Agenda and Minutes 2009-04-01
City of Northampton
Community Preservation Committee
210 Main Street, City Hall
Northampton, MA 01060
Community Preservation Committee
Agenda
DATE: Wednesday, April 1, 2009
TIME: 7:00 PM
PLACE: City Council Chambers, 212 Main Street (BEHIND City Hall)
Contact:
Fran Volkmann, Chair, Community Preservation Committee
Franv@comcast.net
Tom Parent, Vice Chair, Community Preservation Committee
ParentBridge@hotmail.com
Bruce Young, Community Preservation Planner
byoung@northamptonma.gov
(413) 587-1263
Agenda
Public Comment
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General
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Public Session to Discuss Round 1 Applications
Acceptance of 3/18/2009 Minutes
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Chair's Report
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Review of Round 1, 2009 Applications
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-Initial Discussion
-Project Ranking
-Further Discussion
-Funding Recommendations
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Other Business
For additional information please refer to the Community Preservation Committee website:
http://www.northamptonma.gov/gsuniverse/httpRoot/comm/
1
MINUTES
Community Preservation Committee
Date: Wednesday, April 1, 2009
Time: 7:00 pm
Place: City Council Chambers, 212 Main St.
Members Present: Fran Volkmann, Jack Hornor, George Kohout, Don Bianchi, Lilly
Lombard, Downey Meyer and David Drake (City Council approval
pending).
Staff Present: Bruce Young, Community Preservation Planner
John Frey, Community Preservation Planner
Fran Volkmann opened the public meeting at 7:05pm.
1. GENERAL PUBLIC COMMENT
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None.
2. PUBLIC SESSION TO DISCUSS ROUND 1 APPLICATIONS
NORTHAMPTON CONSERVATION COMMISSION, CONSERVATION FUND
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Mitch Hartley, resident of Florence and employee of US Fish & Wildlife Service, stated
there should be equity among the CPA funding categories. Currently open space
preservation is well below a third of total allocations. Also, many NWR grants include a
time lag in funding. The Conservation Commission fund would be a good bridge. Finally,
half of their grants are similar to this proposed. Good usage of the grant money is what
guarantees future funding.
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Frank Olbris, President of Broad Brook Coalition resident of N. Farms Rd., stated they
couldn’t force acquisitions. Instead, timing is very critical and this fund would be helpful
is securing deals. Land acquisitions are an irregular and opportunistic activity compared
to the other funding categories. It deserves special funding protocol.
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Kevin Lake, Chair of the Northampton Conservation Commission stated this proposed
funding model is important to securing deals quickly. Partner agencies such as BBC,
VLF, NLF and USFW would also be able to leverage these funds.
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Mason Maronn, member of the Conservation Commission, reiterated that the fund would
leverage other sources of income and secure time sensitive deals. Deals happen discretely
and quickly in order to outmaneuver the developers. This fund would benefit that goal.
ACADEMY OF MUSIC
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Marilyn Richards, resident of Bridge Rd., stated many local resident groups are now
using the Academy. Very few facilities in the region could match what the Academy has
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to offer. The marquee is an essential advertising avenue for the resident groups. Banners
are not a viable or attractive replacement.
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Amanda ???, stated it is an honor and pleasure to work in this theater. Marquee is key to
finishing this jewel of a place. Banners are very expensive and ineffective.
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Dwayne Robinson, former director of the Academy, stated over $2m has been spent on
the fabric of the building, however no money for the marquee. The theater is an icon and
any first rate theater needs a marquee. It demonstrates the building is alive and well. Use
of the marquee for community messages is what makes the building special. It is crucial
for the marquee to be historically correct. The marquee will help the Academy to be used
more frequently.
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Debra Anthony, Executive Director of the Academy of Music, stated the Academy
cherished by resident companies and local citizens. Banners are not a viable replacement
for the marquee. The marquee brands the theater and it demonstrates the building is
active. The egress doors are dangerous, inefficient and insecure.
