From arobinson at islandinstitute.org  Thu Mar  1 16:13:12 2007
From: arobinson at islandinstitute.org (Alden Robinson)
Date: Thu, 1 Mar 2007 16:13:12 -0500
Subject: [Year-Round Housing Committee] sample leases
Message-ID: <D851B67C-113B-474C-A17F-D5729533271C@islandinstitute.org>

Hello YRHC,

Attached are two files:

1.  An article from the Margaret Chase Smith policy center at  
UMaine.  It discusses "Community Land Trusts," which are common way  
to implement "leased land" housing projects.

2.  A sample lease from Islesboro Affordable Property.  Although this  
particular ground lease was created for land parcels with buildings  
already on them, much of the language would be useable in the  
projects we have discussed.

Both of these are PDF files.  You will need Acrobat reader to open them.

Thanks to all who came to the meeting last night.  Mark will send the  
minutes out soon.  Also, welcome to John Billings, the newest member  
of our listserver.

As always, don't hesitate to email or call me with questions.

Best,

Alden




-------------- next part --------------
A non-text attachment was scrubbed...
Name: IAP_ground_lease.pdf
Type: application/pdf
Size: 125994 bytes
Desc: not available
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070301/e395d399/attachment.pdf>
-------------- next part --------------
A non-text attachment was scrubbed...
Name: MCS CLT article.pdf
Type: application/pdf
Size: 168751 bytes
Desc: not available
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070301/e395d399/attachment-0001.pdf>

From Mlongreene2 at aol.com  Thu Mar  1 17:33:02 2007
From: Mlongreene2 at aol.com (Mlongreene2 at aol.com)
Date: Thu, 1 Mar 2007 17:33:02 EST
Subject: [Year-Round Housing Committee] Fwd: FW: Canceled hearing tomorrow
Message-ID: <c4a.fb241a8.3318ae9e@aol.com>


<BR><BR><BR>**************************************<BR> AOL now offers free 
email to everyone.  Find out more about what's free from AOL at 
http://www.aol.com.
-------------- next part --------------
An HTML attachment was scrubbed...
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070301/0f4a8848/attachment.html>
-------------- next part --------------
An embedded message was scrubbed...
From: "Liza Fleming-Ives" <liza at genesisfund.org>
Subject: FW: Canceled hearing tomorrow
Date: Thu, 1 Mar 2007 13:04:10 -0500
Size: 3556
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070301/0f4a8848/attachment.eml>

From Mlongreene2 at aol.com  Wed Mar  7 06:41:57 2007
From: Mlongreene2 at aol.com (Mlongreene2 at aol.com)
Date: Wed, 7 Mar 2007 06:41:57 EST
Subject: [Year-Round Housing Committee] Fwd: [Island Talk] Affordable Coast
	Fund: Affordable Housing and Working Wate...
Message-ID: <bfe.11c95e35.331fff05@aol.com>

This may have some interest to be applied towards existing houses  for sale 
here?   Mark
 
 
<BR><BR><BR>**************************************<BR> AOL now offers free 
email to everyone.  Find out more about what's free from AOL at 
http://www.aol.com.
-------------- next part --------------
An HTML attachment was scrubbed...
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070307/cbbe91a4/attachment.html>
-------------- next part --------------
An embedded message was scrubbed...
From: "Chris Wolff" <cwolff at islandinstitute.org>
Subject: [Island Talk] Affordable Coast Fund: Affordable Housing and Working	Waterfront Grants available
Date: Tue, 6 Mar 2007 15:42:01 -0500
Size: 34034
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070307/cbbe91a4/attachment.eml>

From cadebro at gmail.com  Wed Mar  7 08:08:21 2007
From: cadebro at gmail.com (Cade Brown)
Date: Wed, 7 Mar 2007 08:08:21 -0500
Subject: [Year-Round Housing Committee] Bar Harbor
Message-ID: <e3d04a510703070508t70599f3fg93c9029f2f5af687@mail.gmail.com>

Tony Donovan sent this article to me.  I don't know if it fits our
case, their project is quite large.  But, it is information on a new
affordable housing program on an island in Maine.


From cadebro at gmail.com  Wed Mar  7 08:16:08 2007
From: cadebro at gmail.com (Cade Brown)
Date: Wed, 7 Mar 2007 08:16:08 -0500
Subject: [Year-Round Housing Committee] Link
Message-ID: <e3d04a510703070516l286fa70fkc352d84ebd85a46b@mail.gmail.com>

Sorry, I forgot to include the link:

http://www.mainecoastnow.com/articles/2007/02/12/bar_harbor_times/local_news/doc45d097b008d29989108844.txt


From Mlongreene2 at aol.com  Thu Mar  8 07:51:19 2007
From: Mlongreene2 at aol.com (Mlongreene2 at aol.com)
Date: Thu, 8 Mar 2007 07:51:19 EST
Subject: [Year-Round Housing Committee] Minutes of YRHC - Feb. 28, 2007
Message-ID: <d40.3e42240.332160c7@aol.com>

Sorry for the delay in getting these and possible format issues.  We  have 
had Mac to PC transfer problems!  I have opened the text here in case  you 
cannot open the attachment.  Next meeting is Wed. March 14 at Town Hall  at 7PM.
 
 
 
YRHC Meeting  Minutes 
Feb. 28,  2007 
Meeting called to order 7:03  p.m.

Present:  Mark Greene (chair/housing administrator); Steven  Train  
(selectman); Tammy Hohn; Will Tierney; Leah Maloney;  Michael Maloney;  Jonathan 
Norton;  John Billings; Linda Papkee; Chris Papkee; Justin Papkee;  Alden  Robinson 
(Island  Fellow).

