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HomeMy WebLinkAbout0060 STEVENS STREET - Health E309'r-60EVENS ST., HYANNIS = 164 - 165 �I e I� r�, I LEWIS LANDING APPLICATION FOR COMPREHENSIVE PERMIT ' BARNSTABLE ZONING BOARD OF APPEALS SEPTEMBER 22,2000 1 r �FTHETp�,� Town of Barnstable Board of Health BnxxsensLE, v$ iM6 S. g P.O.Box 534,Hyannis MA 02601 ATED MA'S A FAX: 508-790-6304 October 27, 2000 Ron S. Jansson, Chairman Zoning Board of Appeals 230 South Street Hyannis, MA 02601 Dear Mr. Jansson, The Board of Health held a public meeting on Tuesday October 17, 2000 and reviewed the proposed Chapter 40B project of 15 units totaling 40 bedrooms to be located at 60 Stevens Street Hyannis. The Board of Health members voted unanimously to provide the Zoning Board of Appeals the following statements: Seven buildings consisting of 15 units and 40 bedrooms on a 1.13 acre lot is considered an intensive use of land. However, if this project is approved, the following conditions are recommended: 1) All of the dwellings shall be connected to the public sewer line. 2) All of the dwellings shall be connected to the public water supply. 3) Any abandoned cesspools at this property shall be disconnected and shall be either removed or filled with clean sand. Sincerely yours, Susan G Rask, R.S., Chairman Board of Health a 1A TABLE OF CONTENTS 1. Application and Memorandum ' 2. DHCD Regulations 3. "About Massachusetts Partnership Housing Fund" 4. Appendix A-DHCD Listing of Chapter 40B Eligible Housing Programs-July 1, 2000 5. Massachusetts Housing Partnership Fund Project Eligibility Letter ' 6. Deeds to locus and 52 Stevens Street Trust and 60 Stevens Street Realty Trust Documents t7. Purchase and Sale Agreement ' 8. Pro Forma and Operating Budgets t M „� y Town of Barnstable • sntw Zoning Board of Appeals 9cb 6 9. � Planning Department, 230 South Street, Hyannis, Massachusetts 02601 iOrEc�y" (508) 862-4785 Fax(508) 862-4725 October 3, 2000 Royden Richardson, President Town Council John C. Klimm, Town Manager Town of Barnstable Town of Barnstable 367 Main Street, Hyannis, MA 02601 367 Main Street, Hyannis, MA 02601 Laura Shufelt, Chairman Ruth Weil, Town Attorney Barnstable Housing Committee Town of Barnstable, Legal Department Town of Barnstable, Planning Department 397 Main Street, Hyannis, MA 02601 230 South Street, Hyannis, MA 02601 Raymond Lang, Chairman Thomas K. Lynch, Director Barnstable Planning Board Barnstable Housing Authority Town of Barnstable, Planning Department 146 South Street 230 South Street, Hyannis, MA 02601 Hyannis MA 02601 John J. Finnegan, Chief Harold Brunelle, Chief Barnstable Police Department Hyannis Fire Department 1200 Phinney's Lane 95 High School Rd. Ext Hyannis, MA 02601 Hyannis , MA 02601 Thomas Mullen, Superintendent Maureen McPhee, Tax Collector Town of Barnstable, Department of Public Works Town of Barnstable 367 Main Street, Hyannis, MA 02601 367 Main Street, Hyannis, MA 02601 Robert Gatewood, Conservation Administrator Thomas McKean, Health Agent Town of Barnstable, Conservation Division Town of Barnstable, Health Division 367 Main Street, Hyannis, MA 02601 367 Main Street Hyannis, MA 02601 Building Commissioner Barnstable School Department Town of Barnstable, Building Division c/o Dr. Angela Castoria 367 Main Street, Hyannis, MA 02601 230 South Street, Hyannis, MA 02601 Margo Fenn, Executive Director Cape Cod Commission 3225 Main Street Barnstable MA 02630 Enclosed is a package of materials submitted by H. Jon Gordon, Trustee of 52 Stevens Street Trust, to the Zoning Board of Appeals in.accordance with MGL Chapter 40 B, Affordable Housing. The applicant is requesting 15 residential rental units, and one owner-occupied unit of which 8 units shall be low or moderate income housing units. The property is shown on Assessor's Map 309, Parcels 164 & 165, commonly addressed 52 and 60 Stevens Street, Hyannis, MA, in an RB Residential B Zoning District The Comprehensive Permitting process designates the Zoning Board of Appeals as the single permitting agency. The Board would like to know if you have any concerns and /or issues that need to be addressed and resolved prior to its decision on this application. a The Board would also appreciate any suggestions into possible conditions to impose in the permit should it be issued. Those conditions should be developed to assure that the proposed development is: • environmentally sound, • provides a safe and secure place to live, • has provision for adequate transportation, public and private utilities and emergency services, • is constant with adopted local and regional plans and needs, and • is in the best interest of the Town and its residence. .A Public Hearing on this permit will be held on November 1st, 2000, in the Town Hall Hearing Room. If you could provide your review prior to October 18, 2000, it would be appreciated. Should you need additional information, please contact either Art Traczyk, Principal Planner at 862-4685 or Sheila Geiler, Board Secretary at 862-4685. Thank You, Ron S. Jansson, Chairman cc: File Copy 1 �� 9 � � i � r d ,a For Board use onlv:Comp.Perm.Application No. Date Rec'd. Hearing Date: TOWN OF BARNSTABLE Zoning Board of Appeals r ' i0 Z 5 M Town Hall. Hyannis. MA. 02601 - T BAR WNOFNSTAB P 1CAT10N for COMPREHENSIVE PERMIT ' + BOARD OF ant to M.G.L. Ch.406. Secs. 20-23. and 760 C.M.R. 30.00 & 31.00) N_:te: Please submit fifteen (15) copies of pages 1 and 2 of this completed application form and ati accompanying plans and documents listed in Item 19.. together with a check payable to Town Barnstable . [Only one (1) copy needs to be filed of documents referred to in Items ; IDad° A.. 10-A.. 14-A. and 21-A.) Use supplemental pages if necessary to provide complete ' information called for by any item in this application. indicating name of applicant (Item 2.) an name of development (Item 3.) on each such page. If an item is not applicable. please enter N/A PLEASE TYPE OR PRINT NEATLY ALL ENTRIES. f1.Appiieant (name).. .:. PA... e t (address & tel.)..6a0...d..' ..0 .. .� /.�. . . ,...;;..r F� r.-•zc.� ..l...u...f..�............. . ?. . 4J........ t . ............ c;L r 2. Status of applicant: (check one): Public Agency _; Non-Profit Org. Ltd.- Dividend Org. 2-A.ALtach documentary evidence of status.✓ 3. Name of proposed development... Q.cv� c�vj�(! ,•�y ..... 4. Type of development (check one): New construction ✓.; Rehabilitation of-existing structures) 5. Applicant's attorney:(name).... e. �....L-,,,,�,/ evyct.� . . ............................... t ... ............................... (address & tel.)... 3.(,.....1!`�!.L.i,�, Say ' 36 �- C� 7cv �.............• 6. Applicant's arch itect.(name)...!VO.t.... Sz.(cZ� ...�i.�... f�?. �... �".t. .0..................... ' (address & tel.).................................�.................................................................................................................... 7. Applicant's engineer:(name)...r'!t�.Q.l.l (address.& tel.)...l. �1.5 �.1.�'+�o.✓. <t.... .J....:';Sv.}. Z...�l. .,. .