HomeMy Public PortalAboutCommunity Preservation Committee -- 2016-08-10 Minutes Approved: 09/14/2016
\\\a\\\\\�mnnluuuiuiiiii Vote: 5-0-0
\`ti4 6R ow311
l /
2198 Main Street
o Brewster, Massachusetts 02631-1898
Y — (508) 896-3701
FAX (508) 896-8089
PRESERVATIONCOMMUNITY
Held a Regular Meeting
On Wednesday, August 10, 2016 at 4:30 p.m.
At The Brewster Town Office Building, 2198 Main Street, Brewster,MA
MEETING MINUTES OF AUGUST 10 2016
Present: Chair Paul Ruchinskas, Vice-Chair Jeanne Boehm, William Klein, Peter
Johnson, Joan Carstanjen, Roland Bassett, and Elizabeth Taylor
Absent: Barbara Burgo
Also present: Leedara Zola from Habitat for Humanity and George Boyd,
Brewster Historical Commission
The Chair called the meeting to order at 4:30 pm
Recording or Taping Notification: "As required by the Open Meeting Law we are informing you
that the Town will be videotaping andlor audio taping this public meeting. In addition, if anyone
else intends to video and audio tape this meeting they are required to inform the chair. " We request
that all cell phones be turned off or to vibrate.
1. Treasurer's report.
The Treasurer's report is not ready but will be presented at the next meeting. At
the spring town meeting the approved warrant article set aside the following
amounts: $64,122 for Historic Preservation Reserve, $30,000 for Historic
Preservation Professional Services, $64,122 Community Housing Reserve,
$30,000 for Community Housing Professional Services, with a 30% Budget
Reserve amounting to $272,367 and another $10,000 Reserve in Professional
Services. The actual amounts available in 2017 will be ready at the next meeting.
CPC Meeting Minutes of August 10, 2016 Page 1 of 6
2. Discussion and possible vote on a motion, subject to conditions, of the
$350,000 funding request from Habitat of Humanity of Cape Cod, Inc. for
Phase 1 of the Tubman Road community housing project.
Leedara Zola of Habitat for Humanity of Cape Cod presented an overview of the
Tubman Road community housing project. There was a brief review of the
background of Habitat for Humanity with the whole community coming together
to support affordable housing. Habitat Cape Cod has built and sold 102 homes
since 1988 across the Cape. They currently have 12 open building permits in hand
and hope to add 6 more with the Tubman Road project. There are 32 homes in
predevelopment. Habitat works with the homeowners for about a year prior to the
build with the homeowner putting in sweat equity and then will have an affordable
mortgage. The Tubman Road 14-acre parcel was purchased with two separate
grants from the Town of Brewster CPC funds. The project will take 7 years to
complete. The original CPC benchmark for each house was $100,000. This
application is for construction development and the first phase of 6 homes, one of
which will be a blitz build that will be completed in one week and includes the
help of building contractors.
The Chair stated that it is felt that the CPC has the funds for this project, but the
final numbers will not be received until the next meeting and approval of this
project needs to be made subject to the funds being available. Jillian Douglas has
agreed to be the liaison for this project. There was a brief discussion on whether
the CPC wants to set a ratio on affordable housing with regard to rental vs. home
ownership. This will be an agenda item at a future meeting.
The Habitat project will expend all of the money this year in the CPC fund. The
homeowners will own the home and the property. There was a question about the
Homeowners' Association that will collect monies to cover road repair and
drainage, but may not need to collect monies to pay for plowing as the Town
currently plows private roads. The Homeowner's Association will own the open
space and there was discussion about whether the Brewster Conservation District
may be willing to take that over. Due to Habitat's excellent reputation support for
the project was expressed even though this award will expend all of the CPC
Housing Community monies. There was a waiver from the minimum lot size that
is currently 1.5 acres and these lots are between 13,000 to 15,000 square feet.
There was discussion that since this is a cluster development, the lot size was
probably not an issue. Concern was expressed about some of the requirements that
may affect Habitat's ability to secure other loans and grants. This vote will need to
be reviewed by Town Counsel and any restrictions could be waived following this
review.
CPC Meeting Minutes of August 10, 2016 Page 2 of 6
The Chair reviewed the proposed motion for approval of the Tubman Road project.
There was a review of the need for the 0% loan requirement that will be discharged
upon completion of each home when the affordable homeownership restriction is
recorded.
Peter Johnson moved to approve, pending confirmation of sufficient
availability of CPA funds, the $350,000 funding request from Habitat for
Humanity of Cape Cod, Inc. ("Habitat") subject to the following conditions:
1. Compliance with the terms and conditions of both the Town's
contingent fee interest deed and the Chapter 40B comprehensive permit
approval.
2. The execution of the standard CPC grants agreement between Habitat
and the Town.
3. The CPC funds shall be available to reimburse Habitat for any hard
(including full project site expenses) and soft costs from Phase I as
listed on the July 2016 pro forma (attached) that are incurred after the
November 14, 2016 Town Meeting vote.