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Matt Mears, Manager of the Academy of Music, stated banners, doors and lighting are
currently a safety concern. The new marquee would be a safety tool as well as a
marketing tool.
NORTHAMPTON HISTORICAL COMMISSION
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Craig Della Penna, Historical Commission member, stated this survey is the key first step
to assist in saving historic properties from demolition. Many undiscovered historic
resources would be revealed through this survey.
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Norman Winston, Historical Commission member, stated the survey is needed to
understand where we are before we can move forward.
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Barbara Blumenthal, Chair of the Historical Commission, spoke on behalf of Steve
Strimer when she stated he uses the Form B’s often. Unfortunately, there is much missing
or inaccurate information currently. A new survey is necessary for complete
understanding of the city.
3. APPROVAL OF MINUTES
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Fran Volkmann presented the minutes of March 18, 2009 meeting for discussion. There
being no additions or corrections, Fran Volkmann announced the minutes approved as
read.
4. CHAIR’S REPORT
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Fran Volkmann stated David Drake is still not an official member. She believes he should
be here to speak, but not vote. It would be inappropriate to not let the Historic
Commission have a voice in the proceedings.
3
5A. REVIEW OF ROUND 1, 2009 APPLICATIONS – INITIAL DISCUSSION
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Before beginning Jack Hornor wondered if the CPC could skip the ranking portion of the
discussion since the number of projects is relatively small.
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Lilly Lombard agreed.
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Don Bianchi stated prefers to keep the established process.
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Fran Volkmann stated they could decide after the initial discussions.
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John Frey updated the committee on the current CPC balance. Approximately $530,000
is currently available for funding.
ACADEMY OF MUSIC
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Lilly Lombard stated she supports the application, however historic preservation is
already highly funded compared to the other categories. At very least the CPC should
fund the marquee. It is hard to justify fully funding.
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Jack Hornor added it is logical to do the front doors with the marquee.
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David Drake stated he is in favor of funding the marquee, he agrees with Lilly Lombard.
He suggests $156,000 for marquee and front doors.
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George Kohout agreed with all. He favors funding the marquee and front doors now. He
prefers the Academy of Music re-apply for the metal egress doors.
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Don Bianchi stated this project is a high priority for him as it is a public building. He
would like to fund more than just the front doors.
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Downey Meyer agreed the marquee is highly valuable. Funding the front only is most
logical.
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Fran Volkmann stated she is more aligned with Don Bianchi. She would like to fund
$60,000 for egress doors, $216,000 total. Mass Historic would need to approve the steel
doors.
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Bruce Young stated Mass Historic approval does not necessarily make it historic
preservation under the CPA law. Renovations must meet the standards established by the
Secretary of the Interior.
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Lilly Lombard stated the CPA law permits funding for building code issues.
NORTHAMPTON HISTORICAL COMMISSION
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Downey Meyer stated the argument regarding the need for starting point data is very
persuasive to him. However, execution is critical. If data is not easily accessible and
usable then very few users will take advantage.
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Don Bianchi stated he supports the project.
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George Kohout agreed with Downey Meyer. Outreach will be crucial.
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David Drake stated he supports it as a core resources activity. It will be thorough with
just this funding. It will be credible and valuable.
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Jack Hornor stated he fully supports the project.
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Lilly Lombard agreed.
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Fran Volkmann agreed with all statements. The outstanding question of accessibility is
crucial.
4
NORTHAMPTON DEPARTMENT OF PUBLIC WORKS
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Lilly Lombard stated her concern that the stickers should be more durable.
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Fran Volkmann stated DPW response regarding material options has not come. She
proposes increasing funding for higher quality materials.
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George Kohout stated his concern that higher quality materials would require more labor
to install.
NORTHAMPTON CONSERVATION COMMISSION, CONSERVATION FUND
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Don Bianchi stated he is opposed to fully funding for several reasons. This fund would
delegate exclusive right to spend the funds as they see fit, as it eliminates city oversight.
