CPC Minutes
Community Preservation Committee
Minutes of Thursday, November 30, 2022
Virtual Meeting
Attending: Gary Sorkin, Chair; Michael Fisher, Rhonda Fowler, Jim McAuliffe, Elaine McIlroy, David Mead-Fox, Janis Plaue, Geraldine Ramer, Fred Streams
Chair Gary Sorkin called the meeting to order at 9:06 a.m.
Minutes of 10/26/2022
Michael Fisher moved to approve the minutes of October 26, 2022, as amended. Jim McAuliffe seconded, and the motion carried 9-0.
Fnances for Fiscal Year 2024
Gary Sorkin said the financial picture for the new round of grants has not yet been clarified with the Accounting Department. The figures are needed for the next meeting when CPC will need to make decisions on amounts. The one exception is for the Conservation Fund because there is Open Space reserve money to cover the request, and there are no other applications that can use the Open Space reserve.
Discussions with Applicants
Conservation Fund for Open Space
The Wellfleet Open Space Committee Chair Bruce Hurter requested $150,000 to set up an Open Space Conservation Fund. He reviewed some possible uses of the money that could be used without having to wait for Town Meeting approval if a fund were available all year. The Conservation Commission would handle the fund, which would keep CPA money separate and tracked separately from other donations, ConsCom and Wetland Protection funds. Selectboard approvals of any use would still be required, and all projects would have to be for an allowable use of Community Preservation Open Space money. These conditions would be a part of the agreement to be executed upon acceptance by the voters at Annual Town Meeting.
Gary Sorkin moved to approve up to $150,000 to the Open Space Committee to establish a Conservation Fund and to place the request on the 2023 Annual Town Meeting Warrant. Rhonda Fowler seconded, and roll call vote was taken:
Elaine McIlroy – Aye; Jim McAuliffe – Aye; Jan Plaue – Aye; Fred Streams – Aye; David Mead-Fox – Aye; Geraldine Ramer – Aye; Rhonda Fowler – Aye; Gary Sorkin – Aye; and Michael Fisher – Recuse.
The motion carried 8-0.
Landscaping at Adult Community Center
Presenting for the Friends of the COA, Wayne Clough discussed the request of $9,902 for enhanced landscaping for the garden surrounding the Adult Community Center. He said this was not to be considered as a maintenance project. Suzanne Grout Thomas will put maintenance into the ACC’s budget. The project includes installation of a weed barrier, mulch, additional irrigation, and new drought-tolerant plants. Suzanne Thomas gave background on the origin and financing for the garden. DPW Director Jay Norton said he fully supports the application and confirmed that the Town will take care of maintenance of the refurbished garden.
Gary Sorkin requested that Mr. Clough get more quotes – local if possible – before Wednesday, December 7, 2022. He asked if the project could go forward if CPC granted a smaller amount. Wayne Clough said that would be possible because the garden plan is broken into components.
Awning for Bandstand at the Pier
Recreation Director Becky Rosenberg and Assistant Recreation Director Angel Robinson explained the request of $63,843.60 for a pavilion, rather than an awning, for the bandstand at the end of the parking lot at the pier. Becky Rosenberg mentioned the letters of support that indicated the pavilion would allow increased use of the bandstand for events, concerts and theater in addition to continued summer square dances. Jay Norton said he supports the proposal and said DPW would maintain the new installation as well as remove the old awning remains.
Michael Fisher asked about the sonotubes, the Harbomaster's opinion, Conservation Commission approval, and the height of the pavilion. Angel Robinson said they have the Harbormaster's support and an email from the Conservation Agent Hillary Greenberg-Lemos. CPC would like verifications. Elaine McIroy asked about the impact on the viewshed and asked that the structure be as sim as possible with all four sides kept open.
Angel Robinson said that the price quote is from the same company that built the Baker’s Field pavilion. Other companies were not available except for ones that offered kits, but not installation. Jay Norton addressed the importance of engineering, site management and preparation, which are included in the quote.
When questioned about other sources of funding, Becky Rosenberg said that the item has been in the capital improvement plan requests for three years but had been cut again. Asked about the possibility of moving the square dance to the Baker’s Field pavilion, she said that the number of people is too large, and they need a solid surface for dancing.
Beach Access with Mobi Mats
Beach and Human Services Director Suzanne Grout Thomas said that Mobi mats were needed and desired by visitors and townspeople. The Commission on Disabilities would like to install them at every beach, but it is impossible at the ocean ones. They chose the most level access at two ponds and two bay beaches and applied for a $32,760 CPC grant. Just before the pandemic, the Commission received a grant for a giant, melanoma prevention sunshade which needs to be installed as a part of the proposal. Jay Norton said that the DPW will install and remove and store the mats seasonally. The mats already in use at Long Pond have had a good life span.
