J OSEPH A. C URTATONE M AYOR M EMBERS Michael A. Capuano, Chair - - PDF document

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CITY OF SOMERVILLE, MASSACHUSETTS COMMUNITY PRESERVATION COMMITTEE

MINUTES JUNE 24, 2015

The Community Preservation Committee (CPC) held a public hearing at 7:00pm in the cafeteria of the East Somerville Neighborhood School at 50 Cross St., Somerville, MA 02145. An audio recording of the hearing is available upon request. Members Present Chair Michael Capuano, Vice Chair Dick Bauer, Tanya Cafarella, Michael Fager, and Courtney Koslow Members Absent Elizabeth Duclos-Orsello, Arn Franzen, Ezra Glenn, and Uma Murugan Staff Present Emily Monea Others Present Roberta Bauer, Luisa Oliveira, and Alan Bingham The Chair opened the hearing at 7:04. He explained the purpose of the hearing – to gather public feedback on how the City should prioritize disbursing Community Preservation Act (CPA) funds – and noted that the Community Preservation Committee (CPC) would accept written comments through Monday, July 20th. Due to a power outage at City Hall for most of the day, Emily Monea was unable to bring a presentation or materials to the meeting. Agenda item 1: Committee introductions The Committee members introduced themselves. Courtney Koslow arrived at 7:10; a quorum was now present. Agenda item 2: Presentation on CPA and Community Preservation Plan (CPP)

• Ms. Monea gave a brief verbal presentation on the CPA and the CPP. She noted that, to date, the CPC

has not changed any of the priorities established in the FY15 CPP. The CPC has undertaken a Historic Preservation Plan (HPP), which should be done by the end of September. This timing means that the HPP will not be done prior to the release of the FY16 application materials or the due date for the first phase of the application process. However, the HPP will be done by the time the full applications are due and the CPC evaluates them.

MEMBERS Michael A. Capuano, Chair Dick Bauer, Vice Chair Tanya Cafarella Elizabeth Duclos-Orsello Michael Fager Arn Franzen Ezra Glenn Courtney Koslow Uma Murugan STAFF Emily Monea

JOSEPH A. CURTATONE MAYOR

2 The Chair asked if the public meeting participants had questions. Alan Bingham, a member of the Historic Preservation Commission (HPC), asked whether the funding allocations across the CPA focus areas would change in the FY16 funding cycle. The Vice Chair noted the Committee has not discussed this, but, speaking for himself, he will account for the fact that the demand for historic preservation and open space/recreation funds did not reflect the CPC’s allocation in FY15 (15% of total funds for each).

• Ms. Monea reviewed the priorities established in the FY15 Community Preservation Plan. She also

reviewed the Affordable Housing Trust’s use of CPA funds, noting that they had distributed funds to a Somerville Community Corporation (SCC) project at 163 Glen Street, to the Housing Authority’s Mystic Water Works project, and to two programs run by the Somerville Homeless Coalition. These projects and programs account for about $780,000 of the $2.2 million granted to the Trust. She noted that the Trust intends to use about $1.2 million in funds to pilot 100 Homes, which is an initiative of the City’s Housing Division and SCC to preserve affordability in the city’s existing housing stock. The City and SCC intend to request that the CPC and the Board of Aldermen authorize bonding for roughly $6 million, with the debt service to be repaid with CPA funds over a roughly 25-year period. She noted that in the worst case scenario, the debt service on the bond would consume at most 23% of projected CPA revenue. A few CPC members noted that the debt service would come out of the funds that the CPC grants to the Trust. In response to a question from Mr. Bingham, Ms. Monea noted that unexpended CPA funds roll over year to year and are available indefinitely. The meeting attendees reviewed the finances from the FY15 funding cycle. All of the designated historic resources and community housing funds were spent. About $500,000 in open space/recreation funding will carry over to FY16. About $150,000 to $200,000 of undesignated funds was left at the end of the funding cycle. Finally, if the Mayor’s request to appropriate $1.2 million into the CPA Funds is approved by the Board of Aldermen, the CPC will have a significant amount of additional funds that carry over into

• FY16. The CPC expressed their thanks to the Mayor for the requested appropriation into the CPA Fund.

Agenda item 3: Public testimony The Chair opened the hearing to public testimony

• Mr. Bingham noted that the CPA does not appear to be well understood by the public. He noted that the

first year is a learning experience and that the public will likely become more appreciative of the program in future years. Tanya Cafarella noted that this will be especially true once projects are underway and have signs up acknowledging the funding source.

