CPC Minutes

Community Preservation Committee

Minutes of November 17, 2021

Virtual Meeting

Attending: Gary Sorkin, Chair; Michael Fisher, Rhonda Fowler, Jim McAuliffe, Elaine McIlroy, David Mead-Fox, Janis Plaue, Geraldine Ramer

Also attending:  Stuart Saginor, Community Preservation Coalition Director; Mary Beth Rodman, WES Principal; Harry Terkanian

Chair Gary Sorkin called the virtual meeting to order at 9:09 a.m.  He explained that he had invited Stuart Saginor to present information on bonding for large Housing projects, and he introduced him to the CPC.

Bonding Presentation

Stuart Saginor, Director of the Community Preservation Coalition, began his presentation with an explanation of the state Community Preservation Act (CPA) Trust Fund’s increase this year, which resulted in higher matches for all CPA communities.  Mr. Saginor explained the three distribution rounds which Wellfleet received and explained that high property values are advantageous for the round in which all CPA communities received 39% of the state funds.  Next, he provided slides on bonding.  Bonding for a CPA project may only be made against the local 3% Wellfleet surcharge.  Borrowing is a popular method for CPA communities to fund major projects.  Bond counsel is needed to set up CPA general obligation bonds, which are often mixed with Town bonds.  A two-thirds vote is needed at Town Meeting for CPA bonding, without a follow-up ballot.  Harry Terkanian asked if CPA bonds count toward the Town’s bonding ceiling, which is now in good standing.  Stuart Saginor said that it does, and it is possible to bond for more than one project in a given year.  Bond counsel would work out a CPA bonding capacity spreadsheet.  He cautioned about bonding for the purchase of property with split uses and explained the “no supplanting” provision that keeps CPA money separate.  Use of CPA money cannot be reversed. For instance, if CPA funding were to cover the costs of the proposal for the school playground, the School cannot pay back the money out of their Capital Improvement budget when it becomes available.

More suggestions included having a deadline policy in place about accepting late applications for bonding.  He recommended Concord, Mass.’s CPC language for late applications.  Mr. Saginor offered more information that bonds have maximum terms, usually for 30 years.  The specific bond term should be included in the Town Meeting Warrant Article and in the explanation.  The Article should reference that the bonding is “under the authority of 44B” law and include the miscellaneous costs and closing expenses.  There is no subsequent ballot election because the Town has already had a ballot election approving the 3% surcharge. Popular projects have the most success for voter approval of CPA bonding proposals, according to Stuart Saginor. 

There were a few other topics in the presentation.  After a bond is authorized, it is included in the debt service for each year of its term.  The debt service can count toward the 10% of a category, as the Open Space debt did, but it is a CPC option to decide if the category covered by the bond receives its allotted 10% in addition to the debt service amount.  Should the Town revoke the Community Preservation Act, the bond must be paid back.  The surcharge would go to the debt until it is paid in full.  None of this has ever happened since no CPA community has revoked the Act. 

Gary Sorkin said he has talked to the Town Treasurer and to bond counsel about bonding to borrow two million dollars for Housing.  This will be discussed at the next CPC meeting. 

Applications of 2022 Annual Town Meeting

WES Playground                      

The Wellfleet Elementary School Playground Committee is requesting $385,000 for construction of a new playground.  WES Principal Mary Beth Rodman said that the fundraising drive has now reached $10,125.  Recreation liaison Rhonda Fowler attested to the support of the Recreation Committee and Department.  She later suggested including the Recreation Director and Assistant Director in discussion since they have experience in playground and other recreation construction projects.  Jan Plaue expressed concern about taking over a project which is on the Capital Improvement Plan.  CPA funds are for enrichment or for budget items the Town will not or cannot do, she said.  Mary Beth Rodman said that the playground keeps getting moved further into the future on the Capital Budget and is now in place for Fiscal Year 2025.  That is a very long wait for a playground that is accessible and inclusive for all abilities.  Ms. Rodman discussed the importance of the playground for student social and emotional growth, self-regulation, sense of play, and overall well-being. 

The price estimates are based on playgrounds in other towns, such as Chatham, Bourne and Braintree.  There was discussion of savings through a community build or use of items from the Sea Babies playground, which had been paid for with a CPA grant.  Mary Beth Rodman said the Sea Babies features were not of use to elementary school-age children.  She said O’Brien and Son plans according to state regulations and offers a 6% discount.  Vendors specializing in outdoor playgrounds are limited.  Rhonda Fowler called attention to the expectation that the school playground would get additional use from neighborhood children who would live at future Lawrence Rd. Housing units across the street.