Other funding avenues for open space projects need to be sought. However, CPC should
fund soft costs and pre-development efforts. That would help them to be very aggressive
in securing acquisitions. Willing to re-fund old fund established last round. Overall the
fund must be limited in its scope.
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Downey Meyer stated he hears Don Bianchi’s concern, however other models are not
effective. In successful open space acquisitions of truly endangered land money must
precede proposals. This would allow deals to be secured much more quickly, thereby pre-
empting the developers. The equity argument of the funding categories is important. The
CPC must boost open space and recreation funding.
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Lilly Lombard stated she is a huge proponent of open space protection. The open space
platform helped secure passage of the CPA in Northampton. The CPC must shift equity
now, perhaps reserve funds for open space. We do have a mechanism for expediting
applications. There is a need for more local agricultural protection; currently it is a very
small percentage versus wetland and wilderness protection. If we re-allocate to the
previous fund we need to re-iterate it is for pre-development spending.
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Jack Hornor stated the issues of giving money directly to a city board is concerning for
many. Also, past expedited reviews have been suspect for many. He is skeptical CPC
could expedite projects in a single meeting anyhow.
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David Drake stated public opinion is that the immediate need for open space funding is
least important. However, all three funding categories could benefit from an immediate
fund. Perhaps a sub-committee could be appointed to expedite the approval process.
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George Kohout stated must be parity around the approval of projects. A reserve for open
space only would be difficult to justify. Perhaps the Conservation Commission could
create a priority list and we could pre-approve off of that.
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Downey Meyer state the CPC is not likely to receive many projects pre-packaged like the
NLF project. Wayne Feiden has a 20-year track record of protecting open space and
completing deals. BBC and USFW support the Office of Planning & Development. Land
trusts are mostly volunteers and unlikely to secure significant deals. It is hard for
volunteers to compete with VCDC; open space protection efforts need the professional
support of OPD. We gave them $10,000 the last round and they acquired a small parcel
quickly. It was successful a successful effort. The CPC still had protection via City
Council approval of the purchase. There is no “demo delay” for open space protection as
with historic. It is important not to lose these parcels. The Conservation Commission
needs money to leverage self-help grants. CPC must commit a serious amount in order to
fully test the fund, perhaps $100,000 or more. BBC likes working with the city in
securing open space land protection.
5
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Fran Volkmann stated she wants to see more open space protection. However, the CPC
must appear be fair to all who apply. The NLF project appeared fair while this does not.
However, she understands the need to acquire money quickly and we do not have a
mechanism for that. Also, she does not want to dictate small purchases with only small
funding allotments.
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Don Bianchi stated what resonates most for him is the amount requested. Also important
is the expected use of funds. He does not want to see money used just for acquisition.
Rather, use the money to most creatively leverage and protect open space. Perhaps to
secure time for making deals.
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Jack Hornor queried what is the difference between a Conservation Commission fund
with expedited review and simply an open space reserve. That way all could tap the
funds.
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Fran Volkmann stated the difference is in the timing. Expedited review would still take
longer and possibly kill the most important deals.
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Downey Meyer stated six weeks is alright, but four months is not.
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George Kohout stated it appears the current CPC process for open space projects is
working. He does not see a need for the fund.
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Downey Meyer stated the timescale still crucial. The most endangered large parcels may
require a faster deal. The state has taken over agricultural protection through its APR
program. There is not a similar program for wilderness protection.
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Lilly Lombard asked Don Bianchi if he supported funds just for soft costs or both.
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Don Bianchi stated he could support both. Perhaps money for site control would be
helpful.
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Lilly Lombard suggested the CPC examine the expedited process and see if we could
shave time.
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David Drake stated the CPC is now aware there are many checkpoints in place to
guarantee the proper usage of funds, such as City Council approval of purchases. He sees
no reason to not fund this project.