1.         Will Hickock addressed  the committee briefly.  He discussed the 
merits of mobile  homes/modular homes based on research that he and Steve Train 
conducted in  the past.  He suggested that they offer a viable way to get a 
house  constructed for under $100,000 and left information for further  study.

2.         John Billings asked how the town planned to determine whom it  
would give land to.  Steve Train explained that the proposal  under consideration 
would lease land instead of transferring ownership,  and that its goal would 
be to increase tax revenue instead of costing  the town money.  
John Billings said that if the town sold town land outright at  market value, 
buyers would probably build bigger houses on it and generate  more tax 
revenue.  Mark Greene said that while that was probably true,  preserving a 
year-round community on Long Island was a key to maintaining our low taxes,  since a 
non-volunteer/non resident town government could be much more  expensive in the 
long run than what we have now.  What we have now (a year round diverse  
community) is seriously endangered by the pressures of the second home housing  
market which often out competes the abilities of younger residents, who  
presently do not own property,  seeking to remain on the  island. 
It was also pointed out that if we sell the land now, we have no way of  
guiding its future use towards the good of the community.    It was also noted, 
that if  these community oriented goals are no longer necessary in the future, 
the land  can always be eventually sold.   This concept offers a chance to get 
some of this property back on the tax  roles and support the goal of helping 
our own citizens stay here and hopefully  continue to contribute to the well 
being of all.  

New Business:

1.         Mark Greene said that Rep. Hannah Pingree’s  bill LD 763 has a 
public hearing in Augusta on Friday.  LD 763 would impose a  1% transfer tax on 
real estate transfers over $500,000, the proceeds of  which would go to fund 
local affordable housing efforts. Although it will  generate very little 
immediate money for island use, in the future if property  values continue to climb 
and bigger houses get built, it could become a source  of some assistance.   
Mark asked the committee for permission to speak  on their behalf in favor of 
the bill.  The committee agreed  unanimously.

2.         Mark also asked for a volunteer to be listed on the board of the 
Year-  Round Housing Committee when it incorporates as a 501©3  charitable 
organization.  Mark  Greene and Steve Train had  already volunteered to serve as 
board members; Leah Maloney volunteered to  be the third.

3.         The new housing proposal was then outlined, which had been 
discussed  previously with some committee members to gauge its practicality.  It was 
noted that this is major change  from the original proposal floated in the 
surveys sent out recently to all  residents and property owners.  The  time 
frames involved for the original proposal (build a rental house on town  owned 
land) were years long and had many hurdles to clear, not the least of  which was 
the obtaining of grants, loans, etc. and actually getting the house  built.  
According to early survey  returns, we have a number of our present citizens 
that need housing solutions  quickly and the new proposal has a much quicker time 
element.   
The following is a summary of the many questions and ideas that were  floated 
in the discussion.  Please keep in mind that these are just preliminary ideas 
to stimulate  a more refined proposal by the YRHC and if acceptable, for 
eventual Town Meeting  consideration.    
The proposal would involve asking the voters to lease certain parcels of  
town owned land to eligible island residents.  Under this proposal,  the 
Year-Round Housing Committee, using guidelines as yet to be developed, would  select 
candidates to lease a parcel of town land on condition that they  build and 
occupy  a year-round home on the  land.  The annual lease for the parcel would be 
set at equal to the amount  the parcel would generate in taxes at its full 
and current valuation the same as  any other parcel of private, residential land 
on the island.  In addition, the lessees would pays  taxes, as any other 
homeowner, on the houses built.  The lease on the land would continue as  long as 
the conditions of the lease, also as yet to be developed, continue. An  
example of a possible condition would be continued year occupancy by lessee.  If the 
lessee decides to sell the  house or can no longer meet the conditions of the 
program, the YRHC or the Town  or both would have first refusal to purchase 
the house at a predetermined value  which might take into account standard per 
square foot building values.   Resale price calculators would be determined by 
guidelines specified in the  lease to preserve its affordability, yet 
preserve the investment that the  owners have put into the house.  The  house might 
then be available for resale to the next eligible candidates, if  interested

4.         The committee was generally in favor of studying further the 
leased-land  model.  They discussed the mechanics of reselling the house and how  
the price should be determined.  Steve Train said that the proposal  the 
committee brings to town meeting should be flexible in the parcels  of land it 
incorporates.

5.         A map of possible parcels was discussed; it was suggested that two 
  parcels near the school might be best to start with since they are   
conveniently located and wouldn’t require building a road like other  parcels 
at the east end.  Several  other parcels are not yet legally cleared as fully 
town owned, but are in the  process and may also be considered later.

6.         Leah Maloney asked who would perform perk tests to the properties  
to determine their suitability for building.  Steve Train suggested  that  
the town could pay for the tests  initially and if successful, the tenant 
could reimburse the town  later.

7.         The committee agreed to consider criteria for eligibility for  its 
next meeting.   Members were asked to bring their ideas for proposed criteria 
to the next  meeting along with other questions about refining this proposal. 
    Next meeting will be of  Wednesday, March 14th at 7 p.m.        Meeting 
adjourned: 8:25 p.m.