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• Mr. Bingham noted that the Historic Preservation Commission often receives requests from historically

designated property owners to use less expensive materials that are also less historically appropriate. He said it would be great to have a program that fast tracks projects submitted by historic homeowners to improve their properties in historically appropriate ways and noted that this is a great way to get people engaged in the program. Ms. Koslow noted that there has been discussion about the HPC requesting funds for such a program.

• Mr. Bingham asked whether CPA funds can be used to support affordable housing for seniors. Ms.

Koslow said yes. He asked whether the CPC considers universal design. Ms. Koslow said the CPC had not addressed this explicitly in the Community Preservation Plan but could. She also explained what universal design is. Ms. Bingham noted that he is concerned about aging in place. There were no further comments, so the Chair closed the public testimony portion of the public hearing. He reiterated that the written comment period will stay open until July 20th. Agenda item 4: Approve minutes from April 22nd and May 27th meetings The Vice Chair moved to approve the minutes from the April 22nd and May 27th meetings; Mr. Fager seconded the motion. The Vice Chair withdrew the motion to account for differing member absences at the two meetings. Upon motion from the Vice Chair, seconded by the Chair, the Committee voted 3-0 to approve the minutes from the April 22nd meeting, with Ms. Cafarella and Ms. Koslow abstaining as they were not present at the meeting. Upon motion from the Vice Chair, seconded by Ms. Koslow, the Committee voted 4-0 to approve the minutes from the May 27th meeting, with the Chair abstaining as he was not present at the meeting. Agenda item 5: Next meeting: Wednesday, July 22nd at 7 p.m. (Visiting Nurse Association) The Vice Chair noted that Ms. Cafarella is stepping down from the Committee and thanked her for her service and contributions. Meeting Adjournment Upon motion from the Chair, seconded by Mr. Fager, the Committee voted 5-0 to adjourn at approximately 7:45.

Community Preservation Committee Public Hearing

June 24, 2015 East Somerville Community School

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Committee Members

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Member Representative From Michael Capuano, Chair Planning Board Dick Bauer, Vice Chair Historic Preservation Commission Tanya Cafarella Housing Authority Elizabeth Duclos-Orsello General public Michael Fager Conservation Commission Arn Franzen Parks & Open Space Department Ezra Glenn General public Courtney Koslow General public Uma Murugan General public CPA Manager: Emily Monea emonea@somervillema.gov 617-625-6600 x2118

The Community Preservation Act

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 Massachusetts legislation (MGL Ch. 44b)  Local adoption  Creates a new funding source for communities to invest

in…

Allowable Projects

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Community Housing Historic Preservation Open Space Outdoor Recreation Acquire Yes Yes Yes Yes Create Yes No Yes Yes Preserve Yes Yes Yes Yes Support Yes

includes funding for affordable housing trust

No No No Rehabilitate and/or Restore Yes

if acquired or created with CPA funds

Yes Yes

if acquired or created with CPA funds

Yes

$4.75 Million Expended in FY15

$2,206,028 $1,660,996 $227,463 $507,880 $150,855

Community Housing Historic Projects Open Space/Rec Projects

Housing 46% Historic 35% Open Space/Rec 15% Admin 3%

Affordability for 57 households

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 Affordable Housing Trust

as housing arm of CPC

 $2.2 million to the Trust  4 CPA-eligible projects

and programs funded to date

5 10 15 20 25 $0 $50,000 $100,000 $150,000 $200,000 $250,000 $300,000 $350,000 $400,000

163 Glen St. Mystic Water Works PASS Better Homes

Award Units

Planning under way for 100 more

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 Somerville Community Corporation (SCC) & City’s

Housing Division collaborating on 100 Homes Initiative

 Secure affordability in existing housing market by

leveraging CPA funds

 Borrow $6 million up front; repay debt service with CPA funds

• ver 20 years

 Trust will vote to use $1.2 million of current allocation of

CPA funds to pilot the program this summer

 Full project execution dependent on CPC

recommendation vote & Board of Aldermen approval

8 Historic Resources Projects

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Project Awardee Amount American Tube Works: National Register Nomination City of Somerville $7,500 City Hall Renovation: Rehabilitation Design City of Somerville $200,000 City of Somerville Archives: Processing Contractor City of Somerville $43,000 Milk Row Cemetery: Rehabilitate 3 tombs City of Somerville $48,360 Mystic Water Works: Rehabilitate historic windows Somerville Housing Authority $243,000 Prospect Hill Tower: Stabilization & rehabilitation City of Somerville $500,000 Somerville Museum: ADA accessibility & environmental improvements Somerville Historical Society $168,191 Temple B’nai Brith: ADA accessibility & fire safety system Temple B’nai Brith $450,945