�e.'t f"�.l..v..i. t 4... l:..0. .......... Soy _ •7 �..i- o73s f.. 8. Location of site by village and street(s)_.-f.�....� 0 S.f�..V,,?,�,z,,,f/-,;�•,1-f c�. cin.!t.t..S.............. ............ 9. Fire district and water supplier:...14.� inn j=r...�...y.... G�„1��s.j.Q... !3..� P�'...�G..c.... ................ 10. Area of site in acres/sq.fL.:.......�.�./...3 a cre S • 4 /y 3 )c .... ............... ...... f ....... . . .. ... ....... 1 1. Assessors map & parcel nos. for site:....M.u '....-..n..rY.,... Ct.�'C.�./...F.......1.!�..z(..•F.••,(E ,S� . ................. 1-A.Attach coot' of assessors map(s) showing parcel(s) comprising site.,. ' 12. Zoning District(s) of site .... .�'-�....•. ........................................................................................... 13. Is elimination of any existing street(s) proposed? fJAv If so, give name(s)_............................... ' 14. ApplicanL's interest in site: (check one): Owner !=�- Option to purchase _ ; Contract to purchase- 14-AAttach documentary evidence of interest in site. 15. Total number & type of housing units M bedrooms) proposed:................... r e.� tq:l.......�. r. ..............................�, �.. ... ......�..-.6z ��.�..... ' ..............................................................`.7......3.'..!;�.�J r�. ....... ... .. ............................................................ vi► ' Ste. ..........q.nE.....A.! ..o.s.4. Fl. .��....�1.....t>.�il.���,�...�% .f.� . ..''.. .. ..................................................... ........................................................... :................................ .. ........................................................................................................... - 16. Number & type of low-or-moderate-income housing units M bedrooms) proposed:..................... ..........$... ;r{.n+4.I... n.►'.t .�..............� 1 . . ...'... . 0 ....v" ................. ............................. ........ .................................. ...................... .I.........� .L ./'41.�.�.. .... . . ....................... ................................. . 3 I't0 . —* ........... ........... ........................................................ ' (Pev .T,/: TOWN OF BARNSTABLE Zoning Board of Appeals Page_2 APPLICATION for COMPREHENSIVE PEF Name of Applicant Name of Development Application-No. t17. List of exceptions requested from local by-laws. codes and regulations: (Specify each exception with precise reference to applicable by-law, code or regulation.) .............................................................................................................................................................................. ...........................See......�t..tf.s= A.?.a......... rt,c.r:�ctn<1.v.wt.................................................................... ............................................................................... ..... ... ............................................................:................................................................................................................ 1B. List of approvals needed from other public agencies: (Identify each local, regional, state, and federal agency and specify the approval to be sought.) ' S.e.e........gH..A-.01.t .....Y!?C':!'t7.v rA�u�.✓..!!- ....................................................................... ............................................... 19. List of accompanying plans and documents submitted as part of this application: ' (Identify each such plan and document by its title.).,•.'...'...... .,.•..•"'..........'♦,.,'.•'......•.................•............•..,....•.•.... ............................ / S:L''Z......L;.� 'SR.C:.h.Y..t/......!�.' j?].9. i�rr�/.V_ .......i✓.�..�..- h....L _. .............................. L!:.s..> ..... ............................................................. ............................................................................................................................................................................. 20. List of supplemental pages used to provide full information called for by this application: .............................................................................................................................................................................. ..........................................................................:...........................:................................................ ' 21. Subsidy agency (name and address) and financing program (name) involved. �'l I \ ....c .. .�..�.?... �v...J...! �.;...l..i....:.?..�.......La.....r.....f...i.�...t.:... 5.4.,.�/!...T.v... .f .... ..' ?.. .t...�............................ d 6/i (/ st. v � IO9✓fitG '1.�•.1.L '.1. .... . .. .'.r. ........I..............................' 21-A.AtLach documentary evidence of subsidy agency's determination of site-acceptability.—" This application for a Comprehensive Permit to build/rehabilitate low-or-moderate-income housing is made subject to the provisions of t16L Chapter 40B. Secs. .20-23. and 760 CMR 30.0 ' & 31.00. 71- ' Name of Applicant ' e�t l, Authorized Signature Date: S �,.,, v� 3-�� .2ac� Typed Name of Authorized Signatory ' Note: If any information or documentation submitted as part of this application changes during the course of its consideration. applicant should promptly supply such changed information or documentation to tfie Board. making clear reference to the item, document or plan to be replacet or updated thereby. ' (Rev. �w ■� r w ■� ■w w � w w � w w �w w w w w w tr F+M Y Fm r � 6N roy �+ a /y r • 3 � � F F d � � A +�, br r o r ,• 3� � VFW n .�br i 'ti F r4 yam; � ha'. •R 1• a F 3 D d 1,6 R 9 a !SN RP FN .,. R- j•,o D i •J � R� � 'e` z • RO C 'Fs 6j h �• R: z_ F ^Po- .• -. :. - - - �_ R� -I o r+ �mO F .•J Rti E _ Rm Rr E eO� ie ° •m « -" •s •F -`L Yb `[ � j+d' Rm �W AT Ru tr, " •s F • _E a E I \ I O' 'N x �= RNE •�: Rm fin• 1 ":a F r Fe F ` z F�, Fa F. R.. •i0 �t `: t�F R Ro F• * ° �;. Vim .. ��� ry I i zs ` F - �F� g Ro �� F Rm •Ra Ru . at ,4 0 ="„�: R .F J F F" f• .e 6 \ «o i t R ? b r --4 00' «.