ltr to CPC and HC. 6.23.22.pdfDeborah M. Henson
118 Franklin Street
Northampton, MA 01060
deb@deborahmhenson.com
504.232.8884
June 23, 2022
To: Community Preservation Committee
Cc: Historical Commission
From: Deborah Henson
I was thrilled to see the front-page article in today’s paper about the successful rescue of the
hawk that got trapped in the SJCC bell tower. Also, I was pleased that the rescuers mentioned
that the bell tower itself was in basically sound condition. That article spurred me to write this
letter to address some individuals’ concerns over the current plan for SJCC: demolition or
repurposing.
The current owner of SJCC, O’Connell Development Group (ODG) has sought funding from the
Community Preservation Committee (CPC) in the amount of $500,000 in CPA funds to weather
tighten the exterior of the building, thereby making the construction project for multi-family
rentals more achievable. Some individuals have expressed concern that the award of CPA
funds to a private entity is not in keeping with the Act’s mandate. In fact, that assertion is
simply not accurate, and I am hoping to shed some light on this issue before the CPC must vote
on ODG’s request later this summer.
State Law Supports This Use of CPA Funds:
Massachusetts General Laws Title VII, Chapter 44B provides in Section 5(b)(2) the following
instructions for CPA funding:
(2) The community preservation committee shall make recommendations to the
legislative body for the acquisition, creation, and preservation of open space; for
the acquisition, preservation, rehabilitation, and restoration of historic
resources; . . . .
Local Law Supports This Use of CPA Funds:
On our City’s website, the Act is explained as: “The Community Preservation Act (CPA) allows
communities to create a local Community Preservation Fund to raise money through a surcharge
of up to three percent of the real estate tax levy on real property for open space
protection, historic preservation and the provision of affordable housing. The act also created a
state matching fund to supplement local revenues collected.”
St. John Cantius Church was about to face the wrecking ball in April 2020 and throughout last
year, but ODG has now agreed to attempt repurposing the building into rental units.
Unfortunately, no public access to the private apartments is planned. But the existence and
inspiration of the building and its hawk-trapping bell tower will remain for all to enjoy; it can be
seen even as far as downtown!!
As Martha Lyon, Chair of the Historical Commission and designee from that group to CPC, wrote
to the Chair of CBAC on April 21, 2021 when SJCC was initially facing demolition:
This property is both an architectural landmark and century-old social gathering
spot for Northampton’s Polish immigrant community. As part of the Pomeroy
Terrace National Register District, the church is associated with the broad
architectural, cultural, and social history of Northampton, and represents the
impact of changes in immigration on its neighborhood and on the city as a whole.
Towards the end of the 19th century, the Polish immigrant population in the Ward
3 neighborhood increased, and by 1904 had reached a level that warranted a
separate Catholic parish. The construction of the St. John Cantius Polish Catholic
Church followed in 1912. Designed by John Donohue, a Massachusetts architect
who acted as the Catholic diocese’s in-house architect, the brick church with
limestone trim is in the form of a late-medieval Italian basilica with a campanile,
or bell tower, at its southwest corner. It is not only significant to Northampton’s
architectural history, but also has served as a symbol of the City’s ethnic heritage.
The fact that SJCC’s bell tower can be seen from downtown adds to the importance of the
structure. The city benefits from having the building remain standing; the value of preserving
historic resources is codified in the Community Preservation Act. The Polish community
benefits, as many who have written in support of our efforts to prevent the demolition of SJCC
have emphasized. In fact, the entire Valley benefits by keeping an architectural treasure
standing in our city.
The City’s 2022 Community Preservation Plan Supports This Use of CPA Funding:
The city’s recently revised (January 2022) Community Preservation Plan. p.23 states: “CPA funds
could be a prospective source of funds to provide real incentives that result in meaningful
alternatives to demolition.”
