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--Consolidated Application PVHH CPA Fall 2019COMMUNITYPRESERVATION PROJECTAPPLICATIONCOVERSHEET I: ProjectInformation ProjectTitle: ProjectSummary: Estimatedstartdate: _____________ Estimatedcompletiondate:_____________ CPAProgramArea (checkallthatapply): OpenSpace HistoricPreservation CommunityHousing Recreation II: Applicant/DeveloperInformation ContactPersonandor/primaryapplicant: PropertyOwner (ifapplicable): Organization (ifapplicable): MailingAddress: Daytimephone #: Fax #: E-mailaddress & Website: III: BudgetSummary Totalbudgetforproject: CPAfundingrequest: CPArequestaspercentageoftotalbudget: Applicant’sSignature: ____________________________ DateSubmitted: ____________________________ Glendale Rd Northampton Small Home August 2019 May 2021 We are now building the fourth home of our Glendale Rd project. The small single family homewill be reserved for first-time homebuyers who earn less than 60% of the Area Median Income. Aregulatory agreement has been signed by Habitat and the city of Northampton agreeing to permanentlyprotect the affordability of this unit. Habitat was selected through an RFP by the city of Northamptonto be the developer for four homes off of Glendale Rd. This two bedroom, single story home will be energy efficient. The space is designed to have a smallfootprint and be adaptable for someone with a wheelchair. Pioneer Valley Habitat for Humanity, Inc. Mineral Hills Realty, LLC Amy Landry (contact person) PO Box 60642 Florence, MA 01062 413-586-5430 amy@pvhabitat.org www.pvhabitat.org ~$148,600 $30,000 20% Megan McDonough, Executive Director Page 1 Pioneer Valley Habitat for Humanity – 115 Glendale Rd – CPA Application Narrative Project location, including address and parcel number Project Address: 115 Glendale Rd Northampton, MA 01062 Parcel ID: 42-179-001 A description of the project and, when applicable, of the property involved and its proposed use. Pioneer Valley Habitat for Humanity seeks to build an energy efficient home on Glendale Rd to provide access to homeownership for a household with low income. The site was transferred from the city of Northampton in 2017 after Habitat was selected as developer for four lots through an RFP. The land on Glendale Rd was originally planned to be part of a 24-unit subdivision, before the city took ownership and converted the rear of the property to conservation land and selected Habitat as its affordable housing partner. The 936 square foot home will have two bedrooms and be made available to households earning less than 60% of the Area Median Income. The home will be built to ENERGY STAR standards and solar energy company PV Squared will be installing solar panels to minimize the net energy of the home. This will help us show residents of Western Mass that options exist for durable, energy efficient homes that can fit in a small footprint. What Community Preservation criteria - both general and program-area specific - does this project meet? We believe this project fits well with the project evaluation criteria for community housing. In particular: 1. Create or preserve community housing – both rental and home ownership, with a focus that matches community needs for households. This project will create community housing through affordable homeownership for first time homebuyers. 2. Promote and encourage use by diverse populations. We will promote and encourage a diverse population to apply for this opportunity through a fair housing marketing process and lottery of eligible households. Approximately 82% of the 1-4 family homes in this census tract are owner occupied and the median income is higher than the region. We would be providing an opportunity for someone with a low-income to join this neighborhood of homeowners in upper income brackets. 3. Provide housing that is harmonious in design and scale with the surrounding community. We plan a simple home built on slab with a shed and no garage which will fit in well with the existing neighborhood of well-maintained primarily small ranch homes (see attached pictures of neighborhood). The small, 936 sq. ft home will be harmonious with the 800-1000 sq. ft homes in this area. 4. Intermingle affordable and market rate housing. The home is in an existing residential neighborhood consisting of primarily market rate housing. Page 2 Pioneer Valley Habitat for Humanity – 115 Glendale Rd – CPA Application 5. Ensure long-term affordability. The affordability of this home will be protected in perpetuity with a deed restriction. 