HomeMy Public PortalAboutCPC Packet 10/22/20Town of Brewster Community Preservation Committee
2198 Main St., Brewster, MA 02631
cpcmeeting@brewster-ma.gov
(508) 896-3701
MEETING AGENDA
Remote Participation Only
October 22, 2020 at 4:00 p.m.
This meeting will be conducted by remote participation pursuant to Governor Baker’s March 2020 orders suspending certain Open Meeting Law
provisions and imposing limits on public gatherings. No in-person meeting attendance will be permitted. If the Town is unable to live broadcast
this meeting, a record of the proceedings will be provided on the Town website as soon as possible. The Town has established specific email
addresses for each board and committee so the public can submit comments either before or during the meeting. To submit public comment
or questions to the Community Preservation Committee, please email: cpcmeeting@brewster-ma.gov. To view the:
Live broadcast: Tune to Brewster Government TV Channel 18
Livestream: Go to www.livestream.brewster-ma.gov
Audio/video recording: Go to www.tv.brewster-ma.gov
Community
Preservation
Committee
Faythe Ellis
Chair
Sharon Marotti
Vice Chair
Elizabeth Taylor
Clerk
Barbara Burgo
Bruce Evans
Peggy Jablonski
Diane Pansire
Paul Ruchinskas
Roland Bassett Jr.
CPC Assistant
Beth Devine
1. Executive Session – To consider the purchase, exchange, taking, lease, or value of real
property if such discussion may have a detrimental effect on the negotiating position
of the governmental body- CPC briefing on the current status of 1848 Main St.
Brewster, MA project (Community Preservation Act Historic Preservation)
2. Discussion and possible vote on Crosby Barn project scope and award modifications
3. Discussion and possible vote on FORWARD at the Rock award modification
4. Discussion and possible vote to amend Brewster Woods award letter and grant
agreement to reflect a change in Item #2, Affordability Restrictions, in the case of
foreclosure.
5. Financial update
6. 10/28 Public Hearing planning update
7. Committee Meeting future meeting schedule update
8. Project updates
9. Approval of minutes from 9/24/20
10. Items the Chair could not anticipate
11. Next meeting: 10/28/20 Public Hearing
Date Posted: Date Revised:
1
Eric E. Dray
Eric Dray Consulting
71 Prentiss Street
Cambridge, MA 02140
508.566.3797
EricEDray@gmail.com
MEMORANDUM
TO: Brewster Community Preservation Committee
FROM: Eric Dray, Preservation Consultant
DATE: September 25, 2020
RE: Crosby Barn – Change Request
In light of the Crosby Barn change request, and the prospect that the barn rehabilitation will not
be fully completed with CPC and other funds at hand, the question has arisen whether there is
sufficient public benefit to allow the first phase of work to proceed anyway.
I am summarizing the comments I made on this question at the 9.24.20 CPC meeting. In my
opinion, there is sufficient public benefit for the following reasons:
1.The upcoming phase of work will result in the completion of a fully-rehabilitated historic
building. All historic features will have been either restored or sensitively replaced. While
interior work, including HVAC, will not yet be done, the building will still be an excellent
example of adaptive reuse that followed the Secretary of Interior’s Standards.
2.To the extent that the CPC assessed public benefit based on use of the barn for various
community programs, it appears that some programs will still be able to use the barn.
3.In my mind, an important component of public benefit is public access to the property and
the barn. That is why so much attention is given to appropriate treatment of the exterior
features. Cape Rep allows public access to the grounds.
4.The fact that DCR owns the property provides another layer of protection for public benefit.
In the very unlikely event that Cape Rep decided to leave this property, DCR includes a
public access component to all short and long-term leases.
October 16, 2020
Cape Cod Repertory Theatre Co., Inc. d/b/a Cape Rep Theatre
An Update on the Crosby Barn Project to the Town of Brewster Community Preservation
Committee
1. Community and Public Benefits
At the September 25th CPC meeting concern was expressed that at the end of Phase 2A,
we would still be left with only an occupancy permit for storage and that some public
benefit should result from this effort to allow public access in addition to the benefit of
rehabilitation of one of our community’s historical assets.
Cape Rep Theatre met with the State Building Inspector and requested the ability to
provide some public access to the Crosby Barn upon the completion of Phase 2A. At that
time, the Barn would have a fully restored floor, two means of egress one of which would
be handicapped accessible. Adequate lighting would be provided. A description of the
public access agreed to is as follows:
Visits to the Barn as part of our walking tours of the historic site or visits at other times
by appointment only conducted and supervised by Cape Rep staff and trained volunteers.
Groups in addition to staff is limited in size to 12 people and all require appointments or
reservations to control group size.
It is anticipated that there would be an installation of photos and other media. Examples
are as follows:
History of the Barn and/or other building on the historic site
The project to rehabilitate the Barn
Programming and/or history of the theater
The history of Brewster
The work of other Brewster artists
In addition, we are I attaching, for your convenience, the benefits section of our original
application to the CPC for Phase 2 of the Crosby Barn Project. We have included a few
updates in red.
CPC Application 7/10/2018 Cape Rep Benefits section p1
Please note the section on leveraging funds and support for other grants. We believe that
the completion of 2A will leverage interest in the Barn and donations to the total
completion of this project.
From our original application:
“CPA goals and Criteria and Community Benefits:
• This project preserves Brewster’s unique character.
We work to preserve and protect this property and the buildings under our care. We do
this because we believe that what was once a piece of this Town’s cultural and economic
past can be and will be lost forever without our efforts to preserve it. The Crosby family
and Camp Monomoy Summer Camp are each represented in this land and these
structures. This project is a unique opportunity to preserve the land and the essence of its
history. It brings a new and useful life to the land and its buildings so that the past may
live for the future. The days of Brewster’s farms and founding families have passed, the
vast network of summer camps on the Cape died in the 1970s and what camps remain are
rare reminders of days gone by. But, what remains of both is our responsibility to
preserve.
