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HomeMy WebLinkAbout2015-10-08 Community Preservation Committee Minutes i a COMMUNITY PRESERVATION COMMITTEE i i Meeting Minutes Thursday, October 8, 2015 E Town Hall, 120 Main Street 7 Present: John Simons, Alberto Angles Jr., Charles Gangi, William Gordon,Terrance Holland, Bradford Wakeman Absent: Deborah Feltovic, Albert Fowler Library Stud Review Stephen Foster— Facilities Director, North Andover Sustainability Committee—gave background information and reviewed Roof Evaluation Report prepared by Gale Associates regarding various roofing conditions including components and defects, interior leaks, masonry wall conditions and their recommendations for repairs and/or replacernent. Particular attention directed to the clay tile roof assembly and the cap around the rubber roof as they are historic proponents, and he encourages CPC to fund these. WG: What is the age of the building, and Is the plan to replace the whole roof? SF: Library was built in 1910, additions in 1968 and 1.995. The plan would be to replace EPDM'(rubber) roof (red) because it is til years old and has been leaking.The fasteners need to be replaced. Also, in order to preserve its historical look, the plan 1 is to stay with vintage roofing materials, so synthetic and metal are not an option. BW: Will red tile be replaced with red? SF:They will re-use the same tile with better fasteners—it is more labor intensive than "new" material. Scope to be further identified. WG: Will old adhesive need to be removed at critical points, and will it break down? SF: It is not an adhesive, but a fastener and it was not what they should have used 20 years ago. It is the weals link, and will be replaced if needed. WG:What is the life expectancy of new fastener? SF: The predicted life expectancy is around 50 years because it is made out of stainless. It should last the life span of the tile. TH: asks who will have governance, who will be following the project to make sure it all i happens, where these.kind of projects tend to be long? SF: This will be bid out. It is a time constraint and depending on S. Foster's availability he would like to remain involved. WG: Is it a town-run construction project or is it run by the Board of Trustees for oversight? Sr: It would be municipal, public bid format- chapter 149. As for oversight,that's a good question. Further discussion needed. JS: 1n context, do we have any recourse--from 1995? (pipe dream) SF:The time limit on a latent defect has passed, but can ask the question again. s JS: Going bade to all the library projects that CPC has funded, has CPC funded roof project in the past? Is this rework? TH: believes leaking had to do with air conditioning. l JS: also remembers front stairs project,walkway and windows, but also roof repairs. 1 5 � 3 € l s i I t JS: If CPC agrees to do this, we have to make sure we can cover the whole thing. There may be a piece of it, related to the 1968 piece or the 1995 piece that we may or may not be able to cover. More discussion needed on the totality of the whole project. SF; Costs are preliminary. He will refine. JS: How much more information will S, Foster get? SF:will get a refinement of this document in its entirety. He may have to phase it, in terms of the work and construction sequence. CPC will see this information in his next report. WG; It looks like about a%z million dollar preliminary cost for this project. AA; confirms that the engineering costs are born separately and not included in the price. Also states that the contingency set at 5%seems kind of low for this kind of a project (rehab). Also asks, considering the age of the material to be rehabbed; any concern regarding hazardous material, asbestos, pcb's, lead etc.? SF; agrees that is a good question and on the next level of study,that is part of the due diligence to be performed on the building. I WG: asks if S. Foster will have a final presentation for Town Meeting, depending on CPC's approval/disapproval? l SF; would like to get the engineering done sometime between now and the Spring so that at Town Meeting he can start the process of bidding out. € JS: clarifies that around February is when applications have to be in. SF: Yes, refined report will be ready by then, Gave contact information and welcomes any j 3 further questions, discussion and collaboration with CPC. Documents: hoof Evaluation, Gale Associates, Inc. . 1 ( i Affordable Housing Trust Laurie Burzlaff and Tracy Watson gave a presentation of 64-66 May Street—partnership project j between Bread and Roses Community Land Trust and North Andover Affordable Housing Trust including background information, mission.of partnership, and timeline of current project. Application to be turned in October 20, 2015, to begin review process, expected turnaround is approximately 14—18 days. JS: asked who actually gets all of the applications? F LB and TW; Bread and Roses. It is a very in-depth process, involving a lot of effort and thought, E A contingency that the trustees of the Affordable Housing Trust include is a Forth Andover preference--first year teachers, first year firefighters, who either work or live in North Andover. WG: asks how seminar participation turnout was. LB: 5 people while she was there, and then last night there were 6. It will not be opened up again—making it 11 people in the pool for 2 units. LB: reviews Proforma Budget. She also states that any overages in construction/rehab cost come back to AH and get deducted, making the maximum contribution $272,077, or approximately$135,000/unit. f WG; asks what Is the B&R contribution? i 2 C pp gp4 i 9 S 4 t i LB: $59,500. AHTrust fronted $400,000, but when they sell the units, AH gets back 1 i $67,000/unit. JS: asks how B&R actually purchased the property? LB: states that that is the $400,000 that AHTrust provided, and AHTrust has a mortgage on the s property, Once first unit sells, they will pay back$67,000, and once the second unit sells, they will pay back$67,000, making the total $272,000. She also stated that some of the construction/fencing costs will be donated, JS: reiterates that the permanent source is each unit buyer will have a mortgage of$140,000. LB: states that buyer will purchase it for$175,000 but only need $5250 for down payment and then B&R puts their equity towards it, because they keep the land. Party wall agreement. CH: states that when the land is sold, it will always be affordable to income qualified in { perpetuity. B&R is the land trust, so they always hold.the,trust for the land. TH: asks who will oversee that? TW: B&R LB: states that when the units are sold AHTrust is requiring them to attach to the deed an AH restriction. 