Use of CPA Funds for SJCC’s Exterior Constitutes a Preservation Easement:
Technically, if ODG received the requested CPA money for SJCC’s exterior, that would be buying
a preservation easement on the SJCC's exterior that would ensure the building’s exterior cannot
be modified/demolished. The Community Preservation Plan, p.23 explains:
For private property owners looking to permanently protect their historic properties,
one of the most effective legal tools available is a preservation restriction – a private
legal interest conveyed by a property owner to a preservation organization or to a
government entity. A preservation restriction is one way to use CPA funds to protect
the historic character of privately owned property that has been determined to be
significant in the history, archaeology, architecture, or culture of the City.
Preservation Restrictions are often made a condition of CPA funding to safeguard
expenditures of CPA funds and provide an additional level of protection for historic
resources in the future. . . . A property owner’s use of funds provided through
acquisition of a restriction should be utilized for critical building work and should be
detailed in the application.
This easement would protect the exterior for decades to come and, most importantly, since the
exterior cannot be demolished or modified (in contravention of state historic standards), the
building itself no longer would be subject to demolition.
The city’s CPP further explains:
Finally, age, deterioration, neglect, and misuse threaten historic properties in
Northampton. The Northampton Historical Commission, in reviewing properties
applying for demolition permits, has been told that a particular historic property is
simply “beyond repair” and must be torn down. In some cases, a property may
indeed be in serious jeopardy, but often the Commission requests more information
and encourages renovation. The jurisdiction of the Demolition Review Ordinance,
however, allows for a maximum demolition delay period of just one year.
The Community Preservation Act and the city’s own Community Preservation Plan (CPP) supports
– or even requires? – the award of CPA funds for weather-tightening the exterior of SJCC. I say
“requires” because of the Plan’s guidance itself, and we know that the Historical Commission did
not have jurisdiction over SJCC, but rather CBAC that provided for no review, 12-month or other,
before granting demolition – despite the undisputed fact that SJCC is a Landmark Historic
Building, which purportedly should give it heightened review, but that’s water under the bridge.
Use of CPA Funds for SJCC’s Exterior is an Incredible Public Benefit:
Some opponents of the use of CPA funds for a privately-owned building argue that there is no
benefit to the public because of that lack of access to SJCC’s interior. I see that argument as
misguided, too narrowly focused.
The benefit that I have advocated for in keeping SJCC standing over these last couple years is
simply the building itself. Yes, I would love a different iteration of the repurposing, such as our
historic preservationist expert’s team produced: artist live-work condos with a central gallery for
exhibit space and limited public access. I envision an Arts Corridor all the way down Hawley
Street to Holyoke . . . . but such is the stuff of dreams. One day perhaps.
For now, I am thankful that ODG has seen fit to attempt repurposing this building. It is not an
easy task for various reasons, as I learned from our expert’s team: engineer, architect, mason,
contractor, etc. That is also the primary reason that ODG is seeking CPA funds to weatherproof
the exterior: to help finance a not-so-lucrative project and one that ODG believes is the less
desirable option. Demolishing/replacing SJCC with 5 more condos was their preference and is
still on the table (CBAC application for demolition has not been withdrawn, but rather continued
until the outcome of the CPC decision for CPA funding).
I urge all of you who want to see this building preserved to vote to grant the CPA funds requested
by ODG to allow SJCC to remain standing in our community.
Sincerely,
Deb Henson
118 Franklin Street
____________________
Deb Henson is the former owner of 83 Pomeroy Terrace, Northampton built in 1868 (a/k/a The Pomeroy
Inn B & B – sold recently as a COVID casualty) located around the corner from SJCC. Her adult home of
New Orleans for 40 years has influenced her love of architecture and commitment to preservation of our
diverse history. She is the former President of Ward 3 Neighborhood Association, and a mental health
defense lawyer/LCSW (LA) who consults with and defends mental health professionals in Colorado and
Louisiana. Although not a native, Deb loves Northampton and wants it to remain historically rich and
culturally diverse. She can be reached at deb@deborahmhenson.com .