WESTFIELD – The Community Preservation Commission held a public hearing on Thursday to hear comments and input on past and future projects to be funded by Community Preservation Act funds, which currently total approx. $1.3 million. Following the public hearing portion, the Commission voted to approve a request for one-quarter of a million dollars to restore the porch on the Bismark Hotel, built in 1900.
At the start of the meeting, city planner Jay Vinskey gave a short presentation about the CPA to the commission and the dozen or so members of the public who attended the hearing.
“What’s worth preserving, what’s not. What’s worth putting public resources into, what’s not. Thinking in that context,” Vinskey said of the commission’s work. He said they are trying to be proactive, instead of only reactive to someone bringing something forward.
He also talked about the four different funding areas: open space, historical resources, community housing, recreational land and activities, noting that over the 13 years of the program, more projects have been for historic resources (17) and open space (9) than for community housing (5) or for recreation land (4). Each area has a certain amount of money designated to it by the CPA. To date, 35 projects have been funded for a total of $6.2 million.
In response to a question about open space, Vinskey said the Commission voted to purchase the development rights to 100 acres at the last meeting via the Winding River Land Conservancy, and another 75 acres last year. He said generally they look for a donation or reduced rate, but in theory could match a developer’s bid.
Cynthia Gaylord, the member on the CPC representing the Historical Commission, noted that with the last parcel, the owner didn’t want it developed. CPC chair Joe Muto said that scenario, where the land is kept in private hands but with an agreement not to develop it, is better for the city. He also explained that Winding River maintains the restrictions on the land.
CPC member Thomas E. Sharp, representing the Conservation Commission answered Vinskey’s query regarding open space. “What’s valuable? To me, public access. Environmentally really sensitive, really cool. That would be another very important thing,” Sharp said.
“We also look at tying in parcels,” Muto said.
Shortly after this discussion, Bob and Karen Baker of 466 Montgomery Road, said they previously donated 35 acres of their farm to the city, and have another contiguous 35 acres that they would also like to donate.
The Bakers said the land is the original location of a farm, and they still have cattle on a portion of it. He said they never want the land to be developed.
Baker said he was happy to attend the meeting and hear them talk about open space, because he wasn’t sure where to go to donate the land. He said he had filled out an application with Winding River Land Conservancy, but had not heard back from them.
“Please contact me. I’d like to get it done before I meet the saints. I keep that place clean, pick up all the litter,” Baker said.
“You mentioned you’re paying Mass Audubon and Winding River to oversee properties. Why would we have any agency besides Park and Rec?” asked resident Frank Mills of the commission.
Vinskey said it is a requirement of state law.
“In my opinion, the state is already in breach of contract. The state is not living up to their part of the bargain,” Mills said.
Vinskey said when residents voted on the CPA, which Mills interjected only passed by 6 votes, the state was originally going to match the money raised through a 1% surcharge on property taxes (after the first $100,000 valuation) with a 100% match. However, now the amount Westfield receives from the state is closer to a 30% match, or $100,000 a year. He said a lot more communities are adopting CPA, so there is a smaller pot to divide. With the state match added to income from the tax surcharge, Westfield puts approx. $400,000 a year into community preservation.
“Most projects we do we try to leverage, which uses less funds from the CPA, and gives us more bang for the buck,” Muto said. The example was given of Hangar 2 at Barnes Airport, for which the CPA put up the money to start the restoration project, but there were multiple other sources of funding.
“I struggle with historic properties. If the city owns it, no problem. With privately owned historic properties, is that a good use of taxpayer funds?” asked Sharp.
Vinskey said the Westfield Athenaeum, which just received an $850,000 grant for accessibility is a private entity. “It’s allowable,” he said, adding that on private property, permanent deed restrictions are typically required. He said the Whip Factory, which received $809,470 in 2011 is owned by a non-profit organization, which is hoping to convert it to a museum. Each one has to be weighed individually.
Other recent projects funded by the CPA have included a grant of $200,000 for the Moseley School, which Domus is converting into affordable housing. Also, $300,000 in CPA funds were used to leverage funds from the state for the Sadie Knox Spray Park.
“We haven’t had a lot of recreation projects,” Vinskey said.
After the public hearing ended, the commission looked at pending applications, including one from Joe and Donna Shibley for the Hotel Bismark at 16 Union Avenue, in which their business, Pilgrim Candle is housed.
Architect Jeffrey Scott Penn of Huntington and Joe Shibley, owner of Pilgrim Candle in the Hotel Bismark, spoke to the Community Preservation Commission Thursday about restoring the two-story porch on the façade of the hotel. (Photo by Amy Porter)
“(Community Preservation) members came to me, were aware of work I was doing at the Bismark, and mentioned funds might be available for the façade,” Shibley said. He said he has hired architect Jeffrey Scott Penn of Huntington, and focused his application on what needed to be done on the exterior of the building.