• Unquestionably, this will boost the vitality of this community because we are
Brewster’s own and only performing arts facility.
We spend money in the local economy.
We now pump $730,000 into the local economy: We hire over 60 local artists and an
additional 40-50 visiting artists, and purchase from over 30 local businesses everything
from wood for sets to office supplies and fabric for costumes. We have seven year-round
staff members and ten seasonal employees, all who utilize Brewster’s services from
coffee shops to bed and breakfasts to hardware stores. With the completion of the Crosby
Barn Project, we will be able to expand our programming, increasing opportunities for
local artists and audiences, and expanding our economic impact locally.
It attracts and increases the amount of tourist dollars spent at local businesses.
CPC Application 7/10/2018 Cape Rep Benefits section p2
$ 816,000.00 in 2019
Over the past several years, attendance has exploded as our reputation has grown. In
1997, 3,649 people attended our productions; last year, 21,000 did. In addition we have
955 season subscribers to our programming and anticipate more as we continue to grow.
We have most certainly provided a major portion of tourist entertainment in Brewster.
Our summer children’s shows in the Outdoor Theater, the only Outdoor Theater on Cape
Cod, have attracted full houses and become a tradition for families who visit Cape Cod.
Children return year after year and have collections of our programs signed by actors
playing their favorite characters.
Our region depends heavily on tourist income as a principal source of sales and revenue,
and the entertainment opportunities provided by Cape Rep, a destination for tourists, are
an important part of Brewster’s economy, attracting guests to other local businesses and
attractions.
• It will enhance the quality of life for Brewster residents, giving it a place to recreate,
to imagine a life past and participate in a present life of creativity and expression. The
fully restored Indoor and Outdoor Theaters, Cape House and Barn are community
resources. Together, they form a performing arts campus that is unique on Cape Cod. We
believe we hold all of these buildings in the public trust for the benefit of the community.
The parcel is public and used for hiking, horseback riding, dog walking, swimming,
informal ball games and other group sports. Our theater permits local schools to use the
field for their recreation programs. Cape Rep also allows other non-profit groups to use
our indoor and outdoor facilities for little or no cost and cooperates with the Park for
community uses that serve the public’s need for instruction, entertainment and recreation.
And so, we provide a stewardship for this recreational resource as a benefit to the
community.
Our facility provides entertainment to year-round residents and summer tourists. We
bring exciting professional artists to Brewster to challenge our local company of actors,
directors and technicians and enrich the lives of our audiences.
Our mission is to provide professional creative opportunities to artists from our
community and to serve as stewards of the historic site housing our campus. The long-
range plan of our artistic mission includes teachers, staff, technical artists, or actors to
CPC Application 7/10/2018 Cape Rep Benefits section p3
1,060
in 2019
fulfill those goals. We are a home for theater professionals here on Cape Cod, and a
source of training in the performing arts for artists from the local community. We recently
started the Young Company Initiative (YoCo), a fast-growing program that provides free
professional training through production for local teens. Students are coming from as far
away as Plymouth and Wellfleet to participate in this free program that offers them a
sense of community and engagement as well as rigorous training. With this program, we
hope to introduce theater to a more diverse population of young people on Cape Cod. A
constant reinvigoration of artists and a permanent staff throughout our campus will excite
our audience and our community and result in a healthy restoration project and
fundraising campaign to maintain it all.
• This project will save a resource that would otherwise be threatened, the Crosby
Barn.
We saved the Crosby Barn in Phase I and now we are bringing it to new life in Phase II,
preserving the Barn for future generations. As stated earlier, once restored and
rehabilitated, the Crosby Barn will be one of the few barns on Cape Cod that will be open
for the public to experience. Our hope is that when it is finally completed, stepping in to
the Barn in the 21st century will be reminiscent of stepping into the Barn of the past.
• This project will help leverage additional funds.
There is no question that we need this grant to successfully execute Phase II and, in
addition, we consider a grant from the CPC a leadership grant. It would allow us to
leverage funds from other granting agencies and foundations. The Massachusetts
Cultural - Facilities Fund regards a successful CPC application as proof of community
support. We expect to apply for the next round of funding from the MCFF, expected this
fall. Even a BCPC or BHC recommendation that has not been voted at annual town
meeting is helpful. The support of our Town for this project legitimizes our efforts,
instills confidence in our ability to reach our goal and excites others to donate to the
campaign.
5. Community Support:
Because our project is financially supported by a resident membership and subscription
base, together numbering about 1086 people, our local support is the backbone of the
project. Our long range plans for this project have been communicated to our
membership and to our community leadership and town boards repeatedly over the last
CPC Application 7/10/2018 Cape Rep Benefits section p4
Our
Young
Company
grew
from 12
to 35 in
two years
25 years of residence in this location. To obtain legislation for this project and then
launch it in as small a community as this, we needed support from a large base: small
donations from many people were important to its success. Our community banks and
foundations were our biggest supporters. Local foundations such as the Edward Bangs
Kelley Foundation and the John K. and Thirza F. Davenport Foundation helped us to
launch this performing arts project. The late Mary Louise and Ruth Eddy (Selectwomen,
Town Clerk, School Board Members, Founders of the local Historical Society and Land
Trust) were instrumental in helping us get going and it is their foundation that has
enabled the initial planning and seed money for all of our projects since 1991. We are
really not at the beginning of fundraising any more; we are heading towards the final
phases of a long project that began 26 years ago. Many have traveled with us. We have
completed these renovations with enormous donations of time and materials from our
community. We have raised money in every way known to charitable endeavors: bake
sales, auctions, benefits, dances, dinners, personal and corporate contributions, grants and
awards. We have grown from a small volunteer base of 25 people in 1991 to a community
organization with over 150 volunteers. They have been loyal and will continue to be
generous. We are appending to this application some letters of support (Attachment 7),
other than financial, that specifically speak to the merits of this project and its importance
to the community and the tourist industry.
