2018 Expedited CPC Application DIAL-SELFCOMMUNITY PRESERVATION PROJECT APPLICATION COVER SHEET
I: Project Information
Project Title: Northampton TeenHousing
Project Summary:
A two building complex in Northampton, MA providing supportive affordable housing for young adults 18-24
years old who are experiencing homelessness or are at risk of becoming homeless.
The Friends of Hampshire County Homeless Individuals in partnership with DIAL/SELF Youth & Community
Services identified a need for supportive affordable housing in the greater Northampton area for
unaccompanied youth 18-24 experiencing homelessness or who are at risk of becoming homeless to have
supportive affordable housing. The Friends launched a fundraising campaign in January of 2016 to gather
resources to acquire rehab and potentially construct 8-10 bedrooms worth of housing with the goal of turning
the property over to DIAL/SELF to run programing similar to that which DIAL/SELF already operates in Franklin County.
The two agencies found a property that meets all the many selection criteria required. On a bus line, centrally
located, near the bike trail, healthcare, banking and schools. DIAL/SELF & the Friends renovated the existing
structure to create two 2-bedroom apartments, and now seek to build 4 enhanced SRO efficiency apartments
and program space on the empty lot. The project is taking place in two phases. Phase 1 was renovation of the
existing structure so that 4 bedrooms become available by May 2018. Phase 2 timing will be dependent on
continued fundraising progress. The current goal is to have construction start by July/August 2018 and to have
the new building completed by Winter/Spring of 2018-2019.
Estimated start date: _July/August 2018 Estimated completion date: Feb/March 2019
CPA Program Area (check all that apply):
� Open Space � Historic Preservation
X Community Housing � Recreation
II: Applicant/Developer Information
Contact Person and or/primary applicant: Phillip Ringwood, Executive Director
Property Owner (if applicable): Franklin County DIAL/SELF, Inc. (DBA DIAL/SELF Youth & Community Services)
Organization (if applicable): DIAL/SELF Youth & Community Services
Mailing Address: 196 Federal Street, Greenfield, MA 01301
Daytime phone #: 413-774-7054 ext 115 Fax #: 413-773-3335
E-mail address & Website: pringwood@dialself.org www.dialself.org
III: Budget Summary
Total budget for project: $1,325,480
CPA funding request: $236,000
CPA request as percentage of total budget: 17.8% (38.5% including 2016-2017 support to FHCHI)
Applicant’s Signature: ____________________________
Date Submitted: ____________________________
Table of Contents Northampton TeenHousing Community Preservation Project Application
Section Pages
Cover Page 1
Table of Contents 2
Expedited Review Request Statement 3
Project Narrative 3-5 Project Budget 5
Project Timeline 5-6
Feasibility 6
Additional Attachments
Sources & Uses 7-8
Initial Pre-Construction Gant Chart 9
Construction Cash Flow Projection 10
Annual Operating Budget 11 HUD 207 and 2018 FMR Report 12
Deed 13-16
Zoning Map 17
Architect Rendering 18-21
Abatement Assessment/Report 22-29
Development Team Contact Info 30
Agency Brochure 31-32
Arizona Self-Sufficiency Matrix 33-35
Letter of Support/Commitment 36
21 E Report NA Historic NA
Request for Expedited Review DIAL/SELF is requesting an expedited review of this application by 7/15/2018 in order for D/S to commit to a Guaranteed Maximum Price (GMP) contract with the builder and begin construction
this year. Funds are not needed until October-November 2018, when existing cash on hand for the project would be insufficient to cover projected construction cash flow, but a full construction contract cannot be entered into with out a higher level of funding commitment in the summer. If the project is reviewed later than requested, the impact would vary depending on how much
later. The project would either start a little later in 2018, or would have to postpone the start of construction until 2019. Postponing to 2019 will raise the cost of construction at least 3% or $25,500 and would delay access to 4 units of supportive affordable housing for underserved youth experiencing homelessness at least 1 year. A delay in construction could also result in the loss of previously committed grant funds of $50,000 or more.
The project fills a need for Northampton to create supportive affordable housing for underserved populations. It creates 4 units of housing, for low income (50% of median income at move in) youth 18-24 experiencing or at risk of becoming homeless. It helps support youth becoming productive members of the community and allows them to stay in the community they love. The
project also uses energy efficient designs, uses high efficiency heat pump technology for heating and cooling and includes a full solar power array. Full project narrative below. Project Narrative for Northampton TeenHousing DIAL/SELF Youth & Community Services in collaboration with the Friends of Hampshire County
Homeless Individuals set out in 2016 to create up to 10 units of supportive affordable housing for youth 18-24 who at entry to housing are either experiencing homelessness or at immanent risk of becoming homeless. The CPC after careful review in the 2016-2017 cycle determined that the project met the needs of the community and invested $275,000 through an application by the Friends for the initial acquisition and rehab of property at 11 Hatfield St, Northampton,
MA 01060, parcel ID number 23B-030 and 23B-032. See attached zoning map page 17. The Friends successfully purchased the property in 2017 and began renovation of the existing 1920s structure to create two 2-bedroom apartments. The Friends reached substantial completion of the renovations in December of 2017 and DIAL/SELF acquired the property at the
end of December. DIAL/SELF then spent an additional 3 months completing the renovations, furnishing the apartments and installing security systems to bring the building online for youth to move in. DIAL/SELF is now seeking to complete the project by constructing a new building on the empty
part of the property that has frontage on Locust Street(23B-032). The new building will have 4 enhanced efficiency apartments and program space to provide supportive services to property residents as well as other non-resident community youth.