6. Promote the use of existing buildings or construction on previously-developed or City-owned sites. This site was provided by the city of Northampton for the purpose of creating affordable housing. 7. Give priority to Northampton residents and employees, consistent with fair housing. For information about fair housing, please see Appendix B. We do not think it would be consistent with our affirmative fair housing plan to give priority to Northampton residents, but we will conduct marketing in Northampton to encourage applications from Northampton residents. 8. Provide the City credit for units under M.G.L. Chapter 40B. This house will be eligible for inclusion on the 40B inventory. The city of Northampton and Habitat have already completed the Local Action Unit application and Regulatory Agreement committing to this permanent affordability. 9. Provide services for underserved populations. Habitat for Humanity provides all incoming homeowners with mentors to work with them through the process of sweat equity, construction, and the first year of homeownership. This is especially important for a population that often comes from a family of renters who may not have experience with the details of what is required for successful long-term homeownership. All selected partnering families are also required to attend a first- time home buyer education class which includes information on budgeting for homeownership. We modify our sweat equity program to meet the abilities of any applicant in need of accommodations because of a disability. 10. Is LEED or Energy Star certified. We plan to not only comply with ENERGY STAR and stretch code but to exceed it. We are targeting a near net zero HERS index goal through the use of extra insulation, excellent air sealing, LED or CFL lighting, ENERGY STAR appliances, mini-split heating/cooling, an on-demand ventilation system and solar photovoltaic panels. 11. Enhance nonprofit capacity for providing housing and related services. The cornerstone of the Habitat model is community volunteer building and engagement with local donors. This provides us the opportunity to expand our capacity to serve more families with low incomes. 12. Provide mixed-use development opportunities. N/A – this is a single family home in a residential neighborhood. 13. Provide housing in locations that promote walking and discourage single-occupancy vehicle trips. This suburban area of Northampton is adjacent to conservation land allowing for easy access to outdoor recreation without use of a Page 3 Pioneer Valley Habitat for Humanity – 115 Glendale Rd – CPA Application vehicle. It is not conveniently located for public transportation, but is adjacent to three other Habitat-built houses, establishing a potential for carpooling. 14. Provide housing for households with incomes below 80% of area median income (the extent to which includes the number of such units and the percentage of such units in relation to the total number of units in the project). The first buyers of these homes from Habitat will have an income less than 60% of the Area Median Income and the deed restriction will require future sales to buyers who earn less than 80% of the Area Median Income. 15. Provide housing for very low income households (the extent to which includes the number of units and the percentage of such units in relation to the total number of units and the project that are provided for households with incomes below 50% of area median income, and households with incomes below 30% of area median income) Our requirement limit is 60% of the Area Median Income, including the 50%-30% and below range. Providing the housing to a family with very low income is contingent on if such applies and is selected by our process. This project is also well situated to address these general CPA criteria: 1. Serves more than one CPA program area. This parcel was originally created as part of a larger project by the city of Northampton that created conservation land adjacent to this lot. That overall vision of a balance of meeting open space and housing needs underlies the project. 2. Contributes to the preservation of Northampton’s unique character, boosts the vitality of the community, and enhances the quality of life for its residents. This home on the edge of the city highlights the proximity to both city life and outdoor recreation that is unique to the Pioneer Valley. Except for site clearing to allow for solar, this building lots will remain largely wooded and connected to the adjacent conservation space. Building on four lots created by the city instead of the 24 originally planned greatly reduces the impact of development on the neighborhood. 