•to xi-x.s"e) b Rr • ao Ro x �h •, f- •+ Rr TOWN OF BARNSTABLE ZONING BOARD OF APPEALS APPLICATION OF 52 STEVENS STREET TRUST ' COMPREHENSIVE PERMIT LEWIS LANDING 52-60 STEVENS STREET HYANNIS t MEMORANDU M AND REQUEST FOR WAIVERS 1. INTRODUCTION* M.G.L. Chapter 40B. S te(,"the statute: This case is an application pursuant to M.G.L. Chapter 40B, Section 21 for a Comprehensive Permit for development of 15 residential rental units, plus one owner-occupied unit, at 52-60 Stevens Street, Hyannis,to be connected to the Town ' sewer system and Town water. The housing is being developed pursuant to the ' Massachusetts Housing Partnership Fund("MHP")Permanent Plus Program. Eight out of the fifteen(15)rental units, or 53.3%,will be "affordable": in fact, 2 units will be rented to eligible tenants earning no more than 50%of the Barnstable County median income (adjusted for family size); 5 units will be rented to eligible tenants earning from 60%to 65%of such(adjusted)county median income; and one unit will be rented to an eligible tenant earning no more than 80% of such(adjusted)county median income. With these eligibility requirements,the affordable rents will be,at present rates, $358.00 per month for the efficiency; $475.00 per month for one 2-bedroom unit; $628.00 per month for 3 2-bedroom units; $721.00 per month for 2 3-bedroom units; and$979.00 per month for one 3-bedroom unit. The market rate rents will be approximately $979.00 per month for 3 2-bedroom units;$1100.00 for 3 3-bedroom units; and$1500.00 for one 3-bedroom 1 unit. The Applicant will record a Deed Rider to insure affordability under the above standards for 20 years,for the affordable units, which is the lock-in period under the tMHP Permanent Plus Program. MHP does not require a Regulatory Agreement. Because MHP is a state governmental agency created for the purpose of the ' development and preservation of affordable housing( see copy of"About Massachusetts Housing Partnership Fund," submitted herewith),participation in the MHP Permanent Plus Program qualifies the housing as"low and moderate income"housing as defined in the statute. See Commonwealth of Massachusetts Department of Housing and ' Community Development("DHCD")regulations at 760 CMR 30.01, 30.02,31.01, 31.02, ' 31.03, and 31.04 ("the regulations"), and "Appendix A-Commonwealth of Massachusetts Department of Housing& Community Development-Listing of Chapter t40B eligible Housing Programs-Julyl, 1997," copies of which are submitted herewith. The statute essentially creates a state mandate to local cities and towns to allow the construction of low and moderate income housing that requires relief from otherwise ' applicable local requirements and regulations, including but not limited to zoning by-laws, subdivision rules and regulations,and local Board of Health and Conservation Commission regulations, when there is a substantial need for low and moderate income housing. Rather than applying to the various local boards and department for otherwise ' applicable permits,the applicant applies only to the Zoning Board of Appeals for a ' "Comprehensive Permit."A Zoning Board of Appeals can insist on full compliance with all such local requirements and regulations only if they are, in the words of the statute, "consistent with local needs." They will be considered"consistent with local needs "if they are reasonable taking into account"the regional need for low and moderate income rhousing considered with the number of low income persons in the city or towns affected and the need to_protect the health or safety of the occupants of the proposed housing or of 2 t the city or town,to promote better site and building design in relation to the ' surroundings, or to preserve open space." The statute goes on, in section 20,to define certain minimal thresholds of low or t moderate income housing that, if=attained in a city or town,would cause the local ' rules and regulations to automatically be treated as=consistent with local needs, unless the town can prove that the planning, health,and safety concerns outweigh the regional housing need. The Town of Barnstable falls short of the minimum: the percentage required in terms of number of housing units is 10%; Barnstable has 4.38 %(based ' on DHCD statistics); the percentage in terms of land area is 1.5%, which means, with Barnstable's total size of 62 square miles, or 39,680 acres,the number of acres with low ' or moderate income housing in the Town would have to be 595.2 acres; Barnstable has less than that; and the percentage in terms of the amount of low or moderate income housing which the proposed development would cause to be constructed in any one calendar year in the Town is more than three tenths of one percent of the Town's land area, which in Barnstable would be 119.04 acres(39,690 X 0.3%); the proposed development is on 1.13 acres. Therefore,the mandate created by the statute to create affordable housing still applies to Barnstable. In fact, when the statutory minimum is not met, there is a legal presumption that there is a substantial regional housing need that ' outweighs local concerns. 760 CMR 31.07(1)(e). The Applicant believes, for all the reasons hereinafter set forth, that the project meets the standards for a Comprehensive Permit under the statute,and that it will be an asset to the town and will help provide truly needed affordable rental housing. STANDING AND STATUS a) Organizational Status of Applicant 3 In order to apply for a Comprehensive Permit, an applicant must be either a ' limited dividend organization,a non-profit organization, or a public entity. See 760 CMR 31.01 (1)(a). The Applicant is a limited dividend organization, as defined in the ' regulations, because it proposes to build low or moderate income housing under the statute, and is eligible to receive funding from MHP. See Board of Appeals of MayrLa_rd v. Housing Appeals Committee, 370 Mass. 64 (1976). The Applicant is also applying for a grant from the Federal HOME Program, administered through Barnstable County, which is also an eligible program listed on the DHCD July 1, 1997 list. Therefore, pursuant to the statute and the regulations, the Applicant is an eligible applicant for a Comprehensive Permit. b) Control of the Land ' The lot at 52 Stevens Street is owned by the Applicant. The adjacent lot at 60 Stevens Street is owned by 60 Stevens Street Realty Trust. H. Jon Gordon is the Trustee tand owner of both trusts. A Purchase and Sale Agreement has been entered into between the two Trusts, calling for 60 Stevens Street to be transferred to the 52 Stevens Street ' Trust on contingent approval f g pp o permits and financing for this project. See copy submitted herewith. Thus, the Applicant has control of the land, as required by the regulations, 760 CMR 31.01 (1)(c). ' c.) Site Acce tability As stated above, the Applicant will be developing the property under the NW III ' Permanent Plus Program. The a Applicant has received a Project Eligibility Letter dated September 22, 2000, from NW, indicating that the project is eligible under MHP. See copy of said letter, submitted herewith. Therefore,the Applicant fulfills the requirement tof 760 CMR 31.01 (1)(b)that: "The project shall be fundable by a subsidizing agency under a low and moderate income subsidy program." See 760 CMR 31.01 (2), which 4 states: "A project shall be presumed fundable if a subsidizing agency makes a written ' determination of Project Eligibility or Site Approval." Thus,the project complies with ' the regulations concerning fundability by a subsidizing agency. Therefore,based on(a),(b), and(c)above,the Applicant meets the jurisdictional ' requirements of the statute and the regulations and has standing before the Board of Appeals. 