Agenda and Minutes 2009-10-07
City of Northampton
Community Preservation Committee
210 Main Street, City Hall
Northampton, MA 01060
Community Preservation Committee
DATE: Wednesday, October 7, 2009
TIME: 7:00pm
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
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Public Comment
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Acceptance of August 19, 2009 & September 16, 2009 Minutes
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Chair’s Report
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Meeting with Round 2 Applicants
Academy of Music Historic Preservation Project
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Chesterfield Road Dam Historic Preservation Project
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Dorsey-Jones Historic Preservation Project
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Hospital Hill Historic Preservation Project
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Leeds Bridge Historic Preservation Project
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Valley CDC Homeownership Sustainability Housing Project
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Valley CDC Predevelopment Fund Housing Project
o
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Discussion regarding re-assigning CPA reserve accounts
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Other Business
For additional information please refer to the Community Preservation Committee
website: http://www.northamptonma.gov/gsuniverse/httpRoot/comm/
MINUTES
Community Preservation Committee
Date: Wednesday, October 7, 2009
Time: 7:00 pm
Place: City Council Chambers, 212 Main St.
Members Present: Fran Volkmann, George Kohout, Tom Parent, Downey Meyer,
Don Bianchi, Lilly Lombard and Joseph Defazio
Staff Present: Bruce Young, Community Preservation Planner
John Frey, Community Preservation Planner
Fran Volkmann opened the public meeting at 7:02pm.
1. PUBLIC COMMENT
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Fran Volkmann welcomed Joe Defazio as the new Housing Authority
representative for the CPC.
2. ACCEPTENCE OF AUGUST 19, 2009 & SEPTEMBER 2, 2009 MINUTES
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Fran Volkmann presented the August 19, 2009 minutes for discussion. Lilly
Lombard requested one correction to a recorded vote. After that correction Fran
Volkmann stated the minutes were approved as read.
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Fran Volkmann presented the September 16, 2009 minutes for discussion. The
minutes were approved as read.
3. CHAIR’S REPORT
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Fran Volkmann stated First Churches would be receiving a Massachusetts
Historical Commission Preservation Award for their latest preservation project on
Tuesday, October 27, 2009. All are welcome to attend.
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Fran Volkmann stated she wrote to the City Council about replacing Jack Hornor
whose term is set to expire soon.
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George Kohout asked how City Council would outreach for this position.
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Bruce Young stated they might just appoint someone. No protocol is established
for appointing the City Council representative to the CPC.
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Fran Volkmann stated it is their process. We should not interfere.
4. COMMUNITY PRESERVATION COALITION PRESENTATION
ACADEMY OF MUSIC HISTORIC PRESERVATION PROJECT
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Andrew Crystal summarized the application. This round they are requesting funds
to cover items not covered in the last round. This includes doors on east side and
windows for thermal and acoustical reasons. Also, the interior plaster must be
repaired.
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Tom Douglas stated three front window sashes need to be replaced completely.
Also, on the east side the plan to remove the smaller oval windows from project,
but replace the larger windows. Finally, they must replace rear doors and side
egress doors.
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Fran Volkmann asked Andrew Crystal to prioritize the work to be completed.
Andrew Crystal stated the shell of the building is the most important. Therefore
the doors, then windows would be top priority. Then repair ornamentation inside.
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Fran Volkmann asked if other funding sources were possible. Andrew Crystal
responded stating that weatherization funds might be possible. Other cultural aid
sources are currently unavailable.
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Don Bianchi asked for clarification about the Round 1 funding. Tom Douglas
stated the numbers are confusing because they parceled out the marquee costs.
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Don Bianchi asked about the possibility of receiving historic tax credits. Andrew
Crystal stated it is not possible for a non-profit, municipally owned building.
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George Kohout asked whether increased revenue projections stemming from the
marquee could be used to finance further work. Andrew Crystal stated he foresees
no significant profit for the Academy. Public underwriting would continue to be
necessary.
