Community Preservation Committee

City of Lowell – Community Preservation Committee Community Preservation Committee Meeting Minutes Thursday, November 2, 2023, 6:30p.m. Conducted in-person and via zoom Note: These minutes are not completed verbatim. For a recording of the meeting, visit www.ltc.org Members Present Adam Baacke, Chair Yovani Baez-Rose, Member Lloyd DeJesus, Member Brad Buitenhuys, Member Phil Shea, Member Members Absent Sinead Gallivan, Member Troy Depeiza, Member Ryan Rourke, Member Others Present Dylan Ricker, Associate Planner A quorum of the Committee was present. Chairman Baacke called the meeting to order at 6:30PM. I. Minutes for Approval 9/21/2023 Meeting Minutes Y. Baez-Rose motioned, and B. Buitenhuys seconded the motion to approve the meeting minutes. The motion passed unanimously, (5-0). II. Continued Business III. New Business CPA Application – Mass Mills IV An application has been submitted by Mullins Management Co. seeking $1,500,000 of CPA funds for a Community Housing and Historic Preservation project. The applicant seeks to rehab the historic mill building in the Massachusetts Mills complex and convert the property to contain (82) affordable units. On Behalf: John Clark, Applicant’s Representative J. Clark explained the proposal to redevelop the 2 remaining buildings in the Mass Mills complex, and all units would be affordable. J. Clark said it would redevelop the Boiler Building and Main Power Building. J. Clark said they intend to utilize tax credits and historic credits. J. Clark said the project would address multiple tiers of AMI. J. Clark said there are currently market rate units in the development, but the new development would add affordable units. J. Clark said the funds would be used for direct construction given the extent of work needed. Discussion: Y. Baez-Rose asked about the project schedule. J. Clark said it would use MassHousing financing with the intention to submit next year. J. Clark said there is no hard date, but they will be applying for funding, and said the project would be looking toward a mid 2026 close with an estimated 18-24 months for construction. A. Baacke asked about the duration of construction, specifically how many fiscal years. J. Clark estimated 3-4 fiscal years. J. Clark said they intend to apply for public funds and tax credit programs, among other funding sources. J. Clark asked if the CPC would require an affordability restriction in addition to any other required affordability restrictions. A. Baacke said the restriction would be concurrent. CPA Application – 150 Middlesex Street An application has been submitted by Julio C. Rodriguez seeking $1,000,000 of CPA funds for a Historic Preservation project. The applicant is seeking to rehab the historic ‘Hamilton School House’ and convert the property to a (9) unit residential building. On Behalf: None Discussion: A. Baacke said the applicant has requested a continuance to the next meeting. CPA Application – Powers House Revitalization Project An application has been submitted by Thomas G. Underwood seeking $240,333 of CPA funds for a Historic Preservation project. The applicant is seeking to rehab the historic ‘Powers House’. On Behalf: Thomas G. Underwood, Applicant T. Underwood explained the history of the property. T. Underwood said he purchased the North side of the property in 2018. T. Underwood said he purchased the entire property in 2022 to revitalize the property. T. Underwood said the wood gutters are failing. T. Underwood explained the existing condition of the building. T. Underwood said he is requesting funds for de-leading. T. Underwood said the historic nature of the building increases the cost of rehab. T. Underwood said the problems must be fixed now to resolve the issues. T. Underwood explained proposed materials. Discussion: Y. Baez-Rose asked if de-leading would be eligible for CPA Historic Preservation funds. D. Ricker said he believes it is not eligible. A. Baacke said most of the work would be considered eligible if the work is for an affordable housing project. T. Underwood said he would be ok making the unit an affordable unit. A. Baacke said it would require an affordability restriction; T. Underwood agreed. A. Baacke asked about other sources of funding. T. Underwood said he was unsure what would be eligible so everything was included in the application. T. Underwood said with CPA funding it would be unfeasible for the unit to be affordable. T. Underwood said de-leading is part of the window remodel and repair. T. Underwood said the wood gutters are necessary to preserve the house, and said de-leading the windows makes the home safe for families with children. A. Baacke encouraged the applicant to reach out to other sources of funding for de-leading. T. Underwood said the de-leading cost far exceeds what funds would be available to fund it. A. Baacke said the applicant noted the gutters may be causing additional damage to the house, but this was not included in the budget. CPA Application – Project Vlahos An application has been submitted by 199 Market Street, LLC seeking $265,000 of CPA funds for a Historic Preservation project. The applicant is seeking to rehab the historic property at 199-201 Market Street and convert the property to a mixed-use property. On Behalf: Greg Lamarre-Anderson, Applicant G. Lamarre-Anderson explained the proposal. Scott Anderson, Applicant Discussion: A. Baacke noted that the CPC will make recommendations to the Council and the Council appropriates the funds. A. Baacke said the process takes a few months and