Tewksbury Tewksbury Town Hall Town Hall

Rehabilitation Rehabilitation CPA Fund ProjectCPA Fund Project

Special Town MeetingOctober 5, 2010

IntroductionsOverviewArchitectural DrawingsCommunity Preservation Act

FundingQuestions and Answers

Town Hall Town Hall RehabilitationRehabilitation

Overview

Dedicated in 1920, 16,000 sf.Former Police Station, Library and various Town OfficesCurrently serves as Offices for:• Board of Selectmen• Town Clerk• Town Manager• Veterans Agent• Administrative ServicesServes the public for Board and Committee Open

Meeting requirements.No significant renovations since being builtRenovation discussions started 1985

Building History

Building IssuesNot Americans with Disabilities Act compliant for

public access or employee use.Building Code issues Lacking fire sprinkler protectionLeaking roof, lack of insulation and outdated

deteriorated windowsInefficient heating and ventilationOutdated plumbing and electricalInefficient space utilizationLack of public meeting space for boards and

communityLack of proper Public Record storage and document

space

Town Clerk’s Public Entrance Town Clerk’s Public Entrance CeilingCeiling

Town Clerk’s Vault SpaceTown Clerk’s Vault Spacebefore it rains...before it rains...

Town Clerk Records VaultTown Clerk Records Vaultwhen it rains.when it rains.

Balcony and Ceiling Balcony and Ceiling

Side Entrance StaircaseSide Entrance Staircase

West Side Staircase Basement West Side Staircase Basement FloorFloor

StorageStorage AreaArea

behind behind the the

AuditoriuAuditoriumm

West Side Staircase Basement West Side Staircase Basement CeilingCeiling

BasementBasementBoiler Boiler RoomRoom

Renovation Goals

• Retain historic features and character

• Improve resident accessibility

• Comply with ADA and CPA

• Create functional office space

• Increase public and community meeting space

• Update mechanical and plumbing

• New roof, insulation and replace windows

Proposed ProjectRehabilitate 16,000 sf and construct 2,500 sf

additional space in ADA and CPA complianceInstall 3 story access elevatorImprove second floor spaceImprove basement for office space for Community

Development or other OfficesNew plumbing, heating, AC, roof and windowsIncrease and improve document storage to State

requirements.Preserve the Lobby, including stairways and plaques

and Auditorium, including stage façade, ceiling and windows

CPA Fund Project Costs for STM

Rehabilitation Costs $5,883,303 Oversight Costs +$220,000

Total $6,103,303

Town Hall Town Hall RehabilitationRehabilitationArchitectural Drawings

Town HallTown HallFront ViewFront View

Town HallTown HallLeft Side ViewLeft Side View

Town HallTown HallRight Side ViewRight Side View

Town HallTown HallRear ViewRear View

Basement Floor PlanBasement Floor Plan

Main Floor PlanMain Floor Plan

Second Floor PlanSecond Floor Plan

Town Hall Town Hall RehabilitationRehabilitation

Community Preservation Act Funding

In accordance with the Tewksbury Community Preservation Committee’s

Criteria for Historical proposals: Protect, preserve, enhance, restore and/or rehabilitate historic,

cultural, architectural or archaeological resources of significance, especially those that are threatened;

Protect, preserve, enhance, restore and/or rehabilitate town-owned properties, features or resources of historical significance;

Protect, preserve, enhance, restore and/or rehabilitate the historical function of a property or site;

Support the adaptive reuse of historic properties;

Are within a Tewksbury Historic District, on a State or National Historic Register, or eligible for placement on such registers, or on the Tewksbury Historical Commission’s Cultural Resources Inventory;

Demonstrate a public benefit; or

Demonstrate the ability to provide permanent protection for maintaining the historic resource.

Preference will be given to proposals that address as many of the following

general criteria as possible:  Are consistent with current planning documents that have

received wide scrutiny and input and have been adopted by the town;

  Preserve the essential character of the town Save resources that would otherwise be threatened

Demonstrate practicality and feasibility, and demonstrate that they can be implemented expeditiously and within budget;

  Produce an advantageous cost/benefit value;

Preserve or utilize currently owned town assets; and

Receive endorsement by other municipal boards or departments.

CPA Funding and BorrowingCPA Funding and Borrowing

Total Renovation Cost Estimate $6,103,303

Existing CPA Funds Available = $ 1,552,851.98CPC commits $1,503,303.00 of the available .(Leaving a $49,548 balance available in CPA balance.)

Total Costs are $6,103,303, minus commitment of $ 1,503,303 = $ 4,600,000.

CPA Funding and BorrowingCPA Funding and BorrowingAmount to borrow is $ 4,600,000.

Financing Town Hall in accordance with the CPA

-FY2012 Estimated Surcharge = $ 583,740-Deduct 10% each for affordable housing and open

space, and add 5% for buffer = 25%

$583,740 x 75% = $437, 805-Therefore, we can only borrow against what the

first payment of $437,805 will cover.

CPA Funding and BorrowingCPA Funding and Borrowing

Amount to borrow is $ 4,600,000For example:

First Bond Payment @ 4.5% for 20 years= $437,000

(Below our threshold of $437,805)

In this example:Total 20 year interest= $ 2,173,500 Portion of average home ($368K)CPA surcharge

($50.78):Year 1 Approx. $37.84Year 20 Approx. $20.81

Town Meeting HistoryTown Meeting HistoryTown Meetings approved CPA funds in total of $417,500 for

the Architect and Design.

May 2007-         25,000May 2009-       142,500Oct. 2009-         250,000

#1 Total_________________________________$417,500

Town Meeting approved CPA Funds totaling $425,000 for Preservation of Records at  Town Hall.

Oct 2009-   50KMay 2010- 375K

#2 Total_________________________________$425,000

Tewksbury’s CPA ‘Down Tewksbury’s CPA ‘Down Payment’Payment’STM Oct. 5, 2010CPA fund contribution to town hall = $1,503,303

Previously Approved CPA Funds Architect & Design (2007-2009)

+417,500 Preservation of Records (2009 -2010)

+425,000

Up front total CPA fund contribution = $2,345,803

Total Project Costs:  $6,103,303 +    417,500 +   425,000 $ 6,945,803

$2,345,803 ÷ $6,945,803=

33.77% (of Total Project Costs)

Example Bond Payment Impact on Example Bond Payment Impact on CPA SurchargeCPA Surcharge@ 50% State Match@ 50% State Match@ 75% State Match@ 75% State Match