American Tube Works Complex

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 National Register status would catalyze the

redevelopment of the complex by making it eligible for historic tax credits and federal rehabilitation grants

City Hall

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 Restore the building’s exterior, upgrade mechanical

systems, upgrade life safety elements, and make the building ADA accessible

Photo credit: Eric Kilby

City of Somerville Archives

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 Make the City’s highest priority archival collections

accessible to the public by processing them & creating records guides. Collections include:

 Board of Health records (1886-1960)  Civil Defense records (1940s)  Somerville Redevelopment Authority records (1960-1973)  Law Department Closed Case files (1950s-1970s)

Milk Row Cemetery

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 Rehabilitate 3 historic tombs at the Cemetery; City is

applying for matching funds from the Massachusetts Historical Commission for rehabilitate 3 more

Mystic Water Works

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 Rehabilitate and restore the historic windows at the

Mystic Water Works as part of adaptive reuse affordable housing project

Prospect Hill Tower

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 Stabilize and rehabilitate the Tower, including replacing the

upper level floor slab, restoring doors and ornamental iron stairs, repointing the face, and repairing the exterior stairwell

Photo credit: Graham Baker

Somerville Museum

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 Upgrade the Museum’s ADA accessibility & undertake

environmental improvements to preserve the Museum’s collection

Temple B’nai Brith

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 Add elevator and fire safety system to the 1922 Byzantine

Revival building

4 Green Space Projects

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Project Awardee Amount Community Growing Center: Upgrade Design Friends of the Community Growing Center $52,090 Healey School to Mystic: Master Plan Friends of the Healey $45,000 Prospect Hill Park: Design Services City of Somerville $85,000 School Garden Classrooms Groundwork Somerville $45,373 T

• tal

$227,463 Reserved for future projects $507,880

FY15

$2,206,028 $1,660,996 $227,463 $507,880

Affordable Housing Historic Projects Open Space/Rec Projects Open Space/Rec Reserve

• 163 Glen St. Redevelopment
• PASS Program
• Better Homes Program
• Housing at Mystic Water Works
• American Tube Works Complex

National Register Nomination

• City Hall Rehab Design
• City Archives Processing
• Milk Row Cemetery Rehab
• Somerville Museum
• Temple B’nai Brith
• Prospect Hill Tower & Park
• Community Growing Center
• Healey to Mystic Master Plan
• Groundwork’s School Garden

Classrooms

Borrowing

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 Can bond against surcharge revenue and City

appropriation, not state match

 2/3 vote of Board of Aldermen needed to pass bonded

projects

Borrowing Scenarios Scenario CPA revenue dedicated to debt service Estimated supportable debt 1 $2.4 million $30 million 2 $1.2 million $15 million 3 $600,000 $7.5 million

Community Preservation Committee (CPC)

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 9 members  Represent

 Conservation Commission  Historic Preservation Commission  Housing Authority  Planning Board  Parks and Open Space Department  General public

 Can serve 2 consecutive 3-year terms

Committee Responsibilities

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 Three key responsibilities:

1.

Prepare a budget for the Board of Aldermen

2.

Make project recommendations to the Board of Aldermen

3.

Prepare and maintain a Community Preservation Plan, which establishes the Committee’s priorities for funding projects & criteria for evaluating them

Key spending rules

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 Must spend at least 10% of annual revenue on each of

historic preservation, affordable housing, and open space & recreation

 May spend up to 5% of annual revenue on administrative

and operating expenses

 Cannot pay for maintenance  Cannot replace current spending  Must fund allowable projects

Somerville Affordable Housing Trust

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 About the Trust

 Created in 1989  Preserves and creates affordable housing units and carries out

programs to directly assist homeowners and renters

 Funded by linkage fees and payments made in lieu of

inclusionary zoning units

 Three possible relationships with CPC:

1.

The Trust applies for CPA funding

2.

The Trust serves as the housing arm of the CPC

3.

Hybrid: the CPC gives the Trust a minimum amount of funding each year & the Trust can apply for additional funding

Applying for CPA Funding

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• 1. Applicants submit

pre-applications to CPC

• 2. CPC responds to

pre-applications

• 3. Applicants submit

applications to CPC

• 4. CPC reviews

applications & gets input

• 5. CPC

recommends projects to Board

• f Aldermen
• 6. Board votes to

approve funding

Tentative Timeline

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• Aug. 7,

2014

Community Preservation Plan, pre-application, and application released

• Sept. 30,

2014

Pre-applications due

• Dec. 1,

2014

Applications due CPC begins evaluation of project proposals

Early 2015

Public hearing on applications CPC finalizes evaluation of project proposals CPC sends recommendations to Board of Aldermen

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somervillema.gov/CPA

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Community Preservation Plan Draft Priorities

Draft Priorities Based on Current Planning Documents

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DRAFT General Priorities

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The CPC will prioritize projects that:

1.

