The Caleb Development Group’s apartment project on the Tannery site in Penacook has received all the city approvals they need to go forward. Caleb has applied for Low Income Housing Tax Credits (LIHTC) from the NH Housing Finance Authority (NHHFA) to provide funding for their project. There are 13 projects state wide that are applying for the LIHTC but there is only enough funding for four to five projects. A decision for who will be receiving funding for the upcoming construction season will be made by the NHHFA the end of January. The determination for who will receive funding is based on a points system from responses on the developers application.
I have put together a petition opposing the project and accompanying information that lists the concerns related to the project. If you are interested in signing the petition please let me know. I am asking that only those who are in the MVSD portion of our city sign the petition.
Below are three documents. The wording on the petition, supporting statements to the petition and a list of the other enclosures I will be sending to the NHHFA.
If you would like to sign the petition, have any question or concerns regarding the apartment project, you can email me at firstname.lastname@example.org or call me at 224-6086 - Allan
PETITION OPPOSING THE CALEB DEVELOPMENT GROUP’S
TANNERY APARTMENT PROJECT
Penacook’s property tax rate is now the fifth highest in the State. After much community input, the undersigned do not believe this project will meet the goals of those who have voiced their opinions regarding the future development of this parcel and the the Penacook Vision Plan.
We understand the need and demand for affordable housing, including workforce, low income and subsidized projects in communities throughout our State. But we also understand that using commercial property exclusively for a residential project will only delay any potential tax relief for our community. Particularly a community whose commercial tax base is only approximately 24% of Penacook’s assessed value.
Those listing their names below are opposed to the granting of Low Income Housing Tax Credits by the New Hampshire Housing Finance Authority to the Caleb Development Group for their project on Canal Street in Penacook. We believe that the site will best meet the needs of the Village by maximizing the potential assessed value of the parcel through a mixed use development project as stated in the Penacook Vision Plan and by the documents accompanying this petition
Supporting Statement to the Petition to
Deny LIHTC for the Caleb Development Group’s Project at
11 - 35 Canal Street, Penacook, NH
On April 25, 2017, a presentation was made to the residents of Penacook regarding this project. At that time a number of representations regarding the project were made which have since been shown to be not accurate or in conflict with the rules governing the Housing and Urban Development’s Low Income Housing Tax Credit (LIHTC) program which is administered in New Hampshire by the New Hampshire Housing Finance Authority (NHHFA).
It is important to note that it is not the project we object to, but the location of the project. The Tannery site is one of only a few larger parcels in Penacook that are zoned for commercial development. Concord (Penacook) residents who pay their property taxes to the Merrimack Valley School District have the fifth highest tax rate in the State even though MVSD costs per pupil is in the bottom ten statewide. Removing properties from potential commercial development for a residential only project will result in a continued disproportionate property tax burden for Penacook residents whose school portion of their property taxes support the MVSD.
Comparing the amount of commercial development between Concord’s two school districts, approximately 41% of the assessed value for those who are in the Concord School District is commercial, compared to approximately 24% for those in the MVSD.
Our concern is that the Caleb Development Group with all the experience they have in low income housing projects would make so many misstatements regarding their project. Our concern is that this project will add to the already high property taxes in Penacook. Our concern is that the project will not; “…achieve broad community development objectives, including “smart growth” and neighborhood revitalization” as stated in the NEW HAMPSHIRE 2018 QUALIFIED ALLOCATION PLAN FOR THE LOW INCOME HOUSING TAX CREDIT PROGRAM
A SENIOR PREFERENCE IS NOT PERMITTED
On the City of Concord’s website - http://www.concordnh.gov/documentcenter/view/9236 - on page 38 of their presentation, it states that there will be “Negligible impact on the MV School District because of “senior preference” & limited quantity of two bedroom units”.
NHHFA has noted to the applicant they can not have a preference for seniors in a non age restricted project.
After the Caleb Development Group was contacted by NHFA and the Concord City Council voted to remove all language pertaining to a senior preference for the project, in the November 26,2017 edition of the Concord Monitor, Caitlin Andrews reported that “Despite the change, Bernardin said the apartments will still be marketed toward senior citizens…”.
THE PROJECT IS NOT WORK FORCE HOUSING
It has been stated at public forums and meetings that the project would be for ‘work force housing’. NH RSA-674:58-IV defines workforce housing:
“…in which more than 50 percent of the dwelling units have fewer than two bedrooms, shall not constitute workforce housing for the purposes of this subdivision.”
Of the proposed projects 54 units 40 will be one bedroom.
