Oh, there's Carla. Good evening, everyone. We'll be getting going shortly. Uh, good to have you with us. Laura and Ruby, thank you uh for joining us on on behalf of Representative Dome's office. Carla, good to have you here. Why don't we get
started? Uh welcome everybody to our October meeting of the Amherst Municipal Affordable Housing Trust Fund. And this evening uh our agenda is focused first of all on learning about an initiative
uh petition to um institute a form of rent control and uh considering whether we would like to endorse that. and then we'll uh review the recent submission to the community preservation act for funding and talk about the initiatives
proposed and think about how we might as a trust kind of divide and conquer and pursue those. So, uh let's see if we have any public comment before we jump into our first matter. Okay, seeing none, um why don't we go
ahead and um Algra will be telling us a little more about this initiative for our consideration. Okay. Um hi everybody. So there is a coalition of different
agencies across the state that have been instrumental in kind of putting together a petition to get a question about rent control on the ballot. Um and so the one of the local ones is Springfield No One
Leaves. Um Mass Homes for All is kind of statewide. And then a organization I used to do some work with city life vita in um Boston is one of the points out there. Um but
they have to get about 75,000 signatures I think for um for it to be considered and the date is due sometime in November. I don't know the exact date, but you might have seen
people at the block party collecting signatures and outside of Big Y. Um they've been out and about in Ammerst, but there is an opportunity on the website for organizations to join on and
basically it would put like a 5% cap on rent increases from year to year. Um and there are some the word I'm looking there are some um exceptions like in terms of if you're a
landlord with a really small portfolio like one I think it was one to four properties um so that it's not putting undue burden on you know small mom and pop type landlords um so
And there was like a one-pager that Yeah, I have it in front front of me. Allegra, if you want me, I can go through some of the points. Uh, but if you Yeah, share share um, you know, your connection to the group and and your your thoughts about it and to get us going.
So, I guess one of the reasons that I was thinking it would be just beneficial to show support is because it would be a way to hopefully help maintain affordability for some units. Um,
I don't know. Gosh, I think maybe so about 2 years ago, we had a forum, a public forum just to hear from the community about their concerns around housing. And there were probably like 60 people there. And one of the people that
was at my table had um had a rent increase from year one year to the next of over 39%. Um, and so that was a pretty significant number. So, and and in talking with other people out in the community, I
remember speaking with someone living in Village Park who after, you know, after COVID and the kind of eviction moratorum was lifted, there was a rent increase of like $500. So, that's a pretty significant increase as well. So just kind of a way to
try and stave that sort of thing off because I think that's something that really would displace working people and families and low-income households from town. So th those were kind of my
thoughts about why it would make sense for us to be in support of the and you know it's not actually on it's to get it on the ballot so that each municipality is able to weigh in on whether or not they would adopt it. Um
so it's a few steps away from it actually being a thing that could happen here. But um I think showing early support would be important personally. But thank you Algra. So I I realize that I
I'm less formal running our meetings, but I I shouldn't skip the formality of having us check in at the front end. And so let me kind of go back to to that even though we're a little late just to recognize uh everyone everyone here if I may. So, um, Algra, uh,
you you you've, uh, spoken with us, but Alex Cox, Rob, yeah. Yes. Carla R. Yes. Bob Pomeroy. Yep. Hi. And Paul Bachman,
present. Present. Okay. And I I am as well. Thank you. So, uh, Algra, you you said at the end that this is to create a local option, but I I thought that this was to actually pass a state law with these provisions.
Um, so as ba based on the sheet, the key terms here are capping at 5% or inflation, whichever is lower. um excluding owner occupant landlords of four units
or or fewer. And uh so those seem to be the main kind of terms that are being proposed in this ballot initiative. And so the group that is proposing this has a place for us to formally endorse it like on behalf of the organization
something that would require a vote. So in in effect the question for us is whether we want to entertain an endorsement and if so then we should talk about each of our views and and what we think as a group. And I guess
one factor here is that the way ballot initiatives work if it were to pass the state legislature still has its chance to do uh what it wants with it to some extent. Um, so, uh, would anyone like to
start discussion of whether you think endorsing something like this is a a good activity for us? And if so, what are your thoughts about this uh particular initiative or or questions? Bob, please.
Okay, I'll go first. Um yeah, I've read through the initiative and overall it it seems like something that um you know on a personal level I would support. Um I did have a question about whether the trust um as a new member had a question about whether the trust has endorsed
things like this in the past and whether that's within our remit to to endorse. Um and then I also had the question that was raised earlier about sort of state versus local. Um so this is really a statewide initiative.
Uh so on that point I I understand that it is and and Greg I think you you have the perspective here to note that there are multiple processes going on in the state right now and maybe another one is a local option. Can you bring a little light to that?