decisions are typically completed in the Spring. A. Baacke asked about construction financing that can be carried until funding is available. G. Lamarre-Anderson said this is possible, but said the roof work cannot be waited on, and noted some items can be delayed. S. Anderson said the expectation is to do temporary repairs to the roof to stop water flowing so interior work can be done while waiting for additional funding to do the façade. S. Anderson said the timeline can be delayed. G. Lamarre-Anderson said it is unlikely they could accept multiyear funding because of the timeline for the project. P. Shea asked about other sources of funding that has already been secured. G. Lamarre-Anderson said there is a loan from Enterprise Bank. S. Anderson said they have secured funding from both Enterprise Bank and LDFC. P. Shea said the CPC prioritizes projects which are feasible and will get completed, and said receiving these funds demonstrates that the project is feasible. G. Lamarre-Anderson said the budget is large and this is why they are seeking funding. CPA Application – Transfiguration Tower Restoration Project An application has been submitted by the Transfiguration Greek Orthodox Church seeking $400,000 for a Historic Preservation project. The applicant is seeking to rehab the existing towers at the church. On Behalf: Phil Eliopoulos, Applicant’s Representative P. Eliopoulos explained the history of the church, and background of work that has been done to the church. P. Eliopoulos said the towers represent the primary issues with the church, and the work is estimated at $1.2 million. P. Eliopoulos said the application is focusing only on the towers, and the church will address other issues with the building. P. Eliopoulos said they are working with Consigli Construction which has experience with church tower restoration projects. P. Eliopoulos said they are determining whether they can afford to do the work. P. Eliopoulos said one tower can be repaired and the other must be replaced. P. Eliopoulos said the cost to take down a tower is $500,000 to $600,000. P. Eliopoulos said they are requesting $400,000 and they will raise the additional money required. The CPA funding would help them meet the cost to replace the towers. Discussion: A. Baacke asked whether the applicant is aware of the need for a Historic Preservation Restriction on the entire property. A. Baacke said if funded the project will carry a restriction on the entire property. P. Eliopoulos said he is comfortable with this and is aware of the process. P. Eliopoulos said he is aware funding cannot be used for a religious component. P. Eliopoulos asked if they should provide additional information should it become available. A. Baacke said any additional information would be welcome. CPA Application – Suffolk Place An application has been submitted by Acre Crossing, LLC seeking $850,000 for a Community Housing and Open Space project. The applicant is seeking to construct affordable housing, and open space to include a pocket park and walkway along the canal. On Behalf: Francey Slater, Applicant’s Representative Steve Joncas, Applicant’s Representative S. Joncas provided an update on the Acre Crossing project and said April 2024 is the estimated completion date. S. Joncas explained the Suffolk Place project. S. Joncas said they proposed closing a portion of Suffolk Street to add a park. S. Joncas said this presents an opportunity to apply for MassWorks funding as they did with the Acre Crossing project. S. Joncas said the park would allow the City to extend their landscaping and sidewalk improvements. S. Joncas said their work would make a stronger application for MassWorks funding. S. Joncas said the schedule for Suffolk Place is to have a 14 month construction process bringing the estimated completion to sometime in 2025. S. Joncas said the funding could be split over 2 funding cycles. S. Joncas said the project would have a residential and commercial component. S. Joncas said financing would come from a construction loan, and Mass Housing Commonwealth Builder funding program. S. Joncas said the CPA funds would leverage additional funding including state, and private investment. S. Joncas said it is their plan to demolish the existing buildings on the site to construct the new building. Discussion: P. Shea asked how confident the applicant is in receiving MassHousing funding considering the large request. S. Joncas said they have been in conversation with MassHousing and so far they have been supportive. S. Joncas said CPA funds would not be used until they receive all financing commitments. Y. Baez-Rose asked about the open space portion, and asked if the current CPA application is just focused on the housing portion. S. Joncas said the current application is focused only on the housing portion. Y. Baez-Rose asked what the commercial space would be used for, and the existing businesses at the property. S. Joncas said the convenience store owner is not interested in reopening, and said the barbershop will be relocating. S. Joncas said the commercial space could present business owners an opportunity to purchase the space and sublet. IV. Other Business Election of Officers B. Buitenhuys motioned, and Y. Baez-Rose seconded the motion to continue the election of officers to the first January meeting. The motion passed unanimously, (5-0). V. Notices VI. Further Comments from Community Preservation Committee Members VII. Adjournment B. Buitenhuys motioned, and Y.Baez-Rose seconded the motion to adjourn the meeting. The time was 7:41PM.