2. Budget for Sources of Revenue for Phase 2B of the Crosby Barn Project
The budget for Phase 2B as presented to the Brewster CPC is $918,000.00.
Some of the members of the Committee expressed a need to see a budget for revenue
sources for Phase 2B. Accordingly, we have attached below a proposed plan. We would
like to note that since the our meeting with the CPC on September 24th, we have received
confirmation from the Mass Cultural Facilities Fund that we are eligible to enter the next
grant round of funding (January 15, 2021, with awards in June, 2021) if we are able to
submit our invoices for payment to MCFF by December 16, 2020. Those invoices must
reflect an expenditure of the total grant and demonstration of the expenditure of matching
funds in the amount of the total grant. We will be able to achieve these two pre-
conditions if we are able to begin Phase 2A. They estimated that awards would be in the
$200,000 range. Therefore the sources of revenue on the attached budget reflect a MCFF
grant.
CPC Application 7/10/2018 Cape Rep Benefits section p5
Our Barn Project Committee campaign chair will be present on October 22nd to speak to
the sources of revenue from contributions and a public campaign itemized in the buget
attached.
CPC Application 7/10/2018 Cape Rep Benefits section p6
Crosby Barn Project Phase 2 B Sources of Income
Grants/Foundations
Foundations 80,000.00
MCFF January 2021 grant round 200,000.00
Individual Donations
Pledges 125,000.00
Public Campaign, from
Individuals, Businesses
300,000.00
Public Campaign Events 60,000.00
Loan 150,000.00
Total 915,000.00
1
Possible changes to Cape Rep Barn Award letter (wording subject to town counsel review)
Project Description:
Amend to reference memo from Cape Rep dated 9/16/2020. Project scope has been divided into Phase
2a and 2b. Brewster CPC funding award will be used to fund Phase 2a.
6) Prior to the release of any CPA funds, Cape Rep must submit a Phase 2a project funding sources and
uses budget, including documentation that all projected revenue sources have been received, or have
binding commitments, for an additional $499,073. Cape Rep must provide all funding information to the
CPC liaison in writing prior to release of the award.
8) The CPC will withhold $___________ of the award until all of the work on Phase 2a and 2b on the
Project have been completed. Project completion will be certified by the project architect and the CPC’s
historic preservation consultant.
Note: Decision on this wording may impact the dollar amount listed in item 6.
11) The project must be completed no later than December 30, 2022 (extended from original date of
December 30, 2020. The project term may be extended for good cause shown, but such extension must
be in writing signed by both parties hereto.
Grant agreement attachment to be amended:
Project description to include Cape Rep. memo and attachments dated 9/18/20
To: Community Preservation Committee
From Donna Kalinick Assistant Town Administrator
Date: October 19, 2020
RE: Brewster Woods Grant Agreement Amendment
As many of you know, the Town has been working diligently on the Brewster Woods rental project in
conjunction with our partners, the Brewster Housing Authority, Preservation of Affordable Housing
(POAH) and Housing Assistance Corporation (HAC). The original CPC award of $550,000 was granted in
May 2017. Since that time, POAH and HAC have worked with abutters and the Town, completed the
Comprehensive Permit process, and received funding through the Massworks program, the Department
of Housing and Community Development (DHCD) and the Barnstable Home Consortium in an effort to
bring 30 much needed low to moderate rental homes to Brewster. We are pleased that the mortgage
for this development will be held by Mass Housing Partnership through the LIHTC Program.
The request is to add a provision to section 2, Affordability Restrictions, to address the remote
possibility of foreclosure in order for the mortgage to be secured at a funding level that can support the
development. There are no other changes. The housing rental units will still be configured in accordance
with the agreement and serve low and moderate income residents at 30% to 60% of the AMI; this
provision would only apply in the case of foreclosure. Over the last few months, town administration,
the housing coordinator, the CPC chair, CPC Brewster Woods liaison, and town legal counsel have met
with representatives from MHP and POAH to come to a fair and sustainable agreement on preserving a
portion of the units, in the rare case of foreclosure. On Tuesday October 13th, the Zoning Board of
Appeals, granted the same amendment and deemed it to be an insubstantial change to the Brewster
Woods Comprehensive Permit. On October 9th, bids for Phase I of the infrastructure work were opened
and came in very favorable to complete all of the work under the MassWorks grant. We hope to begin
site work in November.
Thank you for your assistance in this matter and your continued support of this initiative and the many
housing programs of the Town.
Attachment:
A-Proposed adjustment to Section #2 Affordability Restrictions of the grant agreement
FIRST AMENDMENT TO
AMENDED AND RESTATED
COMMUNITY PRESERVATION ACT GRANT AGREEMENT
This First Amendment to Amended and Restated Community Preservation Act Grant
Agreement (this “First Amendment”)is entered into on this 23rd day of October, 2020 by and
between the Town of Brewster (the “Town”), a municipal corporation duly organized under the
laws of Massachusetts and having a usual place of business at 2198 Main Street, Brewster, MA
02631, acting by and through the Community Preservation Committee (the “CPC”), and
Preservation of Affordable Housing, Inc. (“POAH”), having an address of 40 Court Street,
Suite 700, Boston, MA 02108, and Housing Assistance Corporation (“HAC” and, together
with POAH, the “Recipients”), with an address of 460 Main Street, Hyannis, MA, 02601.