For sure. Um so um I think um probably um in an unofficial you know nonformal relationship to this petitioning effort which is you know for a ballot initiative there is also legislation
um in uh in at Beacon Hill um which which does take the local option approach looks pretty similar um to what the ballot initiative says with the exception if I'm reading correctly and it sort sort of a surprise to me, but
the ballot initiative um has at least in the fact sheet, and I haven't double checked the actual petition, but says 10-year exemption, and the legislation that I've seen says five. I don't know if Alex is adjusting or nodding, but uh but um uh you know, the um but so that's
I think the main and and that and and those exemptions exist to sort of the idea being to um to try and um avoid dampening new construction. And so they try they don't exempt to to facilitate that. Um but yeah, so I but but the proc
the way the process works is if they get enough signatures to get it uh I think it's 72,000 or so in that range, you know, statewide and there's a formula, then they're then the legislature has a period of time in which to modify it, play with
it, you know, I and I don't know that this the the specific contours of that process, but my sense is that the legislation that's is ex exists now is probably the that that that the local option nature of that might um
might sort of be the where indicative of what the legislature might do to this if if they received it. Okay. Um I just answer the other part of the question which was that we have I think we endorsed something about the local
transfer fee. Um, thank you. That's my recollection is that we've at least once or twice um uh endorsed a a proposed um uh local option for housing. We're part of that coalition uh which is um yeah, it's a a
real estate transfer fee on um higherend uh transactions which towns could then direct solely to trusts, I believe, is what that says. Uh yes and and in fact this group has passed us a Google form that
by completing this form you confirm you have the authority to endorse on behalf of your organization and agree to have it publicly listed as an endorsing organization for keep Massachusetts home which is uh pushing for this in initiative. So, uh, other thoughts or
questions, uh, about this initiative, whether to endorse it, uh, or or anything else related to this, you know, on the substance of it, I'll I'll raise I'll jump in. Um I guess one
question, one concern I have is whether it creates situations where there will be no investment in property once it's owned. And so will this uh if if this were the law, would it create a disincentive to
invest in keep upkeep of of properties of rental properties? And that would, you know, that would be a a negative consequence if if that were the uh impact of this. And uh so that's a question I have. I guess that is the kind of thing that if it got to the
legislature, they might address in one way or another. Uh Alex, Carla. Yeah, Carla, please. Um, I I'm probably not going to be very eloquent, but I'm I'm just a little hesitant because I know like ultimately
one of our goals on this board is to increase, you know, quantity and quality of affordable housing and I feel like I mean I have not read the proposal in depth and I don't know where it would go when it got to the um the state house or
anything, but I know there's a poss I mean if rent control can very easily do the exact opposite of that. I mean, it might be a faster solution cuz it's I mean, as you all know much better than I, having been on this board longer, it's creating more housing isn't a
simple or quick solution, but so this might be faster, but in the long run, I don't know that it's sharing our aims. Thank you, Carla. I I think that uh that's a a good question and concern to
raise. Um uh Alex, Rob, uh Paul, any thoughts about this um this initiative or whether we should be uh jumping into endorse it? Bob, good to have you back.
I'm back. I'm back. We have endorsed uh we have endorsed legal initiatives before. Okay. And then Yeah. Great. Sorry about that. Um Oh.
No, that's good. Well, we'll come back to you, Bob. Yes. Yes. So, I won't be voting on this as just as a policy on on political issues in my role. Okay. Um All right. So, um we we'll we'll uh we'll we'll decide the
rest of us here. Um, uh, Bob, did you want to follow up on your comment? No, I think that's all. You know, basically, personally, I would be in favor of it. Um, just wanted to understand a little bit more about how it might actually be put into action
what the steps would be. Alex, do you have a a view or or questions about this? Yeah. Um, I I definitely have a view. I have questions. I don't know if any of them can be answered tonight. So, I've studied rent stabilization and rent
regulation policies in school before. And it's interesting to me. This is an older model of rent control. This is like a true rent control as opposed to a rent stabilization. So, I see what they're doing with the 10-year period to try and exempt new construction. Just
for reference for people who don't know most modern rent stabilization policies operate under a vacancy control deont control recontrol model. So if there's a change in teny the like base rent can reset to whatever the market floor is to
whatever they can get for the unit and then rents increase at a set rate or a maximum of a set rate um during the entirety of one person's teny. So, I I'm much more familiar with that model of rent stabilization. I mean, in
general, I think that the need to cap how much landlords can ask for rent as an increase year-over-year is something we've heard consistently from the community. I'm thinking about our tableabling event at the block party, not this year, but the year before when we actually tabled and it was something
we heard a lot. So, in general, I guess I support it. I would be curious eventually to hear because especially I think the concerns that other people have brought up around maintenance and ongoing development are are very real and I share those concerns. Typically
when you had an older style of rent control, you also saw established with it like a specific court or tribunal or somebody to determine hardship and allow exemptions. Um, so I like that this is actually short and fairly easy to understand, but I'm also guessing that
before it were actually put in the books, there'd be a lot of expansion to it, and I'd be curious to see how that happens. Thank you for for uh for that insight, that historical insight. Um, well, shall we just vote on uh on
whether we would like to endorse this as it as it comes to us? So moved. Okay. Is there a second? I'll second that. Yeah. Okay. Um, Algra.
Yes. And so it's yes, no, or abstain, I guess, are the votes that that are available to uh to each of us here. Um uh uh Carla uh no. Bob,
yes. Robert, yes. Alex, yes. And I will uh vote with the the the no camp just with the concerns that about
the the the drafting, but it nevertheless uh passes and so uh I shall um endorse on behalf of the trust. just if you can just record me as abstaining please. Yes. Yes. Uh certainly Paul. Yes. And
and Paul Paul abstain um from the vote. Um and uh so um I will go ahead and uh record the trust uh endorsement on the um on the Google form. Um, and so the
housing uh their name is uh Keep Massachusetts Home will be able to refer to the trust as having endorsed um its initiative. So, thank you everybody for considering and um I'm glad that
we're staying active with uh uh endorsing initiatives that that we consider worth endorsing. Um good. So the uh next matter in a way we're continuing what I have appreciated
as a opportunity for the trust to kind of renew our our sense of our strategy as we've renewed our membership. Um and so you know Rob, Bob, uh Carla, you feel
new. You think you're new, but you are part of the kind of renewal of the trust. Um, so you know, we have our strategy in place. We have uh new blood, we have uh new money and we need to get
cracking. So, um, we did submit the CPA application as as we discussed we would and I'd like to uh maybe uh Greg, would it be helpful to share anything? Maybe not not yet, but if it's helpful to share screen, please please go ahead and
do so. Um the strategy that we took in the proposal is to ask for funding for discrete initiatives that if the CPA would like to support those initiatives, these are the initiatives that we asked
the CPA to consider endorsing. And we asked the CPA to consider supporting three different initiatives. And the first initiative is to continue to make equity investments in affordable housing projects. The next initiative is to fund
small proposals in the domain of ecosystem uh development, ecosystem initiatives. Uh Greg is going to tell us all a little more about each of these uh planks. And then the third is a kind of rapid response to be ready to res
respond to the the needs that we know are coming to us. uh given the uh the pattern of federal um funding and the impacts that's having on the state and and municipalities and um so the purpose
of our conversation now as I see it is one to get your kind of questions reactions to this way of presenting the the proposal and uh to move forward to divide guide
our group into task forces to take leadership on u these different directions. Um and uh so Greg, why don't you give us a little more detail um to get the initiatives before us so we can
have some conversation and uh discussion about how we can move forward and u get some impact happening. Sure. Thanks. Thanks, Gastone. And I'm trying