DOES NOT ACHIEVE BROAD COMMUNITY DEVELOPMENT OBJECTIVES
NEW HAMPSHIRE 2018 QUALIFIED ALLOCATION PLAN FOR THE LOW INCOME HOUSING TAX CREDIT PROGRAM July 10, 2017
States in part in HFA:109.02 PRIMARY ALLOCATION PRIORITIES:
“Projects that achieve broad community development objectives, including “smart growth” and neighborhood revitalization”
THE PROJECT DOES NOT HAVE BROAD COMMUNITY SUPPORT
When reviewing the Penacook Vision Plan http://www.concordnh.gov/DocumentCenter/View/8714 this is not the type of project that the community envisioned to bring economic vitality to Penacook. Additionally it does not enhance the historic character of the Village which becomes clear when reviewing the architectural design of the project.
At community meetings and at testimony before the City Council the Caleb Development Group stated that they would try and save the one potentially historic brick building on the site. However, their testimony at the Planning Board meeting for final approval they stated that they would be demolishing this building.
At that same Planning Board meeting it was noted the the building should try to better reflect the historic character of Penacook Village. Having seen their revised redesigns after the Planning Board meeting, the building still does not address the community’s concerns. Enclosed is a picture of the State of New Hampshire’s utility building that will house two steam boilers to heat the State House complex in downtown Concord on the corners of Green and School Streets. This picture is enclosed to compare the State’s willingness to respect the historic nature of our city and compare that to Caleb’s total disregard to any connection to the historic character of Penacook.
Shop Hopkinton's juried fine art and crafts fair featuring 29 local artisans!
Local Handmade Items
Special handcrafted items include holiday items, handbags, pottery, paintings, stained glass, folk art, beadwork, quilts, Shaker items, gifts for the home, wreaths & dried arrangements, dolls and children's toys, maple sugar products, hand blown & hand formed glass works, wooden items, jewelry, baskets, photography, hand woven, knitted & hand sewn clothing and women's accessories, felted items and much more.
Friday, December 1st: 9:00 a.m. to 7:00 p.m. and Saturday, December 2nd: 9:00 a.m. to 5:00 p.m.
Contoocook Artisan Show is part of "Starry, Starry Weekend", a group of more than 20 shops and organizations in Hopkinton & Contoocook celebrating the holidays during the first weekend in December.
The fair is held at St. Andrew's Parish Hall, 354 Main Street, Hopkinton (two doors down from the Hopkinton Town Hall).
Exit 4, I 89 North or Exit 5, I 89 South.
Saturday November 18, 2017 2:00-4:00 PM
All are invited to come see the newly renovated historic section of the PILLSBURY FREE LIBRARY at 18 East Main Street in Warner
~ The Fiction shelf area has been opened up and restored to its original vaulted ceiling, with stained glass revealed again and new energy-efficient lighting.
~Exterior improvements to correct damage and avoid future moisture issues included mortar and brick repairs, Copper gutters & downspouts, new storm drains, new heat trace and restored windows with new storm panes.
~The Meeting Room now has a level floor, and freshly painted walls and ceiling (final vinyl flooring awaiting funds)
~ Original granite steps were reset and railings refurbished
~AND the beautifully restored original Front Door!
Work has been made possible by a grant from the New Hampshire Land and Community Heritage Improvement Project (LCHIP), support from the Town of Warner, and many generous donations.
~ Light refreshments will be provided ~
Nancy Ladd, Director
Pillsbury Free Library
PO Box 299 Warner NH 03278 603-456-2289 http://warner.lib.nh.us
Hours: Mon, Wed 1 - 5 PM Tu, Thu 9 -12, 1-8 PM Sat. 9 AM -2 PM
In case you hadn’t heard, we have our 2nd Annual “Brews for Bell” fundraiser coming up at the museum on Friday, November 17 at 7:00 p.m. Tickets are $25 pp and $40 per couple ahead of time and $30/$50 at the door. Early bird admission gets you a free raffle ticket in addition to the regular admission stuff which includes 5 beer/food tastes and a Brews for Bell beer glass. There will be live music and some great raffle prizes contributed by local organizations.
Please help us spread the word through your publications or social media channels. And, of course, we would love to have you join us! Tickets are available on our website or by calling the museum.
Calling all CRAFTERS/VENDORS for Boscawen Elementary School PTA
6th Annual Craft Fair!
Do you make crafts, sell a product line, or perhaps grow local product? This is a community wide event and great way to advertise your business and inform families and community members of your products and/or services.
Vendor Admission is $12-20.00 All vendors are asked to donate a product/service to go towards the PTA raffle table.
When: Saturday November 4th 2017
Time: 9:00am-2:00 p.m.
To INQUIRE/REGISTER for Craft/Vendor Fair, please email email@example.com for application. Limited spaces available!