Jan Plaue moved to ask that the School Playground Committee and Principal Mary Beth Rodman to go forward and provide more information for the next CPC meeting.  Elaine McIlroy seconded, and the motion carried 9-0.

Housing Buy Down 2022          

CPC has already approved the Housing Authority application for $210,000 for the next Housing Buy Down.   Gary Sorkin explained that this was the application prepared and approved with the intention of presenting it at a Special Town Meeting, but since it is uncertain that there will be a Special Town Meeting, the Buy Down is now being presented as a request for 2022 Annual Town Meeting.  Also, there is another Buy-Down grant underway with a recipient looking for a house.  With the scarcity of homes available, the Housing Authority does not want to have two simultaneous Buy-Down searches underway.

Housing Trust Fund                           

The Housing Authority has submitted an application for a $70,000 or the 10% Housing Reserve to the Wellfleet Housing Trust Fund.  Having this pot of money allows the Housing Authority to act quickly on a number of ambitious goals they pursue. 

Gary Sorkin moved to invite Harry Terkanian to return to the next CPC meeting to discuss the Trust Fund’s needs and bonding for Housing.  David Mead-Fox seconded, and the motion carried 9-0.

Lily House                                

A new non-profit Lily House has applied for $92,000 towards establishing a community housing hospice in Wellfleet.  CPC members wanted confirmation that this is an allowable project, an income and expense report from the non-profit, and provision for a return of CPC funds should the hospice close.

Jan Plaue moved to request more information and entertain discussion of funding for Lily House at the December CPC meeting.  David Mead-Fox seconded, and the motion carried 9-0.

Lower Cape Housing Institute  

The Lower Cape Community Development Partnership (CDP) is requesting a $7,500 contribution towards their Lower Cape Housing Institute for another year of seminars on Housing issues.  There were questions on the number of Wellfleet people who participated last year.  Elaine McIlroy noted that the model had been changed to a series of special programs.

Elaine McIlroy moved to get more information from CDP on Wellfleet’s involvement in the program and to invite a representative to come to the next CPC meeting.  David Mead-Fox seconded, and the motion carried 8-0.

Orleans Cape Cod 5 Housing   

Pennrose, LLC has submitted an application for $100,000 as a regional contribution to the conversion of the Cape Cod Five building in Orleans into community housing.   Because the total grant requests this year greatly exceed the available money, CPC discussed a deferment until next year when Pennrose could resubmit their request.

Rhonda Fowler moved to defer consideration of the Orleans Cape Cod 5 grant application and invite them to return another year.  David Mead-Fox seconded, and the motion carried 8-0.

Historical Plan Phase 3            

The Historical Commission has requested $20,300 to continue the Historical Plan with Form B Inventory, storage accommodations for the Form B’s, and additional seminars.  

Elaine McIlroy moved to consider the Historical Commission’s request at the next CPC meeting.  Michael Fisher seconded, and the motion carried 8-0.

Historical Society & Museum   

The Wellfleet Historical Society and Museum submitted an application for $375,000 for the second phase of renovations to the midsection of the museum.  There was discussion about the amount requested, other grants the Society & Museum have pursued, and accessibility that this phase would provide.

Jan Plaue moved to invite the Historical Society and Museum representatives to the next meeting to present their plan.  Michael Fisher seconded.  The motion carried 5-3.

Needs List 2021

A review of the 2021 Needs List was deferred until the December CPC meeting.

Minutes of 9/15/2021

Jan Plaue moved to approve the amended minutes of September 9, 2021.  Michael Fisher seconded, and the motion carried 8-0.

Project Concerns/Updates

Mary Rogers reported a complaint about the condition of the grounds surrounding Pond Hill School even though CPC involvement concerned the building only.  Rhonda Fowler gave follow-up information about the former Sea Babies playground, that had been funded by a CPC grant.  Now that a Children’s Place is no longer running the nursery care at the Community Center, the Recreation Department has stepped in and arranged for Port-a-potties to be supplied in summer; maintenance by the DPW, including filling the sandbox and repairing swings; and seeking additional play toys.  There was agreement that the playground for toddlers should receive more publicity so that the community is aware of its availability. 

Next Meeting

The next CPC meeting was scheduled for Wednesday, December 8, 2021 at 9 a.m.

Adjournment

Chair Gary Sorkin adjourned the meeting at 11:01 a.m.

Respectfully submitted,

Mary Rogers, CPC Coordinator

The Community Preservation Committee approved these minutes at the meeting held December 8, 2021.

Public Records materials of 11/17/2021All applications are on file in the permanent records of the CPC.