to go to a a full uh screen here. Um slideshow on the right, top right. I moved it on me. Um so, um I'm going to share a sort of a a budget concept at the end here. And I
think just you know echoing um Gaston I think one of the you know questions for for this group is you know do these buckets make sense right this is kind of how we framed it uh for the CPA application and I think part of the discussion here is you know is people's level of comfort with these buckets but
um so yeah as Gaston mentioned the first uh thing we named was development equity uh you know which we would pair um and I'll show a budget at the end with some existing resources we have um but the idea being um being able to respond respond to um uh to you know larger tax
credit developers who need local money uh in order to go to this to the uh you know to you know to get support. Um so um you know and so those are those would probably likely be with developers that are you know that are a little bit
larger in scope. Um, and this might be ranging from, you know, a valley community development, which is a, you know, a regional, um, you know, uh, entity all the way to, you know, some of the larger entities that that we're hearing about of late. Um, we know Beacon might be a prospect, for example,
their kind of East Coast organization, but that that scale. Um, my mouse seems to have There we go. Um um the it's pivoting fairly dramatically. Um the sort of housing
ecosystem innovation piece uh you know would be uh kind of directly pulled from our our trust action plan. Um and you know specifically trying to think creatively um experimentally uh potentially you know finding you know
new ways to partner um actors you know to the um you know into the space um you know with a with an eye towards longer term outcomes. seeding small stuff maybe a great a couple examples you know we don't we wouldn't have to limit it to
this but just for the flavor um you know uh one thing might be an ADU um equity or loan program to do an affordable accessory dwelling unit these are the um you know these are the sort of backyard cottages recently enabled statewide um
uh and then uh here in Ammerst we're we're uh we will hopefully soon pass our our local bylaw reflecting those statewide changes is um but you know it creates a new buy right zoning channel um you know and there's a lot of interest in it for sure um it's kind of a puzzle how to do it uh how to do
affordable um accessory units um but that would be part of the experimentation um so you know that that's an example um an interesting thing which could conceivably overlap with the ADU work would be to do um pre-approved um building plants uh which
is something that people are trying around the country um so what we might do is do a pre-approved um oh every time it happens my screen blanks for a minute. Um do a pre-approved uh um duplex for example. What that would mean
is um the trust would pay for um really thoughtful plans uh for you know you know an ADU or duplex or maybe both. Um get one or two built in order to comply with our obligation to put money towards um construction. Uh but the idea would
actually be to put lots of effort into the plans which could then be made available um at low or no cost uh you know to um folks doing affordable stuff or even market rate stuff um or conceivably being copied by other communities. Um but the idea would be to
try and find some designs um that people could use and and the the the process would be trying to get pre-approval from the building department for as much of it as we could. um you know so that somebody else could come back with the same plans and have an easier path. Um
another example might be buying down um inclusionary units. If somebody is a market rate developer responsible for doing some units 80% of area median income um we could collaborate to do um to to do 60 or if they are going to do an off-site model um we could add a
couple units to the off-site model maybe you know sort of some sort of u you know piggyback on top of something that's already happening or you know we could also do an open call and figure out what wild ideas are out there um you know within the the confines of our obligations and the goal here what again
this is 25 in our budget. You'll see it's paired with some other money, but this would be much more modest money uh than you know some of the bigger stuff we do. Um and then the last chunk we ask CPA for again is this rapid response fund. Um and this could go in a few
different directions. Um it could be um you know opportunistic acquisitions of a property. Um it could be uh responding to you know a federal government shutdown that cascaded uh you know in uncomfortable ways. uh it could be um you know uh dealing with inflationary
costs as we have in the past uh with other with other developments but sort of bucketing the money that way um kind of flexible money um available for emergent concerns I think would be the theme um and then you know Gaston can I
show share our our sort of budget concept for this yes and and I guess I'll I'll just add that I also think of the rapid response fund as as something that could be targeting the needs of specific
tenants um and you know specific populations in in need within the mandate of our of the trust that um we know services are running out in in various ways and um the question would be can we plug holes in in ways that
that make a big difference. All right. Um, I'm just trying to share over to my back of the envelope here. Um, so one of the things where and hopefully you all see a spreadsheet which I will seek to zoom here. Can can
folks see a spreadsheet? Yep. Um, so you can see our you know this was a um kind of a product of of me and he and Gaston working on the CPA application. Um, and one of the things that we realized is that, you know, it's likely the CPA is going to ask us about
our existing resources. Um, we didn't really lead with that per se in the application, but we fully expect that we'll have to sort of account for those. So, this is here an accounting of most of our current resources. And let me just um, you know, and as and how we fit
the CPA ask into that. So, our buckets here are um um sort of, you know, what what we're calling ownership assorted for now. Um this could this could go into you know different you know possible ownership strategies. We know that um home ownership uh just needs
more local funds uh in a lot of cases just because there's fewer state resources for it. Um so you know theoretically we just said hey we'll put you know a big chunk of our existing reserves in that bucket. Um the large project equity you saw the um the number
that we asked for CPA. Um we pair it with some of our existing resources for a bigger chunk. So maybe even to do two projects possibly or or one big one um depending when it came. Um another uh thing at the idea stage um but might be
a really um exciting thing to do with um sort of the you know these this these unique resources we have from um from uh the ENL fee uh you know resources that we got would be some sort of pre-develop pre-development loan program um you know
and and the idea would be that it's a revolving program ideally um but but the hope would be to you know make this available for um developments at an early stage page uh which are uh you know kind of the most challenging for developers to find resources for. Um so you know some of the feedback we've
heard for example in this work we're doing down at the South Ammerst campus is were that to go forward it would probably require some pre-development resources. Um so this you know but the idea behind um and this should maybe say revolving the the loose idea is that
ideally when these projects go well um and and move from pre-development into more formal development phase that money recycles uh you know gets paid off by a construction loan or something the money recycles and and comes back and can be reused again. um you know and or if
things go south on the first project we'd that would be that but um uh the but the idea would be that we'd be assuming some risk um in order to generate more development the ecosystem funds as I talked about um uh kind of paired with some existing funds the uh
contingency funds uh as I mentioned um and then the you know the the whole thing here um and they should hopefully still add up. Yep. Um, so that's kind of the quick sort of like very, you know, back of the envelope bucketing we did. Um,
maybe I'll stop there or can I clarify anything? Yeah. No. Yeah. Thank Thank you for uh reviewing it and putting the initiatives in perspective, putting the budget in perspective. I'll just say that what you know I'm excited about trying to get new ideas in
front of us and and to call for proposals and try to get um you know make good ideas move to the next stage and I think that some of these initiatives can get us there. So that's uh what I'm
excited about. Uh but what what questions do you have? But uh uh which of these ideas do you find uh intriguing or um maybe concerning or uh
confusing? This this is just my day job asking questions and getting Paul. Yes. So, I think the loan program I think there's a lot of um I'd like I wonder if there are models out there for other municipal trusts that are doing
this. Um whether we have the the town has the capacity to serve as a loan program. I just don't know the legalities of that of and whether other municipalities have actually done that. So, it's a matter of authority to provide funds.