Recitals
Whereas, by the vote taken under Article 9 of the May 1, 2017 Town Meeting, the Town
of Brewster, on the CPC’s recommendation, awarded $550,000 under the Community
Preservation Act, G.L. c. 43B (the “CPA”), to the Recipients for the Brewster Woods Project;
Whereas, the Brewster Woods Project consists of the construction and development of
thirty (30) residential units, consisting of eight (8) one-bedroom, nineteen (19) two-bedroom, and
three (3) three-bedroom apartments (the “Units”) on the parcel of land located on Brewster Road
(the “Property”), owned by the Brewster Housing Authority, with CPA funds being used to
construct twenty-nine (29) of said Units, and the rental of said twenty-nine (29) Units to income
eligible persons, as described more particularly in the Project Description section of the Project
Funding Application (the foregoing, the “Project”); and
Whereas, the Recipients and the Town entered into a Community Preservation Act Grant
Agreement dated September 15, 2017 (as amended by the Amendment and Restated Community
Preservation Grant Agreement dated April 30, 2020, the “Grant Agreement”) to set forth the
terms and conditions under which the Town would disburse the CPA grant funds. Capitalized
terms used but not defined herein shall have the meaning ascribed to such terms in the Grant
Agreement;
Whereas, the Grant Agreement requires the Recipients to grant to the Town and to
DHCD a Regulatory Agreement encumbering the Property in perpetuity and surviving the
foreclosure of any mortgages or other liens thereon;
Whereas, the Recipients obtained a Comprehensive Permit from the Brewster Zoning
Board of Appeals to undertake the Project;
Whereas, the Recipients intend to obtain [have obtained] financing in part under the Low
Income Housing Tax Credit (LIHTC) Program, and it is a condition of such financing that the
lenders be able to foreclosure on their mortgages and terminate the affordable housing restriction
if it is financially infeasible to comply with said restriction;
Whereas, the Recipients have requested the Zoning Board of Appeals to modify the
Comprehensive Permit and requested the CPC and the Town Administrator to amend the Grant
Agreement to allow the affordability restrictions to terminate upon foreclosure; and
Whereas, the Zoning Board of Appeals has modified the Comprehensive Permit to allow
for a partial release of the affordability requirements set forth therein; and
Whereas, the CPC and the Town Administrator are amenable to amending the Grant
Agreement to allow for a partial release of the affordability requirements set forth herein.
Now, Therefore, the Town and the Recipients agree to amend the Grant Agreement as
follows:
1.Amendment. Section 2 of the Grant Agreement, entitled “Affordability
Restrictions” is hereby deleted in its entirety and replaced with the following Section 2:
2.Affordability Restrictions. The Grant Funds are awarded to the Recipients on the
condition that the Town, the Recipients, and the Department of Housing and
Community Development (“DHCD”) enter into a Regulatory Agreement and
Declaration of Restrictions on terms satisfactory to the Town, which shall require that
twenty-nine (29) of the Units on the Property (the “Affordable Units”) be used for
affordable housing purposes in perpetuity, rented to households earning no more than
sixty percent (60%) of the Area Median Income (“AMI”) as determined by the U.S.
Department of Housing and Urban Development (“HUD”) (it being acknowledged
that seven (7) of the Affordable Units will be made available to households with
incomes at or below 30% AMI), survive foreclosure of any mortgages and/or other
liens encumbering the Property, and grant the Town the independent permanent right
to enforce the terms thereof without regard to whether DHCD remains as a party
thereto (the “Regulatory Agreement”). All mortgages and/or other liens shall be
subordinated to the Regulatory Agreement. No Grant Funds, other than the Matching
Funds, shall be disbursed until the Regulatory Agreement has been recorded against
the title to the Property. All the Affordable Units must be included in the Town’s
Subsidized Housing Inventory (“SHI”). Notwithstanding the foregoing, it is hereby
agreed that, in the event that the Recipients obtain funding under the Low Income
Housing Tax Credit (LIHTC) Program, the affordability requirements set forth herein
may be partially terminated if, upon foreclosure of such financing, compliance with
the requirements set forth above is financially infeasible, provided, however, that
notwithstanding any such foreclosure, at least fourteen (14) of the Affordable Units
shall be used in perpetuity for low or moderate income housing (the “Remaining
Affordable Units”), of which eight (8) Remaining Affordable Units shall be rented in
perpetuity to and occupied by households whose income is not greater than 80% of
the AMI, as determined by HUD, and the six (6) Remaining Affordable Units shall be
rented in perpetuity to and occupied by households whose income is not greater than
60% of AMI (all of the foregoing, the “Surviving Affordability Requirements”). The
Surviving Affordability Requirements shall survive the foreclosure any mortgages
and/or other liens encumbering the Property.
2. Ratification. Other than as modified herein, the Grant Agreement remains unchanged
in all other respects and is hereby affirmed and ratified.
In Witness Whereof, the parties have signed this First Amendment as of the date first
written above.
RECIPIENTS
Preservation of Affordable Housing, Inc. Housing Assistance Corporation
By: ___________________________________ By: __________________________
Name: Name:
Title: Title:
By: ___________________________________ By: __________________________
Name: Name:
Title: Title:
TOWN OF BREWSTER,
By its Community Preservation Committee
____________________________________
By its Vice Chairperson
TOWN OF BREWSTER
___________________________________
By its Town Administrator
AS TO FORM ONLY
____________________________________
Town Counsel
736053/BREW/0129
BREWSTER COMMUNITY PRESERVATION GRANT
QUARTERLY PROJECT STATUS REPORT
Name of CPA Recipient: Habitat for Humanity of Cape Cod, Inc. Quarter Ending Date: September 30, 2020
Project Title: Paul Hush Way, Phase 2
Deed: On File √ Pending Not Applicable
Project Representative/CPC Contact Name: Christine Duren, CPC Coordinator
Address: 411 Main St., Suite 6A, Yarmouth Port, MA. 02675
Telephone Number: 508-667-0821 (cell) Email: cduren@habitatcapecod.org
Approvals: CPC: 9/12/2018 Town Mtg: 12/3/2018 Amount: $200,000
Type: Construction Acres: # Homes: 8
Project Status: as of 10/5/2020
The seven remaining homes in Phase 2 are nearing completion. The homes are being insulated and
waiting for kitchen appliances. Appliance supplier (KAM) says due to COVID lead times for appliance
have increased from 3-4 weeks to 6 – 8 weeks. We anticipate delivery and installation in the next 2
weeks. At that time, final inspections will take place and COs issued.