The project addresses several of the general and community housing CPC program criteria areas. The creation of a unique, but neighborhood appropriate building design, and the creation of quality housing will help with Northampton’s unique character and enhance the quality of life for area residents. The project specifically serves an underserved population with its focus on
low-income young people at risk of, or directly experiencing homelessness. The building design
incorporates energy efficient elements and includes a photovoltaic system to reduce the use of non-renewable fuel sources. Several City departments have been consulted and have expressed a favorable opinion on the
project including, but not limited to, the Mayor’s office, the planning department, Housing/CDBG
and the CPC. Other community support evidenced by substantial donations to the project so far includes, but is not limited to, Edwards Church, Community Foundation of Western MA, Florence Bank, Easthampton Savings Bank, Northampton Cooperative Bank, Cooley Dickinson Hospital, Sylvester’s Fine Foods, Big Y and Smith College. The project has also been endorsed
by the Hampshire County United Way, the Western MA Network to End Homelessness and the
3 County Continuum of Care. Community support for this project is high. Total CPA funds for this project, $275,00 (20.7%) in 2017 & this request $236,000(17.8%) will help to leverage $814,480 in other public and private funding. An expedited CPA grant also has
the ability to keep the construction timeline on schedule, which will keep costs of the project
from increasing if the project is required to seek funds elsewhere. The benefit to cost value for a project like this is hard to calculate. For example, DIAL/SELF conducted a small study of its LGBTQ Housing First Program in 2015. The study looked at
service use by youth 18-24 in Franklin and Hampshire County for 6 months prior to them
achieving housing with the program and then at the same service usage for the next 21 months while housed in the program. Just looking at service costs for emergency department visits, ambulance rides, acute hospital stays, nights spent in shelters and nights spent in jail the program showed an average per person savings to the public of $39,604.82. Using just those 5
services the proposed project could have a public spending value of up to $316,838.56 every 1-
2 years. During the same study, DIAL/SELF measured youth life, health and living environment satisfaction and found a post program increase of 90%, 90% and 168% respectively. DIAL/SELF has secured Jones-Whitsett Architects and Keiter Builders as the primary
construction development team. Both have a strong record of accomplishment in the community
for creating solid projects that deliver on quality and on budget. The current total project costs are significantly higher than the costs stated in the initial request from Friends of Hampshire County Homeless Individuals in 2016-2017. The large difference is
due to several factors. At the time of the Friends request, this project was in the pre-
development phase and several surveys, abatement assessments and construction bids had yet to take place. Once site control of the property happened these additional items revealed the actual costs to renovate the site and build a new building. The current construction costs in the attached Project Sources and Uses (p. 7-8) have been generated based on full bid level plans,
and have been revised based on conversations with the general contractor, subcontractors and
several city departments. The project clearly meets the Community Housing needs, and several high-priority needs, by creating low and moderate-income housing for individuals, qualifies for Chapter 40B affordable
housing inventory, creates housing for at-risk populations (homeless youth), is in line with the
Western MA Network to End Homelessness Plan, uses an enhanced SRO design, and includes additional homelessness prevention services through creation of the program space. Furthermore the site location makes excellent use of public transit bus lines, the bike trail, and is within easy walking distance of two high schools for youth finishing their high school education.
The property already has multiple Affordable Housing Restrictions on the deed. The most recent restriction is for a term of 30 years, and clearly defines the intended use of the property. It was filed on 12/28/2017 and can been located at the Hampshire Registry of deeds at book 12844 page 331 and met the requirements of the Northampton CDBG program. DIAL/SELF also has a
record of creating/preserving housing units for youth. DIAL/SELF’s first development project
completed in 2007 has been operating as designed for 11 years and continues to provide Transitional Living support to youth 17-21 with four 2 bedroom apartments and program space. In 2010 DIAL/SELF completed 10 enhanced SROs with program space and again in 2015 completed 10 enhanced SROs with program space. All programs housing projects continue to
operate as planned and continue to meet basic maintenance requirements.
The agency has an in house Facilities Coordinator who overseas maintenance of all buildings and either contracts with local vendors, enlists volunteers and or addresses maintenance issues themselves. Support for ongoing maintenance and improvements is covered through rental
and/or contract income as noted in the attached annual operating budget.
Project success will first be measured by the building construction being completed and new youth moving in. Further success will be measured in youth who live in the building successfully transitioning into other permanent housing after living at least 3 months in the constructed
apartments. We also use a tool called the Arizona Self-Sufficiency Matrix (p.33-35) to track
improvement in health and life skills over the course of working with youth in the program. In 8 years at the Greenfield program over 80% of program exits were to independent permanent housing. Youth exiting have consistently built stronger community connections, achieved
educational goals and maintained/attained solid employment. One young program participant
returned after exiting the program to interview for a case manager positon and is now a DIAL/SELF employee helping other young people navigate through their transition into adulthood. Project Budget
The total project development budget is laid out in a detailed Source and Use Summary on pages 7-8. The total project expenses are $1,325,480 of which approximately $499,980 have already been expensed and paid for and $825,500 that is in process or yet to be contracted for.
Revenue received or committed to date is approximately $959,480. Additional revenue required
is $366,000 of which DIAL/SELF is requesting $236,000 from Community Preservation funds, $75,000 will be submitted through various private foundation grants currently being written, $35,000 through major gift asks and $20,000 through additional fundraising events.