um and what kind of entities would be eligible for those funds. Thank you, Paul. And no, no doubt the the first stage of work would be um exploratory. I think that Greg's vision involves identifying a uh partner financial
institution to manage servicing, which raises all the more questions about how how to make that work. Um and so in this is a the the initiative starts with research and we could conclude that we want to
support that kind of work and we're willing to part with the uh make it a one-way uh a one-way flow of funds. Yeah. I mean I think we have some examples of that with um we do get paid back for certain things Greg that you and Nate would probably
know about them. Uh I just don't know a lot of the details just yeah I mean I think as far as the the trust's capacity and obviously we triple confirm this I think it is we're allowed to do loans I think the question will
more be the logistics and the um the uh the implementation side and our capacity to do that um you know as as you rightly point out and I think yeah and I think there's some upfront research to do too and and and sort of market exploration
you know and talking to parters clarifying, you know, you know, how would this be useful to them and could we execute that model of it, you know, um, you know, and I think there there are a few examples that are out there um, uh, which look a little bit
different, but um, I mean, this conversation is enough to make clear that this, you know, if you're interested in this initiative, it's it's going to start with some research. It involves um working with stakeholders and it is about making
something you know exist that doesn't currently exist. And and I think one of the things for me would be also that the trust really develops criteria because a thing that has troubled me in the past with the trust is that whoever walks in the door we love their project. We give them money. Yes.
And then there's no criteria. There's no sort of formal process of saying these were our door is open for proposals. Um and it's just and suddenly we we run out of money before the next we have a great proposal that might come down the road next. Right.
Absolutely. I I think that we are uh we are long due for calls for proposal that have criteria of what we're looking for and say the amounts that we want to give for each uh request and so on. Yes, I I
think we need to formalize a lot and I think each of these fronts would be um would entail that each of these initiatives involves specifying the criteria because the clearer our criteria are the the theory I think is
that the more proposals we should get if we get the word out. Yeah. And I I I really appreciate the categorization of how we would like to allocate funds and you know we can choose how much we want to put into each. I think that's but I'd love I think you're right that there might be developers out there who said you know
oh I can get 50 $50,000 for pre-devel development for to look at this site that's really promising that's an and I think Greg it's absolutely right that's the hardest money to come by and we might be able to fill that gap thank you uh thank you very much Paul
Yeah, I would just say I like the balance of this. Um, and again, the numbers can be tweaked, but I like the balance between the different initiatives. Um, personally, the e ecosystem initiatives appeal to me. So, I'd be interested in that. Um, and the
lot to learn, but on the ADU side, exactly what might that might look like. Um, that's of interest. Excellent, Bob. Yes. Um, uh, I'm I'm excited about the ecosystem stuff, too. and and u yeah would would love to work with with you on that front. Uh Carla,
please. Um I can't remember what it was called. It might have been the rapid response, but response. Yeah, I appreciate um just like you were saying given the uncertainty now with other state funding, federal, whatever, you know, to be able to respond to certain
of these just the uncertainty of other funding sources at this point. It'd be nice if we could as a town be able to respond to some things that maybe would have been answered in other ways in the past, but just I I I appreciate that
that's part of the diversification of this. So, uh, excellent. Um, uh, Greg, maybe you you you're gonna maybe speak to some of the vision around the the activities that might be involved in the rapid response, uh, effort. Yeah. I mean,
well, the thing I was going to say, um, is that, um, you know, I think a good example of this is the back filling we did with Craigslist a couple years ago. Um, just about a couple years ago now, you know, where they um, you know, they had inherited a
contract that basically had a hole in it is my recollection of it. And it it it was necessary to, you know, to to to sort of keep the the larger state contract going. we helped you know we helped solve that problem um you know and and kept a thing and kept a program
running um you know and I think that you know that that was a local scale or you know but I think that sort of thing where we can you know that's a good example how this might work I mean I think one of the questions I have and and maybe some work you know that you
know folks could delve into um you know in a more uh you know sort of small group set or whatever you know is um or just individual research, you know, is this question of, you know, is our bucket too broad here? You know, I mean,
you know, do in that we could we could use it to um to do inflationary gaps or we could use it to do uh anti-homelessness work. Um and do we want those things competing with each other? Is is it appropriate for our our rapid response to be really flexible or
should it be a little more narrow? I'm honestly not sure. So, but I think that's worth exploration. Yeah. Yes. And uh and the opportunity um uh Carl, I'm glad that you you found this uh an interesting direction. The the opportunity in the first instance would
be to figure kind of take a position on some of the the policy. What's this going to be for? I uh Greg and I were chatting and um I think some of the early work on this front would be to connect with key stakeholders in town and ask what are your you know what are
you seeing? What are your concerns? How do you think we might fit into this? So, I think that would be the early work to basically be poised and ready when uh when the shoe drops that we want to help with. Um
and the so this uh the pre-development um uh initiative um you know raises uh I mean it it's a I wonder Alex if that might u that effort might appeal to you know you you bring a lot of uh uh
knowledge in the space. Yeah, I mean I am actually really happy with these buckets moving forward. I echo what other people have said that starting to develop some structure around our standards for funds sounds great. Um yes to answer your question I
would be interested in that space. I would be curious to hear thoughts on moving funds between buckets. I know there's right now still some discussion to be had about what's appropriate in what bucket, but what is our thought moving forward? Like if we have a
project that comes to us that falls within one bucket, exceeds our budget within that bucket, but we have resources, how flexible do we expect these funds to be? And I have no strong thoughts on that. I'm just curious as we're moving forward because that's going to change how I'm viewing
something like rapid response resources. It's a very good question, Alex. Um, uh, because we don't want to kind of overformalize in a way that undermines our our versatility and and responsiveness. On
the other hand, I feel like if we're going to put out a call for proposals for ecosystem stuff, we should, you know, be able to support, let's say, the $150,000 we say we want to support. Um so we are in a position of strength at
this moment. Um which makes it easier to want to uh I guess protect each bucket. But this is all before you know the CPA is considered our proposal and um and so yeah there are policy issues in your question Alex that I think are for the
whole trust and and kind of uh supersede the individual initiatives. I wonder if we can um be better positioned to give firm answers to that policy as a trust after we've uh kind of