CHESTERFIELD ROAD DAM HISTORIC PRESERVATION PROJECT
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Dee Boyle Clapp summarized the application. She stated a six-month extension
has been granted to raise funds to save the dam and reservoir. Funding would
continue to support the protected lands abutting the dam. Also, Nonotuck Land
Fund and Michael Bardsley have submitted letters of support. Finally,
hydropower upgrades are possible on this dam.
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Downey Meyer asked about potential for emergency water supply. Specifically,
has the water been tested and approved as a source. Dee Boyle Clapp stated it
would be a boil order with water draw from the lower dam.
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Downey Meyer asked for more details regarding the hydropower option. John
Clapp stated it would be a flow of the river set up powering 40-70 homes overall
average.
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Lilly Lombard asked about end use options and payback potential of the
hydropower. John Clapp stated payback depends on whether the power is sold
directly to the grid or supplies nearby home end-users. Long term potential is $1-
2m over 50 years. This could easily cover the $150,000 maintenance escrow.
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George Kohout stated available hydropower money would likely go to more
significant, higher flow dams within the city.
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Downey Meyer asked for clarification regarding budget for removal versus repair
specifically pertaining to dredging costs. Dee Boyle Clapp stated removal costs
are rising because dredging would now be required. The budget gap between the
two options is shrinking.
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Downey Meyer asked if lowering the dam is a possibility for them from a historic
preservation perspective. Dee Boyle Clapp stated lowering is possible while still
maintaining the historical integrity.
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Bruce Young clarified that for CPA Open Space usage the criteria requires actual
open space protection beyond the other alternatives. Does repairing the dam
provide special conservation value versus removing the dam? Also, how would
the historical perspective be maintained? Dee Boyle Clapp responded that the
final design is to be determined, however hydropower would change the historical
perspective very minimally. Hydropower funding would be separate not using
CPA funds
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DORSEY-JONES HISTORICAL PRESERVATION PROJECT
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Richard Costello summarized the project.
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Lilly Lombard asked if the project could be minimally funded in order to obtain a
historic preservation guarantee. Richard Costello stated the restoration must be
fully funded for him to move forward. He does not personally have money to add
and doing partial restoration is not feasible.
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George Kohout asked if the National Register of Historic Places already provides
protection at this point. Richard Costello stated it does not. There are no
restrictions to the changes that could be made now. The only repercussion is that
the building comes off the registry if changes are made.
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Fran Volkmann asked for clarification regarding the “significant public benefit”
necessary to meet the funding criteria. Richard Costello stated he would be
willing to provide deed protection. Also, public access educational opportunities
are possible. He is open to other public benefit ideas.
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Bruce Young clarified this project would be suited to a local preservation
restriction. Mass Historic only protects appearance, not use. This project is more
about the historical use than the appearance of the building.
HOSPITAL HILL HISTORIC PRESERVATION PROJECT
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ThankGod Maduka summarized the project.
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George Kohout asked for clarification regarding public benefit aside from historic
restoration. ThankGod Maduka stated plan to expand social service access
including serving meals to the needy. Access would be increased. They would
allow conferences and small gatherings. Also, perhaps a small area dedicated to
Hospital Hill history.
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Fran Volkmann asked for clarification regarding their ability to fund future
maintenance. ThankGod Maduka stated they are committed to preserving it for
generations to come. That mandate would continue into the future. Tris Metcalf
stated it started as a community building and could continue as such. Tax credit is
possible if for-profit uses are housed in the building.
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Lilly Lombard asked for clarification regarding prioritization of work to be
completed. Tris Metcalf stated stabilization of deteriorating roof is foremost, next
making it accessible, and finally interior work.
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Fran Volkmann asked for clarification regarding the budget of the prioritized
items. Tris Metcalf distributed an updated line item budget. They would
summarize it further and provide a new copy to the CPC.
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George Kohout asked for clarification regarding the architecture versus the use of
the building. Tris Metcalf stated the historical architecture preservation is
paramount.
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Bruce Young clarified the Dorsey-Jones proposal is related to a historic event,
while this project pertains specifically to the historic nature of the building. Also,
church is more important than a home to Mass Historic.
LEEDS BRIDGE HISTORIC PRESERVATION PROJECT
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Sue Carbin, Leeds Civic Association summarized the project.