MVHS National Art Honor Society to support the “Memory Project Portraits” for children in developing countries - Click Here for full details
Concord Regional VNA is holding seasonal flu clinics in October. Specially-trained nurses administer seasonal flu shots to people age 3 and over and answer your flu-related questions.
The discounted cash or check charge is $30 per immunization. Clients who present an insurance card from Medicare B, Medicare Advantage, Medicaid, Harvard Pilgrim, Tufts, or Anthem do not need to pay a fee.
Sunday, October 1, 11:30 - 12:30 p.m.
Wesley United Methodist Church
79 Clinton Street, Concord
Monday, October 2, 1 - 4 p.m.
Immunization Clinic at St. Paul’s Church Outreach Center
21 Centre Street, Concord
Tuesday, October 3, 1:30 - 3:30 p.m.
Colonial Village Pharmacy
54 Park Avenue, Contoocook
Sunday, October 8, 11 a.m. - 12:30 p.m.
First Congregational Church of Hopkinton
1548 Hopkinton Road, Hopkinton
Tuesday, October 10, 10:30 - 11:30 a.m.
Horseshoe Pond Place
26 Commercial Street, Concord
Friday, October 13, 1 - 3 p.m.
14 Crestwood Drive, Concord
Saturday, October 14, 10 a.m. - 2 p.m.
Family Wellness Expo – Grappone Toyota
594 State Route 3A, Bow
Monday, October 16, 1- 2 p.m.
Penacook Community Center
76 Community Drive, Penacook
Monday, October 16, 4 - 5 p.m.
White Rock Senior Living Community
6 Bow Center Road, Bow
Wednesday, October 18, Noon - 6 p.m.
Bow Community Center
2 Knox Road, Bow
Thursday, October 19, 1 – 2 p.m.
John H. Whitaker Place
30 Borough Road, Penacook
Monday, October 23, 10 a.m. - Noon
Slusser Senior Center
41 Houston Drive, Contoocook
Seasonal flu clinics are dependent upon the availability of the flu vaccine and are subject to change. To confirm clinics and for a full schedule, visit www.crvna.org or call (603) 224-4093 or (800) 924-8620, ext. 5815.
A few follow up notes from our Ward 2 meeting and a concern from residents of Borough Road.
A number of those attending our Ward 2 meeting asked when Bog Road would be repaired and repaved. In the original schedule that we received from General Services about a year and a half ago Bog Road was scheduled to be repaved in 2024. However.. I have heard back from Jim Majors from the Highway Division at General Services and they will be taking a look at Bog Road in September and reevaluating the time line. As soon as I hear from Jim I will up date you on the time line for paving on Bog Road.
Speeding and tractor trailer travel on Borough and River Roads. Unfortunately speeding on Borough Road has continued throughout the summer and seems to have gotten worse in the past few weeks. I have contacted the police department and they will be placing a trailer with radar that shows the speed people are traveling at. Also it is hoped that they will increase their patrols in this area from 7-10pm the time when most of the speeding in this area has been observed.
Through truck traffic is prohibited on Borough and River Roads yet there are still reports of this occurring. One instance appears to be a local trucker who uses Borough to get to Washington Street to park at his house on Washington Street. The police have been notified and requested the they speak to this individual. The other issue that I have spoken to our city manager about in the past may require changes to our city ordinances. Trucks that deliver at Thirty Pines and than use Borough and River Roads to make deliveries to Riverhill Market. While technically this is not considered through traffic, it seems to me that it is safer (and somewhat shorter in distance) for these trucks that deliver at Thirty Pines to use Fisherville and Bog Roads to make their deliveries to the Riverhill Market. I will be discussing this with the city manager the next time I meet with him to determine what needs to be done to remove the truck traffic from Borough and Riverhill Roads and redirect it to Fisherville and Bog Roads.
Before I get to the last issue on my list, I want to remind you that there are numerous City Boards and Commissions that have vacancies on them. If you are interested in serving on any of these you can go to the city webiste click on Your Government and go to Boards and Commissions. Here is the link: http://www.concordnh.gov/index.aspx?nid=251
And finally for anyone who is interested in submitting testimony or testifying at the upcoming September 6th Zoning Board of Adjustment meeting regarding the Tannery apartment project, there are a number of ways you can do this. You can attend the meeting and testify in person, or you can send testimony to Craig Walker either by email; firstname.lastname@example.org or mail it to him at 37 Green Street , Concord, NH 03301.
For anyone who missed our Ward 2 meeting last Thursday, if you are concerned about the Tannery project and would like more information, I can now email you the informational packet I handed out at our meeting.
While I know it can be difficult and sometimes frustrating to testify before the city council and city boards, it is important and your voice does matter. If you have any questions or concerns regarding the Tannery apartment project or any other city issue please take the time to contact me at: email@example.com firstname.lastname@example.org or 224-6086.