broken ground on each of the of the three fronts. Algra, what are you your thoughts? Um you know, you've got the you've got some institutional memory about how we've done things and and um and passion for where we're going. So, I guess I'm like
trying to categorize what I think is in the pipeline into like which categories I would say in um so I guess and like my big question would be around like the southeast street development. I know that was one that didn't get state funds this
this round back in whenever that was. So would that be something we would consider like rapid response because it didn't get funding from the state or is that something that we would consider predevelopment since they haven't actually you know so that's that's where my brain
is like yeah good good questions can I can I speak to that or yeah please please do so you know Algra you know per the you know this loose thinking that I've outlined here um you know I'd say the the Southeast Street and Beluretown Road development is already permitted there's
there's already plans, it's good to go. It just needs money. So, I could imagine, you know, if they got state resources, um, in that particular case, there might be some hesitation to do more investment since we've done a lot already, but let's say we had, you know,
rapid response in terms of like maybe they have a gap that they need to fill, right? um you know uh just using them as as a generic example not saying we should you know we should apply we should apply both project specific and program criteria in
that case. Um but that might be more of a rapid response thing like pre-development. Um think more in terms of um somebody you know doesn't yet may maybe they have um you know maybe they have an option on a property but they don't have plans yet. They don't have an
architect you know they don't have designs or um or entitlements like zoning or whatever. And so they're they're at the very front end of that process. Um and they're a ways away from getting um significant equity money from from us and then eventually the state.
Um that's pre-development is more at the very beginning of the process. Um which is often the hardest uh for all developers of all types but including affordable developers to to fund. Um so that's kind of more so wayfinder's next project in Everest.
Yeah. Paul please. Yeah. So sometimes I think it's the town that's the doing the pre-development work. We're trying to determine the viability of a of a parcel of land for development. It needs some wetlands work done on it. And so I think that some of the proposals coming for pre-development
would be coming from the towns initiatives um much just as like we did with the VFW say is this a parcel we could actually secure um for affordable housing. Indeed. that that's what was on my mind is I using the pre-development money for
land owned by the town but that the town doesn't have the bandwidth to do anything with but there's really important threshold questions to validate its potential. Um I would think that if we can kind of unlock the conversation that would be a big
contribution um to uh I don't know I don't know the parcels well enough. I don't know if there does any parcel jump to mind to to you Paul or Greg that that might fit that criteria. Oh, go ahead, Greg.
Um, yeah, I mean, yeah, I'm thinking of this, you know, um um yeah, I guess I'm I'm trying on the idea of the town like doing this, which which we do already in certain cases, right? Um but um u I mean the south the southeast you know street school campus
you know which has you know a few hurdles but you know that that's the um the one down Southeast street um but that um I could imagine partner you know doing an RFP for a private nonprofit developer um to do um some next uh you
know some you know feasibility space or we're be will be beyond that you know it might might be permanent, you know, or it might be entitlements, it might be um we we'll give a shot at getting this through the planning board and it's not clear whether it will. So, you know,
developers will be hesitant to front that, you know, this is near we could offer resources to to help carry that risk, you know, and the trust has been looking at that strong street property for a while. That's I I was thinking strong uh that's one that I was I had in mind. Yeah. if we could provide the gas to um you know
open up land that would be I think a huge contribution uh for for us to make. So I guess um while you know we want to hear whatever other thoughts and reactions here um in terms of moving
forward the idea is um as follows. You may recall that we we did have a committee structure and we have these committees instituted there to kind of use as committees as as we need them. Um we can move forward here with uh task
forces or within the kind of formality of the development committee if we have more than two members working together um on on any of these initiatives. Uh but I I I would love to uh have pairs of
us or threes of us uh pushing on on these fronts, you know, having monthly meetings and and trying to do some individual leg work and using our monthly meetings as as check-ins, exchanging information, hitting on the bigger policy issues that
are involved in coordinating these um three fronts. And um and so would love your your reactions to this way of of kind of moving forward as a group to to operationalize our individual contributions so we uh we start seeing
some some uh some some change. Yeah. Uh Rob, um I wonder um which of these uh activities uh caught your attention the most personally? Yeah, I love I love the idea of being
part of um a group working on this um because I think that especially like you said each month um taking some time away to focus on um on the projects and then coming back to the group and presenting or talking about what um what we're able
to find. Um, so with regards to all of the projects, I'm just I'm very flexible. Um, I think that I'm happy to work on any of the projects um with um ideally people that
may have been on the um board for a couple of years. Just again as a new member, I'd love to learn a lot more. Great. Um so I'm happy to fit in where needed to be honest. Awesome. Okay, Alex. Yeah. Sorry, Geston. I think you said
this, but were you thinking of these working groups as being in addition to the subcommittees or in place of them? Yeah. Yes. So, I'm thinking of the the com committees as being these structures that we have in place and maybe right
now we're really focusing our energy through these task forces. However, let's say uh Rob uh joins me and Bob on ecosystem. If that is how we end up dividing up here for the three of us to have a meeting, we're going to have to
notice the development committee so that we can comply with the open meeting law. And so that's just that's uh I guess the formality of how we can make ends meet with task forces and and open meeting law and using the structures that we
have in place. Does that answer your question? It's it's a it's a um it's a it's a a way of approaching the problem. Yeah. So so basically just to make sure I'm understanding we're co-opting our existing subcommittee structure
so that we can work on these initiatives within that. Correct. So we don't need to go through the process of creating new subcommittees. Okay. Well, and and and also because um at least, you know, as we are now, we're really um two of these will be uh
twoerson task forces and we can give it a little time to see what we may want to reformalize as we go. On the other hand, at any given time, we may realize we've we need
to put a few of us together to deal with some education driven initiatives and and we've got that housing there for us when we need it. Um uh so it's a kind of a a bit of a a scrappy um uh approach to take
advantage of our of our resources. Um, uh, Algra, what do you, you know, uh, what do you think of this, uh, the rapid response, um, uh, direction? I mean, I like it. I guess my question
or concern would be, would it make sense to have some of these groups paired out with like the three of you who originally conceptualized some of this in one in each so that Yeah. We're not like just starting from guess.