 
 
<BR><BR><BR>**************************************<BR> AOL now offers free 
email to everyone.  Find out more about what's free from AOL at 
http://www.aol.com.
-------------- next part --------------
An HTML attachment was scrubbed...
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070308/d5116d40/attachment.html>
-------------- next part --------------
An HTML attachment was scrubbed...
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070308/d5116d40/attachment.htm>

From cadebro at gmail.com  Fri Mar  9 07:36:11 2007
From: cadebro at gmail.com (Cade Brown)
Date: Fri, 9 Mar 2007 07:36:11 -0500
Subject: [Year-Round Housing Committee] MANP
Message-ID: <e3d04a510703090436n2e56d35dlf9e0934e8d58be3a@mail.gmail.com>

The Maine Association of Nonprofts has a great source of information
on nonprofits.  They also run a series of SkillBuilder classes for
nonprofits.  Here is the link:

http://www.nonprofitmaine.org/skillbuilder_view_region.asp

-- 
- Cade W. Brown

http://cade.mainelytechs.com


From Mlongreene2 at aol.com  Sat Mar 10 05:28:55 2007
From: Mlongreene2 at aol.com (Mlongreene2 at aol.com)
Date: Sat, 10 Mar 2007 05:28:55 EST
Subject: [Year-Round Housing Committee] Fwd: The Lending Hand e-newsletter
Message-ID: <bec.a943c4f.3323e267@aol.com>

This is the Genesis Fund Newsletter.   Many things happening on  many fronts. 
  MG
<BR><BR><BR>**************************************<BR> AOL now offers free 
email to everyone.  Find out more about what's free from AOL at 
http://www.aol.com.
-------------- next part --------------
An HTML attachment was scrubbed...
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070310/6a063928/attachment.html>
-------------- next part --------------
An embedded message was scrubbed...
From: The Genesis Fund <info at genesisfund.org>
Subject: The Lending Hand e-newsletter
Date: Fri, 9 Mar 2007 09:59:16 -0500 (EST)
Size: 49599
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070310/6a063928/attachment.eml>

From Mlongreene2 at aol.com  Tue Mar 13 07:22:42 2007
From: Mlongreene2 at aol.com (Mlongreene2 at aol.com)
Date: Tue, 13 Mar 2007 07:22:42 EDT
Subject: [Year-Round Housing Committee] Meeting reminder
Message-ID: <bef.10161a0f.3327e382@aol.com>

Hi All,  Just a reminder that the YRHC meeting is at TOWN HALL at 7pm,  March 
14,  Wed. evening.  Please bring ideas so we can begin to  assemble a 
potential list of qualifications/eligibilities as to how we would  qualify folks for 
housing.
Also, tonight's Planning Board workshop is at the school, I believe and  will 
continue to refine possible multi-family housing ordinance  proposals.
<BR><BR><BR>**************************************<BR> AOL now offers free 
email to everyone.  Find out more about what's free from AOL at 
http://www.aol.com.
-------------- next part --------------
An HTML attachment was scrubbed...
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070313/3586e9a4/attachment.html>

From Mlongreene2 at aol.com  Wed Mar 14 08:02:40 2007
From: Mlongreene2 at aol.com (Mlongreene2 at aol.com)
Date: Wed, 14 Mar 2007 08:02:40 EDT
Subject: [Year-Round Housing Committee] Working agenda for tonite's meeting
Message-ID: <bdd.d9de124.33293e60@aol.com>

 
YRHC  Meeting 
March 14, 2007,  2007 
Working Agenda 
1.        Minutes of last meeting 
2.         Old business      
a.         Survey update – Cade Brown 
b.         Incorporation/Tax free status 
c.         Question from last meeting – loans on leased lands 
Camden National Bank conference - Alden 
3.         New business: 
a.         Rep. Hannah Pingree  LD 762 –  An Act to Enhance a                 
                                  Community’s Capacity to Support Affordable 
Housing. 
b.         Additional Potential Town Lands 
c.         Affordable Coast Fund 
d.         Multi-family proposal 
e.         Work on list of selection criteria for housing – Please bring 
written  ideas so we can make a working list to get going on  this. 
d.         Need your questions to research – please: in writing so they can 
be  worked on between meetings. 
4.         Pending Issues needing workshop time 
a.         Goals for YRHC – would appreciate your simple thoughts on the 
exact  written purpose of our work.  

<BR><BR><BR>**************************************<BR> AOL now offers free 
email to everyone.  Find out more about what's free from AOL at 
http://www.aol.com.
-------------- next part --------------
An HTML attachment was scrubbed...
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070314/d4b2b55b/attachment.html>
-------------- next part --------------
A non-text attachment was scrubbed...
Name: YRHC Working Agenda March 14, 2007.doc
Type: application/octet-stream
Size: 25088 bytes
Desc: not available
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070314/d4b2b55b/attachment.bin>

From cadebro at gmail.com  Wed Mar 14 23:02:19 2007
From: cadebro at gmail.com (Cade Brown)
Date: Wed, 14 Mar 2007 23:02:19 -0400
Subject: [Year-Round Housing Committee] Database Query
Message-ID: <e3d04a510703142002i4fb53173l9b36eccd5df54077@mail.gmail.com>

To answer a question raised this evening:

Out of the 24 Year Round people who thought renting a second home is a
favorable method of affordable housing, 4 of them own more than one
home.  One of those four also said they wouldn't mind being listed on
a directory for possible year round rentals

-- 
- Cade W. Brown

http://cade.mainelytechs.com


From cadebro at gmail.com  Thu Mar 15 00:37:32 2007
From: cadebro at gmail.com (Cade Brown)
Date: Thu, 15 Mar 2007 00:37:32 -0400
Subject: [Year-Round Housing Committee] Year Round Totals
Message-ID: <e3d04a510703142137k308af136p4c4a68850d37021e@mail.gmail.com>

I've attached an Excel spreadsheet with the preliminary results from
the YEAR ROUND survey.  I hope that you can all make sense out of it.
I basically listed each question and each possible answer, I then
tallied the total instances of each answer and for the first and last
sections of the survey (both of which everyone was supposed to answer)
I put percentages where applicable.  For the comments I've truncated
them and put numbers next to the ones that occurred more than once.