Out of our control is also when the USDA will complete appraisals and paperwork for the actual closings.
We provided all information to USDA early in the process, however, due to changes to USDA internal
procedures the process has now been taking two months or so which is an increase from a few weeks in
the past.
Project Timeline/Schedule: Due to COVID construction was halted however our Construction Director
implemented an aggressive schedule the past few months utilizing all professionals, and we are miraculously
scheduled for COs in November.
Issues/Comments/Concerns: None at this time
X
Christine Duren
CPC Coordinator
Christine Duren
Community Preservation Committee: FY20 Forecast as of 9/23/202020
2,584,645.00$
1,035,075.00$
292,896$
3,912,616.00
50%10%10%
Open Space Housing Historical
$ 1,546,067.65 $ 170,340.31 $ 187,924.79 $ 680,312.25
$ 663,985.50 $ 132,797.10 $ 132,797.10 $ 398,391.30
$ 2,210,053.15 $ 303,137.41 $ 320,721.89 $ 1,078,703.55
Open Space Housing Historical "30%"
$ (63,600.00)
$ (62,280.00)
$ (108,640.00)
$ (51,433.00)
$ (27,490.00)
$ (424,210.00)
-$ (18,943.70)$
$ (37,000.00)
$ (7,500.00)
17,416.42 6,295.00 12,098.00 (35,809.42)
reserve fund to appropriate accounts
Copelas Property Acquisition $ (680,000.00)
$ (75,000.00)
$ (5,000.00)
$ (147,500.00) $ (352,500.00)
$ (2,500.00)
$ (15,000.00) $ (15,000.00)
$ (2,500.00)
$ (400,000.00)
Total YTD Obligations - FY20 $ (1,817,736.58) $ (268,205.00) $ 12,098.00 $ (422,253.12)
$ 400,000.00
$ 61,344.00
$ 792,316.57 $ 34,932.41 $ 332,819.89 $ 717,794.43
Total net available from all accounts 1,877,863.30$
[2] State Match
spring 2020. Spring town meeting approved a 451,700 paymentof existing debt and interest on this bond.
FY 19 Actual Unreserved Fund Balance
FY-19 Estimated total balance forwarded [1]:
FY-20 Estimated local tax revenue:
FY-20 Estimated State contribution [2]:
Total FY-20 Estimated funds available:
Budgedted Reserved
for CPA
Administration Expense [3]
FY-20 Estimated revenue
FY-20 Estimated Funds available
FY-20 obligations as of 0
Jolly Whaler Bond
BBJ Property Bond #1
BBJ Property Bond #2
Bates Property Bond
Besse Cartway (Long Pond) Short Term Borrowing Interest
(4) Besse Cartway (Long Pond) Principal Paydown [4]****
Open Space and Recreation Plan Update Admin/Legal costs
Part Time Housing Coordinator
Community Development Partnership - Housing Institute
Budget transfer of FY18 unexpended prof services/admin from 30%
FORWARD Support for Disabilities Housing
FORWARD Support for Disabilities Housing Admin/Legal Costs
Affordable Housing Trust Housing Rehab Request
Affordable Housing Trust Housing Rehab Legal Funds
Open Space and Recreation Plan Update
[3] Administrative expenses are limited by law to 5% of the total CPC budget and include primarily payroll costs, legal and other professional expenses, the annual $3,500 state
Coalition dues.
{4} Town will borrow $1,595,000 short term for the purchase. State LAND grant of $400,000 to be available at some point and remaining $75,000 BCT payment anticipated to be available
Additional principal paydown - Long Pond Note (5)
FY20 Estimated Unreserved Fund Balance as of with
Adjustments
[1] Balance forwarded estimated from prior year includes all unallocated funds, including unspent amounts from projects and budgeted administrative and professional expenses.
Projected Y/E Adjustments
Pmt Received from State for Long Pond Land Purchase
Misc Y/E Revenue from Interest and other sources of income BONDS
Community Preservation Committee: FY21 Forecast as of 9/23/2020
1,877,863.30$
1,058,000.00$
187,266.00$ 1,245,266.00$
3,123,129.30
50%10%10%
Open Space Housing Historical
$ 792,316.57 $ 34,932.41 $ 332,819.89 $ 717,794.43
$ 622,633.00 $ 124,526.60 $ 124,526.60 $ 373,579.80
$ 1,414,949.57 $ 159,459.01 $ 457,346.49 $ 1,091,374.23
Open Space Housing Historical "30%"
$ (61,200.00)
$ (55,080.00)
$ (105,120.00)
$ (50,295.00)
$ (5,204.00)
(62,263.30)$
$ (49,500.00)
$ (15,000.00)
(425,000.00)$
(25,000.00)$
$ (325,500.00)
$ (400,000.00)
Total YTD Obligations - FY21 $ (1,002,399.00) $ (64,500.00) $ - $ (512,263.30)
$ 412,550.57 $ 94,959.01 $ 457,346.49 $ 579,110.93
Total net available from all accounts 1,543,967.00$
{4} Original bond amount of 1,594,900 to be paid down by 899,210 in April. Rem. Balanceis 695,690 @ .75% interest rate
Brewster Whitecaps Field Improvements
Pleasant Bay Dock Improvements
Field/Kelley Land Purchase
Coalition dues.