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Fran Volkmann suggested perhaps giving the Conservation Commission $100,000 with
condition they better spend it well. Then perhaps put an additional $150,000 in the open
space reserve.
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Downey Meyer stated he has deep gratitude for Fran Volkmann’s proposal. He
understands how some are uncomfortable with city efforts. He understands there is some
skepticism. This project is very important to the actual Conservation Commission, not
just OPD.
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George Kohout stated he appreciates the proposal, but is concerned about similar
treatment for the other categories.
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Jack Hornor clarified that other categories already ahead in overall funding, especially
historic preservation.
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Bruce Young stated the Conservation Commission is specifically looking to fight to save
endangered parcels, not just open space parcels that are not going anywhere. The current
process only works for non-endangered parcels. Hard economic times are an opening for
developers; this is when they buy land. BBC, VLF, Audubon, and USWF all go through
Conservation Commission to protect land.
6
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Don Bianchi stated he understands the point about varying levels of danger to open space
land from potential development. However, this understates the need for CPC to verify
the parcel is truly threatened.
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Bruce Young stated Conservation Commission purchases still need approval from City
Council. Northampton charter requires a council vote. It is not just the Conservation
Commission making decisions.
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Fran Volkmann stated the CPC needs a broader perspective from Bruce Young.
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Don Bianchi stated perhaps the CPC should settle apportioned category amounts
separately. Therefore do not assign the $150,000 to the open space reserve now.
NORTHAMPTON CONSERVATION COMMISSION, SAWMILL HILLS
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Jack Hornor stated he supports the project.
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David Drake stated he supports the project. He suggests allocating over $200,000 for the
open space projects.
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George Kohout stated he supports the project.
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Don Bianchi stated he supports the project.
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Downey Meyer stated his concern that the CPC must understand a different mechanism is
needed for open space funding in order to secure quality projects.
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Lilly Lombard countered that oversight is needed as well though. It is a two-part
problem.
5B. REVIEW OF ROUND 1, 2009 – FUNDING RECOMMENDATIONS
NORTHAMPTON HISTORICAL COMMISSION
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Jack Hornor stated additional condition regarding desire for final survey product to be as
easily searchable and usable as practical.
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Upon motion by Jack Hornor, seconded by Lilly Lombard, all voted to provisionally fund
the project for $62,150.
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Fran Volkmann stipulated the funding is to come from the CPC Historic Reserve.
ACADEMY OF MUSIC
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Jack Hornor motioned to fund the project for $216,000 for the marquee, front doors, and
egress doors. Don Bianchi seconded the motion.
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Lilly Lombard stated if the CPC must shave money overall it should come from the
egress doors.
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Jack Hornor stated he is perfectly comfortable spending a little over $530,000.
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Don Bianchi stated he preferred funding up to $244,000 because some soft costs are not
in the $216,000 figure.
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Bruce Young questioned whether the steel doors would meet Secretary of Interior
Standards. The CPA states that is the mandatory standard to be met.
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Tom Douglas stated Central Business Architecture and Mass Historic confirmed steel
doors with a panel likeness are permissible.
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Jack Hornor amends his motion to $230,000. Don Bianchi seconded.
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All voted to provisionally fund the project.
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NORTHAMPTON DEPARTMENT OF PUBLIC WORKS
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Don Bianchi motioned to fund the project for $8,500. Downey Meyer seconded the
motion.
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Don Bianchi stated the additional funding is for a durability upgrade to the materials.
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All voted to provisionally fund the project.
NORTHAMPTON CONSERVATION COMMISSION, SAWMILL HILLS
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Jack Hornor motioned to fund the project for $13,000. Lilly Lombard seconded the
motion.
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All voted to provisionally fund the project.
NORTHAMPTON CONSERVATION COMMISSION, CONSERVATION FUND
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Downey Meyer motioned to fund the project for $150,000, including up to $100,00 for
hard costs. George Kohout seconded the motion.