I will start tallying the SEASONAL surveys as soon as they've been
entered into the database.  I will then resend the spreadsheet, and
the SEASONAL tab will be populated (it is now empty).

If you don't have excel and wish to see the results, you can get Open
office here:
http://download.openoffice.org/2.1.0/index.html
It can handle any major Microsoft Office document, it's available for
any operating system, and it's free to download.  Free Libre Open
Source Software (FLOSS) is great!

-- 
- Cade W. Brown

http://cade.mainelytechs.com
-------------- next part --------------
A non-text attachment was scrubbed...
Name: YRHC.xls
Type: application/vnd.ms-excel
Size: 30208 bytes
Desc: not available
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070315/f6ecc746/attachment.xls>

From cadebro at gmail.com  Thu Mar 15 23:51:20 2007
From: cadebro at gmail.com (Cade Brown)
Date: Thu, 15 Mar 2007 23:51:20 -0400
Subject: [Year-Round Housing Committee] Seasonal Survey
Message-ID: <e3d04a510703152051m5ad081celae6459439b675c91@mail.gmail.com>

Just to update, I have all of the seasonal surveys in the database.  I
hope to tally the results and send them out tomorrow.  There have also
been a few additions to the Year Round surveys so the results will be
slightly different.

Also, I thought people might be interested: 14 seasonal surveys said
that they might consider donating a portion of their property, and a
couple of those said they would contact YRHC.

-- 
- Cade W. Brown

http://cade.mainelytechs.com


From lillystar3 at aol.com  Fri Mar 16 10:09:09 2007
From: lillystar3 at aol.com (lillystar3 at aol.com)
Date: Fri, 16 Mar 2007 10:09:09 -0400
Subject: [Year-Round Housing Committee] Seasonal Survey
In-Reply-To: <e3d04a510703152051m5ad081celae6459439b675c91@mail.gmail.com>
References: <e3d04a510703152051m5ad081celae6459439b675c91@mail.gmail.com>
Message-ID: <8C935EBCD053FEB-15CC-A154@webmail-dd02.sysops.aol.com>

 Mark,
 
 What would you like us to do with the surveys that have been completed? You will see in the results that we have noted "see survey for additional comments" for several surveys...Do you want access to those surveys?
 
 Also, how many surveys were sent out?
 
 Thanks,
 Missy
    
 -----Original Message-----
 From: cadebro at gmail.com
 To: housingcommittee at townoflongisland.us
 Sent: Thu, 15 Mar 2007 11:51 PM
 Subject: [Year-Round Housing Committee] Seasonal Survey
 
  Just to update, I have all of the seasonal surveys in the database.  I
hope to tally the results and send them out tomorrow.  There have also
been a few additions to the Year Round surveys so the results will be
slightly different.

Also, I thought people might be interested: 14 seasonal surveys said
that they might consider donating a portion of their property, and a
couple of those said they would contact YRHC.

-- 
- Cade W. Brown

http://cade.mainelytechs.com

_______________________________________________
housingcommittee mailing list
housingcommittee at townoflongisland.us
http://townoflongisland.us/mailman/listinfo/housingcommittee_townoflongisland.us
   
-------------- next part --------------
An HTML attachment was scrubbed...
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070316/cb014933/attachment.html>

From arobinson at islandinstitute.org  Fri Mar 16 11:26:04 2007
From: arobinson at islandinstitute.org (Alden Robinson)
Date: Fri, 16 Mar 2007 11:26:04 -0400
Subject: [Year-Round Housing Committee] Seasonal Survey
References: <e3d04a510703152051m5ad081celae6459439b675c91@mail.gmail.com>
	<8C935EBCD053FEB-15CC-A154@webmail-dd02.sysops.aol.com>
Message-ID: <BE2C2DCF426069449E9535BC938C5D3B09D1A8@mermaid.islandinstitute.local>


I can answer the second question:  We sent out 100 envelopes with a total of 182 year-round surveys; we sent out 250 seasonal surveys.

cheers

Alden

-----Original Message-----
From: housingcommittee-bounces at townoflongisland.us on behalf of lillystar3 at aol.com
Sent: Fri 3/16/2007 10:09 AM
To: cadebro at gmail.com; housingcommittee at townoflongisland.us
Subject: Re: [Year-Round Housing Committee] Seasonal Survey
 
 Mark,
 
 What would you like us to do with the surveys that have been completed? You will see in the results that we have noted "see survey for additional comments" for several surveys...Do you want access to those surveys?
 
 Also, how many surveys were sent out?
 
 Thanks,
 Missy
    
 -----Original Message-----
 From: cadebro at gmail.com
 To: housingcommittee at townoflongisland.us
 Sent: Thu, 15 Mar 2007 11:51 PM
 Subject: [Year-Round Housing Committee] Seasonal Survey
 
  Just to update, I have all of the seasonal surveys in the database.  I
hope to tally the results and send them out tomorrow.  There have also
been a few additions to the Year Round surveys so the results will be
slightly different.

Also, I thought people might be interested: 14 seasonal surveys said
that they might consider donating a portion of their property, and a
couple of those said they would contact YRHC.