3. DESCRIPTION OF THE PROJECT a.) Applicant's Background., H. Jon Gordon is a resident of Barnstable who has ' been active in real estate development, building and rental management for man ears. P g g YY ' He assisted his father,the late Lewis Gordon, with the construction and unit sales of Sea Meadow Village in Hyannis, a HOP development, in the 1980's ; and with the on-going I'I ' management and rental of the Lewis Gordon Senior Citizens Housing apartments in Dennis, which Jon now continues to manage since his father's passing one year ago. He has also built numerous new single family houses on the Cape, as well as successfully rehabilitated older houses, on his own. In fact, he substantially renovated and revitalized the two existing houses on the premises(one at 52 Stevens and one at 60 Stevens). b. P i . The locus is a 1.13 acre site on Stevens Street hys cal Characteristics , Hyannis. The site is in the RB Residential Zoning District, but it is directly across from the Puritan Pontiac dealership at the corner of Stevens Street and High School Road, and from the Hyannis Fire Station on High School Road. It is within walking distance of Main Street and most of downtown o Hyannis. As stated above,the existing houses at 52 and Stevens Street were totally renovated by the Jon Gordon over the last several years. Both houses are two-story, 3 bedroom houses; 52 Stevens has a separate garage building,which will remain; and 60 Stevens has an older, shed/garage, which will be torn down. The house at 52 Stevens is �I 5 r i presently rented,and will remain a rental unit. The house at 60 Stevens is towner-occupied by Jon Gordon,and will continue as a separate owner-occupied unit. (The development will be condominiumized to accommodate this. 60 Stevens Street is separately financed,and is not counted for either income or expenses by 1VUF or the ' Applicant in the financial pro formas.) The proposal is for 15 rental units,and one owner-occupied unit(the existing ' house at 60 Stevens Street). The existing house at 52 Stevens will remain as a 3-bedroom rental unit. The existing garage at 52 Stevens will remain a garage,and will have a 2-bedroom unit added to it on the second floor. A new will be built behind garage jthe house at 60 Stevens Street, and will have an efficiency/studio apartment on the second floor. The remaining 12 new rental units will be built in 3 separate buildings on ' the rear portion of the lot, each with 4 attached town-house type two story units. The new buildings will contain a mixture of 2-bedroom and 3-bedroom units(6 2-bedroom _ units and b 3-bedroom units.) The square footage of the new.2 bedroom units will be 1218 sq. ft.; of the new 3-bedroom units, 1468 sq. ft. The studio unit above the new garage will be 400 sq. ft.; the 2-bedroom unit above the existing garage will be 540 sq. ft. (with a loft). The 3-bedroom unit in the existing house at 52 Stevens is 1460 sq. ft. The total number of t bedrooms will be 40, which includes the 7 existingbedrooms in the two existin houses. g uses. The buildings will be of wood-frame construction, with clapboard and shingle exteriors. The houses will 1 be hooked up to municipal (Barnstable Water Company) water, and to the Town sewer system. (The two existing houses are already connected to the sewer system.) rBoth of the existing 2 curb-cuts and driveways on Stevens Street(one for each house), will remain. with the main driveway for the new buildings being between the two 6 houses. There will be 22 exterior parking spaces on-site,plus 3 garage spaces. The lot is ' quite flat, with no wetlands areas or buffers. The Applicant is requesting that the houses be hooked up to the Town of Barnstable sewer system,and that permission for such hook-up be granted by the Board ' of Appeals as part of this Comprehensive Permit. A tabulation of ground area coverages for building area and paved area is ' submitted herewith c.) Description of surrounding area. The surrounding area is mixed in character, including residential and business uses. The residential houses in the area are modest single family and two-family homes, on small lots. There are also apartment buildings and residential condominiums in the area(one at the end of Stevens Street, at the corner of Winter Street. As stated above, across the street on Stevens Street is the Puritan Pontiac car dealership,and across the street on High School Road is the Hyannis Fire Station. The locus is also close to the municipal skating rink, elementary school, and playing fields on Bearse's Way,and to Main Street and down-town Hyannis. d.) Aff ordability 1 As stated above, the 8 affordable units will be rented to eligible tenants earning from no more than 50%of Barnstable County annual median income,adjusted for family size,to a maximum of no more than 80%of such(adjusted)annual income. Presently, this means that the affordable units can be rented,as follows: one efficiency/studio at $358.00 r month; one 2-bedroom at$475.00 r month; 3 l� l� 2-bedrooms at$628.00 per month; 2 3-bedrooms at$721.00 per month;and one 3-bedroom at$979.00 per month. All of these rents are truly affordable in a market that is in desperate need of rental housing. The market rents will be$900.00 per month for 7 the 3 new 2-bedrooms; $1100.00 per month for the 3 new 3-bedrooms; and$1500.00 per ( month for the existing 3-bedroom house at 52 Stevens Street. The NW mortgage term and lock-in period for the affordable units is for 20 ' years. The Applicant expects that the units would be free of restrictions after 20 years, and that he would be free to rent them or sell them as condominiums as the market will allow, at that time or thereafter. ' The project budgets and operating budgets are submitted herewith. The Applicant is also willing to adopt a Local Preference plan for the affordable units, i.e., rent them to Barnstable residents, as the law may permit. This would be implemented through a lottery process,and the Applicant would work with the Town and local non-profit groups involved in affordable housing, such as the Cape Cod Consortium, for the tenant selection and analysis of eligibility. e.) Impacts Given the connection to the sewer system, the lack of wetlands or other environmental issues, and the conformity of the proposed development with the surrounding neighborhood,there are relatively few impacts on the area. The traffic impact will be minimal,and the sight distances from the driveways on Stevens Street are safe. The largest impact of this proposal will be helping to address the huge shortage of affordable housing, especially rental housing, in Barnstable and all of Cape Cod. The Applicant believes that this will be a large benefit to the Town of Barnstable. 4. REQUEST FROM WAIVERS FROM LOCAL BY-LAWS, RULES AND REGULATIONS The Applicant seeks waivers from the Barnstable local by-laws, rules and regulations, as shown on the attached Request for Waivers. 