[3] Administrative expenses are limited by law to 5% of the total CPC budget and include primarily payroll costs, legal and other professional expenses, the annual $3,500 state
[1] Balance forwarded estimated from prior year includes all unallocated funds, including unspent amounts from projects and budgeted administrative and professional
FY21 Estimated Unreserved Fund Balance as of 09/04/2020 with
Adjustments
Additional Principal Paydown - Besse Cartway S/T Borrowing
[2] State Match Revenue is projected at 17.7% of Town contribution per forecast received by the DOR on 9/4/2020. This differs from the 11.2% Reveue projected in the Warrant
Article No. 8 which projected FY 21 income at $118,496
Part Time Housing Coordinator
Community Development Partnership - Housing Institute
BBJ Property Bond #2
Bates Property Bond
Besse Cartway (Long Pond) Short Term Borrowing Interest (4)
Administration Expense [3]
]
BBJ Property Bond #1
Budgedted Reserved for
CPA
FY-20 Actual Unreserved Fund Balance
FY-21 Estimated revenue
FY-21 Estimated Funds available
FY-21 obligations as of 07/01/2020
Jolly Whaler Bond
FY-20 Estimated total balance forwarded [1]:
FY-21 Estimated local tax revenue:
FY-21 Estimated State contribution [2]:
Total FY-21 Estimated funds available:BONDS
Community Preservation Committee
Minutes of August 27, 2020 Page 1 of 7
2198 Main Street
Brewster, Massachusetts 02631-1898
(508) 896-3701
FAX (508) 896-8089
COMMUNITY PRESERVATION COMMITTEE
JOINT WITH
AFFORDABLE HOUSING TRUST
Virtual Meeting
Thursday, September 24, 2020 at 4:00 p.m.
MEETING MINUTES OF SEPTEMBER 24, 2020
Present: Community Preservation Committee (CPC) - Chair Faythe Ellis, Vice-Chair Sharon Marotti,
Clerk Elizabeth Taylor, Roland Bassett, Peggy Jablonski (4:30), Diane Pansire, Bruce Evans, Barbara
Burgo, Paul Ruchinskas; Affordable Housing Trust (AHT) – Chair Ben deRuyter, Maggie Spade-
Aguilar, Paul Ruchinskas, Timothy Hackert, Sarah Robinson, Donna Kalinick
Absent: AHT- Madalyn Hillis-Dineen
Also Present: Donna Kalinick, Assistant Town Administrator; Cynthia Bingham, Select Board; Jill
Scalise, Housing Coordinator; Janine Perry, Cape Rep; Eric Dray, Consultant
Chair Faythe Ellis called the meeting to order at 4:00 pm
Pursuant to Governor Baker’s March 12, 2020 Order Suspending Certain Provisions of the Open Meeting Law and his March 15 and March 23, 2020 Orders
imposing strict limits on the number of people that may gather in one place, this meeting will be conducted via remote participation to the greatest extent
possible. Specific information and the general guidelines for remote participation by members of the public and/or parties with a right and/or requirement to
attend this meeting may be found on the Town’s website at www.brewster-ma.gov. For this meeting, members of the public who wish to listen to the audio
broadcast may do so via the Town of Brewster website at http://livestream.brewster-ma.gov or on Channel 18. No in-person attendance of members of the
public will be permitted, but every effort will be made to ensure the public can adequately access the proceedings in real time via technological means. The Town
has established specific email addresses for each board and committee that will be meeting remotely so that residents can send their comments in writing either
before or during the meeting. In the event we are unable to live broadcast these meetings, despite best efforts, we will post on the Town website an audio
recording, transcript, or other comprehensive record of proceedings as soon as possible after the meeting at http://tv.brewster-ma.gov. To submit public
comment or questions to the Community Preservation Committee prior to or during the meeting please email to cpcmeeting@brewster-ma.gov.
1.Joint meeting with Affordable Housing Trust with possible discussion of the following topics:
Housing Trust CPC fund us and upcoming requests
CPC funding formula
Additional future CPC housing fund requests, Trust and other Housing entities, including
future of the Buy Down Program
How the CPC and Trust can best work together with other housing entities to meet our
collective goals
After Faythe called the meeting to order, Ben DeRuyter opened the AHT Meeting as well. Faythe then
asked Ben DeRuyter to take over for this Agenda Item. Ben deRuyter spoke to these two groups being a
partnership and thanking all for their time and energy in making it work so well. He went on to discuss
how important the rental assistance program, which was funded through the CPC, has been for our
residents in Brewster and is so excited to see what it can accomplish, now, during a pandemic, and in the
Approved:
VOTE:
Community Preservation Committee
Minutes of August 27, 2020 Page 2 of 7
future for Brewster. The Millstone Road Project is of great importance for the Trust and therefore to
move forward with the CPC in creating a working group tasked with putting together a five year pro-
forma for affordable housing in our community. He said that it is important for our members to
understand we are doing our due diligence in developing this five year pro-forma. He then turned it over
to Donna Kalinick and Jill Scalise.
Donna Kalinick said the $100,000 grant from November 2018, provided through the CPC is the funding
source being used for the rental assistance program. Right now we are only looking for this program to
be offered for one year, but we are trying to upgrade this to a three year program to provide security for
those receiving the assistance. She said the Housing Coordinator Position is integral to all of the
Housing Programs as well as all of the housing development projects. She asked Paul Ruchinskas, as a
Housing Trust member, to go over the Mill Stone Project.
Paul Ruchinskas gave an update on the MillStone Project. They have completed the public engagement
process and had a consultant prepare a possible concept plan of how the homes could look on the site.
They are about to start the request for proposal process to look for a developer that would hopefully
satisfy all the criteria. He said it could take about 6 months to put the project out to bid and another 3
months for a contractor to be selected. The funding sources would rely heavily on State and Federal
sources, but local contributions are critical and typically amount to well over $1M. For this particular
project, total cost would be in the range of $20M total and looking for town contribution of $1M-$1.5M
within the next year or two.
Donna Kalinick said they used a little over $12,000 to hire Barrett Planning to do the community
engagement process. Jill Scalise said the Trust also used CPC funds for the purchase of the access parcel
on MillStone Road and with surveying of the property as well. The other funding is the preservation of
subsidized housing inventory homes which was $500,000 designated at the November 2019 Town
Meeting with an initial $300,000 for the first work on several homes of concern, not inhabited currently,
but on our subsidized housing inventory. They are making slow progress but are moving forward.