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David Drake suggested to amend the motion $250,000, with $100,000 going to a reserve
fund.
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Jack Hornor disagreed with Don Bianchi regarding the desire to wait on setting up a
reserve; the CPC could create the reserve tonight. He agrees with funding up to $250,000,
but with $100,000 for the Conservation Commission and $150,000 to a reserve fund. He
also would like to keep the original terms of the proposal, which permits hard cost
expenditures up to $20,000 per purchase.
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George Kohout stated he would rather stay at a $530,000 limit tonight.
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Don Bianchi preferred a larger discussion regarding reserve funds at a later date, however
he won’t oppose the motion. He does not agree with $150,000 for the Conservation
Commission though. He does not want to prohibit hard costs, but expresses preference to
use funds to leverage large acquisition sites.
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Fran Volkmann preferred not to tie their hands by micro managing. Instead, she suggests
expressing the CPC’s hopes, and then judge the Conservation Commission on their
choices.
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George Kohout advocated for the larger funding figure so the Conservation Commission
could come forward with more innovative large projects.
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The original motion is defeated 4-2, with George Kohout and Downey Meyer voting in
favor, while Fran Volkmann, Jack Hornor, Lilly Lombard, and Don Bianchi were
opposed.
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Upon motion by Jack Hornor, seconded by Downey Meyer, all voted to provisionally
fund the project for $100,000.
OPEN SPACE RESERVE FUND
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Upon motion by Lilly Lombard, seconded by Jack Hornor, all voted to provisionally fund
the Open Space Reserve with $150,000.
FINAL FUNDING RECOMMENDATIONS
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Upon motion by Jack Hornor, seconded by Don Bianchi, all voted to fund the Academy
of Music project for $230,000.
8
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George Kohout clarified that he is on the PVPC Executive Committee, which would
likely receive the contract for the survey work. Upon motion by Lilly Lombard, seconded
by Jack Hornor, all voted to fund the Historical Commission project for $62,150.
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Upon motion by Lilly Lombard, seconded by Don Bianchi, all voted to fund the DPW
project for $8,500.
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Upon motion by Jack Hornor, seconded by Downey Meyer, all voted to fund the
Conservation Commission fund project for $100,000.
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Upon motion by Don Bianchi, seconded by Lilly Lombard, all voted to fund the
Conservation Commission Sawmill Hills project for $13,000.
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Upon motion by Lilly Lombard, seconded by Downey Meyer, all voted to fund the Open
Space Reserve with $150,000.
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Please see final funding resolutions and conditions attached below.
6. OTHER BUSINESS
VCDC FORECLOSURE RESCUE FUND
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Fran Volkmann presented City Solicitor, Janet Sheppard’s finding. Her finding
summarized her opinion that the rescue fund would not be legal under CPA law. Fran
Volkmann also presented VCDC’s letter thanking the CPC for its assistance, but in
everyone’s best interest VCDC asked the CPC to withdraw its application.
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Upon motion by Jack Hornor, seconded by Lilly Lombard, all voted in favor of the
following resolution. “Whereas the City Solicitor has found that CPA funds may not be
used to help citizens avoid foreclosure on their property, and whereas the Valley CDC
has informed us that it wishes to withdraw its application for such funding, the CPC will
not pursue the foreclosure prevention application farther and will notify the Mayor of this
decision.”
CPC REPORT FOR 2007/2008
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Jack Hornor summarized the CPC report to be including in the latest CPC Plan.
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Upon motion by Lilly Lombard, seconded by Downey Meyer, all voted in favor of
accepting the report for inclusion in the CPC Plan.
CPC SIGNAGE
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Fran Volkmann queried the CPC whether signage is appropriate at the affordable housing
projects. Her feeling is that signage is acceptable during construction or renovation but
that is all.
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The CPC agreed.
Public meeting adjourned at 10:46 pm.