Shibley then told the story about moving his business to the Hotel Bismark, directly addressing Sharp’s comment about privately owned historic properties.
Shibley said his is a private company. He admitted there is somewhat of a stigma attached to an owner with a big building, who people think must have a big wallet.
“I can’t say we haven’t done well,” Shibley said. He and his wife opened Pilgrim Candle in 1992 at the Mill at Crane Pond with $1500 cash. He said he followed a business plan and built his business up until it needed a home.
He first bought the Bushman Building at 36 Union Avenue.
“When I bought it was a good deal, at $100,000, with 20% down. After eight years, I paid off the $80,000,” Shibley said. His business had expanded to $1 million and was approaching $1.5 million when the building next door, the hotel, became available.
Shibley said he was approached by US Line, the owner of the hotel, who was looking to sell. He took their offer of $300,000, sold his duplex, and used that as a down payment. When he bought the hotel, US Line was still open and leased it from him. As they downsized, Pilgrim Candle went in and opened in the hotel. The Shibleys had in mind a series of stores in the building called the Pilgrim Candle Marketplace.
“Things were going great. Then the Great River Bridge project started, and they removed the asphalt in front of the building for a year,” he said.
Shibley said he took an 80% hit in revenue over the next 5-year period. The 50+employees working for the business were laid off. By the time the bridge project was done, the business was bringing in one-tenth of its previous revenue.
“All of a sudden, no one’s walking in the front door. It’s like trying to hold back a boulder that’s rolling downhill,” he said.
“We’re blessed because we survived.” Because of the drop in revenue, they had to start renting out space to the construction companies doing the bridge work. They sold their home, and borrowed over half a million dollars to keep the buildings.
Shibley said his business had a $19,000 profit this year.
“Just because it’s a big building, doesn’t mean the person behind it (has resources),” Shibley said. He said he hired Penn as the architect on a payment plan.
Penn said he worked with Saloomey Construction on a deep assessment of what needs to be done in the building. He said they were very conscious of standards, but there hadn’t been a lot of modifications to the original building.
Penn said the front porch and balcony porch demolition and reconstruction, which will cost $253,000 is the most critical work that needs to be done.
“I love this building,” Penn said. He said none of the work it needs violates safety, health and welfare, with the exception of the front porch.
“Right now, in its present condition, we can easily restore it. It could pull a big chunk of the facade with it if it ever fell,” he said. He said the structure is completely independent of the building. “We could do all of this project, and come back to the rest,” he said. He also said the bricks in the hotel are stable, as compared to the Bushman building.
Shibley said during the bridge construction, he leased the second floor of the hotel to the MassDOT. He said without his knowledge they stored two tons of concrete samples on the balcony porch, further pulling it away from the building.
“I’d like to speak in favor of this, please,” said Gaylord. “This porch caught our attention first. It’s such a doable project. The Historic Commission is completely behind the project.”
“This completely addresses the criteria of a cornerstone building,” said Muto.
“To speak to your concern Tom, it’s a legit concern. Yes, it’s privately owned. The Shibleys are doing exactly what we want every business person to do,” Gaylord said.
The Shibleys said they are going to rename the hotel the Historic Bismark Marketplace, and plan to make it a destination in Westfield.
Gaylord agreed it will be a destination, along with the whole riverfront area. She said both buildings are already stops on the Historic Commission’s walking tour, Whipping around Westfield. She said it will also be a great place to launch the 350th anniversary of Westfield.
Donna Shibley said they used to be associated with the Pioneer Valley Visitors Association, and wanted to attract people from the turnpike. The building was also designated as the Westfield Visitors Center.
“It’s really a nice place for people to stop and ask questions about the community. We’re really proud,” Donna Shibley said.
Commission member William Porter said that at the last meeting, the commission had voted to require two or three estimates for every job. He acknowledged that Saloomey Construction has a long history of work in the city, and the quote was reasonable. He also acknowledged the work that had already been done.
Vinskey looked it up, and said when the rule was passed, the commission included a caveat that allowed them to waive the rule on a case by case basis.
Ann Lentini, executive director of Domus, which has also received project funding from the CPC, spoke up in favor of the project.
“The preservation of this building is at the highest level. It’s a gateway building. We really need it. You definitely don’t want to lose quality, historic buildings. If we don’t re-energize that presence within the community, we’ll lose people,” Lentini said.
A motion to waive the multiple bid requirement passed unanimously.
Gaylord then made a motion to grant $250,000 to protect the historic front porch at 16 Union Avenue, which also passed unanimously.
Vinskey said this grant will come with a deed restriction to be placed on the property, and the money will come from the CPA undesignated account. He said he would try to bring it to the City Council for first approval at its next meeting on October 20.