3. Addresses recommendations contained in the Sustainable Northampton comprehensive plan and/or the Northampton Open Space and Recreation Plan, or is consistent with other city-wide planning efforts that have received broad- based scrutiny and input and can demonstrate wide community support. This project aligns with many of the recommendations of the Sustainable Northampton comprehensive plan including the creation of new housing that looks beyond traditional marketplace models to create affordable housing options, utilizing green and sustainable design strategies, creating new homeownership opportunities for households earning under 60% AMI, and expanding the range of options for detached housing. We align with the Open Space and Recreation plan by building a quaint home that will have minimum impact on the surrounding conservation land and thus the Page 4 Pioneer Valley Habitat for Humanity – 115 Glendale Rd – CPA Application ecosystem. The open space adjacent to dense forests will create an environment that serves the well-being of both the wildlife and the homeowner. 4. Saves resources that would otherwise be threatened. Limited site clearing and the conservation of adjacent land demonstrate the balance between promoting both ecological conservation and the city’s need for affordable housing options. 5. Serves under-served populations. Homeownership opportunities in Northampton, available to those earning less than 60% of the Area Median Income, are very uncommon. Through a combination of subsidies, the homebuyer will have an affordable mortgage for $149,900 or less. Zillow estimates the value of the house next door at 123 Glendale Rd Northampton to be $207,721. We provide an aspirational opportunity for families with low incomes who can’t otherwise realize the strength, stability and self-reliance that homeownership can provide. 6. Places high value on sustainable, ecologically responsible, energy- conserving structures, locations, and materials; demonstrates that the project minimizes the ecological footprint The building of this small home will avoid ecological changes to the area, with the exception of felling trees to maximize energy received from the solar panels PV Squared will install. The energy conservation will be further amplified by the tightly sealed nature of the construction. 7. Receives endorsement by community groups, municipal boards and/or Departments. See attached letters of support. 8. Leverages additional public and/or private funds, or demonstrates that other funding sources are not readily available or sufficient. The budget for this project demonstrates our commitment to and need for pursuing funding from diversified sources including individual donors, local banks, businesses and foundations, state rebate programs (MassCEC), and utility company rebates (MassSave). Along with providing affordable mortgages and recruitment of in-kind donations, an investment of CPA funds will be well leveraged and necessary to closing the affordability gap for the household with low income that will build and buy this home. 9. Demonstrates a high benefit/cost value. For an investment of only $30,000, a new, permanently affordable, zero net energy-possible homeownership unit will be created. 10. Can be implemented expeditiously and within budget. Pioneer Valley Habitat for Humanity owns the lot and has a track record of successful projects that come in on budget. Our experience with reliable partners such as PV Squared and a dedicated volunteer corps at the ready will expedite completion of this project. What community need(s) does this project serve? If the project serves multiple needs and populations, please describe them. If the project serves a population that is currently underserved, please describe. Page 5 Pioneer Valley Habitat for Humanity – 115 Glendale Rd – CPA Application Habitat proposes to create an affordable homeownership opportunitie for a homeowner earning 60% of the Area Median Income or less. CPA grant funding will help us fill an important gap for making this home affordable to the portion of the population with low incomes. Many renters in this income range will never experience the stability that homeownership provides given the fact that the median home price in Northampton is $301,000 (Zillow.com 8/6/19) and an affordable mortgage at today’s interest rates for someone earning $32,000/year is only about $113,000. $32,000/year is 40% of the Area Median Income for a family of three. We plan to sell the homes built at this project for $149,900 or less with an affordable mortgage. Habitat has set a goal of developing more diversified housing options for a wider range of people in our community in a