An annual operating budget is included on page 11. The total operating budget for management
of the building is currently estimated at $35,019/year. Revenue sources listed in the budget include partial rent paid by youth and funds from one of DIAL/SELF’s Federal contracts. Maximum rents in the budget for the budget were set using the FY 2017 HUD FMR rates and could be raised to the 2018 rates if needed to meet additional expenses. Utilization rates are
based at 83% to accommodate for unit vacancy during apartment turnovers. The operating
budget includes set asides for operating and replacement reserves to ensure adequate funds for anticipated and unanticipated future capital and operating expenses. DIAL/SELF is looking into acquiring project-based subsidies through the Northampton Housing Authority for the SRO units to help further stabilize the revenue side of the operating budget, but those subsidies are not
secured at this time. DIAL/SELF anticipates the operating budget to be reflective of the next five
year period with any changes to income and expenses resulting in a neutral profit/loss. Project Timeline
The first phase of the project is already completed with 2 apartments comprised of a total 4
bedroom units now online. The 2nd phase is currently in pre-construction. See the attached pre-construction Gantt chart from Keiter Builders attached on page 9. DIAL/SELF understands that the timing required to review and commit to this expedited funding request will likely push many items on the Gantt chart back up to a month, which could mean a construction timeline starting
in August instead of July. DIAL/SELF, Architect, Contractor and subcontractors have been
meeting weekly since May 8, 2018 reviewing and redesigning the initial plans used for the contractor biding process to bring down the cost of the project and maximize efficiencies. The current goal is to have plans at a level where building permits can be requested by June 11, 2018 and construction can start by July 9, 2018. The construction timeline for the project is
based on a 6 month time frame and a project cash flow cycle based on that plan has been
provided by Keiter Builders on page 10. Feasibility
During the current preconstruction process DIAL/SELF, Keiter Builders and Jones-Whitsett
Architects must finish the redesign of the bid plans, re-cost the adjusted plans to ensure they fall within the allotted expense window, agree on the costs and sign a Guaranteed Maximum Price (GMP) contract. Building permits must be also be approved. Community Preservation Fund commitment is crucial to this process. DIAL/SELF will not be able to sign a GMP for the whole
project if there is not enough committed funds to cover the project to completion. DIAL/SELF
has the capacity to seek limited bridge funding (approximately $100,000) to cover delays in securing the small grants and other donations outstanding in the Sources and Uses summary, but a wider funding commitment gap will result in a delay of the project. A delay in the project to a 2019 start will greatly increase the cost of the project, put some committed funds at risk, and
result in delayed housing availability for homeless young people.
An assessor’s map and a small lot plan are included in attachments on page 17 and page 19 respectively.
Source Amount Status Notes
FHCHI-Northampton CPA
award $ 275,000 In-hand Awarded to FHCHI 2016-2017
D/S-Northampton CPA award $ 236,000 Application
Submitted
DIAL/SELF requesting expidited funds for
construction of news units due to higher
construction bids, building costs to rise if
project not completed in the next 6-9 months.
FHCHI-Business, Individual and
organizations $ 325,000 In-hand
FHCHI-Business, Individual and
organizations $ 30,000 Committed In -hand for FHCHI, committed to D/S
FHCHI-Foundations $ 115,000 In-hand
FHCHI-Foundations $ 50,000 Committed in-hand for FHCI, Committed to D/S
D/S-Foundations $ 5,000 In-hand
D/S - Foundations $ 75,000 Applications in
process
D/S has muliple small grant applciations
pending or in que to submit
D/S-Com. Dev. Block Grant $ 65,000 In-hand
FHCI-Major donations $ 50,000 In-hand (churches)
D/S-Major donations $ 35,000 Ask-in progress From prior funders
FHCHI-Event fundraisers $ 25,000 In-hand
D/S-Event fundraisers $ 19,480 In-hand
D/S-Event fundraisers $ 20,000 planning events Looking to host multipl events in next 6
months
- FHCHI, $870,000 - D/S, $455,480
TOTAL REVENUE $ 1,325,480
EXPENSES
Acquisition Costs
-Purchase price $ 314,000 Completed
-Closing/legal costs $ 3,399 Completed
Total $ 317,399 Settled 3/20/2017
Friends of Hampshire County Homeless Individuals & DIAL/SELF Youth & Community Services
REVENUE AND EXPENSE SUMMARY
11A-B Hatfield Street, Northampton, MA 01060
Affordable Housing for Transitional Age Youth (18-24 years)
Developed by:
REVENUE
DS CPC Page 7
Source Amount Status Notes
Friends of Hampshire County Homeless Individuals & DIAL/SELF Youth & Community Services
REVENUE AND EXPENSE SUMMARY
11A-B Hatfield Street, Northampton, MA 01060
Affordable Housing for Transitional Age Youth (18-24 years)
Developed by:
2 2-bedroom apartements (4 bedrooms)
Design, site prep. demo,
project mgt., clean up $ 19,236 Completed
-Plumbing $ 8,807 Completed
-Heating $ 29,065 Completed
-Electrical $ 23,031 Completed
-Security System $ 9,730 Completed
-Insulation $ 5,945 Completed
Interior carpentry (wall,
flooring, dry wall, doors
bathroom, etc)
$ 46,422 Completed
-Exterior Repairs (roofing,
chimney, gutters, trim) $ 10,345 Completed
Contingencies -
Volunteer labor (painting,
clean-up, landscaping) $ -
Total $ 152,581 Completed 3/31/2018
Approximately 2,650 sf
including 1st floor
common/office/program
space. All electric utilities with
mini-splits heating/cooling.
4 enhanced SROs (echunit has own
kitchen/bath) 1st floor program space for
resident and non-resident community youth
support.
Architecture/Project $ 48,000 in-process Jones-Whitesett Architects
Mgt. Costs/Landscape Arch
Construction Estimate @
$122,642/unit $ 650,000 Pre-con in
process
Per unit cost based on $/sf, total cost includes
program space. Keiter Builders and JWA.