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Don Bianchi asked how the study budget was determined. Sue Carbin stated the
DPW estimated the costs. She provided summary from Ned Huntley of the DPW.
They have done several studies with this engineering company in the past.
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Fran Volkmann asked how urgent this project is currently. Sue Carbin stated it is
not urgent and would likely be phased out over time.
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Lilly Lombard asked if DPW is committed to maintaining the bridge for
pedestrian usage. Sue Carbin stated they are committed to keeping it pedestrian
only.
VALLEY CDC HOMEOWNERSHIP SUSTAINABILITY PROJECT
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Michele Morris summarized the project. 29 households were serviced over the
course of the prior grant. VCDC is asking for an 18-month contract this time in
order to alleviate gap for future funding. There is no end in sight to the mortgage
crisis.
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Tom Parent asked about the success rate of the program. Michele Morris stated
eight loan modifications were completed, four loan modifications are pending,
seven re-financed loans, and five households were able to increase income.
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Don Bianchi asked what would have happened without VCDC intervention.
Michele Morris stated their role is to speed up a positive outcome. Without
VCDC positive resolutions would have taken longer or not happened at all.
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Lilly Lombard asked if they triage these cases. Michele Morris stated they do not.
For instance, a positive outcome could be selling the home in some cases. Pushing
people in a more sustainable direction. We also did post-purchase counseling
beyond foreclosure needs.
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Fran Volkmann asked her to elaborate on public benefit. Michele Morris stated
the program protects local dollars, and preserves tax dollar revenue streams.
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George Kohout asked about alternatives to this program. Michele Morris stated
clients could pursue services on their own, but they would pay unnecessary and
higher fees.
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Don Bianchi asked about the possibility of dropping the income threshold to 80%
AMI. Michele Morris stated they did not market directly to specific income levels
though it could be possible.
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George Kohout asked about overhead costs listed in the budget proposal. Michele
Morris stated the CFO would need to comment. Currently they have only five full
time staff.
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Lilly Lombard asked if the one-on-one model is best. Could group sessions be
better? Michele Morris would like to expand the program to include post-
purchase classes. However, much individual counseling is important for long-
term sustainability.
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Bruce Young asked about long-term affordability restrictions. Michele Morris
stated an actual rehabilitation program might be more beneficial. She is not sure
how many people would go for an affordability restriction offer.
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Lilly Lombard asked if they are helping people to start paying their property
taxes. Michele Morris stated yes, we have seen this. Taxes need to be brought
current in order to get a loan modification.
VALLEY CDC PRE-DEVELOPMENT FUND PROJECT
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Pat McCarthy summarized the project. He noted the original money allocation of
$10,000 has not been spent yet.
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Tom Parent asked if any opportunities to use the fund have appeared yet. Pat
McCarthy stated no, though they are looking at some slow moving properties. It is
not a fast market now.
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Don Bianchi stated he understands the need for more than $10,000 to secure
properties and compete with developers, but how much do you need? Also,
provide examples of what might not go forward without this fund. Pat McCarthy
stated the lack of immediate funds takes VCDC out of the picture because private
developers can put money on the table. We are currently not able to put anything
down in offer to purchase. Also, we cannot fund due diligence without this
funding source.
5. DISCUSSION REGARDING RE-ASSIGNING CPA RESERVE ACCOUNTS
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John Frey presented an order asking the City Council to re-assign the CPA
reserve accounts back to the CPA general account (see Appendix A below).
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Lilly Lombard urged the committee to restrict $150,000 to remain in the CPA
Open Space reserve as earlier instructed. All agreed.
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Upon motion by Tom Parent, seconded by Downey Meyer, all voted in favor (see
Appendix A below for exact language of the order).
6. OTHER BUSINESS
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None
Upon motion by Downey Meyer, seconded by George Kohout, all agreed to adjourn the
meeting at 9:45pm.
APPENDIX A
Ordered, that the following amounts be transferred within the Community Preservation
Fund Reserve Accounts as follows:
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$230,000 from the Community Preservation Open Space Reserve Account to the
CPA Budgeted Reserve
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$380,000 from the Community Preservation Affordable Housing Reserve
Account to the CPA Budgeted Reserve