-- 
- Cade W. Brown

http://cade.mainelytechs.com

_______________________________________________
housingcommittee mailing list
housingcommittee at townoflongisland.us
http://townoflongisland.us/mailman/listinfo/housingcommittee_townoflongisland.us
   

-------------- next part --------------
An HTML attachment was scrubbed...
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070316/bf59d8d9/attachment.html>

From cadebro at gmail.com  Sat Mar 17 00:34:16 2007
From: cadebro at gmail.com (Cade Brown)
Date: Sat, 17 Mar 2007 00:34:16 -0400
Subject: [Year-Round Housing Committee] Seasonal Survey Results
Message-ID: <e3d04a510703162134j1f07c0bbvd8304f2f7b31d3cd@mail.gmail.com>

Melissa and I have finished inputting and analyzing the surveys.
Attached is the updated Excel spreadsheet with both survey results.
126 out of 250 Seasonal surveys, and 81 out of 182 Year Round surveys
were returned.  That's a very good return rate for surveys.

-- 
- Cade W. Brown

http://cade.mainelytechs.com
-------------- next part --------------
A non-text attachment was scrubbed...
Name: YRHC.xls
Type: application/vnd.ms-excel
Size: 45056 bytes
Desc: not available
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070317/a8623d00/attachment.xls>

From Mlongreene2 at aol.com  Sun Mar 18 09:52:12 2007
From: Mlongreene2 at aol.com (Mlongreene2 at aol.com)
Date: Sun, 18 Mar 2007 09:52:12 EDT
Subject: [Year-Round Housing Committee] March 14 minutes and request for
	your selection criteria ideas
Message-ID: <cab.d291757.332e9e0c@aol.com>

Hi All,  Attached (and below) are the minutes of the last  meeting.  A 
reminder:
 
ALL  COMMITTEE MEMBERS SHOULD SUBMIT THEIR IDEAS IN WRITING (e-mail is fine) 
FOR  SELECTION CRITERIA BY SUNDAY MARCH 25 so we can have a list to work on at 
the  next meeting.            Also,  many good questions  are being asked 
that need some research. It would be most helpful if folks  submitted them in 
writing or e-mail  (anytime) so that the responses reflect accurately what has 
been  asked.
 
 
Town of Long  Island
Year-Round Housing Committee
Minutes – March 14,  2007

Present:  Mark Greene (chair); Ruth Peterson (Selectman); Steve  Train 
(Selectman); Will Tierney; Amy Tierney; Jonothan Norton; Katie Wegner;  John 
Billings; Mary Nanos; Tom Hohn; Tammy Hohn; Chris Papkee; Patti Papkee;  Brad Brown; 
Cade Brown; Alden Robinson (Island Fellow).

1.         Meeting called to order - 7:05 p.m.    The committee voted  
unanimously to accept the minutes of the February 28th meeting.

2.         Old business:
Mark Greene said that the necessary papers had been filed to incorporate  the 
Year-Round Housing Committee as a non-profit organization.  He said the  next 
step for the committee would be to apply for tax-exempt status from the  IRS, 
which the Genesis Foundation is assisting with.

In response to questions raised at the last meeting about bank loans on  
leased property and value of improvements to land vs. house on a leased lot,  
answers were sought from others.  The first response was from Joanne  Whitehead of 
Islesboro Affordable Property, which offered suggestions for  financing 
construction on leased land.  She suggested that houses on leased land are really 
no different  loan-wise than condos.  She said  Camden National Bank was an 
active player in this field of such housing  financing and that there were banks 
in the Portland area that do same.  (Alden will be attending a conference on  
March 20 on these financing issues sponsored by Camden National and will 
report  to the group next meeting).   She also stressed the need to think of  town 
lands as a community resource for the benefit of the town and not just  
another commodity to be bought and sold and that the lease model is a common  one.  
The second question was  addressed by an e-mail from Town Assessor Robert 
Konczal on how houses are  assessed when built on leased land and indicated that a 
house on leased land  would have added value because of its right to be on 
the leased land (leasehold  interest) and the improvements made to the land by 
the building of the house.  This added value will need to be considered when we 
work on the buyback  provisions should the lessee desire to sell the house.  
Both of these  emails will be forwarded to the committee's listserver. 
3,         New Business

The public hearing for Hannah Pingree's bill LD 762, on funding for  
affordable housing in communities was postponed to March 14th.  Mark said  he still 
plans to attend the hearing and testify on the committee's  behalf.

Paper maps of town-owned land parcels were distributed.  A couple of 
additional lots were found  to be more accessible than previously thought. In 
addition, several more lots  will legally become title-clear and available for town 
use in the coming  year.  Committee members requested digital versions of the 
mapping data,  which will be sent to the listserver as soon as final corrections 
are made to  the new GIS platform and parcel layers.

Steve Train described two potential grant sources.  The Island  Institute's 
newly-created "Affordable Coast" fund offers grants to non-profits  and 
municipalities for the purchase, upgrade, and/or maintenance of affordable  housing 
projects.  It plans to distribute $105,000 in grants in 2007.   The Genesis 
Fund also offers matching grants to housing authorities.  Mark  suggested that 
committee members start thinking about potential grant  proposals.  The Island 
Institute grant sounded as if it might even help  individuals purchase and/or 
rehab private properties deemed  affordable.

Cade Brown briefly summarized the results of the Year-Round Housing  survey 
that he and Melissa Brown have been tabulating.  The responses of  both 
year-round residents and non-residents to the proposed starter project was  generally 
quite favorable.  Although  the proposed starter project has evolved somewhat 
from a town owned rental house  on town land to a owner built house on leased 
town land, the favorable response  to both the original concept and also to 
seek a “different proposal” was very  good.  A description of the modified  
starter project proposal to be brought to Town Meeting will be outlined in the  
upcoming Long Islander.   Cade plans to send out the complete results to  the 
committee in the near future.  Thank you to Cade and Missy for their great 
work in tabulating the  returns.