Site Work $ 125,000
Contingencies $ 32,500
Total Construction Cost $ 855,500
TOTAL PROJECT COST $ 1,325,480
Phase 2: New Construction (4 units)
PHASE 1: Rehabilitation (4 units)
DS CPC Page 8
DIAL SELF PRE-CON
Pre-Construction Schedule
Page 1 of 1Exported on May 4, 2018 8:50:12 AM EDTDS CPC Page 9
Keiter Builders, Inc. | 35 Main Street, Florence, MA 01062 | Office: 413-586-8600 | Fax: 413-280-0124 | KeiterBuilders.com 1
PROJECT OWNER CASH FLOW FORECAST [TEEN HOUSING]
May 04, 2018
Project Name: Dial / Self Teen Housing
Estimated Value: $725,000.00 [Per Owner]
Delivery Method: Cost-Plus with GMP [50% Split]
Lifecycle: 6-Months
Payment App: AIA G702 / G703 [Progress]
Billing Cycle: 30 Days
Terms: Net 15
REQUISITION #01: $72,500.00
REQUISITION #02: $145,000.00
REQUISITION #03: $181,250.00
REQUISITION #04: $145,000.00
REQUISITION #05: $108,750.00
REQUISITION #06: $36,250.00
REQUISITION #07: $36,250.00
$0.00
$20,000.00
$40,000.00
$60,000.00
$80,000.00
$100,000.00
$120,000.00
$140,000.00
$160,000.00
$180,000.00
$200,000.00
REQUISITION
01 [DUE
08.15.18]
REQUISITION
02 [DUE
09.15.18]
REQUISITION
03 [DUE
10.15.18]
REQUISITION
04 [DUE
11.15.18]
REQUISITION
05 [DUE
12.15.18]
REQUISITION
06 [DUE
01.15.19]
REQUISITION
07 [DUE
02.15.18]
DS CPC Page 10
Revenue Rent HTLP Total
Rental Income two 2BR units @ 83% utilization
2-BR units @ HUD FMR $1,057/mnth -$
Contract rental Subsidy @70% FMR 14,739$ 14,739$
Tenant rent paid @30% FMR 6,317$ 6,317$
Rental Income 4 SRO 0-BR units @ 83% utilization -$
0-BR units @ HUD FMR $701/mnth -$
(looking into section 8 but not yet secured)-$
Tenant rent paid @50% FMR 13,964$ 13,964$
Total Building Revenue 20,281$ 14,739$ 35,019$
Expenses
Personnel
Facilities Maintenance Coordinator @ 8hrs/wk 4,227$ 4,227$ 8,453$
Subtotal - Personnel 4,227$ 4,227$ 8,453$
Non Personnel
-$
Utilities 3,404$ 4,000$ 7,404$
Property/Liability Insurance 4,000$ 4,000$
PILOT (proposed not yet negotiated)450$ 450$
Maint. (snow, repairs, landscape, security, trash)3,752$ 3,752$
Telephone/Internet 2,760$ 2,760$
Annual Inspections/servicing 1,500$ 1,500$
Subtotal non-personnel 9,354$ 10,512$ 19,866$
Total Expenses 13,581$ 14,739$ 28,319$
Admin @12.5%1,698$ 1,698$
Replacement Reserve 2,500$ 2,500$
Operating Reserve 2,502$ 2,502$
Total 20,281$ 14,739$ 35,019$
Operating profit/loss before depreciation 0$ 0$ 0$
Non-cash annual Depreciation 19,725$ -$ 19,725$
NTH Annual Operating Budget - Maixmun Rent Calculated using HUD FMR FY 2017
DS CPC Page 11
FY 2018 FAIR MARKET RENT
DOCUMENTATION SYSTEM
The Final FY 2018 FMRs for All Bedroom Sizes
Final FY 2018 FMRs By Unit Bedrooms
Year Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom
FY 2018 FMR $739 $884 $1,117 $1,400 $1,627
FY 2017 FMR $701 $844 $1,057 $1,322 $1,568
Northampton city is part of Hampshire County, MA, which consists of the following towns:
Sunderland town, MA; Agawam Town city, MA; Blandford town, MA; Brimfield town, MA;
Chester town, MA; Chicopee city, MA; East Longmeadow town, MA; Granville town, MA;
Hampden town, MA; Holland town, MA; Holyoke city, MA; Longmeadow town, MA; Ludlow
town, MA; Monson town, MA; Montgomery town, MA; Palmer Town city, MA; Russell town,
MA; Southwick town, MA; Springfield city, MA; Tolland town, MA; Wales town, MA; Westfield
city, MA; West Springfield Town city, MA; Wilbraham town, MA; Amherst town, MA;
Belchertown town, MA; Chesterfield town, MA; Cummington town, MA; Easthampton Town
city, MA; Goshen town, MA; Granby town, MA; Hadley town, MA; Hatfield town, MA;
Huntington town, MA; Middlefield town, MA; Northampton city, MA; Pelham town, MA;
Plainfield town, MA; Southampton town, MA; South Hadley town, MA; Ware town, MA;
Westhampton town, MA; Williamsburg town, MA; and Worthington town, MA. All information
here applies to the entirety of Hampshire County, MA.
Fair Market Rent Calculation Methodology
Fair Market Rents for metropolitan areas and non-metropolitan FMR areas are developed as
follows:
1. 2011-2015 5-year American Community Survey (ACS) estimates of 2-bedroom
adjusted standard quality gross rents calculated for each FMR area are used as the new
basis for FY2018 provided the estimate is statistically reliable. For FY2018, the test for
reliability is whether the margin of error for the estimate is less than 50% of the
estimate itself and whether the ACS estimate is based on at least 100 survey cases.
HUD does not receive the exact number of survey cases, but rather a categorical
variable known as the count indicator indicating a range of cases. An estimate based on
at least 100 cases corresponds to a count indicator of 4 or higher.
