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HomeMy WebLinkAbout2010-10-13-LEARY-min Meeting Notes AD HOC LEARY PROPERTY COMMUNITY HOUSING TASK FORCE October 13, 2010, 8 30 a.m. Room 207, Town Office Building Present: Bob Bicknell, Marilyn Fenollosa, Stephen Keane, Aaron Henry, Wendy Manz, Maryann McCall-Taylor, Lester Savage, and Betsey Weiss Ross Speer of Davis Square Architects and Steve LaFerriere of Metro West Development Collaborative Absent: George Burnell, Bill Hays, Deb Mauger Housekeeping ■ Minutes of October 4, 2010 approved as amended Concept Plan Ross Speer provided a sketch of the property showing three buildings with a total of 7 to 9 units. He had developed three possible scenarios- a six-unit barn scheme, an 8-unit barn and townhouse scheme, and a 4-unit minimum scheme. The barn concept includes a three story structure for massing The sketch was sent to Landmark Structure Corporation for costing. Handicapped accessible units would be required at 4 or more units based on fair housing laws, and at 5 or more units when using federal money There was discussion of what kinds of units are needed. LexHAB sees a need for one- and two-bedroom units, the Housing Authority has a need for two-bedrooms and Avalon at Lexington Ridge reports a long wait list for three-bedroom units at 50% area median income (AMI) affordability Funding chances are better for two- and three- bedroom units as the state is emphasizing work force housing and single room occupancy The state is discouraging senior housing Development Process Steve LaFerriere from Metro West Development Collaborative (MWDC) said it was an entity to just do development. He said an RFP (Request for Proposals) could be done at different stages,but it could be put out to cover everything from concept to construction, including funding and a project team to carry it out. Most rental projects have a permanent mortgage and subsidies. DHCD has two funding rounds a year, around September and March. Usually the first application is rejected, so that should be factored in. He estimated that the total cost for 9 units would be about$2.5 million and $1 7 million for five units. Usually the mortgage is maximized to the extent possible given that reduced rentals that are used to support it. Developers usually keep and manage the property and take a mortgage,but this may not be necessary with the involvement of LexHAB or the Housing Authority Steve Keene said that a Housing Authority development has units affordable at 30% of the area median income. He applies every year to the federal government and gets approximately$120,000, with two years to obligate and two years to expend the funds. State funding is available for the first time since 2000 All the projects are audited and assessed, and the money can only be used according to the plans and based on the state priorities. Steve LaFerriere said that while MWDC had originally said it was only interested in larger projects, it could consider this one with the understanding that there is a tradeoff between number of units and time. If the program was for six units, they would want to be out after two years. It was felt that the town probably doesn't want to own and manage the property in the end. They need to figure out the program first and then decide who would do it. There was some discussion of the tax revenue implications of the different development approaches. Steve LaFierrie said that taxes are usually based on a reduced assessment due to the affordable deed restriction or there are payments in lieu of taxes (PILOT) He suggested looking at the various group in town and their core competencies and build them for future projects. Funding Maryann McCall-Taylor said there is a possibility of using housing funds from the Jefferson Union development to cover pre-development planning costs. It is money that was to go to LexHAB in lieu of a partial affordable unit. LexHAB has expressed a willingness to consider this and the option will continue to be explored. The developers will have to be approached as well. CPA wants the per unit cost down,but has not defined to what level. HOME funds can help but that is only$150,000 over three years. There could be a mix of affordability levels due to the funding sources. HOME funds would be at 65% and 50%AMI. Project based Section 8 vouchers from DHCD would be limited to 25%of the units. Les Savage said that as the decision had been to attempt to save the structure should there be a capital improvement request to address the structural needs? The beam needed to be shored up and the sills should be evaluated. The immediate funding needs were for building stabilization and additional pre-development funds to help with what is needed to get out an RFP It was felt,based on figures from Salemi, that$20,000 would cover the structural stabilization and$30,000 would be needed for predevelopment planning On a motion duly made and seconded the Task Force voted 6-0 to authorize Aaron Henry to get further data on the costs of stabilizing the farm house, and to prepare, on or before November 1, a draft Community Preservation Committee funding application for an amount up to$50,000 Public Meeting It was agreed that there should be a public meeting with the neighbors soon. There was discussion of what a viable unit count would be and whether or not a number should be brought to the public meeting. Should it be kept loose and just listen to what the particular concerns are? Should they start high expecting to have to come down, or come in with various options? What are the income level targets, 50-80%? The case should be made that the town is trying to meet a need and a little extra density may be needed. It would be good to illustrate the AMI figures with a person or story The presentation should probably be a walk through of the thought process, looking at the various opportunities and constraints. The next meeting will be used to define the public meeting process. The meeting was adjourned at 10.40 Action items ■ Concept Plans-Ross Speer ■ Complete CPC town project form Next meeting: Wednesday, October 27 at 8 30 a.m., Room 207 Town Office Building Documents ■ Memorandum from Ross Speer regarding Concept Studies, dated October 8, 2010