[Year-Round Housing Committee] Minutes of YRHC - Feb. 28, 2007

[Mlongreene2 at 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.

 
 
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