8 The relief requested essentially involves waivers to allow multi-family residential use in a single family residential district, and some minor parking waivers. The Zoning By-law lot dimensional requirements, and yard setback requirements, are being complied with. The Applicant also requests that waivers be granted from any requirements to apply to the Town Department of Public Works and/or Board of Health in connection a with the sewer hook-ups. The Applicant further seeks waivers from any requirements'for paying for any fees related to the development of this project, including but not limited to fees for j building permits, Department of Public Works and/or Board of Health permits, and the filing fee of$1600.00 to the Board of Appeals; and from any requirement to post a bond or cash or covenant in connection with the site development; and further,the Applicant asks that the Comprehensive Permit be issued in lieu of all of the aforementioned permits, inclusively. The applicant also seeks waivers from the applicability of such other sections of the ZoningBy-laws and/or such other local by-laws,Y y s, rules and regulations that would otherwise be applicable to this development. CONCLUSION This proposal is the result of the Applicant's effort to come up with a rental housing development that is economically feasible and provides truly affordable rental P Y housing under NW. It is a proposal that is compatible with the neighborhood, is not harmful to the environment, and will provide much needed affordable rental housing in the Town of Barnstable. Balancing the planning need of the Town versus the housing need,the development clearly merits approval. For all of the above reasons, the 9 Applicant believes that the Board of Appeals should grant the relief requested and issue the Comprehensive Permit pursuant to the application. See "List of Documents Submitted with Application", attached hereto. Respectfully submitted, 52 Stevens Street Trust By its attorney, Dated: September 22, 2000 Peter L. Freeman 86 Willow Street Yarmouthport,MA. 02675 508-362-4700 FAX: 508-362-8281 I 10 REQUEST FOR WAIVERS 1. Zoning By--law Section 2-3: Applicability of District Regulations Section 2-3.1: Conformance to Use Regulations Section 3-1.1 (1)(A): Principal Permitted Use-detached single family residential Section 4-2.2 No intensification of use without complying with parking regulations Section 4-2.5 (4) Requirement for one minimum 2" caliper tree per 8 spaces -proposal probably can comply-the request for waiver is out of precaution 2. Department of Public Works All sewer connection application requirements. (However, Applicant would submit.plans to Town DPW for review to insure technical compliance.) 11 r TABULATION OF GROUND AREA COVERAGES Total site area: 49,137 sq. ft. Building coverage: 12,686 sq.ft. =25.8 % Driveway and parking coverage: 8,640 sq.ft. = 17.6 % iTotal site coverage: 21,326 sq. ft. =43.4 % Total open space: 27,811 sq. ft. =56.6 % 12 t ' LIST OF DOCUMENTS MITTED WITH APPLICATION Attached to Memorandum: ' 1. DHCD Regulations 2. "About Massachusetts Housing Partnership Fund" 3. Appendix A-DHCD Listing of Chapter 40B Eligible Housing Programs-July 1, 2000 4. Massachusetts Housing Partnership Fund Project Eligibility Letter 5. Deeds to locus and 52 Stevens Street Trust and 60 Stevens Street Realty Trust Documents 6. Purchase and Sale Agreement 7. Pro Forma and Operating Budgets Not attached to Memorandum: 8. Building Elevations and Floor Plans 9. "Site Plan of Land," including utilities, by Weller&Associates, dated February 15, 2000 13 1 r r IL E� 760 CMR: DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT-HOUSING APPEALS COMMITTEE o) Local board means any local board or official, including, but not limited any board of survey; board of health; planning board; conservation ' commission; historical commission; water, sewer, or other commission or district; fire, police, traffic, or other department; building inspector or similar official or board; city council or board of selectmen. All boards, regardless of their geographical jurisdiction or their source of authority (that is, including ' boards created by special acts of the legislature or by other legislative action) shall be deemed local boards if they perform functions usually performed by locally created boards. (h) Local concern means the need to protect the health or safety of the t occupants of proposed housing or of the residents of the city or town, to protect the natural environment, to promote better site and building design in relation to the surroundings, or to preserve open spaces. ' (1) Local requirements and regulations mean all local legislative, regulatory, or other actions which are more restrictive than state requirements, if any. 0) Low income persons means all persons who, according to the latest available United States Census, reside in households whose net income does not exceed the maximum income limits for admission to public housing, as established by the Department. The Department's calculation shall be presumed conclusive on the Committee unless a parry introduces authoritative data to the contrary. Data shall be authoritative only if it is based upon a statistically valid, random sample or survey of household income conducted in the relevant area since the latest available U.S. Census. (k) Low or moderate income housing means any units of housing subsidized ' by federal and/or state government and/or local housing authority under any program to assist the construction or substantial rehabilitation of low or moderate income housing, as defined in the applicable federal or state statute or regulation, whether built or operated by any public agency or non-profit or Limited Dividend Organization.' No unit of housing under the federal leased housing program or a state rental assistance program or any housing allowance program shall be considered to be low and/or moderate income housing unless such unit is constructed or substantially rehabilitated under a state or federal housing subsidy program in addition to the subsidy provided through leased housing, state rental assistance, or housing allowance program. The procedures in 760 CMR 31.04 further define low or moderate income housing for purposes of determining whether the city or town has met any of its ' statutory minima. p) Open spaces means land areas, including parks, parkland, and other areas which contain no major structures and are reserved for outdoor recreational, conservation, scenic, or other similar use by the general public through public ' acquisition, easements, long-term lease, trusteeship, or other title restrictions which run with the land. (m) Party shall be as defined in M.G.L. c. 30A, § 1. ' (n) Public housing means housing owned, operated, or managed by a local housing authority, or leased under the auspices of a local housing authority. (o) Subsidy means the grant, through a federal or state housing program to ' assist the construction of low or moderate income housing, including a local housing program approved by the Executive Office of Communities and Development, of direct financial assistance; of indirect financial assistance through insurance, guarantees, or other means; of in kind assistance; of ' technical assistance; or of other supportive services. This definition conforms to the legislative intent expressed in the Report of the Special Commission Relative to the Implementation of Low and Moderate Housing Provisions (1989), and includes assistance through the Local Initiative