way that is integrated into existing neighborhoods. Including a range of home sizes from 3 bedroom homes to this 2 bedroom small house, this is in line with the priority housing need identified in the 2011 Northampton Housing Production plan to increase the supply of affordable housing at a variety of levels of affordability, including both rental and homeownership options. What specific guarantees will assure the long-term preservation of the project? Pioneer Valley Habitat commits to putting a deed restriction on the home we build in this project so that the affordable housing dollars invested will not be lost and the home can remain affordable in perpetuity. In a city where the median home price is $301,000 (Zillow, Aug 2019) this is an important safeguard for having diverse and inclusive residential neighborhoods. Pioneer Valley Habitat and the city of Northampton have already signed a regulatory agreement committing this unit to permanent affordability. What community support does the project have? Explain the nature and level of the support. Pioneer Valley Habitat relies deeply on community support for our model of community- built housing with volunteer labor and in-kind donations of building materials. While we cannot use 100% volunteers (we need to hire specialty tradespeople like electricians and excavators) or 100% donated materials, the in-kind support of time and materials allows us to keep our cash development costs low. A portion of a fourth year of funding from the Community Foundation of Western Massachusetts’ Innovation Program supports the construction costs for this project. Contributions from local individuals and the business, banking and faith communities will make up the remainder of support. This project has already been permitted and gone through public hearings with the neighbors. Page 6 Pioneer Valley Habitat for Humanity – 115 Glendale Rd – CPA Application How will the success of this project be measured? Success of this project will be contingent on completion of these goals: • We are able to complete the project on time and on budget. • We are able to find eligible homeowners who complete the purchase of their home from Habitat after completing sweat equity. • The use of local partnerships and volunteer labor meet budget goals and goals of community engagement. Is ongoing maintenance and upkeep required? If yes, please explain how this will be accomplished. All home upkeep after the sale of the house will be the responsibility of the new homeowner. Project Budget: The total budget for this project, including specifically how CPA funds will be spent. All items of expenditure must be clearly identified. Include project quotes, or show why this is not appropriate or feasible. List any additional funding sources, either committed or under consideration. Include commitment letters if available. * If the application submission is for a community housing project, please submit a development budget and a sources and uses budget. Also, community housing home ownership projects shall include an affordability analysis, and community housing rental projects shall include a five-year operating budget. Home Price Estimate & Affordability Analysis SALE PRICE 143,000 149,900 Less Down payment (700) (700) PROPOSED HABITAT MORTGAGE 142,300 149,200 Partner Family Income - family of 3 MIN INCOME 60% AMI annual income 29,000 47,925 Monthly Income 2,417 3,994 30% of monthly income 725.00 1,198.13 Habitat Mortgage Interest Rate 0% 0% Mortgage Term - in months 360 200 Projected Monthly Expenses Mortgage 395 746 Taxes (Tax Rate * sale price) 203 213 Insurance (sale price * 6%) 86 90 Total Estimated Housing Costs 684 1,049 Percentage of Income 28% 26% Page 7 Pioneer Valley Habitat for Humanity – 115 Glendale Rd – CPA Application Development Budget - Glendale Phase 2, Lot #1 Cash Sources Budget Grants and Donations CPA Northampton 30,000 CFWM 55,000 Major Donor 12,500 Florence Bank 10,000 MassSave 1,200 MassCEC 5,000 Other Fundraising 34,257 Homeowner Down Payment 700 Total Cash Sources 148,657 Cash Uses Land Acquisition - Direct Construction Costs 109,000 Builder General Requirements (no permits) 10,250 Construction Contingency 5% 5,963 Closting Costs (legal, recording, etc.) 3,427 Other soft costs 3,500 Subtotal Development Costs 132,140 Developer Fee 12.5% 16,517 Total Development Costs 148,657 Multi-Year Funding: If the project is expected to continue over more than one year, or if bonding the project is anticipated, please provide annual funding requirements. A single grant of $30,000 is requested for the project. Project Timeline: Explain the various steps of the project