Well, I mean, so the uh I mean, first of all, let's uh I mean, I think that the uh the crafting of the buckets was um really a effort that that Greg um
undertook, but I think it picked up on a lot all the conversations we've been having over the last uh few months. Um the um and so I don't the three of us I don't know you know he just kind of was
was very helpful in in kicking the tires on the on the the proposal and the reasoning um and uh but certainly um I think you're you know you you uh I
think would be a great fit for for the rapid response. response and um and if you uh if I I can join that effort as well. Absolutely. And I'd certainly be happy to um
offer Well, Greg, you're you're in all of them no matter what, right? You know, that's you're stuck with you're stuck with all these initiatives. Yeah. So, if that's what you were asking for. Yeah, Greg. You Greg is already on board. I've got Greg. Okay.
Is that Greg? Um well uh it sounds like you know maybe we've got a provisional um uh way forward and um and so
does uh can we try to have one meeting before our next our our next meeting and and so we can kind of come back and hear what thoughts you have developed when you just focus on this discussion um
with with Greg um in each of these groups. Does that seem u a good plan? And so um he is not here, but I think we had volunteered him um and hopefully he'll accept the invitation to the pre-development work.
Um Alex, uh Bob, great. Sorry about that. Uh just a quick question. um what is the timing for the CPA approval and also um sorry about this for fiscal 27 what's that allocation period
sure um so um CPA um usually makes recommendations uh I think it's usually by December um and then it goes through and then ultimately the council approve has to approve those recommendations
they could make changes um and then money gets allocated uh um no earlier than uh July uh which is the next fiscal year. Um so but yeah but but to that you know that question the timeline of this I mean I think
probably this initial work is a little bit loose you know and should probably be in parallel to a um you know just a monitoring of the CPA process right and you know and we'll we'll see how interested they are in our
over in our our deeper plan here and if they want to prioritize initiatives you know and and dep prioritize initiatives and that might in turn require us to to do some rebalancing of these buckets or elimination of one of them or you know I mean so I so I think I think the um yeah
I'll stop yeah we we've got we've got until the end of the year to uh kind of for showtime let's say we want to get get poised be kind of get to get through to a sense of purpose and um and
research the key questions obstacles So that um we're I I would love to see us launch a couple of CFPs in January. Yeah, Alex. Yeah, just to make sure that we're crossing our tees and dotting our eyes.
I agree with splitting us out and letting people work on this. I think that having a meeting for each group before our next whole trust meeting makes sense and is feasible. Can we have a vote on dividing people? And while
we're at it, can we redivide into the subcommittees because I want to make sure we're complying with open meeting law. We did at one point vote on subcommittees. So if we're mixing people between them, then I'm worried we're not going to hit quorum for the subcommittees. I don't
know Greg or Paul who know the um required structures feel free to jump in but my thought is it makes more sense to formally reassign people since we have new members now to subcommittees and give each subcommittee a task of working on one of these
in the short term. Yeah. What are the quorum rules on subcommittees that I do not know off the top of my head. Um I think it's probably a majority I'm guessing um you know of of subcommitt On the other hand, you know, the there's
there's no um there's no action that requires quorum at the subcommittees really either, but please Paul, go ahead. Yeah, my understanding is that if you create a committee that becomes a new public body, so it's it's the public the open meeting law is very we can get
clarifi clarification on that, but I believe that even if you create a twoerson subcommittee, they have to host their meetings and all that. They want us to too. Okay. Yeah. Um it's very cumbersome. I recognize So, you know, your understanding, Paul, is that there's no such thing as a task
force in in there? Yeah. Working group task force there. It's such a it's they're all defined as a committee. You can't if you basically if you're delegating out anything, then you've created something. Yeah. Yeah.
If this body does that, if this body if we delegates out, you go kind of develop this and come back to us. we've we've created something and therefore we um okay so let me just process the numbers in my
mind for a second. Um well there's there's no um we can have committees we can have people can be on multiple committees if we so we can just create basically decide which of these things go inside
the development committee that we already have and which of these things we create new subcommittees for. Uh, Alex. Yeah, sorry. I think my recommendation was let's just truly co-opt the subcommittees that already exist. If
we're moving membership, that's fine. I think we can vote to do that here in this meeting, but that way we save the process of setting up new committees. Well, but the the committee the the committees it wouldn't be there's no the education
subcommittee wouldn't be active here. Um, so I think I although I I I think if Alex, if I'm understanding you correctly, I think maybe it just could be right like you know the I I don't think
we could we could put pre-development into the education committee and call it a day. You know, we should have called it committee A, B, and C, but we'll learn next time. um get stuck. That was my intention because we didn't set formal charges for our subcommittees.
