Joint Meeting
of
Finance Committee, Board of Selectmen and Housing Committee
March 16, 2005
7:30p.m.
Present: Warren Doty, Frank Fenner, J.B. Riggs Parker, Steve Schwab, James Feiner, Zelda Gamson, Joshua Scott, Thaw Malin, Marshall Carroll, William Randol, Frank Yeomans, Kathleen Cameron, Sarah Mayhew Shipway, Douglas Sederholm, Katherine Upson, Deb Cini, John Abrams, Derrill Bazzy,
Warren Doty called the meeting to order at 7:30p.m
After Finance Committee business, the joint meeting turned to the Plan for Middle Line Road recommended by the Housing Committee. (See attached for the recommendations.)
Doug Sederholm reported that he spoke with an attorney at the State Ethics Commission about a possible conflict of interest. He is a member of the Martha's Vineyard Commission and the proposal for Middle Line Rd. would most likely come before the commission. He was informed that there is no conflict and that he is able to participate in decisions about it.
Steve Schwab presented the Plan for Middle Line and introduced John Abrams and Derrill Bazzy of South Mountain Company, the consultants selected by the Selectmen and the Housing Committee to carry out a feasibility study of Middle Line Road and to come up with a preliminary plan for using it for affordable housing..
Riggs Parker stated that this project would not have happened without Molly Flender, who is greatly missed. He inquired if anyone would be willing to write a letter of appreciation to her. Deborah Cini and Bill Randol offered to write the letter.
Doug Sederholm inquired about why the FINCOM was involved at this point. Warren Doty replied that a warrant article for architectural and engineering services in addition to a legal allowance would be brought to town meeting. FINCOM would be asked to support a request for the allocation of $212,000.00 from the Community Preservation Act funds set aside for affordable housing.
Doug Sederholm strongly urged the town to take the proposed Middle Line project to the MVC, since it fits the Commission’s DRI checklist
Referring to plans displayed on the wall of the meeting room, John Abrams mentioned that Plan C came about as a result of the February public hearing. It addresses the concerns expressed at that meeting about future expansion by filling in all of the designated buildable land, while leaving much open land. It also responds to concerns at the public hearing about privacy by spreading out the cluster sites more, providing more space for each site and moving them away more from the abutters. In Plan C, the rental units are clustered separately from the homesites while the rentals and homesites are mixed in Plan B.
Doug Sederholm inquired if the Homesite recipients were able to build their own home. John Abrams responded that it would be difficult and would disrupt the site more than if it were all built out at once.
Katie Upson inquired about parking and mentioned that the parking lots seem very far from the homes. Especially in winter this would be difficult for families with strollers and such. John Abrams answered that the cars are not more than 40 feet away from the houses and would be adequate.
John Abrams mentioned that there would be no more than 12 bedrooms in each of the three clusters and that the proposed house designs allowed for modest expansion. Abrams also mentioned that it is gives the town more control to have architectural and engineering work completed before signing with a developer.
Riggs Parker inquired about the land lease. John Abrams mentioned that the Housing Committee has a sample lease, which Debbie Cini will provide to him. Riggs Parker then stated that he still favored having only rentals on the Middle Line property and that he still favored making some of those rentals available to senior citizens. He also referred to the need for the town to retain control over the land. Abrams responded that leasing the land to a non-profit would still allow the town to retain control over the land, selection of renters and owners. Parker expressed his concern about the legal guarantees of such control and will look further into the matter.
Finances were then addressed. Warren Doty stated that between CPA funds, the sale of the homes and fundraising the town would have to raise very little additional money, if any. John Abrams stated that Chilmark summer residents would have the opportunity to contribute directly to Chilmark residents. Riggs Parker expressed concern that there would be people who make too little to obtain a mortgage. John Abrams stated that it is not hard to do.
Doug Sederholm inquired as to what would the income spread would be on the property. John Abrams answered that there can be flexibility and the numbers can be shifted based on the applicant pool.
Frank Yeomans asked about what would happen if someone who bought an affordable home were to earn more money or acquire more assets. Would they be kicked out? Doug Sederholm answered that Dukes County Regional Housing Authority gives a one-year notice to renters who have exceeded their income limits to find another place to live. Derrill Bazzy pointed out that there could be some movement among the rental units at Middle Line, since there is a range of income levels allowed. In regards to the homesites there would be a deed rider keeping the resale value low and it would only be sold to people who qualify for affordable housing.
Frank Yeomans inquired what if the person is "hiding" money from the committee. Zelda Gamson answered that there is a section in the application that has to be notarized that asks for assets. Frank then asked what if they come into money. Steve Schwab stated that that is what the deed riders are for.
Frank Yeomans asked what the land could hold. John Abrams stated that in theory the land could hold seven lots. Healso stated that the longer the town waits the more difficult financing would become.
The Middle Line property will cost approximately $3 million to develop. Doug Sederholm showed support for the town to lease the land to a non-profit and have them deal with the financing.
Riggs Parker inquired about what the cost would be if the property consisted only of rentals. John Abrams stated that they do not have those numbers but would be willing to get them. Josh Scott read the results of the survey that went to the town last summer, which showed that the majority of respondents favor a mix of rental and ownership. Diane Emin mentioned that the people who responded did not know what would be done with the Middle Line property at the time of the survey.
Doug Sederholm stated that FINCOM would endorse the use of CPA funds for this project. Katie Upton raised concern about a proposition 2 1/2 override. Zelda Gamson answered that it would not be required.
Riggs Parker stated that it is important to get this project right. Warren Doty stated that they would ask the moderator for a discussion/reporting session at the regular town meeting on April 25. A Special Town Meeting would occur in June on the Plan for Middle Line.
Zelda Gamson stated at the end of the session that the town has made great progress with the project after many years of work. The level of detail on the preliminary design and on financial projections is heartening. This is something everyone involved should be proud of. The project will not cost the town much—it is a good deal all around.
Meeting adjourned at 9:00p.m.
These minutes respectfully submitted by Deborah Cini
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