4. Prior to the release of any CPA funds, Habitat shall provide evidence
satisfactory to the CPC that other sources of funds necessary for the
completion for Phase 1 are available.
5. The CPC will hold back 10% ($35,000) of the funds until completion of
Phase I of the project, i.e. the recording of the affordable housing
restrictions on the six homes. Habitat may request a partial release (1/6
of the hold back) for each restriction recorded.
6. This award will be in the form of a 0% loan that will be discharged
upon the recording of an affordable housing restriction upon the sale to
an income eligible household of each of the six lots in Phase L This
award will be in the form of a grant.
7. The term of the award shall be two years from the date of the Town
Meeting vote.
8. The CPC liaison for this project shall be Jillian Douglass.
Roland Bassett seconded the motion.
VOTE: 7-0-
CPC Meeting Minutes of August 10, 2016 Page 3 of 6
3. Discussion and possible vote on the $21,000 historic preservation professional
services request from the Brewster Historical Commission for completion of 70
Massachusetts Form B's on historic structures that are currently not listed as
historic.
George Boyd, Chair of the Brewster Historical Commission reviewed the request
for $21,000 to analyze the architecture of the 70 houses and to have completed the
Massachusetts form B's on these historic structures. The windshield survey
identified an additional 121 buildings increasing the historic homes in the town to
over 300 structures. Many of the homes that have form B's were not well done
and there was missing data, but the Historical Commission feels that at least they
exist. The Committee wants to concentrate on the houses that have not been done
in two separate phases. The cost is about $300 per structure. Initially, the
Committee will chose 5 homes for the consultant to complete the Massachusetts
Form B's. Then the consultant's work will be evaluated and if the work is
satisfactory, additional homes will be analyzed.
The hope is to put each form B onto the Town's website so it is available to the
public. Hard copies will be stored in the Library. The Form B's will be on the
Massachusetts website. These professional services will be put out in an RFP
process, as qualified professionals will more important for this project than the
price whereby a bid process the town would take the lowest bidder. There is
$30,000 in the CPC professional services account with $5,000 set aside for Eric
Dray's work and $4,000 for legal work.
Motion made by Roland Bassett to approve the Historical Commission's
request for $21,000 from historic preservation professional services for
completion of 70 Massachusetts Form B's on historic structures that are
currently not listed as historic. Peter Johnson seconded.
VOTE: 7-0-0
4. Report on Cobb House rehabilitation project status.
There will be an open house for the public at the Cobb House on August 17, 2016.
It was felt that this project benefited from Eric Dray's expertise. It is hoped to
have a draft ready of the historic preservation restriction to submit to the
Massachusetts Historical Commission so that the CPC can release the $20,000
being held back.
CPC Meeting Minutes of August 10, 2016 Page 4 of 6
5. Vote to approve the minutes of the July 27, 2016 CPC Housing Committee
meeting.
Chair Paul Ruchinskas reviewed the July 27, 2016 CPC Housing Committee
meeting minutes. There will be some changes made to the HECH loan program.
Concern expressed about the changes coming that may upset the original
participants. Another change will be that town employees will not be eligible for
these loans to avoid favoritism and potential advantages. These changes will be
discussed further at a future meeting.
Motion made by Jeanne Boehm to approve the minutes of July 27, 2016 as
presented. Paul R chinskas seconded.
VOTE: 2-0-0
6. Vote to approve the minutes of the August 3, 2016 CPC Housing Committee
meeting.
Motion made by Jillian Douglas to approve the meeting minutes of the August
3, 2016 CPC Housing Committee as amended. Jean Boehm seconded.
VOTE: 3-0-0
7. Vote to approve the minutes of the July 13, 2016 CPC meeting. _
Motion made by Roland Bassett to approve the meeting minutes of July 13,
2016 as amended. Jean Boehm seconded.
VOTE: 7-0-0
8. Items that the Chair could not have reasonably anticipated.
Town meeting is scheduled for Monday, November 14, 2016. The warrant
submission deadline is Monday, October 3, 2016. There is the potential of an
Open Space request being made.
There was a brief discussion about the Cape Rep issue and the DCR needs to
decide who will sign the recapture agreement.
9. Schedule next meeting.
The meeting is scheduled for September 14, 2016 at 4:30 pm.
Motion made by Peter Johnson to adjourn the meeting at 5:28 pm. Roland
Bassett seconded.
VOTE: 7-0-0
CPC Meeting Minutes of August 10, 2016 Page 5 of 6
Respectfully submitted,
l
Donna J. Moberg, Recording Secretary
Items used at the meeting:
® Treasurer's Report
• Brewster Historic Commission Professional Expense Application dated July
3, 2016
• Brewster Historic Society Report dated August 1, 2016
® CPC Housing Committee Minutes of July 27, 2016
• CPC Housing Subcommittee Minutes of August 3, 2016
• CPC Minutes of July 13, 2016
® Recommended Motion for Habitat for Humanity Funding Request
® Habitat for Humanity pro-formas dated July 2016 attached to these minutes
CPC Meeting Minutes of August 10, 2016 Page 6 of 6