CPC Minutes
Community Preservation Committee
Minutes of Thursday, July 20, 2022
Virtual Meeting
Attending: Gary Sorkin, Chair; Michael Fisher, Rhonda Fowler, Jim McAuliffe, Elaine McIlroy, David Mead-Fox, Janis Plaue, Fred Streams
Regrets: Geraldine Ramer
Also Attending: Selectboard Chair Ryan Curley
Chair Gary Sorkin called the meeting to order at 9:00 a.m.
Minutes of 6/16/2022
Jan Plaue moved to approve the minutes of June 16, 2022 as printed. Jim McAuliffe seconded, and the motion carried 8-0.
Election of CPC Officers
Gary Sorkin said that he and Jan Plaue were willing to continue to serve as Chair and Vice-chair. He proposed that the committee vote on a slate for them as officers.
Elaine McIlroy moved to approve the slate of Gary Sorkin as Chair and Janis Plaue as Vice-chair of the Community Preservation Committee. David Mead-Fox seconded, and
the motion carried 8-0.
CPC Finances
The special accountants have not yet completed their audit of CPA money so that the Committee can determine an accurate fund balance. Mary Rogers discussed the state match for Fiscal Year 2022. The CPC estimate for the state money was $139,263, but the actual state distribution was $392,093. That means there is a surplus of $252,830. This is a known amount available for CPC use now, but it has not been verified by the accounting team. There is also the unspent administrative allotment from Fiscal Year 22 and a small amount of interest that should be a part of the CPA general fund balance. CPC hopes to get a firm figure for the fund balance that could be used at Special Town Meeting in fall.
Applications for Special Town Meeting
The Selectboard has submitted an application for $1,050,000 towards the purchase Maurice’s Campground, located at 80 State Highway (Map 40, Parcel 23). The grant request is for funding from the CPA fund balance, bonding using Wellfleet surcharge funds, or a combination of the two.
Committee members addressed the cesspool situation at Maurice’s Campground with Ryan Curley. Water quality tests show that the cesspools are working, but the septic system will have to be brought up to code when the Town takes over the campground. The sale is contingent upon receiving a waiver from the Board of Health.
Gary Sorkin identified the 3 acres behind the store as the portion of the campground property eligible for an Affordable Housing deed restriction. The areas with trailers, cottages, tenting campgrounds and other buildings are not eligible at this time. The eligible 3 acres are flat, clear and have access to Village Lane. A third party will make the appraisal to determine if $1,000,000 or a smaller amount for the 3 acres is needed. The appraised value is expected to be completed in August.
Partnering with Open Space, initially considered for the purchase of the property, is no longer going to be a part of the project. Provided the purchase is approved, the 3 acres will be placed under a deed restriction for Affordable Housing. Open Space land receives conservation restrictions.
Gary Sorkin discussed the bonding process. The Town does the bonding, using CPA funds to partially cover the entire bond. He noted a debt schedule for $1,000,000 costs an additional $780,000 of interest. He said it would help if the starting figure were lower, depending upon other CPA available funds. There are other big community housing projects in need of CPA funding. Development costs for 95 Lawrence Rd. will also require bonding. A renewed effort to build the 8 apartments planned for Paine Hollow might also need additional CPA funds even though Ted Malone is seeking other sources of assistance.
Ryan Curley discussed other funding for the purchase of Maurice’s Campground. He said the Town intends to run the campground business as an enterprise fund for six years. They will hire a contractor to run the campground. Any leftover money will go towards the debt. He said that the impact fee on some of the short term rental tax is to be deposited into the Affordable Housing Stabilization Fund. The Town will ask voters at the 2023 Annual Town Meeting for revenue from a mixed income percentage. The remainder of the campground cost would be covered by debt exclusion, he said.
Gary Sorkin said that the campground owners must be paid the $6.5 million at the closing date this October, no matter how the money is raised. Ryan Curley said that Wellfleet maintains its AAA bond rating. Rates keep changing and are expected to be higher by the end of October at the time of the closing.
To approve borrowing to acquire by purchase the property located at 80 State Highway, otherwise known as Maurice’s Campground, for the appraised value of a 3-acre portion of the property to be deed restricted to the development of affordable housing, subject to the approval of the purchase for a sum of approximately $1,050,000 to be funded by CPA fund balances or bonding through Wellfleet CPA surcharge 3% tax receipts or a combination of the two
Jan Plaue moved to approve the motion in support of borrowing with the use of CPA funds. Rhonda Fowler seconded, and further discussion with soe amendments followed.
Jan Plaue moved the amended motion:
To provide the Town of Wellfleet, through its Select Board, with access to up to $1,050,000, based on the Community Preservation funds to acquire at least 3 acres of land as part of the proposed Maurice’s Campground acquisition at 80 State Highway, Wellfleet (Map 40, Parcel 23) and further to appropriate and authorize the borrowing of said sum of $1,050,000 under G. L. Chapter 44B (the Community Preservation Fund.) The parcel will be deed restricted to create housing for persons earning no more than 80% (or $100% if permissible under the terms of the deed rider) of the Area Median Income. The maximum annual amount authorized to be expended for this purpose from Community Preservation funds shall not exceed $125,000 in any fiscal year.
Rhonda Fowler seconded, and a roll call vote was taken:
David Mead-Fox, Aye; Elaine McIlroy, Aye; Fred Streams, Aye; Michael Fisher, Aye; Rhonda Fowler, Aye; Jan Plaue, Aye; Jim McAuliffe, Aye; and Gary Sorkin, Aye.
The motion carried 8-0.
Gary Sorkin and members of the Committee commended Ryan Curley, the Campground Planning Committee and the Selectboard for the work they have put into making this great housing opportunity happen.
Other Submissions
CDP submitted their Fiscal Year 2024 request for the Lower Cape Housing Institute in advance of the fall deadline.
Agreements
The internal Fiscal Year 2023 agreements for the Affordable Housing Trust, another Buy Down and the Elementary School Playground have been completed. The agreements reviewed by Town Counsel are in the process of being signed. As soon as the grantees from Lily House, CDP and the Wellfleet Historical Society & Museum sign, the agreements will go to the Selectboard for their signatures. The money will then be available for the projects.
Coordinator’s Job Description and Timeline
Committee members decided to defer until another meeting a discussion of the Coordinator’s position and timeline.
Needs Presentations to Selectboard
The Open Space Committee is still looking for a date to be placed on a Selectboard agenda. They will schedule a date after the Special Town Meeting is over in September.
Project Concerns/Updates
Mary Rogers reported that the school playground construction is underway, the Lily House is progressing, and the Cemetery Commissioners have plans for signs and stabilization of some gravestones.
Next Meeting
The next meeting was scheduled for Thursday, August 4th at 9 a.m. It will be held via Zoom since the governor extended the time period for virtual meetings. The agenda will include the appraisal of the 3 acres at Maurice’s Campground, language from Town Counsel for the Warrant Article for Special Town Meeting,
Adjournment
Jan Plaue moved to adjourn. Jim McAuliffe seconded, and the motion carried 8-0.
The meeting was adjourned at 10:25 a.m.
Respectfully submitted,
Mary Rogers
CPC Coordinator
The Community Preservation Committee approved these minutes at the meeting held August 4, 2022.