Donna Kalinick said they are allowed to use CPC funding for rehab work for subsidized housing. The
CPC has run the Buy-Down Program for a number of years. Yet, the $30,000 is really not enough to
help with the cost of a market-rate home on Cape Cod. It could be used more for the Buy-Down of an
affordable home to help make it more affordable in these challenging times. She doesn’t think it can be
solved today, but this is a discussion that should be ongoing as this is such an important program for this
committee and the Trust going forward.
Ben deRuyter wanted to discuss how the Housing Trust and CPC can best work together for their mutual
goals and programs. He said that the Housing Trust is a new Trust, and is proud of what has been
accomplished in the last 25/26 months, but wants to make sure there is a partnership going forward. He
wanted to discuss the CPC funding formula and how it impacts housing programs. He also hopes that
the Select Board joins the discussion as well.
Sharon asked about funding the Buy-Down Program, asking about what is in the fund now and what the
ask would be. Jill Scalise answered that currently the fund has $92,500, we have averaged one buy down
per year, averaging one $30K buy down.
Barbara wants to discuss diversity with the Town’s Affordable Housing Programs. She suggested
perhaps reaching out with another language or two for affordable housing assistance and anything the
CPC does, and/or starting a task force or committee looking at diversity through the Town of Brewster.
Community Preservation Committee
Minutes of August 27, 2020 Page 3 of 7
Peggy really appreciates this meeting and continuing to have joint meetings with this group going
forward. She also recommends looking further out like two to four years to see what is on everyone’s
horizons with such large funding projects and budgets.
Elizabeth asked about an infusion of funds into the Buy-Down Program, and was curious to see if it
should be run through the Housing Trust because it sometimes needs quick action. She feels the fund
should be infused with a lot more funding as $30K doesn’t really help as much as it used to. Ben
deRuyter said that a more in depth discussion about where this program best lies should continue but
ultimately believes it is a CPC decision.
Faythe said it has been very helpful to hear everything in one place and wonders about regional project
funding requests. Ben deRuyter said there have been several projects requested and anything we can
tackle regionally makes sense to him. Paul Ruchinskas agreed.
Faythe asked if there were any public questions. None were submitted.
MOTION made by Timothy Hackert to adjourn the Affordable Trust meeting at 4:40pm
Donna Kalinick second.
Roll Call Vote: Timothy Hackert – yes, Paul Ruchinskas – yes, Sarah Robinson – yes, Maggie
Spade-Aguilar – yes, Donna Kalinick – yes, Chair deRuyter – yes
VOTE 6-yes 0-no
Faythe called to order the regular CPC Meeting
2.Presentation by representative of Cape Rep on Crosby Barn project scope change proposal
Janine Perry presented the Committee with an overview of the project and spoke about the bids that
came in for Phase Two. Cape Associates came in over about $50,000 from original projections. As the
State is under the Pandemic Rules, Janine said they are still closed as a theater and have lost their
programming for the year and began triaging their finances. They made a decision to engage in a period
of study of the project to see what they could do with commitments on hand. She submitted a budget to
the Committee for review and laid out a new proposal to restore the building. She said it seems very
exciting to be able to produce the building completely restored on the exterior and on the interior
salvaged. The proposal lays out what Phase 2A and 2B are – and what the plans would be moving
forward. They would pull a permit for the entire project which would enable them to roll out a future
installation of fire suppression and HVAC as money becomes available. She also submitted a time-line
proposal.
3.Discussion and possible vote on Crosby Barn project scope and award modifications
Faythe asked about the total project cost stating that Phase 2A would use all the funds committed and
Phase 2B, $918,000, would have to be raised. Janine Perry answered that was correct.
Janine Perry said she broke down the construction costs of the project under Phase 2A historical
restoration. Phase 2B is the installation of the HVAC, the fire suppression system, the mechanical
systems, bathroom interior fixtures, and the re-installation of the finishes. The project hasn’t expanded
and this was planned from the beginning. She said they do not plan to come back to the CPC for more
money at this time. Their intention is to continue with the project and complete it.
Community Preservation Committee
Minutes of August 27, 2020 Page 4 of 7
Peggy said that the CPC would have to change the conditions of the original award to allow this
$400,000 to go forward without proof of the additional fundraising. Faythe agreed.
Paul commented that he is similarly torn on this project. His concern is fundamentally around the issue
of the public benefit of the historic project. The State owns it and they won’t allow historic preservation.
If we were to go forward with this and get the barn renovated but not yet allow it to be used by the
public, we won’t know when or how the rest of the funds will be raised to actually use the building for
public benefit.
Faythe said that from an historical perspective, she would love to see this building completed. But,
because it was presented to the Town as this funding would complete the project, she feels uncertain and
has similar concerns to Paul and Rollie. It might be best to table this until our next meeting to have more
information and discussion to consider and understand this request.
Eric Dray, as our preservationist consultant, said the main benefit will have been accomplished as an
historic building is restored. It is a publicly accessible site. He feels that there is sufficient public benefit.
Even if this property could not be occupied by this organization, it would still be held by an entity for
which public access is granted. He feels that makes the investment safe.
Sharon asked about the State Grant of $200,000 and when that needs to be used. Janine Perry said they
would probably have until the end of year. She said that if the grant was not used, the next round of
grants would be off the table for this project.
Faythe agreed to table the vote until the next meeting on October 22, 2020.
4.Discussion on deed restriction for Brewster Woods project
Donna Kalinick said from the Town perspective, we are out to bid for Phase One of the Brewster Woods
Project. This is for the infrastructure work that we received the $1.6M Mass Works grant for which CPC
provided the match funding. We are having a site visit with potential contractors next week. We are due
to open the bids on October 9, 2020. From there, it will take a couple weeks to have someone under
contract and start to proceed with the work. Phase One will be about 6 months of construction. We are
required to file quarterly reports with the State Department of Housing and Economic Development
about progress with the Mass Works grant. We will also be bringing Brewster Woods back to the CPC.