and when they will be completed. • Summer 2019 – site clearing and permit applications begun • Fall 2019 – site work and foundation installation • Winter 2019-2020 – construction break • Spring 2020 – house construction begins • Spring 2021 – construction completes and sale to homeowner Feasibility: List and explain all further actions or steps that will be required for completion of the project, such as environmental assessments, zoning or other permits and approvals, agreement on terms of any required conservation, affordability or Page 8 Pioneer Valley Habitat for Humanity – 115 Glendale Rd – CPA Application historic preservation agreements, subordination agreements, and any known or potential barriers or impediments to project implementation. An environmental assessment was conducted prior to land acquisition. Zoning and building permits have been received for this project. No concerns about feasibility. Maps 115 Glendale Rd is immediately adjacent to 123 Glendale Rd Northampton, MA Page 9 Pioneer Valley Habitat for Humanity – 115 Glendale Rd – CPA Application 115 Glendale Rd (lot #1) Visual Materials - Floor Plans (sheet A3.10) from Austin Design – attached - Elevations (sheet A5.10) from Austin Design – attached 4. Include the following attachments, if applicable and available: - Record plans of the land – attached - Natural resource limitations (wetlands, floodplain, etc.) – none - Zoning (district, dimensional and use regulations as applies to the land) – zoning approval attached - Inspection reports – n/a - 21E Reports and other environmental assessment reports – cover page and index from phase 1 report attached - Mass. Historic Commission Historic inventory sheet – n/a - Historic structure report or existing condition reports – n/a - Existing conditions report – n/a - Names and addresses of project architects, contractors, and consultants Page 10 Pioneer Valley Habitat for Humanity – 115 Glendale Rd – CPA Application Austin Design Mead St Ste 5 Greenfield, MA 01301-3862 Terry Reynolds, T Reynolds Engineering 152 Maplewood Terrace Florence, MA 01062-2716, Michael Broad Construction PO Box 94 Shutesbury, MA 01072-0094 - Evidence that appropriate professional standards will be followed if construction, restoration or rehabilitation is proposed – 30 years of professional projects in the Valley have been completed, see attached map showing project location history. - Documentation that you have control over the site – deed attached - Evidence that the proposed site is free of hazardous materials or that there is a plan for assessment and/or remediation in place – a Phase 1 environmental report was completed and no areas of concern were identified for further investigation. - Letters of support sufficient to document clear endorsement by community members and groups, and, where appropriate, by municipal boards and departments. – attached - Any other information useful for the Committee in considering the project As you will see in the deed, Pioneer Valley Habitat for Humanity, Inc. created an LLC to take title to the Glendale Rd property. PVHH is the sole member of Mineral Hills Realty, LLC. Title: Date: 115 Glendale Rd. Northampton, MA 01060 Habitat For Humanity © Austin Design Inc. 01 MAY 2019 2 Mead St Greenfield MA 01301 413 624 9669 167 Main St Brattleboro VT 05301 802 451 5966 Joan S. Rockwell & Associates LANDSCAPE ARCHITECTURE 2 Mead St Greenfield, MA 01301 (413) 624 9666 PHONE joansrockwell@gmail.com A3.10 1ST FLOOR PLAN DW DW linen books HW br o o m shelves above First Floor Plan Scale: 3/8" = 1'-0" 1 A3.10 36'-0" 26 ' - 0 " Closet Sizes Can Adjust As Needed 8'-0" 12 ' - 0 " 5'-0" 1 A5 . 1 0 1 A5 . 1 0 A5.10 2 A5.10 2 3 A5.10 3 A5.10 9'-0"9'-0"9'-0"9'-0" 10'-3"4 1/2"2'-0"4 1/2"9'-10 1/2"4 1/2"11'-9" 8' - 1 0 1 / 8 " 7' - 7 7 / 8 " 4' - 1 1 3 / 4 " 4' - 6 1 / 4 " 4'-10 3/4"7'-9" 4' - 6 1 / 4 " 4' - 1 1 3 / 4 " 8' - 1 0 7 / 8 " 7' - 7 1 / 8 " 11 ' - 3 " 10 ' - 3 " 104 M.Bedroom102 Bedroom 2 103 Bathroom 106 Kitchen 105 Living/Entertain./Flex 101 Dining/Flex Overhang Platform 4'-0" 6' - 0 " W104 W105 W106 W109 W108 W110 W103 W102 D 101A D 101B D 102B D 102A D 104A D 104B D 105A D 106A D 107 4 1 / 2 " 2' - 9 " 4 1 / 2 " W107 W111 W101 D 101C 107 Shed DeckingExposed Advantek Sheathing Frost Free Faucet Below Window Attic Hatch Wall Mounted Compressor See Sheet A8.20 For Kitchen Details Radon Pipe D 103A ACCESSIBLE THRESHOLD 5 A5.10 5 A5.10 4 A5 . 1 0 4 A5 . 