The committee then discussed its position in the debate over the Planning  
Board’s proposed multi-family housing on the island.  Mark and Steve  suggested 
that the YRHC not involve itself in the debate to avoid confusing its  
message. While some form of multi-family allowance in the ordinances could  benefit 
the housing crunch on the island, Mark said unless it was very specific  and 
targeted to social needs of the community, it could allow more seasonal  rental 
development that would possibly hurt the year round housing market even  more. 
 Such multi-family development  is clearly not what residents in both the 
past and present comprehensive plan  surveys wanted.  Brad Brown said that by 
working to create a multi-family  housing ordinance, the Planning Board was 
working to solve the same housing  problems as the YRHC.  Tom Hohn said that the 
YRHC should not ignore  multi-family housing, even if it doesn't work on it 
immediately.

Chris Papkee asked how any ground-lease fee would be determined, and how  the 
land would be taxed.  Steve Train said the land would be leased for the  
amount of money it would generate in taxes if sold privately; any buildings  built 
on it would be taxed separately.  Mark stressed that while not a  perfect 
solution in the eyes of some who might prefer outright purchase, it was  the best 
compromise available and would cost much less than an outright land  purchase 
because it avoids all the mortgage costs (principal and interest) that  a new 
buyer would have to pay to outright buy the land, yet the town would  benefit 
tax-wise as if the land had been sold.  If we are trying to help first time  
homeowners stay on island, this is a major way to make it  affordable.

The committee discussed the proposed town meeting warrant article.   Steve 
Train said he has submitted a preliminary article, which can be  revised.  He 
said that specific parcels can be added or removed from the  article at the 
meeting. 

Chris Papkee asked whether buildings constructed on leased land would  have 
to be handicapped-accessible.  Mark said that the buildings themselves  would 
be private property and probably not subject to accessibility  requirements.  
However, he said, all lease provisions would be subject to  the town attorney's 
scrutiny.

Chris asked about potential conflicts-of-interest on the YRHC  board.  Mark 
said, as an example that Leah Doughty had offered to resign if  she applied to 
the housing program.  Cade Brown said that under Maine law, non-profit  board 
members need not resign to avoid a conflict-of-interest provided all  parties 
concerned were aware of, and comfortable with, the conflict. Mark said  the 
selection process needs to be worked on now, so that all aspects of this  
proposal would be clear and upfront for Town Meeting questions.  Chris Papkee asked 
whether the selection  criteria would score applicants by age.  Steve Train 
said that age-based  selection would be discriminatory and not legal.  Mark said 
that there are other  individuals on the island in need of permanent housing 
and that all ages would  be welcome to be part of this program. 
ALL COMMITTEE MEMBERS SHOULD SUBMIT THEIR IDEAS IN WRITING (e-mail is  fine) 
FOR SELECTION CRITERIA BY SUNDAY MARCH 25 so we can have a list to work on  at 
the next meeting.       Also,  many good questions are being asked that  need 
some research. It would be most helpful if folks submitted them in  writing 
or e-mail  (anytime)  so that the responses reflect accurately what has been 
asked.

The  committee agreed that the next meeting is on March 28th and to bring 
lists of  possible selection criteria for housing applicants.

Meeting adjourned -  8:35 p.m.  







************************************** AOL now offers free email to everyone. 
 Find out more about what's free from AOL at http://www.aol.com.
-------------- next part --------------
An HTML attachment was scrubbed...
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070318/2009a71f/attachment.html>
-------------- next part --------------
A non-text attachment was scrubbed...
Name: YRHC draft Minutes - March 14, 2007.doc
Type: application/octet-stream
Size: 29184 bytes
Desc: not available
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070318/2009a71f/attachment.bin>

From Mlongreene2 at aol.com  Thu Mar 22 06:46:26 2007
From: Mlongreene2 at aol.com (Mlongreene2 at aol.com)
Date: Thu, 22 Mar 2007 06:46:26 EDT
Subject: [Year-Round Housing Committee] Multi-housing;
	Affordable Housing bill, meeting notice
Message-ID: <c88.d28e5db.3333b882@aol.com>

Hi All,  Attached are 3 items:
1. The text of proposal to the Planning Board on multi-family housing  (which 
we have withdrawn at this time)
2. The approximate testimony given to the Taxation Committee in Augusta  last 
week for funding.
3. Next weeks meeting notice.  Wed, March 28, 2007 AT  7 PM at Town Hall.   
PLEASE GET YOUR SELECTION CRITERIA  IDEAS TO ME BY SUNDAY NITE SO I CAN MAKE A 
LIST FOR US TO WORK ON NEXT WED. 
4. Alden will forward additional items shortly which we had promised from  
last meeting.
 
Best,  Mark



************************************** AOL now offers free email to everyone. 
 Find out more about what's free from AOL at http://www.aol.com.
-------------- next part --------------
An HTML attachment was scrubbed...
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070322/aa80a55e/attachment.html>
-------------- next part --------------
A non-text attachment was scrubbed...
Name: Affordable Housing Hearing March 2 - Taxation Committee.doc
Type: application/octet-stream
Size: 27648 bytes
Desc: not available
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070322/aa80a55e/attachment.bin>
-------------- next part --------------
A non-text attachment was scrubbed...
Name: Multi-family housing thoughts.doc
Type: application/octet-stream
Size: 28160 bytes
Desc: not available
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070322/aa80a55e/attachment-0001.bin>