Sharon said that with the latest bill of $2,200, we will have completely funded the allocation for
construction contract documents. We will then be moving into construction services.
Donna Kalinick said in terms of the project, they received a comprehensive permit for this project and
will be going in front of the ZBA on October 13, 2020 for an insubstantial modification of the permit.
About 1 year ago they had to make some adjustments to the design which were considered insubstantial.
Secondly, POAH and HAC are working through the financial piece for the larger project. In this case,
MA Housing Partnership will be the lender for the project. They use a particular set of mortgage
documents and we have been in touch with legal about the senior restriction on the mortgage documents.
It relates only to the property possibly going into foreclosure. Currently, we have come to an agreement
that 14 of the 30 units would remain deed restricted in perpetuity.
Community Preservation Committee
Minutes of August 27, 2020 Page 5 of 7
Faythe said we would keep talking about this in October and future meetings.
5.Discussion and possible vote on changes to CPC Application Process and Procedure
Faythe asked for any changes page by page.
Page one, Paul’s status needs to be changed to “member.”
Diane believes it would be best to be all electronic- better for the environment and the right time to
make the switch. Sharon, Bruce, Rollie, and Barbara agreed.
Elizabeth wanted to make sure paper copies could be requested. She also brought up that Faythe Ellis
needs to be added at the bottom of the first page in place of Paul.
Faythe went on to mention the change regarding the Brewster Housing Partnership (BHP) as being the
entity this committee would refer community housing applications to when they were submitted. They
are supportive of taking on that role if we were to vote on that tonight. Faythe would advocate for that
vote.
Diane said that a lot of times, BHP takes the summer off, so there might be something to manage there.
She said she would confirm that information at their meeting later tonight.
In summary, Faythe said for changes she sees - the name changes on page one, the submission of
electronic copies on page 8 at top, and on page 4 at top belongs on prior page at the bottom.
Faythe asked Donna her opinion regarding the application process. Donna Kalinick said the PDF seems
a little funky to fill out, and perhaps we could run it by IT to see if there was a way to improve that.
Having a conversation with IT might be beneficial. Given what we are dealing with right now, moving
to electronic makes the most sense.
Paul had another amendment - on page 7, categories for criteria for community housing, change the
local preference language to commit to “a resident selection process that promotes diversity and does
not include a local preference.” The current policy doesn’t serve the purposes of fair housing in the
community. Barbara is highly in favor of this, and believes it would make a huge impact and is a major
step forward.
Motion to amend our application to update the names on page one, to update the item on page 7
by striking the box about local priority and replace it with commit to resident selection process
that promotes diversity and does not include a local preference, to update our application process
on page 8, so that community housing applications will be referred to the Brewster Housing
Partnership, and also on page 8 to instruct people that applications should be submitted
electronically.
MOVED by Sharon Marotti. Seconded by Roland Bassett.
Roll Call Vote: Sharon Marotti – yes, Bruce Evans – yes, Barbara Burgo – yes, Elizabeth Taylor –
yes, Roland Bassett – yes, Paul Ruchinskas – yes, Diane Pansire – yes, Chair Ellis - yes
VOTE 8-yes 0-no
Peggy did not vote as she left the meeting before the vote was taken.
6.Financial Update – defer
Community Preservation Committee
Minutes of August 27, 2020 Page 6 of 7
7.Summary of Annual Town Meeting warrant articles
Faythe gave the update on Annual Town Meeting warrant articles. Article 8 and Article 9 were both
approved at Town Meeting. There was only one question asked in regard to balances. Article 21 also
involved CPC, and CPC Articles will now be included up front and not in the lottery system.
8.10/28/20 Public Hearing Planning update
Our Public Hearing will be held October 28, 2020 at 4:30pm virtually. We will be placing legal ads in
the Cape Codder on 2 Fridays before the meeting. We will also be sending stake holders an email
making them aware of the Public Hearing. We will also be putting on the website shortly. If you have
other people you want invited, please let Beth know.
9.Approval of Minutes from August 27, 2020 meeting
Faythe had one amendment Item 1, strike “for the historical society museum”
Motion to approve the Minutes of the August 27, 2020 meeting as amended.
MOVED by Roland Bassett. Seconded by Elizabeth Taylor.
Roll Call Vote: Sharon Marotti – yes, Bruce Evans – yes, Barbara Burgo – yes, Elizabeth Taylor –
yes, Roland Bassett – yes, Paul Ruchinskas – yes, Diane Pansire – abstain, Peggy Jablonski - yes,
Chair Ellis - yes
VOTE 8-yes 0-no 1-abstain
Diane abstained as she did not attend that meeting.
10.Project Updates - defer
11.Announcements
Faythe mentioned to watch the Town Website for any updates for residents.
Donna said the Covid Relief Fund Applications are now available on the website. Anyone who hasn’t
signed up for updates, it is a very easy process and you will get every new post.
Faythe asked if there were any public comments or questions. None were submitted.
Elizabeth Taylor mentioned that the money for the purchase on Slough Road has come through. She has
forwarded the information to Mimi Bernardo.
12.Items the Chair could not anticipate - none
Community Preservation Committee
Minutes of August 27, 2020 Page 7 of 7
13.Next meeting: October 22, 2020 4PM Remote
MOTION made by Elizabeth Taylor to adjourn the meeting at 6:10pm
Roland Bassett seconded.
Roll Call Vote: Bruce Evans – yes, Barbara Burgo – yes, Elizabeth Taylor – yes, Diane Pansire –
yes, Roland Bassett – yes, Paul Ruchinskas – yes, Sharon Marotti – yes, Chair Ellis - yes
VOTE 8-yes 0-no
Respectfully submitted, Beth Devine, Recording Secretary
Packet of additional documents available on website for reference.