Program, 760 CMR 45.00, and similar programs. ' (p) Subsidizing agency means any agency of state or federal government which subsidizes the construction or substantial rehabilitation of low or moderate income housing and any housing authority acting pursuant.to . M.G.L. c. 12113, § 26(m). I 1/4/91 3 760 CMR: DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT-HOUSING APPEALS COMMITTEE ' been no evaluation of the law's effectiveness since its inception in p 1969. The necessity for an overall analysis of the law was apparent especially in light of the legislation that had been sponsored to address specific aspects of the law, not the law in its entirety." (p. 11) "Overall, the Commission received very positive testimony regarding the need for c. 774 comprehensive permits with [the) exception of a few testifying. Most everyone agreed that without c. 774 there would be no affordable housing production in the Commonwealth and that efforts to weaken the law,should be discouraged." (p. 20) The Commission recommended no changes in the statute, but made nearly fifty specific recommendations for programmatic and regulatory changes which "received unanimous, bipartisan Commission approval on ' March 10, 1989." (p. 21) "The Commission's recommendations reflect the need... to foster local initiative responses for the production of affordable housing. The goal of these changes is to increase the stock of affordable housing in all communities in the Commonwealth while, respecting the individual needs of each ' community. The recommendations allow responsive municipalities to shape the means of production of affordable housing within its(sic) own borders and to have greater control in the comprehensive permit process without discouraging development." (p. 28) As a result of the recommendations, regulations creating the Local Initiative Program and concerning Community Participation in Subsidized Housing Development were promulgated by the Executive Office of Communities and Development. Though these regulations (760 CMR 45.00 and 46.00, respectively) are not regulations of the Housing Appeals Committee, they are sufficiently related that reference to them may be useful. ' (4) Under this Act, the municipal zoning board of appeals is given unique powers to carry out the directives of the General Court, and is authorized to give effect to such regulations and requirements on the construction of such housing as are ' consistent with the purposes of the Act, but no others. When a board of appeals denies an application for a comprehensive permit under this Act or imposes conditions on the permit which would make the development uneconomic, then eligible applicants for permits to construct such housing may appeal to a Housing Appeals Committee in the State Department of ' Community Affairs. Said Committee is authorized to sustain or reverse the action of the local board of appeals and may order a permit to issue subject to conditions appropriate to the purposes of the Act. ' All petitions for review of the actions of a local board are to be heard by the Housing Appeals Committee in accordance with rules and regulations established by the Commissioner of the Department of Community Affairs as required by the Act. ' 30.02: Definitions As used in 760 CMR 30.00 and 31.00, except as otherwise required by the context: ' (a) Adiudicatory proceeding shall be as defined in M.G.L. c. 30A, § 1. (b) Board shall mean a local Board of Appeals established by M.G.L. c. 40A, ' § 14. (c) Committee means the Housing Appeals Committee, also referred to as "H.A.C. ' (d) Department means the Massachusetts Department of Community Affairs within the Executive Office of Communities and Development, as established and existing pursuant to M.G.L. c. 23B and c. 6A. (e) Housing need means the regional need for low and moderate income ' housing considered with the number of low income persons in a city or town. (f) Limited Dividend Organization means any applicant which proposes to sponsor housing under M.G.L. c. 40B; and is not a public agency; and is _._ eligible to receive a subsidy from a state or federal agency after a comprehensive permit has been issued and which, unless otherwise governed ' by a federal act or regulation, agrees to limit the dividend on the invested equity to no more than that allowed by the applicable statute or regulations governing the pertinent housing program. ' 1/4/91 2 760 CMR: DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT-HOUSING APPEALS COMMITTEE 760CMR 31.00: HOUSING APPEALS COMMITTEE: CRITERIA FOR DECISIONS UNDER M.G.L.c. 40B, §§20-23 ' Section 31.01: Jurisdictional Requirements ' 31.02: Local Action Prerequisite 31.03: Changes in Applicant's Proposal 31.04: Computation of Statutory Minima 31.05: Scope of the Hearing ' 31.06: Burdens of Proof 31.07: Evidence 31.08: Decision and Appeal 31.09: Enforcement t31.10: Revocation of Outstanding Regulations 31.01: Jurisdictional Requirements t (1) To be eligible to submit an application for a comprehensive permit or to file or maintain an appeal before the Committee,the applicant and the project shall fulfill the following jurisdictional requirements: ' (a) The applicant shall be a public agency,a non-profit organization,or a limited dividend organization. (b) The project shall be fundable by a subsidizing agency under a low and ' moderate income housing subsidy program. (c) The applicant shall control the site. (2) A project shall be presumed fundable if a subsidizing agency makes a ' written determination of Project Eligibility or Site Approval. Thereafter,the project shall be considered fundable unless there is-sufficient evidence to determine that the project is no longer eligible for a subsidy. (3) Either a preliminary determination in writing by the subsidizing agency that ' the applicant has sufficient interest in the site,or a showing that the applicant,or any entity fifty percent or more of which is owned by the applicant,owns a fifty percent or greater interest,legal or equitable,in the proposed site, or holds any option or contract to purchase the proposed site,shall be considered by the Board or the ' Committee to be conclusive evidence of the applicant's interest in the site. (4) A determination of Project Eligibility or Site Approval shall be for a particular financing program. A change in the program under which the applicant ' plans to receive financing shall require a new determination,and may be deemed a substantial change pursuant to 760 CMR 31.03. An applicant may proceed under alternative financing programs if the application to the Board or appeal to the Committee so indicates and if full information concerning the project under the ' alternative financing arrangements is provided. (5) Failure of the applicant to fulfill any of the requirements in subsection(1) may be raised by the Committee,the Board,or a parry at any time, and shall be cause for dismissal of the application or appeal. No application or appeal shall be ' dismissed,however,unless the applicant has had at least sixty days to remedy the failure. 