If an area does not have a reliable 2011-2015 5-year, HUD checks whether the area
has had at least minimally reliable estimate in any of the past 3 years, or estimates that
Show/Hide Methodology Narrative
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440430.4 70
160
156.3
81.66
155
155
155
180.5
158.45
81.66
81.66
80
354.5
75.3
100.6
219
72
60.5
190.8
143.6790.36
167.02
25
38
120
105
354.5
198.3
100
16.5
60
140
197.33
157.7
95
231.5
153.9
27.4
47
66.5
33
227.7
82.5
110.4
161.6
110.2
101.8 136.3
249.7
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204.5
210
214.5
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257.4
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107.67
67.9
54.6
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82.5
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132
132
132
116
82.5243.5
230.94
230
247.5
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247.5
90.2
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82.5
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250.1
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109
55.4 108
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440
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150
144.5
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201.5 85
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105.3
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105.38
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80.8
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230
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81.8
230
121.38
65
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145
145.6
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157.5
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198
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155.74
161.6 112
122.4
178.97
123.4
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140.2
140
139.3
118.65
124.54
121.67
133.16
135.28
97.14
525
161.66
201.0
1143.12
54.19
146.13
120.57
76.45
41.70
94.14
94.14
52.77
26.25
26.93
79.02
46.88
46.8826.9350.19 50.19
150.00158.00
79.48
45.45
23.04
45.67
44.69
200.32
41.70
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23.04
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100.06
1.45 1.45
535.57
298.85
236.72
634.85
170.97
170.97
298.58 298.58
83.41
83.41
278.22
246.83
645.25
43.98
100 411.8
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73.6
74.5
73.6
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10.5
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108
77.2
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97.06
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82.5
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82.5
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100
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100
290.39
107.99
126.85
88
105
713
95
90
750
275
83.05
410
415.91
415.91
75.76
80.00
80.00
98
12
1
82.5
82.5
53
195
88
90
16
159.6
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75.5
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110.5
100
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84.66
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100
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73.6
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55
118
60
106.56
153
65
75
100
75
101.8
53.2
110
62.6
100
88.09
17C-1717C-173 17C-288
17D-032
17D-033
17D-035
17D-036
A-093
23A-094
23A-095
23A-096
23A-098
A-099
23A-102
23A-103
23A-104
3A-105
23A-106
23A-107
23A-108
23A-193
3A-194
23A-218
23A-220
A-221
23A-222
23A-223
23B-002
23B-003
23B-004
23B-005
23B-006 23B-007
23B-009
23B-010
23B-011
23B-012
23B-013
23B-014
23B-015
23B-016 23B-017
23B-018
23B-019
23B-020
23B-021
23B-022
23B-023 23B-024
23B-02523B-027
23B-028
23B-029
23B-030
23B-031
23B-032
23B-033
23B-034
23B-035
23B-036
23B-037
23B-038
23B-039
23B-040
23B-041
23B-042
23B-044
23B-046
23B-047
23B-048
23B-049
23B-050
23B-05123B-05223B-053
23B-054
23B-055
23B-056
23B-057
23B-058
23B-059
23B-060
23B-061
23B-062
23B-063
23B-064
23B-065
23B-066
23B-067
23B-068
23B-069
23B-070
23B-071
23B-072
23B-073
23B-074
23B-075
23B-076
23B-077
23B-078
23B-079
23B-080
23B-008
23B-043
23B-081
23B-082
23B-083
23B-084
23B-085
23B-086
23B-087
23B-088
23B-089
23B-090
23B-091
23B-092
23B-093
23B-094
23B-095
23B-096
23B-097
23B-098
23B-099
23B-100
23B-101
23B-102
23B-103
23C-021
23C-089 23D-001 23D-00223D-005
23D-199
24A-001
24A-004
24A-005
24A-084
24A-085
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24A-219
24A-220
24A-22
24A-222
24A-250
24A-251
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23A-189
23A-190
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17D-009
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23B
property line dimension
lot numbermap number
99C-999
488.32
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150.79
107.6
84.32 89.97
71.2 66
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www.NorthamptonMA.gov e-mail: CityGIS@NorthamptonMA.gov
0 10050Meters
0 100 200 300 400 50050Feet
Assessor lines revision date: 01 January 2017
Projection: Massachusetts State Plane (NAD83)
These maps are not intended for use in conveyances and they contain errors and discrepancies.
Individuals requiring an authoritative property boundary or other location must retain the services of a professional land surveyor.
E
DS CPC Page 17
DS CPC Page 18
DS CPC Page 19
DS CPC Page 20
DS CPC Page 21
April 24, 2018
Dorrie Brooks, AIA
Jones Whitsett Architects
308 Main Street, Suite 3A
Greenfield, MA 01301
RE: Pre-demolition Asbestos Survey
11 Hatfield Street - Ancillary Structures
Northampton, MA
Dear Ms. Brooks:
Pursuant to your request, Green Environmental Consulting, Inc (GEC) performed a pre-demolition
asbestos survey of ancillary structures located at 11 Hatfield Street in Northampton, Massachusetts.
Fieldwork associated with the project was performed on April 5, 2018 by Massachusetts-licensed
Asbestos Inspector, Adam Lesko (License # AI073071).
GEC understands that the structures are scheduled for demolition. In accordance with state and federal
asbestos regulations, asbestos-containing materials (ACM’s) are required to be identified and removed
prior to building demolition.
Asbestos Sampling/Results
Nineteen (19) samples of suspect asbestos-containing materials (ACMs) were collected and submitted to
an accredited laboratory for analysis using Polarized Light Microscopy with Dispersion Staining
(PLM/DS). Materials found to contain one percent or greater asbestos are considered to be ACMs.
The following materials were determined to be asbestos-containing materials (ACMs):
Table No. 1, Asbestos-containing Materials (ACMs)
Material Location Estimated Quatity Reference Sample
Number(s)
Notes
Roof Flashing
Tar
Side Garage
Chimney
4 Linear Feet 02114-01
Wood Window
Glaze
Main Garage, Side
Garage and Shed
12 Windows 02114-04A, 04B, 04C &
04D
Page of 1 3
Green Environmental Consulting, Inc
180 Pleasant Street, Suite 213
Easthampton, MA 01027
tel/fax 413-341-3418
www.GecEnviro.com
Pre-demolition Asbestos Survey
11 Hatfield Street, Northampton, MA - Ancillary Structures
The following materials were sampled and determined not to be asbestos-containing materials (less than
one-percent asbestos):
Refer to Attachment No. 1 for asbestos laboratory results, including detailed descriptions of sampling
locations, as well as chain-of custody records for samples collected. Asbestos bulk samples were
collected in a statistically random manner, per EPA guidelines.