Respectfully submitted on April 9, 2009,
John Frey, Community Preservation Planner
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Community Preservation Committee
Recommendation for Funding
Date:
April 1, 2009
Applicant:
Academy of Music Historic Restoration Project
Amount of funding requested:
$325,685
Amount of funding recommended by CPC:
$230,000
Marquee
Front doors
Side egress doors
Summary reasons for recommendation
:
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The project provides a broad public benefit to the citizens of Northampton and the region.
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The project preserves a historical structure that serves as a center for culturally significant
community activities.
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The project serves a public purpose by preserving a structure of important historic
significance
Conditions/contingencies attached to recommendation:
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Applicant must show that they have received the endorsement of the Massachusetts
Historical Commission that the final proposed structure is historically significant
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Procedures for monitoring and reporting shall be worked out among the Committee,
Mayor and the grantee.
Additional comments from committee
:
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10
Community Preservation Committee
Recommendation for Funding
Date:
April 1, 2009
Applicant:
Historical Commission Heritage Resources SurveyProject
Amount of funding requested:
$62,150
Amount of funding recommended by CPC:
$62,150
Summary reasons for recommendation
:
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The project contributes to the preservation of Northampton’s historic character.
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The project provides a broad public benefit to the citizens of Northampton and the region.
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Project provides public education on Northampton’s historic resources.
Conditions/contingencies attached to recommendation:
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Procedures for monitoring and reporting shall be worked out among the Committee,
Mayor and the grantee.
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Project should result to the greatest extent possible in a database searchable by the public
Additional comments from committee
:
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Reserve account to maximum extent possible
11
Community Preservation Committee
Recommendation for Funding
Date:
April 1, 2009
Applicant: Department of Public Works Open Space Preservation Project
Amount of funding requested: $7,800
Amount of funding recommended by CPC:
Up to $8,500
Summary reasons for recommendation
:
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The project preserves critical resource and habitat areas and is essential to the health of
Northampton’s natural resources.
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The project provides public education for natural resource protection.
Conditions/contingencies attached to recommendation:
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Procedures for monitoring and reporting shall be worked out among the Committee,
Mayor and the grantee.
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Precise level of funding based on design and materials of plaques/signage.
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Additional funds to be allocated for durability upgrade of storm drain plaques
Additional comments from committee
:
12
Community Preservation Committee
Recommendation for Funding
Date:
April 1, 2009
Applicant:
ConservationCommission Conservation Fund Project
Amount of funding requested:
$350,000
Amount of funding recommended by CPC:
$100,000
Summary reasons for recommendation
:
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The Conservation Commission has been effective in preserving key open space parcels in
the City of Northampton.
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The funding would allow the Conservation Commission to act quickly on high priority,
time sensitive open space acquisition and preservation projects.
??
The fund would support the general criteria for open space acquisition in the Community
Preservation Plan and the Sustainable Northampton Plan.
Conditions/contingencies attached to recommendation:
??
Procedures for monitoring and reporting shall be worked out among the Committee,
Mayor and the grantee.
Additional comments from committee
:
??
13
Community Preservation Committee
Recommendation for Funding
Date:
April 1, 2009
Applicant:
ConservationCommission Saw Mill Hills Open Space Acquisition Project
Amount of funding requested:
$13,000
Amount of funding recommended by CPC:
$13,000
Summary reasons for recommendation
:
??
The acquisition would contribute to a future connection between the newly acquired Saw
Mill Hills Conservation Area parcel and the existing Saw Mill Hills Conservation Area
core area, thereby serving a public good.
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The project meets the goals of the Open Space and Recreation Plan, Sustainable
Northampton Plan and the CPA for the preservation of open space for recreation
purposes.
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The project serves a public purpose by preserving important natural resources and species
diversity.
Conditions/contingencies attached to recommendation:
??
Procedures for monitoring and reporting shall be worked out among the Committee,
Mayor and the grantee.
Additional comments from committee
:
??
14