5 WG: states that where B&R owns the land, is there some sort of agreement for upkeep— i mowing the lawn etc?And are there any repercussions? TW: Yes,just as if they owned the Ian .outright, but B&R visits at least once a year to monitor r upkeep. F WG: asks if there is a condo fee? TW: No, because this will be a party wall agreement. Contingency accounts must be level funded annually for when units need to be painted or roofs need repair. WG: asks what happens if homeowner gets laid off and can't pay mortgage? TW: states that they would have to sell It. JS: states that Pentucket Bank takes a financial risk and asks if the mortgage is to Pentucket and then second.to B&R. LB: No. B&R has the lease on the land. JS: states that,all the equity on the house accrues to owner with certain restrictions, the land drives the variation of value. r TH: states that they can only sell it for whatever the price is. LB: hopes that CPC is as excited about this project as AH is and will agree to release the funds 5 so they can move on to the next project. BW: reviews the cost and asks-if the $272,000 difference is a loss that represents the charitable aspect. LB: states that that is the grant from the trust for making it affordable. This money does not come back at all. The mission of the trust Is to preserve or create affordable home ownership. TW: states that many North Andover residents like police officers, teachers, and firefighters can no longer afford to buy in North Andover and this creates opportunities to keep them as homeowners. BW: reviews down payment cost, and asks about CPC's role in this process because the funds have been approved, but not yet appropriated. . , JS: adds that this discussion process is needed to proceed with the project funding. 3 5 i n TW: explored and reviewed other affordable housing community possibilities. Projects that they can find, buy, create and bring in new families while enhancing the neighborhood is part of AHTrust goals. WG: asks if there is a tipping point? (for future projects)? TW; agrees that is a great question and that is the reason they are here tonight, not only for the $100,000, but for a future relationship to continue their mission. AHTrust has a limited fund. At this time AHTrust does not have parameters because each project will be different. JS: asks how the money gets divvied up(or re-cast) if the value of the house increases? (or pro- rated) TW: states that it would be sold in the same manner, where the home owner would reap the equity as any home owner would. WG; asks how an affordable housing price would be set JS: asks what is the affordable housing rate? LB: $175,000. They would have to sell to B&R who will establish the price. There is no pre-set formula without knowing what the median income will be. r TK asks if, in the past,was it set on cost of living? LB: will look into TH's question. TW: states that it is important to look at the entire philosophy of the mission of the AHTrust. JS: perceives as being possibly objectionable 1) $100,000 subsidy for each person is a great deal of money. Z)The challenge for AH is because the unit cost of the subsidy is so high, it is hard to scale it.You could never do 100 of these with no funding. Is the approach: if one person benefits, all benefit or how to make affordabl.e housing available for the largest number of people we can. G LB: states that AH is taking advantage of a market for distressed property, and cleaning up the neighborhood in the process, TW agrees and adds that these projects are actually 3-pronged because they also allow qualified North Andover families to own Domes and stay in the North Andover community. TW: states that AHTrust is non-sustainable. Some communities are funded by their CPA. She would like to build a partnership with CPC and a cash flow)to continue AHTrust's good p p ( intentions for families, neighborhoods and the Town of North Andover. LB: reviewed plans for future affordable housing projects: 30 Troy Rd, 70 May St, Marblehead St Motion W. Gordon made motion to release$100,000 that was approved at Town Meeting to the Affordable Housing Trust for 64-66 May Street Project, E Seconded: 13. Wakeman Vote was unanimous 4 Document: Timellne for 64-66 May Street i s 4 I I i i I I i l Project Update Cathy Hoog gave an overview of her role as Executive Director of the Housing Authority, including Veterans Housing. She stresses the importance of establishing a relationship with CPC to preserve the affordable housing that we do have here. State funding is very limited and because she inherited many issue, the HA is actually spent out for the next 3 years. The HA greatly needs the support of CPC to maintain its housing and welcomes CPC to tour any of the j HA's properties that CPC has funded in the past. She is getting ready to submit an application to l CPC for a 2 phase project which the state will fund the second phase and she hopes that the CPC will fund the first phase. i The completed project at Foulds Terrace has money.left over in the budget. Further discussion needed for leftover$78,000 that was allocated for non-unit entry doors and windows. TH: would like to see a master plan for each project to help prioritize fund.allocation importance. It is nice to see an overview of everything that is going on, and also get an update on Veterans Housing. ' CH: describes the state's Capital Planning System (CPS) state-wide database for the Housing Authority and all the components of the.properties for prioritizing projects listed out to 2020. She is willing to summarize upcoming projects from this database, and looks forward to creating more in the future, in partnership with CPG. Town Common Update BW: describes a 4.5 acre parcel of land being sold that is surrounded by state land or TTOR land. Owner has approached CPC with possible intentions as a veteran's house. The history of drainage,issues has been resolved. The owner does not want to sell to a developer and would like to se''it utilized by the town.The..challenge is to push it forward. Different posslbilities exist for the house and recreational opportunities exist for the land. The next steps include meeting with Town Manager, meeting with owner and partnering with Veterans Housing. Document: North Andover MIMAP ( e 2015 Calendar and Meeting Location_ Meeting Dates: Location: November 12, 2015 120 Main St. 2"d floor Meeting Room r December 10, 2015 TBA Y January 14, 2016 TBA February 11, 2016 TBA March 10, 2016 TBA April 14, 2016 TBA More meetings may be added if necessary 5 t