All right. Okay. Um uh I all your points are well taken. So um do we have a motion to um reconstitute membership among the three committees
as we have discussed which is um Alex and he in the education committee Carla and Algra in the rapid response
slashfunding committee and um Bob uh uh Robert and I in the development ecosystem innovation committee. So do we have a motion along those lines,
Bob? So moved. Okay. Do we have a second? Yeah, I'll second. Okay, Alex seconded. Um, and so, um, uh, uh, Paul, yes.
Uh, Carla, yes. Thank you. Uh, Rob, yes. Um, Algra, no. Okay. Um uh
um I want to I what does Robert say so we can have a little more discussion from your commentary. Um I'd like to know what you'd like to do. Well, I guess my question is a question or my no is a question
that is um because we did this whole strategic plan and we talked about education, we talked about funding and we talked about development. Yes. I am wondering why development isn't taking this on and
um because I just worry that we're not going to get back to our other committees and do the things that we said we were going to do that are part of our strategic plan. Okay. So the the question is how how are we gonna um yeah so we we have um uh
we've got kind of uh uh two we our puzzle is um on one hand how can we advance our development strategy without dividing and conquering in in a certain way and on the other hand how can we
advance our strategy if we're not divided to be pushing on education and and funding in addition to development. That's our quandry. Yes. Yes. Um and so
the um the the the puzzle is u I guess concretized by relying on the the formal structures of the committees because your point Algra would then be well when it's time to um
get cracking on some uh you know organizing an educational event um have we have we got the right people in the education committee anymore. Right. That's the puzzle you're presenting and it's it's a good it's an
important question, right? Do I have it right? Yes. Yes. Um and also understanding that like we're all volunteers and there's only so much that everybody can take on, but there are also things that we just said we were going to do. So,
yes. Okay. Um, and so, um, I, um, I, uh, uh, yeah, let me see if others have Yes, Alex, you've got you got us into this
mess. So, what do you say now? Yeah, sorry. No, I think Allegra, your point is very wellreceived in that we do have a strategic plan and we should be keeping sight of that. I would question the long-term efficacy of keeping us divided between those three categories
in our plan anyway because what we've already seen in the time that we've had those subcommittees is like our development group also did a public outreach event, right? Like there these initiatives that we're doing are kind of crossing our subcommittee lines anyway.
So I think it's worth the question of is this structure serving us or are we serving it? I mean re in reality all of us should be focusing on these three big buckets of things in everything we're doing. So I think your point is wellreceived about how we do that and I
think that that probably deserves a longer discussion but I think that right now this work is a little more pressing in thinking about our own structures for funding and how we're approaching that. So I yeah I think that your point makes
sense Algra and I think we should discuss it but for now I think it makes sense to use the structure we already have to work on the thing before us. I I really like Alex your your point and I think that kind of Greg and I were implicitly there but you you said it explicitly and that is like these are
three muscles. we've all got to be flexing these three muscles. And um but on the other hand, who's who's keeping track of the educational initiatives that we need to be pursuing is is a
question that we still have to answer well as a trust. Uh Bob, u I agree with everything that's been said there and I think the long-term discussion is a good one. Um just as a short-term workaround is there anything that prevents someone from one committee
to being to joining the discussions of another committee? There isn't I assume so that for instance you know an educational initiative you could have a meeting that's focused on that and you're inviting someone else to be part of that
discussion. It could be a trust member who's on another committee. Um so that would seem to it's it's the you know bandwidth that each of us have to to contribute I guess that's the the bigger challenge. Yes. So um um if that was all a kind of
uh pressing pause um on the conversation on the round of votes we were doing. Allegra, what what's your reaction to the uh to the reframings that that that have been undertaken? I mean I certainly agree that like there is cross pollination among our
committees. Um I guess one of the things that Greg had talked to Alex and I about before this meeting was the potential of doing an outreach event with maybe wayfinders to
have a forum on their most recent um report report that just came out. Um, and that was something that was like, "Oh, that sounds really exciting." And, um, I feel like that's more in my Bailey
wick than, um, Okay. All right. Okay. development stuff. Um, but I also understand like trying to jump in and be a team player. I just am also wanting to use my limited time. No. Yes. and and I I I think that the
presentation that Greg gave of the rapid response fund was more development focused than I personally had understood it. So um that's that's so I I completely understand your your reaction here. Um so let me ponder how we can
make ends meet right now. Would you be open to exploring the question about what kinds of rapid human response support we the trust should be ready to give?
Yeah, I mean I I would I just also know how hard it is to get two people or three people to meet especially when most of those people are working or in school. So, it's been really a challenge I'm finding.
Okay. Um, so I um I'm trying to think about this Wayfinders event. What I'm hearing, Algra, is that you're um you're enthusiastic about organizing this event
and and making that basically, you know, your your focal activity while that's happening. Um, which is Yeah, where I thought we were. That's where you thought we were going. Fair. Good. Um,
uh, is is there somebody who would like to uh work with Algra on such an event, this wayfinders? Can you uh do you have a a beginning of a vision for that that you could share? I think
having some sort of public forum about it, inviting um inviting wayfinders and the contributors of the report. Um yeah, maybe it could be another um another co- venture with the League of Women Voters.
That's kind of what I was thinking. Might and Greg looks like he wants to say something. Yeah, go ahead. And I I I I threw an idea out there, you know, in the context of a mismeating, honestly. But, you know, the um I mean, I think the thing that I've been thinking is that maybe there's a way to
partner with like um sort of peer slash, you know, sister entities and other communities to lighten the load a little bit um um for something for something like that. And I was just thinking narrowly in the ED committee and I wasn't actually thinking about like sort of this framework as we kind of more
recently merged or these which I wasn't thinking about. Um but yeah, I mean but but but they have they had a relatively fresh report um which they're pushing right now. So I thought it might be cool to do a Zoom with you know with like
you know we send to our list the Northampton Housing Partnership sends to their list etc etc and you know maybe comes together fairly reasonably. pretty separate track though than these sort of concrete things we're talking about um
on you know on this budget we just went through um you know and I yeah I'm just trying Yeah and I think we're Go ahead Gaston no well I mean um Algra you um would you be comfortable
um basically as educ education chair and not in one of these committee efforts that we're that we were talking not not one of these three areas that we were talking about but just kind of running with the education role of the trust.