31.02: Local Action Prerequisite (1) In order to appeal to the Committee,an applicant shall have applied to the Board for a comprehensive permit in accordance with M.G.L.c.40B, §21 and shall have t been denied such permit or shall have been granted such permit with conditions which it alleges make the building or operation of such housing uneconomic. (2) In order to appeal to the Committee,the applicant shall have submitted to the ' Board an application and a complete description of the proposed project. The items listed below will normally constitute a complete description. Failure to submit a particular item shall not necessarily invalidate an application. Upon motion by either parry during an appeal,the Committee may determine whether such item,or any ' 1/4/91 11 r760 CMR: DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT-HOUSING APPEALS COMMITTEE ' (c) alternatively, in either case, the conditions would result in a subsidizing agency refusal to fund. See 760 CMR 31.07(1)(f). (4) In the case of either a denial or an approval with conditions, the applicant may ' prove that local requirements or regulations have not been applied as equally as possible to subsidized and unsubsidized housing. The applicant shall have the burden of proving such inequality. Board's Case ' (5) In any case, the Board may show conclusively that its decision was consistent with local needs by proving that one of the statutory minima described in 760 CMR 31.04 has been satisfied. The Board shall have the burden of proving satisfaction of such statutory minima. i (6) In the case of denial, the Board shall have the burden of proving, first, that there is a valid health, safety, environmental, design, open space, or other local ti concern which supports such denial, and then, that such concern outweighs the t regional housing need. (7) In the case of an approval with conditions inn which the applicant has presented evidence that the conditions make the project uneconomic, the Board shall have the ' burden of proving, first, that there is a valid health, safety, environmental, design, open space, or other local concern which supports such conditions, and then, that such concern outweighs the regional housing need. (8) In the case of either a denial or an approval with conditions, if the denial or ' conditions are based upon the inadequacy of existing municipal services or infrastructure, the Board shall have the burden of proving that the installation of services adequate to meet local needs is not technically or financially feasible. t Financial feasibility may be considered only where there is evidence of unusual topographical, environmental, or other physical circumstances which make the installation of the needed service prohibitively costly. Applicant's rebuttal ' (9) In the case of a denial or an approval with conditions, the applicant shall have the burden of proving that preventive or corrective measures have been proposed which will mitigate the local concern, or that there is an alternative means of ' protecting local concerns which makes the project economic. 31.07: Evidence ' (1) Presumptions. The following shall be rebuttable presumptions: (a) Fundability/Project Eligibility or Site Approval - See 760 CMR 31.01(2). (b) Site Control - See 760 CMR.31.01(3). ' (c) Housing Unit Minimum/Subsidized Housing Inventory - See 760 CMR 31.04(i)(a). ' (d) Consistency with local needs/Certificate of Performance - Where a municipality has received Certification of Performance, a Board decision made pursuant to the Housing Development Action Plan approved by the Executive Office of Communities and Development shall be presumed ' consistent with local needs. See 760 CMR 46.09. (e) Regional housing need/Statutory minima- Proof that a town has failed to satisfy one of the statutory minima described in 760 CMR 31.04(1) and (2) shall create a presumption that there is a substantial regional housing need ' which outweighs local concerns. Board of Appeals of Hanover v. H.A.C., 363 Mass. 339, 367, 294 N.E.2d 393, 413 (1973). (f) Uneconomic/Agency refusal to fund - Proof that the subsidizing agency will not fund the project because of a condition imposed by the Board, that the applicant has requested a waiver of the subsidizing agency requirement that leads to this result, and that the subsidizing agency has denied a waiver, shall be conclusive evidence that the condition of the Board makes the project ' uneconomic. 1/4/91 16 1 1 1� 1 1 1 1 � 1 1 � � II 1 1 1 1 1 1 1 IMP �•� Massachusetts Housing Partnership Fund: About MHP Page I of I A. I I ... ..0 Partnership r The Massachusetts Housing Partnership Fund (MHP) is a self-supporting state agency that promotes more stable and diverse neighborhoods in cities and towns across Massachusetts through the development and preservation of affordable housing. MHP provides communities, local housing partnerships, and nonprofit and for-profit developers with technical assistance and below-market financing to develop and preserve affordable housing. Established by an act of the Legislature in 1985, and backed by more than a half billion dollars in financing from Massachusetts banks, MHP has helped more than 4,000 families buy their first home, financed the construction or rehabilitation of more than 10,000 rental housing units, and helped organize housing partnerships in more than 200 cities and towns. MHP is governed by a seven-member board appointed by the Governor. Boston Office Amherst Office 2 Oliver St. 49 Pleasant St. Boston, MA 02109 Amherst, MA 01002 617-338-7868 413-253-7379 617-338-8274 (fax) 413-253-3002 (fax) � For more information, pl.eas.e.c..ontact..us. Develo.pm.e..nt I Homeownership I About Us 10mmunity-Strltegies I Renters I N,ew.s.. I I� 1 1 1 1 1 � r i i r � � IL Notes to subsidized housing inventory Page 1 of 1 APPENDIX A COMMONWEALTH OF MASSACHUSETTS DEPARTMENT OF HOUSING&COMMUNITY DEVELOPMENT Listing of Chapter 40B Eligible Housing Programs July 1,1997 Category I-The following housing programs are low or moderate income housing programs' for purposes of G.L. c.40B, §§20-30, 760 CMR 30.02(k), 31.04(1)(a). Active Programs A.State Programs DHCD Chapter 689(Special Needs Housing) DHCD Chapter 167 (Special Needs Housing) DHCD Chapter 705 (Family Low Income Housing) DHCD Chapter 667(Elderly Low Income Housing) DHCD Housing Innovations Fund(HIF) DHCD Housing Stabilization Fund(HSF) DHCD Local Intiative Program (LIP) DHCD Local Initiative Units2(LIP) EOHHS Facilities Consolidation Fund (FCF) DMR/DMH community based housing (some uses) Massachusetts Government Land Bank Residential Housing Massachusetts Housing Partnership Fund(MHP) Notes to subsidized housing inventory Page 1 of 1 1 ' B. Federal Programs3 FHLB Affordable Housing Program HUD HOME Program(Rental Production, Project-Based Homeownership, Homeowner Rehab) HUD Section 811 (Supportive Housing for Persons with Disabilities) HUD Low Income HousingTax Credit Program LIHTC 9 ( ) HUD Section 202 (Supportive Housing for the Elderly) HUD Section 8 Moderate Rehabilitation Single Room Occupancy(SRO) Program HUD Shelter Plus Care(Project-Based Rental Assistance and SRO-Based Assistance only) HUD CDBG Housing Development Support Program (HDSP) (most uses) HUD CDBG Community Development Fund (CDF) (some uses) ' USDA Rural Development Section 515 program 80/20 Rental Housing r 1 1 1 1 1 1 1 M 1 a 1 1 1 1 1 1 i A 09."22, 00 14:49 FAX 617 338 8274 MHP FUND It�UU2 ' Massachusetts Two Ciliver Streca Housing Fwtnership Fundsu.!on,rrassa_huseus C i o? ' Tcl:61%338 7868 Fax 7 338 3274 +ti Nnrth P!cayanl StrW P��heat,rvtaszaeheSZ?t5;!1002 ' Tel »'.'253 737; F:X= 3 233 3DC= d September 22,2000gall ■ , k. 14.]on Gordon Gordon Enterprises ' 1100 Route 134 South Dennis..