Limitations
This report is intended for the sole use of the Jones Whitsett Architects. This report is not intended to
serve as a bidding document nor as a project specification and actual site conditions and quantities
should be field-verified. The scope of services performed in execution of this evaluation may not be
appropriate to satisfy the needs of other users, and use or re-use of this document, the findings,
conclusions, or recommendations herein is at the risk of said user. Although a reasonable attempt has
been made to locate suspect asbestos-containing materials (ACM’s) in the areas identified, the inspection
techniques used are inherently limited in the sense that only full demolition procedures will reveal all
building materials of a structure and, therefore, all areas of potential ACM. Caution should be used
during renovation/demolition activities.
Table No. 2, Non-Asbestos Materials
Material Location Reference Sample
Number(s)
Roofing Shingle Main Garage, Side Garage and Shed 02114-02A, 02B & 02C
Roofing Paper Main Garage and Side Garage 02114-03A & 03B
Paper w/Tar Main Garage and Side Garage (interior walls)02114-05A & 05B
White Linoleum Shed 02114-06
Exterior Stucco Main Garage, Side Garage and Shed 02114-07A, 07B, 07C
& 07D
Pressboard Main Garage - North Wall 02114-08
Sheetrock Main Garage - North Wall 02114-09
Page of 2 3DS CPC Page 23
Pre-demolition Asbestos Survey
11 Hatfield Street, Northampton, MA - Ancillary Structures
Conclusions/Recommendations
Asbestos-containing materials (ACMs) were identified during GEC’s inspection. Identified ACMs should
be removed, handled, and disposed of properly, in accordance with applicable state and federal
regulations, prior to disturbance.
Any suspect asbestos-containing material that is discovered during building demolition that is not
included in this report should be assumed to contain asbestos until further bulk sampling and analysis is
performed.
If you have any questions regarding this survey or the sampling and/or analytical techniques employed,
please contact us at (413) 341-3418.
Sincerely,
Green Environmental Consulting, Inc
Adam Lesko
President
Page of 3 3DS CPC Page 24
Attachment No. 1
Laboratory Results/PLM Asbestos
DS CPC Page 25
EMSL Analytical, Inc.
5 Constitution Way, Unit A Woburn, MA 01801
Tel/Fax: (781) 933-8411 / (781) 933-8412
http://www.EMSL.com / bostonlab@emsl.com
131801808EMSL Order:
Customer ID:GECL78
Customer PO:
Project ID:
Attention:Phone:Mary McCarthy (413) 341-3418
Fax:Green Environmental Consulting, Inc.(413) 341-3419
Received Date:180 Pleasant St 04/06/2018 9:10 AM
Analysis Date:2nd Floor, Suite 213 04/12/2018
Collected Date:Easthampton, MA 01027 04/05/2018
Project:02114 / 11 Hatfield Street Garages / 11 Hatfield Street, Northampton, MA
Test Report: Asbestos Analysis of Bulk Materials via EPA 600/R-93/116 Method using Polarized
Light Microscopy
Sample Description Appearance % Fibrous % Non-Fibrous
Non-Asbestos Asbestos
% Type
02114-01
131801808-0001
10% ChrysotileNon-fibrous (Other)90%Gray/Black
Fibrous
Homogeneous
Side Garage -
chimney - Roof
Flashing Tar
02114-02A
131801808-0002
None DetectedNon-fibrous (Other)80%Cellulose20%Black
Fibrous
Homogeneous
Main Garage -
Roofing Shingle
02114-02B
131801808-0003
None DetectedNon-fibrous (Other)80%Cellulose20%Black
Fibrous
Homogeneous
Side Garage -
Roofing Shingle
02114-02C
131801808-0004
None DetectedNon-fibrous (Other)80%Cellulose20%Gray/Black
Fibrous
Homogeneous
Shed - Roofing
Shingle
02114-03A
131801808-0005
None DetectedNon-fibrous (Other)40%Cellulose60%Black
Fibrous
Homogeneous
Main Garage -
Roofing Paper
02114-03B
131801808-0006
None DetectedNon-fibrous (Other)40%Cellulose60%Black
Fibrous
Homogeneous
Side Garage -
Roofing Paper
02114-04A
131801808-0007
3% ChrysotileNon-fibrous (Other)97%White
Non-Fibrous
Homogeneous
Main Garage - East -
Wood Window Glaze
02114-04B
131801808-0008
None DetectedNon-fibrous (Other)100%White
Non-Fibrous
Homogeneous
Main Garage - South -
Wood Window Glaze
02114-04C
131801808-0009
None DetectedNon-fibrous (Other)100%Tan
Non-Fibrous
Homogeneous
Main Garage - West -
Wood Window Glaze
02114-04D
131801808-0010
None DetectedNon-fibrous (Other)100%White
Non-Fibrous
Homogeneous
Shed - Wood Window
Glaze
02114-05A
131801808-0011
None DetectedNon-fibrous (Other)40%Cellulose60%Tan/Black
Fibrous
Homogeneous
Main Garage - East -
Paper w/ Tar
02114-05B
131801808-0012
None DetectedNon-fibrous (Other)40%Cellulose60%Tan/Black
Fibrous
Homogeneous
Side Garage - Paper
w/ Tar
02114-06
131801808-0013
None DetectedNon-fibrous (Other)70%Cellulose30%Gray/Black
Fibrous
Homogeneous
Shed - Gray and
White Linoleum
02114-07A
131801808-0014
None DetectedNon-fibrous (Other)100%Gray
Non-Fibrous
Homogeneous
Main Garage -
Exterior Stucco
02114-07B
131801808-0015
None DetectedNon-fibrous (Other)100%Gray
Non-Fibrous
Homogeneous
Main Garage -
Exterior Stucco
02114-07C
131801808-0016
None DetectedNon-fibrous (Other)100%Gray
Non-Fibrous
Homogeneous
Side Garage -
Exterior Stucco
Initial report from: 04/12/2018 10:11:05
Page 1 of 2ASB_PLM_0008_0001 - 1.78 Printed: 4/12/2018 10:11 AMDS CPC Page 26
EMSL Analytical, Inc.