Michael Fisher asked about Conservation Commission approval for the new mats for Mayo Beach and Indian Neck, and Suzanne Thomas said they would seek ConsCom approval. Dennis O’Connell, President of the Wellfleet Conservation Trust (WCT) said that a piece of WCT property was included in the Indian Neck route for the mats. He would need approval of their Board of Trustees to give permission for use of their land.
Jan Plaue asked about using the Beach Fund, rather than Community Preservation money, for the project, but Suzanne Thomas said her Fiscal Year 2024 budget had already been completed. Jim McAuliffe expressed the support of the Commission on Disabilities. Rhonda Fowler said CPC money would be well spent for the enjoyment of all beachgoers.
When asked about a partial grant or any flexibility in costs, Suzanne Thomas said they could cut back on the number of mats, but the preferred Mobi Mats are not included in state-funded, discount items. Installation cost for the shade awning also needs to be covered. An extension of the boardwalk and creation of a deck at Mayo Beach reflects the increases in lumber costs. This was not submitted as a capital improvement project, but installation by the DPW helps with cost.
Down payments, Closing Costs, Repairs for First-time Home Buyers
Wellfleet Housing Authority Chair Elaine McIlroy presented their request for $100,000 to offer another first time buyer help with the down payment, closing costs and repairs on a Wellfleet house. With this program, WHA has assisted five new homeowners over five years. The remaining funds are almost gone, and interest rates have gone up, increasing the need for more help with buy-downs. Another opportunity is opening on December 1st, she said, and recommended encouraging eligible first-time homeowners to apply. She also asked that any one with a homes assessed for under $400,000 get in touch with the Wellfleet Housing Authority and consider becoming a “Housing Angel.” She said that the new condominium conversion bylaw could help someone buy a moderately priced year-round home
95 Lawrence Rd. Community Housing
Vita Shklovsky of Preservation of Affordable Housing (POAH) and Jay Coburn, CEO of the Community Development Partnership (CDP) presented information on plans and financing for 95 Lawrence Road’s 46 rental units on six of the seven acres of land across from the Wellfleet Elementary School. POAH and CDP have partnered to plan and build the community housing with a mix of one-, two- and three-bedroom units. They have received approval for the Comprehensive Plan from the Wellfleet Zoning Board of Appeals, and they have applied to the state for funding. Mr. Coburn said that the state considers the commitment of the Town and its financial investment through Community Preservation and Affordable Housing Trust funds.
Vita Shklovsky displayed slides and described the features of the Upper and Lower Villages of the plan. The Upper Village consists of townhouses, designed with mid-century modern influences. The townhouses, meant for families, have two and three bedrooms, a community room, a laundry, community garden and play yard. A walkway connects the upper and lower villages. The Lower Village will include 16 one-bedroom units and a laundry. All landscaping will be left natural with nothing manicured.
An onsite septic system to be shared with the school and the police station will be installed. Jay Coburn said the complex will be energy efficient with solar panels for net zero energy consumption and no use of fossil fuels. It is a capital investment for the environment to be energy efficient, according to Vita Shklovsky.
POAH will own and manage the complex with a property manager on site. The units will remain affordable in perpetuity. There are provisions from low Area Median Income (AMI) up to workforce AMI.
POAH will be applying for regional funding from other CPC’s in Orleans, Brewster and Provincetown because of increased costs of materials and labor. The construction period, covering a longer period of time, will also add costs for more insurance and labor. Jay Coburn said that it is not unique to be facing higher costs; it is happening all across the state. However, he said the state checks on the viability of projects and ensures that they are not over priced.
Gary Sorkin asked about the possibility of breaking up the request into three $500,000 grants. Vitz Shklovsky said that all funds are needed by January 2024. Jay Coburn said that the state had not invited them to the state grant round this winter, but there is a mini round that will offer another opportunity in June. Jay Coburn considered it good news that there are so many projects underway even though they are all in competition for state and local help. He said that an Eastham housing project was the first time a Lower Cape town reached out for regional CPA contributions. He realizes that Wellfleet needs to decide what to do about regional requests.
Gary Sorkin asked about including families with students in the Nauset Schools in local preference selection for the lottery. Jay Coburn said it was up to the towns’ requests for lottery allowances, not the developer’s decision.