Um I guess so. Okay. All right. Um, so, um, given that, yes, Alex, I guess let me back up for a second. Um,
Algra, I I I hear what you're saying. I do. I'm thinking about the outreach events that have come out of our subcommittee before. And I think what I've seen at least from my end is it's things that I didn't see a lot of
benefit from doing some of that as a subcommittee as opposed to the whole group purely because typically you were doing a lot of the coordination anyway bringing things to the subcommittee and then we were bringing it to the full
group. And I'm giving you full credit for the work that you did on that cuz I know it was substantial and it was a heavy lift. But I also think what we saw is the subcommittee structure can be really hard to do something like an event within because it's really no different from the full committee
structure. So I guess that's a bigger question of do you see benefit in continuing to do event planning like that in a subcommittee as opposed to reserving time for the full committee on an agenda or for the whole trust on an agenda about it.
Right? which is in other words m maybe the the Algra is kind of the education chair liazing with the whole trust and then we have these other committees that might be a that might be a workable approach is that what you're also saying Alex yeah
yeah I'm I'm asking if again like are the structures we put in place actually enabling us to get the work done that we want to get done good good yeah go ahead I actually appreciate the framing of that because I don't know that they were. But I also I guess would say I
feel like my energy is better in things like coordinating with other groups and like planning some sort of an event than um than it would be. I don't know. I'm just thinking about my bandwidth right now, too. It's trying to like
get on the same page schedule-wise with another person is really tricky. So that now that we're looking at it so that it's um back to that same motion that we were in the middle of voting on and your vote in favor of it doesn't put you in
any of those three buckets because you're the education chair running that um can I go back to your uh what do you how do you want to vote on that? Vote yes. Okay. Um and I vote yes. Um, so if uh I
know Roberts is turning over in his grave. Um, but if there's no I also vote yes. Oh, Alex votes yes. Um, so um uh you know, you can have your back seats now if you like, but otherwise let's uh let's let's run with
this and I'll I'll join um Carla and Greg to to think about rapid response as well. Um, I'd be delighted to um and please and so we'll house those inside of development as well. Okay. All right.
The Well, no, no, the the rapid response will go Oh, because I can't be in two subcommittees. I can you could Yeah, but and and so that'll go where that'll go in the that'll go in the um you know education with a line through it subcommittee
rapid response. Okay. Okay. Okay. Yeah. Okay. Um well, at this point in the meeting, um obviously I welcome any of your your feedback. I'd also like to invite our um audience members um at uh
Linda Slakey from the uh Amoris Community Land Trust and uh Ruby Yates from Representative Dome's office to invite you to give any comment if you'd like at this time. Um because we might for a change have an early finish this
evening. Um yes. Uh okay. Uh we've got two hands. So um uh Greg, can you uh promote as you in the order you see? Sure. So I'm gonna um promote Ruby here. So Ruby uh uh I'll I'll make you a
panelist um and turn your camera off if you like because we didn't we didn't ask in advance. So, uh um here comes Ruby, I hope. And then we'll go to Linda. Hello.
Hi. Yeah. So, I just wanted to give a little bit of context. I know I've been in touch with Greg a little bit about this um more on sort of the first topic of the evening with the rent stabilization. Um I did want to flag that like they are
very separate sort of pushes despite there is obviously a lot of overlap in language and intent. Um definitely separate processes. The legislation is something that Repdom has co-sponsored. Um there's not been any position taken on the
ballot initiative. Um but that said once the bill is scheduled for a hearing that's something that I'm very happy to flag for you all. um because that is also a great opportunity if people are interested in testifying on
behalf of the legislation, which is very similar to that of the um of the ballot initiative. So, I wanted to flag that and um mention that there's also a fact sheet that I sent along to Greg that if
people are interested in learning more about the legislation, they're more than welcome to um reach out to me or I'm sure Greg, if you have it, you can pass it along as well. Um and I think that about sums it up for
me. But I just wanted to flag that. Thanks for your comments uh and and informing us, Ruby. Yeah, look for look forward to hearing more about the process for the legislation Representative Dome has sponsored. Great. Thanks, Ruby. Putting you back into
attendee role. And and Linda, I'm going to promote you to panelist. Same deal. If you'd rather not be on camera, that's fine. Just turn your camera off. and Linda, you got to unmute now, Linda. There you are.
Thank you. I'm I probably will continue to join these meetings just because I want to stay up with what's happening. I um I view a CLT mission as having
a high level of overlap with the the town's affordable housing trust although we have different sort of slightly different responsibilities to the community and uh so I it's important to me to just stay aware so I'm grateful to
just sit in and and uh be allowed to hear the debate and sort understanding where the point where your goals and um you sort of evolution of new procedures are coming from. So I I will raise my
hand in the future if I think I can make a contri contribution that's helpful but tonight I was just listening. Thank you Linda. It's a good to have witnesses. Um uh I appreciate your presence.
Thank you Linda. Well, um uh hearing no other business and seeing that our um we've gotten through our agenda, we've got uh we've got some mandates. Uh we've got some um meetings which can happen in the first week of
November. um if if that's what works better for folks and um so look forward to being in touch with Greg to help uh nudge us into coordination and um I guess I get to wish us a happy evening
at 8:20 p.m. Um I'm already dreaming of of of sleep. You dream of sleep. Daydream of sleeping. Thank you for chairing Gaston. Yeah, my pleasure. Thank you for joining us, Paul. Uh, great to see you and to
have your insights with us. Everybody, everybody, thanks. Great to all of you. Appreciate your service. Bye everyone. Bye. Bye. Good work. We made it. Here we go. We'll be in touch.
It was At first it was so easy. It's like they're they're it's they're complying. Yeah. Yeah. Uh, make sure you edit the recording. All right. All right. Bye. Bye.