5 Constitution Way, Unit A Woburn, MA 01801
Tel/Fax: (781) 933-8411 / (781) 933-8412
http://www.EMSL.com / bostonlab@emsl.com
131801808EMSL Order:
Customer ID:GECL78
Customer PO:
Project ID:
Test Report: Asbestos Analysis of Bulk Materials via EPA 600/R-93/116 Method using Polarized
Light Microscopy
Sample Description Appearance % Fibrous % Non-Fibrous
Non-Asbestos Asbestos
% Type
02114-07D
131801808-0017
None DetectedNon-fibrous (Other)100%Gray
Non-Fibrous
Homogeneous
Shed - Exterior
Stucco
02114-08
131801808-0018
None DetectedNon-fibrous (Other)2%Cellulose98%Tan
Fibrous
Homogeneous
Main Garage - North
Wall - Pressboard
02114-09
131801808-0019
None DetectedNon-fibrous (Other)90%Cellulose10%Tan/White
Fibrous
Homogeneous
Main Garage - North
Wall - Sheetrock
Analyst(s)
Elizabeth Stutts (19)Steve Grise, Laboratory Manager
or Other Approved Signatory
EMSL maintains liability limited to cost of analysis. This report relates only to the samples reported and may not be reproduced, except in full, without written approval by EMSL. EMSL bears no
responsibility for sample collection activities or analytical method limitations. Interpretation and use of test results are the responsibility of the client. This report must not be used by the client to claim
product certification, approval, or endorsement by NVLAP, NIST or any agency of the federal government. Non-friable organically bound materials present a problem matrix and therefore EMSL
recommends gravimetric reduction prior to analysis. Samples received in good condition unless otherwise noted. Estimated accuracy, precision and uncertainty data available upon request. Unless
requested by the client, building materials manufactured with multiple layers (i.e. linoleum, wallboard, etc.) are reported as a single sample. Reporting limit is 1%
Samples analyzed by EMSL Analytical, Inc. Woburn, MA NVLAP Lab Code 101147-0, CT PH-0315, MA AA000188, RI AAL-139, VT AL998919, Maine Bulk Asbestos LB-0039
Initial report from: 04/12/2018 10:11:05
Page 2 of 2ASB_PLM_0008_0001 - 1.78 Printed: 4/12/2018 10:11 AMDS CPC Page 27
OrderID: 131801808
Page 1 Of 2
DS CPC Page 28
OrderID: 131801808
Page 2 Of 2
DS CPC Page 29
11 Hatfield Street/Northampton Teen Housing Project
Development Team Contact Information
Owner:
DIAL/SELF Youth & Community Services
Phillip Ringwood, Executive Director
413-774-7054 ext 115
pringwood@dialself.org
196 Federal Street
Greenfield, MA 01301
www.dialself.org
Architect:
Jones-Whitsett Architects
Henry Albin, LEED AP BD+C Dorrie Brooks
413-773-5551, ext. 19 413-348-7875
ha@joneswhitsett.com db@joneswhitsett.com
308 Main Street, 3rd Floor
Greenfield, MA 01301
www.joneswhitsett.com
General Contractor:
Keiter Builders, Inc.
Scott Keiter
413-586-8600
skeiter@keiterbuilders.com
35 Main Street
Florence, MA 01062
www.KeiterBuilders.com
DS CPC Page 30
Ver: 06/092017
Our Impact
DS CPC Page 31
Outreach Emergency & Short Term Housing
Longer Term Housing
AmeriCorps & Volunteering
Keep in touch. Look for DIAL/SELF on:
Drop-in Centers
DS CPC Page 32
DIAL/SELF Youth & Community Services
COMMUNITY HUMAN SERVICES SELF-SUFFICIENCY MATRIX
PROGRAM: TeenLine Step CLIENT NAME:
Initial Date:
Overall Level:
Staff:
Date:
Overall Level:
Staff:
Date:
Overall Level:
Staff:
Date:
Overall Level:
Staff:
Exit Date:
Overall Level:
Staff:
DOMAIN IN CRISIS UNSTABLE STABLE SAFE THRIVING
Housing Date/Level: Date/Level: Date/Level: Date/Level: Date/Level:
Homeless or at risk of homelessness. In transitional, temporary or inadequate housing; and/or current rent payment is unaffordable; lacks plan for permanent housing.
In stable housing that is safe but only marginally adequate and has plan for permanent housing.
Household is in stable, safe, adequate subsidized housing.
Household is stable, safe, adequate, unsubsidized housing.
Food Date/Level: Date/Level: Date/Level: Date/Level: Date/Level:
Relies to a significant degree on free or low-cost food. Household is on food stamps. Can meet basic food needs, but requires occasional assistance.
Can meet basic food needs without assistance. Can choose to purchase any food household desires.
Education Date/Level: Date/Level: Date/Level: Date/Level: Date/Level:
No high school diploma/GED. Enrolled in literacy and/or GED program or High School. Has high school diploma/GED. Needs additional education/training to improve employability.
Has completed education/training needed to become employable. No literacy problems.
Employment/
Volunteer Service Date/Level: Date/Level: Date/Level: Date/Level: Date/Level:
No job, internship or regular volunteer service. Temporary, part-time or seasonal work,internship or volunteer work; inadequate pay, no benefits.