Cape Cod 5 Housing, Orleans
Pennrose designer Rio Sacchetti reviewed and updated the proposal which he had presented last year for Cape Cod 5 Housing at 19 West Road, Orleans. The old bank office building is being renovated with additional new construction to create 62 units of community housing with a range from Affordable rent restricted to Workforce with a higher AMI. Although they have received state and federal funding, tax credits, home funds, and regional CPC contributions; costs for concrete, windows, siding and HVAC have all gone up. Having the most impact on their finances are the increased interest rates, which translates into less borrowing ability.
In their effort to get construction started on schedule, Pennrose is still seeking help from Wellfleet in a CPA grant of $100,000. Rio Sacchetti said that when they developed the Bracket Road housing, now called Nauset Green, Pennrose had advocated for the lottery allowance for families with students in the Nauset school system; they did not leave it up to the Town of Eastham to decide. That would be the anticipated lottery criteria for the Orleans Cape Cod 5 Housing, which has not yet received a new name.
Rio Sacchetti concluded his remarks with mention that the project is shovel ready, has Department of Housing and Community Development (DHCD) funds and smaller regional amounts, and a reminder that Wellfleet’s Lawrence Rd. housing is 18 months away.
3 Jerome Smith Rd., Provincetown
Lindsey Gael, replacing Katie Bosse from Community Builders, introduced herself and the 3 Jerome Smith Road Housing proposal to be constructed across the street from Provincelanding, which Community Builders also own. The new project, consisting of 65 rental units with a mixture of one to three bedrooms units for elderly, for families and for those with disabilities, will have a range of 30%, 60% and 80% AMI to market rate.
Community Builders have been approved for the winter round of state funding. They anticipate the start of construction in Spring 2024. They continue to seek regional contributions and have made the same request for $500,000 grant money from Truro and Provincetown CPC’s. The Town of Provincetown is contributing $3 million through their short-term rental tax returns. They are confident about receiving state funding in the winter round because of the level of support from Provincetown and Cape Cod’s priority need for affordable housing.
Lindsey Gael said she would check about local preference allowances if a student is enrolled in the Nauset schools, but Provincetown is not a member of the Nauset Regional System. She did estimate that up to twenty units could be available to Wellfleet people who work in Provincetown and through the 30% lottery choices of those who are not locals.
Ms. Gael discussed the increases in costs, especially for Provincetown at the very end of the Cape. Hard costs are now at $419,000 per unit. Total construction costs are even higher at $600,000 per unit. She realizes that the $500,000 grant request from Wellfleet is high, but she hope that the CPC will make some contribution to help with the regional housing crisis.
Additional Application
One more application had arrived after the October 15, 2022 deadline, because the sponsors had used old November 15th deadline information found on website CPC’s Policies & Procedures. Gary Sorkin asked for approval to accept the late application.
Gary Sorkin moved to accept the application for Affordable Rental Housing at 107 Main St. Orleans. Jan Plaue seconded, and the motion carried 8-0.
Affordable Rental Housing - 107 Main St., Orleans
David Quinn of the Housing Assistance Corporation (HAC) explained the plan for 14 rental units, all at 80% AMI, on the 1.25-acre lot. The existing building will be demolished, and a single structure that will appear to be three buildings will replace it. A high level of energy efficiency is planned, an innovative alternative septic system will be installed, and parking provided on the property. All Orleans board approvals have been completed. HAC has been invited to the winter round of state funding. The total project budget is $6.7 million. Mr. Quinn reviewed their sources of funding. He said they will not be asking for low-income tax credits because they don’t qualify at the federal or state level. He said that having students in the Nauset school system would qualify a family for local preference, but he will seek confirmation to be certain. HAC is ready to proceed and would be grateful for any regional contribution that Wellfleet could make even if it was not the $100,000 requested. They have reached out to other Lower Cape towns and expect the Orleans CPC to grant the largest amount of money.
Project Concerns/Updates
During the meeting, Gary Sorkin reported on the success of the ribbon cutting ceremony on Saturday, November 19th, the official opening of WES Playground. He also noted that the appeal period for the Old King’s Highway Habitat Homes case is over.
Next Meeting & Needs Hearing Dates
The next meeting is scheduled for Wednesday, Dec. 7, 2022, at 1 p.m. This meeting is to make decisions on the grants. The Annual Needs Hearing will be scheduled after the December 7th meeting is held.
Adjournment
Jan Plaue moved to adjourn. Rhonda Fowler seconded, and the motion carried unanimously. The meeting was adjourned at 12:14 p.m.
Respectfully submitted,
Mary Rogers,
CPC Coordinator
Public Records Material for Meeting of 11/30/2022
*All applications are on file in the CPC permanent records