1 0 HOOD VENT CLOSET PARTITION Dryer Vent 4.75% Slope Pergo Outlast Plus Laminate Flooring Pergo Outlast Plus Laminate Flooring Ceramic Tile Ceramic Tile Pergo Outlast Plus Laminate Flooring 2x4, 16" O.C. W./ 1/2" Drywall 2x4 Sruds 16" O.C. 1/2" Sheathing, Vinyl Siding, Studs Open On Interior 10'-9 1/8"12'-7 1/8" Title: Date: 115 Glendale Rd. Northampton, MA 01060 Habitat For Humanity © Austin Design Inc. 01 MAY 2019 2 Mead St Greenfield MA 01301 413 624 9669 167 Main St Brattleboro VT 05301 802 451 5966 Joan S. Rockwell & Associates LANDSCAPE ARCHITECTURE 2 Mead St Greenfield, MA 01301 (413) 624 9666 PHONE joansrockwell@gmail.com A5.10 EXTERIOR ELEVATIONS North Elevation Scale: 1/4" = 1'-0" 1 A5.10 Ridge Vent 3 12 East Elevation Scale: 1/4" = 1'-0" 2 A5.10 12 6126 South Elevation Scale: 1/4" = 1'-0" 3 A5.10 ASPHALT SHINGLES SHED ROOF W/ASPHALT SHINGLES Vinyl Siding And Trim Opional PV Provider TBD 3 12 Ridge Vent Wall Mounted Compressor 4" 4" West Elevation Scale: 1/4" = 1'-0" 4 A5.10 126 12 6 1st Floor Win. Head. 6'-8" Top of Slab 0" Top of Wall 8'-1" Finish Grade -6" 1st Floor Win. Head. 6'-8" Top of Slab 0" Top of Wall 8'-1" Finish Grade -6" Notes: Vinyl Siding and Trim Roofing Material: Asphalt Shilgles 350 Old Enfield Road Belchertown, MA. 01007 Phone: 413.323.5957 Fax 413.323.4916 email:aweiss@coldspringenvironmental.com www.coldspringenvironmental.com •21E Site Investigations •SubsurfaceInvestigations •Pollution Remediation •Phase 1 ESA:LSP Completed •Forensic Septic Investigations Cold Spring Environmental Consultants Inc. _____________________________________________________ •Percolation Tests •Septic Designs •Regulatory Compliance •Recycling and Solid Waste •Second Opinions MASSACHUSETTS GENERAL LAW CHAPTER 21E AND ASTM E1527-13 PHASE I ENVIRONMENTAL SITE ASSESSMENT Prepared by: Cold Spring Environmental Consultants, Inc. 350 Old Enfield Road Belchertown, MA 01007 Prepared for: Ms. Megan McDonough, Executive Director Pioneer Valley Habitat for Humanity 140 Pine Street Florence, MA 01062 Project Number: 116-5175-1029 Site: Glendale Road Assessor’s Map #42: Lot #32 Northampton, MA Date: November 8 th, 2016 November 8 th, 2016 Ms. Megan McDonough, Executive Director Pioneer Valley Habitat for Humanity 140 Pine Street Florence, MA 01062 RE: ASTM and MGL c21E Phase I Environmental Site Assessment Glendale Road: Northampton, MA CSEC Reference File #116-5175-1029 Dear Ms. McDonough, This report presents the findings of an Environmental Site Assessment conducted at the above referenced property. The Environmental Site Assessment is intended to characterize surficial environmental conditions and site usage as well as historical records to determine the likelihood of pollution liability subject to the Massachusetts Contingency Plan and M.G.L. Chapter 21E. This report meets the requirements of an Environmental Site Assessment or Level I Assessment as referenced by lending institutions and real estate professionals, and is in compliance with ASTM Standard E1527-13: Standard Practice for Phase I Environmental Site Assessments: Phase I Site Assessment Process. Site visits and record reviews were conducted between October 29 th, 2016 and November 8 th, 2016.Therefore, this report contains data observed in the field and on record during this period of investigation. Municipal, State and Federal records were researched for the site and abutters with regard to the use, handling, storage and disposal of hazardous materials and petroleum. The interrelationship of the site with surrounding properties was also assessed. This report should be considered confidential information, and access to this report should be limited to those individuals involved with the property transaction. Sincerely, Cold Spring Environmental Consultants, Inc. www.coldspringenvironmental.com CSEC Project #116-5175-1029 Table of Contents PAGE SECTION 1.0 INTRODUCTION, SITE LOCATION AND OWNERSHIP . . . . . 1 SECTION 2.0 SITE DESCRIPTION & SETTING. . . . . . . . . . . . . 3 SECTION 3.0 HISTORICAL RECORDS SEARCH AND INTERVIEWS . . . . . 6 SECTION 4.0 ENVIRONMENTAL RECORDS REVIEW . . . . . . . . . . . 8 SECTION 5.0 FIELD INVESTIGATIONS AND SITE INSPECTIONS . . . . . 10 SECTION 6.0 CONCLUSIONS . . . . . . . . . . . . . . . . . . . . 11 SECTION 7.0 SUMMARY, CONCLUSIONS AND RECOMMENDATIONS . . . . . 12 Attachment I: Figures I through III Attachment II: Historical Topographic Maps Attachment III: Aerial Photographs Attachment IV: ERS Radius Report Attachment V: User Questionnaires Attachment VI: Vapor Encroachment Screening Form Attachment VII: Site Photographs PIONEER VALLEY HABITAT FOR HUMANITY WHERE WE’VE BUILT Easthampton 2 Completed Homes Montague 3 Completed HomesNorthampton 18 Completed Homes, 4 under construction Orange 2 Completed Homes Greenfield 5 Completed Homes Amherst 12 Completed Homes Franklin County Hampshire County