From Mlongreene2 at aol.com  Thu Mar 22 18:52:28 2007
From: Mlongreene2 at aol.com (Mlongreene2 at aol.com)
Date: Thu, 22 Mar 2007 18:52:28 EDT
Subject: [Year-Round Housing Committee] Fwd: [Island Talk] FW: Affordable
	Housing Story
Message-ID: <c4f.112856c6.333462ac@aol.com>





************************************** AOL now offers free email to everyone. 
 Find out more about what's free from AOL at http://www.aol.com.
-------------- next part --------------
An HTML attachment was scrubbed...
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070322/b1718fda/attachment.html>
-------------- next part --------------
An embedded message was scrubbed...
From: "Chris Wolff" <cwolff at islandinstitute.org>
Subject: [Island Talk] FW: Affordable Housing Story
Date: Thu, 22 Mar 2007 11:35:21 -0400
Size: 53151
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070322/b1718fda/attachment.eml>

From arobinson at islandinstitute.org  Mon Mar 26 15:18:10 2007
From: arobinson at islandinstitute.org (Alden Robinson)
Date: Mon, 26 Mar 2007 15:18:10 -0400
Subject: [Year-Round Housing Committee] more ground-lease information
Message-ID: <BE2C2DCF426069449E9535BC938C5D3B243C97@mermaid.islandinstitute.local>

Hello YRHC,

Below, please find two emails that we discussed at your last meeting.  The first is from Joanne Whitehead, of Islesboro Affordable Property; the second is from the town's assessor, Robert Konczal.  Both regard the financing and value of ground-leased property.

I will be sending you maps of potential parcels very soon.

Alden

--------From Joanne Whitehead----------
Hi Alden,  Glad the information has been helpful.  Joanne Campbell from Camden National Bank(CNB) is involved in the Camden Affordable Housing effort and can help with this. She came out to Islesboro and spoke to the board here.  CNB is also having a Forum March 20th in Rockport "2007 Housing Challenges and Solutions Forum - might be something you could go to.  Call Sherry Guarneri at 236-2388.  There is another woman I met at a conference in Portland that was from a bank down that way that was VERY involved in Affordable Housing - I will see what I can find out for you.  You might want to just call around locally and have some conversations.  
It is a very similar arrangement as a condo idea - you own the house but not the land.  Also we need to look at incorporating equity building for the second homeowner 
since the way it stands now - the only equity the person receives is the initial first homeowner sweat equity - there is currently nothing beyond that.  There needs to be an increase based on some constant such as cost of living, etc.  Education is the key to having a successful project - as long as everything is spelled out at the beginning -
clear and no surprises, all will go well.  We have to change our thinking from land being a commodity to land being part of a community.  RJS is something like a CLT
Community Land Trust except that IAP is the major manager of it where it usually is the other way around - the homeowners run it.  I hope this is helpful. 

I will get back to you on the Bank in Portland.

Talk to you soon,
Joanne 



--------------------From Bob Konczal------------------
Hi:
Well, there are a few pieces to the answer. :-)

1-: the improvements to the land are assessed as part of the land.
The tax bill is broken up into land and building values, and these things aren't considered buildings. Think of it this way: if there were a fire that wiped everything off the lot, the septic system would still be there. Plus you could technically remove the house and use it elsewhere, but not the septic system. Mobile home parks are a common example, where the trailers are owned by the tenants, but the park and the lots are owned by the landlord. Each are assessed according to what they own.

2-: Historically, land has been assessed as either vacant or improved, vacant meaning a lot with no human interference, and improved meaning it's cleared, has a driveway, well, septic, and lawn, etc. A good rule of thumb is that the improvements to the lot add about 20% to the value. Subdivision lots are often sold this way.


3-: Now the interesting question here is how the owner of the house should be assessed for the market value of their building. Imagine 2 identical houses, one is located on a town lot in the middle of an interior swamp, and the other located on a town-owned piece of a peninsula with wonderful views. 
*If the owner of the building sells it and all they sell is the structure and it has to be removed, then the building has similar values in both locations.
*But what if the buyer gets the right to keep it at its current location, then the value of each building is completely different at its current location. The value on the market will be more than just the sticks and nails that went into it. They also own something called a leasehold interest. That means they own a long term lease from the town that has value, and could be assessed as such. As you can imagine this does not happen often. 
I have an example here of a mobile home park in Freeport that is on a tidal part of the bay. Mobiles in the park never sell for less than 35,000 there, while the same tin can might sell for $15000 elsewhere in town. This is kind of a drastic example, but it happens. 

4-: I suppose that a point of contention might be that since the tenant put the well/septic there that it belongs to them. I suppose so, but they can't take the stuff with them certainly. Maybe it should be considered a donation to the town. Alternatively, the town could pay to have the stuff installed and the rent rate could reflect that.

Maybe this is more than you wanted to know. :-) .

I assume that this has come up because you are trying to figure out how much to charge for leasing. Am a bit surprised that the town wants to get into the landlord business, but 'to each his own'.

Please keep me posted.


regards,
bob


________________________________________________
 
Alden Robinson
Island Institute Fellow
Town of Long Island, Maine
 
(207) 837-0636
 
arobinson at islandinstitute.org



From arobinson at islandinstitute.org  Mon Mar 26 15:50:25 2007
From: arobinson at islandinstitute.org (Alden Robinson)
Date: Mon, 26 Mar 2007 15:50:25 -0400
Subject: [Year-Round Housing Committee] (no subject)
Message-ID: <BE2C2DCF426069449E9535BC938C5D3B243C9D@mermaid.islandinstitute.local>

Hello again YRHC,

 

Attached are two files showing current town land, and parcels that will
become town land in the next year or two.  They are both Google Earth
(.kmz) files; you will need to install Google Earth to open them, if you
don't have it already.  

