us willing to serve. However, not as Chair-in-waiting though.
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George Kohout nominated Tom Parent for Vice-Chair, seconded by Don Bianchi.
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Don Bianchi stated Tom Parent always brings a thoughtful approach. He appreciates
willingness to serve.
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All voted in favor of Tom Parent as the new Vice-Chair (Tom Parent abstained).
5. FURTHER DISCUSSION OF ROUND 3 PROJECTS
VCDC FORECLOSURE RESCUE PROJECT
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Jack Hornor stated the Mayor does not support this project and wants to wait for the
federal government to support foreclosure rescue. She has learned the DOR is not in
favor of the project. It is in a gray area of legality for the DOR. The Mayor made it clear
she will bring it forward to Council, but without her support. That is why he is now
bringing the recommendation back to the CPC.
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Lilly Lombard stated the Mayor explained she did not feel it was necessary to bring
money to the table to re-negotiate these bad mortgages. She questioned who these lenders
are and who would be negotiating. She does not want local dollars to going national
companies for a bailout.
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Fran Volkmann stated the Mayor also said this would be bailing out banks, making it
better for them. It seems as though CPC needs to decide if we want to pursue this or not.
We need to strategize if so. DOR questioned if CPA funds for individual use only, or if
this would actually support the affordable housing stock as well. DOR thinks CPA money
is for affordable housing only, and this would not qualify. However, DOR did state local
CPC gets to make that decision. DOR would not override a local decision. Local CPC
must go through local city solicitor to approve the legality of the project. It would be ok
until someone sues. The CPC must decide if it wants to go forward or not.
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George Kohout stated a third option is for the applicant to withdraw the project.
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Jack Hornor stated the CPC could also table it to see if federal government will be doing
more.
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Lilly Lombard stated we judged it on public benefit. The Mayor stated landscape of
foreclosures is spotty in Northampton and not currently degrading neighborhoods.
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Tom Parent stated the CPC could get the opinion of the city solicitor before moving
forward.
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Don Bianchi stated a few opinions. First the legal issues could be resolved with tinkering.
Secondly, the Mayor is mistaken regarding the federal help for mortgage rescues. Much
activity has taken place, but little impact. He liked VCDC’s creative approach, they could
do some work without money but this project would provide an effective tool to use.
Finally, he stated he is not up for fighting a lost cause. Perhaps value instead in giving
VCDC money to run a foreclose prevention program instead.
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Michelle Morris of VCDC stated the Mayor is right that often one can renegotiate
without money, but sometimes you cannot. Lenders like to see support in place. We don’t
want to fight lost cause either. High cost loan money is leaving the valley.
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Joannce Campbell of VCDC stated they do have counseling money already through the
CPC. Pre and post-purchase mortgage prevention counseling.
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Downey Meyer stated he does not want to see Council off the hook without voting on it
first. He urged the CPC not to short-circuit the process. It de-values public participation
and the CPC’s work to date. When CPC first votes we have already weighed public
viewpoint and City Council risk.
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Jack Hornor stated perhaps in future we should get Mayor’s opinion before CPC vote.
Mayor gave impression she would oppose this project.
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Don Bianchi stated there is validity in making the decision maker (City Council) go on
record. He appreciates VCDC not needing more specific support money. He would like
to see the CPC push back and go on record for programs we believe in.
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Tom Parent motioned for the CPC to get city solicitor’s opinion, Don Bianchi seconded.
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George Kohout stated city solicitor’s opinion would cost the CPC .
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Jack Hornor stated the Mayor would not stop recommendation from going to City
Council because CPA law not meant to work that way.
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Don Bianchi stated he wants CPC to get opinion that what was proposed is consistent
with CPA. Also, does our proposal to take recouped payments and put toward further use
change that?
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Lilly Lombard stated CPC should not be influenced by political landscape. See it through
as best practice.
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Fran Volkmann stated this is a hard decision. It is more than a political hot potato. DOR
decision is important too. If we get sued it will cost to defend. What would that mean to
CPC? However, in general she supports the CPC forcing City Council to vote on these
recommendations even if it means they are defeated.
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Jack Hornor stated as Chair he has not brought in the city solicitor for any opinions. No
problems yet, but using city solicitor is not unusual. As for asking Mayor’s opinion early
on, he is not sure that is good practice.
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Downey Meyer stated he never wants back door talks with the Mayor. Have them come
on record earlier.
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All voted in favor of getting the city solicitor’s opinion (George Kohout abstained).
SRO HOUSING
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Jack Hornor stated Maryann Labarge contacted his and stated we have enough
apartments already in the city. She also said many have concerns that CPA money is
going to private sector concerns. Jack Hornor wondered if perhaps she is concerned about
the Ruggles project. He will respond to her.
6. DISCUSSION OF ROUND 3 PRESERVATION GUARANTEES
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Jack Hornor summarized the current preservation guarantees for the pertinent Round 3
projects. Concerning the Nonotuck Land Fund project, a CR is a sufficient guarantee.
Concerning the DAR project, a MOA is sufficient for now. Purchasing an HPR
separately could be discussed at a future date. Finally, concerning the David Ruggles
project, the CPC would need more information before discussing the appropriate historic
guarantee.
7. DISCUSSION OF ROUND 1, 2009 FUNDING SCHEDULE
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Jack Hornor presented the draft schedule.
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Don Bianchi stated monthly meetings should be sufficient except during project reviews.
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Jack Hornor stated the CPC has not shown it could accomplish what needs to be done
with just monthly meetings.
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Fran Volkmann stated applicants would only need to know deadlines and when
recommendations would be completed at this point. All meeting dates in between are up
for discussion. Also, Round 2 needs to wrap up before Christmas. Next year all City
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Council business must end before December 31 when the new Council is seated. Let’s
try to get set due dates in the CPA Plan.
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George Kohout motioned to accept Round 1 as listed, Tom Parent seconded, all voted in
favor.
8. CONTINUED DISCUSSION OF CPA PLAN REVISIONS
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Jack Hornor stated Plan revisions are flexible. However, the CPC is supposed to adopt
the Plan each year though.
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Fran Volkmann stated she did not have a draft to submit; rather she needs input on
decisions including application forms, appendices, new introduction and separating
history from the main plan. History should be in the appendix. Also the CPC needs to
decide policies regarding out of sync applications and feasibility study funding limits
(currently listed at $25,000).
APPLICATION REVIEW SECTION
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Fran Volkmann stated she needs to change the application due dates.
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Jack Hornor provided proposed eligibility and application dates.
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George Kohout suggested to be vague and instead supply link to website for current
information.
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Tom Parent suggested just stating January and July of each year.
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George Kohout suggested also including contact information for staff.
GUIDLELINES FOR SUBMISSION
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Fran Volkmann stated she needed to place the information regarding preservation
guarantees in the plan. This is a good place for it.
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Lilly Lombard suggested including information regarding three bid requirements.
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Jack Hornor offered to create list of needed changes.
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George Kohout encouraged Fran Volkmann to move forward with subcommittee to
accomplish these tasks.
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Fran Volkmann stated she would flag decisions that needed full input of the CPC.
9. OTHER BUSINESS
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None
Meeting adjourned at 9:16 pm.
Respectfully submitted on January 2, 2009,
John Frey, Community Preservation Planner
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