Are consistent with the community’s values:

a.

Improve accessibility for all members of the community

b.

Incorporate sustainable practices and design

c.

Receive endorsement from other city boards, commissions, departments,

• r community groups or from city, state, or federal officials

d.

Are consistent with the goals and priorities established in other current planning documents but not explicitly addressed in this plan

2.

Use CPA funding strategically:

a.

Leverage other public or private funds

b.

Demonstrate that CPA funds are a source of last resort

c.

Address long-standing or urgent needs in the community

d.

Take advantage of exceptional, time-sensitive opportunities

e.

Could serve as catalysts for transformative change

f.

Generally represent good value for the money

Question for the Public:

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1.

Should the Committee prioritize projects submitted by non-profits, the City, and residents (over projects submitted by for-profits)?

DRAFT Open Space & Recreational Land Priorities

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The CPC will prioritize projects that:

1.

Support the acquisition of land for and creation of new publicly accessible open space and recreational land.

2.

Expand access to and use of the Mystic River and Alewife Brook corridors.

3.

Improve the health of the wetlands and shores of the City’s water resources.

4.

Rehabilitate and restore existing recreational land according to need, as determined by the City’s Open Space and Rec Plan.

5.

Follow the recommendations of the City’s recreation fields task force.

6.

Creatively and coherently combine multiple uses that meet community need.

7.

Expand urban agriculture opportunities.

DRAFT Historic Resources Priorities

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 The CPC’s first priority is to commission a consultant to

create a historic preservation plan, as the City currently has no planning document to guide the prioritization of historic resources projects.

 In the interim, the CPC will prioritize historic resources

projects that address crucial, longstanding needs in Somerville’s historic landmarks and properties.

DRAFT Community Housing Priorities

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The CPC will prioritize projects that:

1.

Preserve expiring-use units.

2.

Provide for affordability in perpetuity.

3.

Target assistance to households with income below 50% AMI.

4.

Target assistance to moderate-income households (80-100% AMI).

5.

Include rental units with 3+ bedrooms and/or small units reserved for elderly households.

6.

Are mixed-use and transit-oriented.

7.

Include units for homeless and formerly homeless households.

Community Housing Questions for the Public

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1.

Should the Committee prioritize projects that provide for affordability into perpetuity?

2.

Should the Committee prioritize projects with certain unit sizes?

3.

Should the Committee prioritize projects that preserve

• wner-occupied two- and three-family structures?

4.

Should the Committee transfer community housing funding to the Somerville Affordable Housing Trust for it to allocate to CPA-eligible projects?

Open Testimony

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 Question for the public: should the Committee prioritize

projects in certain CPA focus areas or strive to allocate CPA funding equally across the focus areas?

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 EXTRA SLIDES

Open Space & Recreational Land in the CPA

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 CPA definitions:

 Open space: natural habitat land and land for recreational use  Recreational land: land for active or passive recreational use  According to these definitions:

 Recreational land accounts for the vast majority of Somerville’s 180

acres of open space, including all of our parks, playgrounds, and fields

 A very small amount of Somerville’s open space is not recreational

land, including the wetlands and shores of the Alewife Brook and Mystic River

Cost Burden by Income

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63% 41% 8% 2% 21% 68% 43% 31% 23% 5% 17% 17% 38% 55% 32% 7% 22% 25% 36% 26% 23% 18% 22% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% ELI (<30% AMI) VLI (30-50% AMI) LI (50-80% AMI) MI (80-100% AMI) >100% AMI All ELI (<30% AMI) VLI (30-50% AMI) LI (50-80% AMI) MI (80-100% AMI) >100% AMI All

Prevalence of Cost Burdens by Household Income

Severe cost burden Moderate cost burden

Renters Homeowners

Cost Burden by Household Type

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19% 26% 20% 32% 20% 21% 12% 6% 16% 26% 24% 17% 23% 30% 11% 28% 21% 22% 21% 15% 23% 33% 19% 22% 0% 10% 20% 30% 40% 50% 60% 70% Small family Large family Elderly family Elderly non- family Non-elderly non-family All Small family Large family Elderly family Elderly non- family Non-elderly non-family All

Prevalence of Cost Burdens by Household Type

Severe cost burden Moderate cost burden

Renters Homeowners