 

To download Google Earth, go to http://earth.google.com
<http://earth.google.com/> .  You'll find a link in the upper righthand
corner of the page.  It's free and installs pretty much automatically.  

 

Once you've done that, save the two files in this email where you can
find them easily.  Double-click on them, and you'll see them load in
Google Earth.  Once you've opened them, Google Earth saves them so you
can get at them next time you open the program.  

 

The current town land parcels have green boundaries; future parcels are
brown(ish).  Clicking on the parcel numbers will bring up a balloon with
other information about the property.  All of this is still a
work-in-progress.

 

You will need to have DSL or some other sort of fast internet for this
to work.  If you need any help setting it up, feel free to get in touch
with me.  It's also possible that some of the library computers are set
up to do this, though I haven't checked.

 

Enjoy, and let me know if I can help with anything else-

 

Alden

________________________________________________

 

Alden Robinson

Island Institute Fellow

Town of Long Island, Maine

 

(207) 837-0636

 

arobinson at islandinstitute.org

 

-------------- next part --------------
An HTML attachment was scrubbed...
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070326/4502f4b3/attachment.html>
-------------- next part --------------
A non-text attachment was scrubbed...
Name: future_town_land.kmz
Type: application/octet-stream
Size: 2668 bytes
Desc: future_town_land.kmz
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070326/4502f4b3/attachment.bin>
-------------- next part --------------
A non-text attachment was scrubbed...
Name: town_land_6_mar_07.kmz
Type: application/octet-stream
Size: 7295 bytes
Desc: town_land_6_mar_07.kmz
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070326/4502f4b3/attachment-0001.bin>

From Mlongreene2 at aol.com  Wed Mar 28 07:40:41 2007
From: Mlongreene2 at aol.com (Mlongreene2 at aol.com)
Date: Wed, 28 Mar 2007 07:40:41 EDT
Subject: [Year-Round Housing Committee] Draft list of proposed selection
	criteria for tonights meeting
Message-ID: <c04.133f8367.333bae39@aol.com>

 
YRHC 
Town of Long  Island 
Proposed eligibility criteria  for YRH leases: 

The following is an unedited list of ideas submitted for  possible selection 
conditions/criteria for leasing Town Lands for home  building.  PLEASE DO NOT 
TAKE  ANYONE’S suggestions personally as I am sure none were intended that 
way.  As I look at these, it would be easy to  take someone suggestion as aimed 
at eliminating YOU from the competition.   
It is my hope that this program will work so well that enough land will  be 
freed up by our fellow citizens to make a good and adequate number of home  
sites available for all.  We do  however need to prioritize the selection process 
and have minimum  requirements. 
You need to be thinking about how we weigh these  ideas.  (numbers?)     
1. Year round Long Island Residents only 
2.  First time homeowners  only 
3.  Wherewithal to build on  leased land within reasonable time frame (12 
months?) 
4.  Immediacy of need: this  may be a tough one, as all applicants should 
have a demonstrated need and any of  those needs could get difficult. 
5.  Year round resident; must  have lived on island for at least one full 
year. 
6.  Not current land  owner. 
7.  Income bracket??   (something to make sure someone  who could comfortably 
buy land or real estate at regular market price does not  meet criteria??) 
8.  2-3 years year round  resident. 
9.  No waterfront property  under this program. 
10. 43,000 household 
11. You must pay to have land surveyed, soil tested for septic,  if passes 
you pay, if it doesn’t pass,  Town pays back. 
12. First 5 years after you move in on the property with house if you  sell 
you do not get any profit from the sale. 
13. Minimum two bedrooms. 
14. Not a current property owner. 
15. Needs to be a year round interest. 
16. Involved in community life – either an organization or work on  island 
17. Income level – networth/per household/family size 
18. Children in school?  (grading process) 
19. Forsee a long term future on Long Island 
20. Family ties to Long  Island. 
21. Land improvements (well, septic, drive) year one; housing start year  
two; completion year three. 
22. House compatibility to neighbor hood 




************************************** AOL now offers free email to everyone. 
 Find out more about what's free from AOL at http://www.aol.com.
-------------- next part --------------
An HTML attachment was scrubbed...
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070328/2afd2991/attachment.html>
-------------- next part --------------
A non-text attachment was scrubbed...
Name: Proposed eligibility criteria for YRH leases.doc
Type: application/octet-stream
Size: 22528 bytes
Desc: not available
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070328/2afd2991/attachment.bin>

From arobinson at islandinstitute.org  Thu Mar 29 11:25:38 2007
From: arobinson at islandinstitute.org (Alden Robinson)
Date: Thu, 29 Mar 2007 11:25:38 -0400
Subject: [Year-Round Housing Committee] Island Indicators
Message-ID: <BE2C2DCF426069449E9535BC938C5D3B243D85@mermaid.islandinstitute.local>

Hello YRHC,

 

As promised, here is a copy of the Island Institute's newly-published
Island Indicators report. 

 

Alden

 

________________________________________________

 

Alden Robinson

Island Institute Fellow

Town of Long Island, Maine

 

(207) 837-0636

 

arobinson at islandinstitute.org

 

-------------- next part --------------
An HTML attachment was scrubbed...
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070329/9bc085a7/attachment.html>
-------------- next part --------------
A non-text attachment was scrubbed...
Name: interislandreport2007.pdf
Type: application/octet-stream
Size: 709054 bytes
Desc: interislandreport2007.pdf
URL: <http://townoflongisland.us/pipermail/housingcommittee_townoflongisland.us/attachments/20070329/9bc085a7/attachment.bin>