Post on 01-Apr-2015
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access or employee use.Building Code issues Lacking fire sprinkler protectionLeaking roof, lack of insulation and outdated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