Employed full time; inadequate pay; few or no benefits.
Employed full time with adequate pay and benefits; Less than 10 hours/week of volunteer work if on disability.
Maintains permanent employment with adequate income and benefits;10 or more hours/week volunteer work if on disability.
Income
(optional for TL) Date/Level: Date/Level: Date/Level: Date/Level: Date/Level:
No income. Inadequate income and/or
spontaneous or inappropriate spending. Has unaddressed debt.
Can meet basic needs with
subsidy; appropriate spending; managing debt with assistance.
Can meet basic needs and
manage debt without assistance.
Income is sufficient, well-
managed and savings plan is in place and followed on a monthly basis.
DS CPC Page 33
DOMAIN IN CRISIS UNSTABLE STABLE SAFE THRIVING
Health Care Date/Level: Date/Level:
Date/Level: Date/Level:
Date/Level:
No medical coverage and not
receiving care for immediate need(s).
No medical coverage and
great difficulty accessing medical care when needed or
relies on emergency services for care.
Has health insurance
coverage, but faces significant problems in
getting treatment.
Can get medical care when
needed, but may strain budget.
Covered by affordable,
adequate health insurance and attends appointments
as needed.
Legal Issues Date/Level:
Date/Level: Date/Level:
Date/Level: Date/Level:
Current outstanding arrest warrants or currently in jail. Current charges/trial pending, and/or noncompliance with
probation/parole.
Fully compliant with probation/parole. Has successfully completed probation/parole
within past 12 months, with no new charges filed.
No active criminal justice involvement in more than
12 months and/or no felony criminal history.
Transportation
(optional for TL) Date/Level:
Date/Level: Date/Level:
Date/Level: Date/Level:
No access to transportation,
public or private and/or is unable to access transportation independently.
Transportation is available,
but unreliable, unpredictable, unaffordable.
Transportation is available
and reliable, but limited and/or inconvenient.
Transportation is generally
accessible to meet basic travel needs.
Transportation is readily
available and affordable.
Support Systems Date/Level: Date/Level: Date/Level: Date/Level: Date/Level:
Lack of necessary support from
family or friends; child abuse or neglect present.
Family/friends may be
supportive, but lack ability or resources to help.
Some support from
family/friends; efforts are being made to restore links with family members.
Strong support from family
or friends; members of social network generally support each other’s efforts.
Has healthy/expanding
support network; social circle is stable and communication is consistently open.
Interacting with
Others
(optional for TL) Date/Level:
Date/Level: Date/Level:
Date/Level: Date/Level:
Aggressive and often instigates conflict with others; threatens
physical harm; may resort to physical assault in everyday
conflict; justifies physical assaults; not interested in
learning alternate behaviors; blames others/takes no
responsibility.
Regularly involved in angry swearing/name calling; only
de-escalates from physical threats with outside
intervention; rarely admits own role in perpetuating
conflicts.
Usually requires outside intervention to de-escalate;
can take some responsibility for conflict;
can admit some deficiencies in handling
anger.
Physical threats never present in verbal
expression of anger; outside intervention
sometimes required to de-escalate; can be redirected
to see the other’s point of view or to see a problem-
solving approach.
Consistently takes a problem-solving approach
at his/her own initiative; regularly seeks to de-
escalate conflicts; takes appropriate responsibility;
can name his/her own skillful and unskillful
patterns.
Activities of Daily
Living
(optional for TL) Date/Level: Date/Level: Date/Level: Date/Level: Date/Level:
Unable to meet basic needs such as hygiene, food,
activities of daily living.
Can meet a few but not all needs of daily living without
assistance.
Can meet most but not all daily living needs without
assistance.
Able to meet all basic needs of daily living
without assistance.
Able to provide beyond basic needs of daily living
for self.
DS CPC Page 34
DOMAIN IN CRISIS UNSTABLE STABLE SAFE THRIVING
Mental Health Date/Level: Date/Level:
Date/Level: Date/Level:
Date/Level:
Danger to self or others;
recurring suicidal ideation; experiencing severe difficulty
in day-to-day life.
Recurrent mental health
symptoms may affect behavior but not a danger to self/others;
persistent challenges in day-to-day life due to mental
health symptoms.
Mild symptoms may be
present; only moderate challenges in day-to-day
life due to mental health symptoms.
Minimal symptoms that are
expected responses to life stressors.
Symptoms are absent or
rare; no more than every day problems or concerns.
Substance Abuse Date/Level:
Date/Level: Date/Level:
Date/Level: Date/Level:
Meets criteria for severe abuse/dependence; resulting
problems so severe that institutional living or
hospitalization may be necessary.
Meets criteria for dependence; preoccupation with use and/or
obtaining drugs/alcohol; use results in avoidance or neglect
of essential life activities.
Use within last 6 months; evidence of persistent or
recurrent challenges related to use; problems have
persisted for at least 1 month.
Client has used during last 6 months, but no evidence
of persistent or recurrent problems related to use; no
evidence of recurrent dangerous use.
No drug use/alcohol abuse in last six months.
When data are collected: Upon any program entry (for TeenLine, information is gathered during the intake and staff then transfer the data to the
matrix) and at program exit, as well as after 1st month and then at 2 month intervals for TeenLine and at 6 month intervals to coincide with the Life
Skills Assessments in the Step Program.
Filling out the matrix:
• Should be done jointly by the client and youth worker or other staff, when possible.
• The date, overall level, and name of staff completing the form is entered on the top and the date and level for each domain is entered on left side
each time the form is completed.
• Select one level in each of the domains.
Notes/Collateral Contacts (put program entry dates here):
Note:
Date:
Note:
Date:
Note:
Date:
Note:
Date:
Note:
Date: Note:
DS CPC Page 35