�L1.02660 RE: 52 Stevens Street,Hyarmis,MA C Lewis Landing') Dear Jon: ' This letter is to indicate the Massachusetts Housing Partnership Funds inierest in providing permanent financing for Lewis Landing(the "Project")at 52 Stc�ens Street:in Hyannis and 0 provide a summay of the proposed terms and conditions that we anticipate bringing to tit:,MR. Fund I and of Directors for approval. Please understand that this summary ojterms and partial conditions;:s !ol a convnitment to lend, either expressed or implied, and tlutt the conditions ser•forth herein are a portial Ifst of the candirirms that would be included in any A1HP Fund commitment letter: Note thft this summary is based on the project information submitted to date and may change dttring the course o1'IvIHP underwriting. ' Please note that financing the above-referenced project through the MI3P Fund's C cr!rtanent Rental Financing Program and Permanent PLUS Program qualii'ics it for consideration f 3•a comprehensive ' permit under M.G_L.Chapter 40B. The prcject is fundable through these financing programs. The housing site; the housing design, marketability,the borrower's credentials and long'-term management plan,and the initial proformas have undergone preliminary review and have beer 4bund acceptable, pending final review and approval. t S onsor: H. Jor.Gordon ' Borrower: To be determined. The borrower's organizational doeume-rits must be approved by the MHP Fund. t Property: The Project consists of fifteen(15) units of rentai housing.(one studio,seven("r) 2-BR,and seven(7)3-BR aparrments)located in two ex ;sting and four to-be- constructed buildings at 52 Stevens Street in Hyatinis,M A (the"Property"). ' AtTo:dabilit &quirements: During the original term of the MMI Fund loan,two(2) u nits must be affordable to households with incomes at or below 5006 of the area n-edian income,five(5) ' units trust be affordable to households witn incomes at or below 65%of the area median incorne,and one(1) unit must be affordable to li)i.tseboI&with incomes at or below 80%of the area median income. The afford.LIAlity requirements will 09/22r00 14:49 W 617 338 8274 UP FUND F0003 ' Massachusetts Housing Partnership found ' be documented through an affordable housing;agreement Cat will be recorded prior to the mortgage and shall create covenants running i v:th the Property for the term ofthe agreement(20 years), fPricing: 9.82%as of September 21,2000, including z twenty-fiv: ('15)basis point cushion.This rate is subject to change until the interest ra tt, is locked. The interest rate will be 235 basis points over the Treasury of comparable maturity ' ou the date the rate is locked; At the borrower's request, I-e ME?Fund can provide a forward rate commitment at the start of constru--lion for the length of the construction period.Assuming a construction period c,1 twelve(12)months, ' the cost of this rate lock is estimated to be thirteen(13)hois points(based on current market conditions)which would be added to the i i;:erest rate quoted above_ t Loau A.inount First mortgage of up to S710,000. subject to ui appraisal 1 iiat indicates the valua of the Property provides a loan-to-value ratio of nut more ?han 85%. This loan amount is based on a preliminary review of the Projects -:;dinated revenues and ' operating expenses,and wssumes an interest rate of 8.95',', inclusive of a twenty- five(25)basis point cushion and a thirteen(13)basis poi vi rate lock spread. Second mortgage Perm PLUS deferred payment loan of i ip to$275,444,at 0% interest with a maturity date equal to that efthe first mor:page. Term; 20 years. tAmortization- 25 years Ftr: 1.5%of the sum of the first and second mortgage amoun z.,; 0.750/o due at commitment and 0.75%due et the earlier of the date the it:terest rate is locked or loan closing. ' Collateral: First and second mortgages on the Property,first and see�id security interests in all personal property,equipment and fi:dures used in cor n5ction with the Project a pledge of all escrow and reserve accounts estal Jishod for the Project, and first and second liens by assignment of all leases,rat t:.,contracts or profits that may be entered into or realized in connection with d c Project Environmental; The Borrower must provide, at the Borrower's expense,i.:;atisfactory environmental report indicating the absence of hazardou materials on the Property. nndition l) All costs incurred by the MHP Fund, ill chiding arpn i.;al. legal, insurance review,design review,and environmental inspectior ,;osts shall be paid by the Borrower. 2 r 09/2V00 14:50 F.AX 61T 338 8:7.1 'RiHP FUND f�0U1 Massachusetts Housing Partnership Fund 1 2) The first mortgage loan will be recourse to the Borrower. Prior to approval,. the MIT Fund will de:e mine a minimum net worth requirement with which the Borrower must comply over the term of the; IP fund loan. ' 3) The Perm PLUS loan must close by December 31,20 DO and the permanent loan trust close by December 31,2001. 4) The HOME and comprehensive permit use restrictior s.musi restrict the rents and occupancy of a maximum of eight(8)of the fife (15)units,with tvo (2)units affordable to households with incomes at or'below 50%of the area median income,five(5)units affordable to householc is with incomes at or below 65%of the area median income,and one(1) u:iit affordable to households with incomes at or below 80% of the arcE median income. ' I appreciate the opportunity to consider you:loan request,and look forward to dh cussing these proposed terms and conditions with you.Please call me at 617-338-786$after you have hat!s.he opportunity to review the enclosed. Sincerely, � n Wendy Cofien Loan Officer Attachments: Draft Sources and Uses Draft Market Analysis/Operating Budget G:`JrndinglFER 1 ALIPROJHCTSIgordtms�vens'Not R Commitment m Lend Lettu.doc r � � NAM IM IM IM M M , Mls M M M M M M NAM BP:o955E+-01511 95-02-IS 12107 107981 Andu aff h 11resientS That I, William F. Sullivan. Pen of 13 mtese Street, Barnstable (Hyannis) Barnstable County, Executor under the will of Harriett D. Butler, Barnstable Probate Court No. 91P - 1041- EI 4 for the full consideration of Thirty-Three Thousand Five Hundred and 00/100thspaid (;33,500.00) hereby grant- unto H. Jon Gordon and Douglas K. Sheff, as they are Trustees of the 52 Stevens Street Trust, Declaration of said Trust dated February 15, 1995 and recorded with The Barnstable County Registry of Deeds in Book?gs-& Page 1 b'3 Address of grantee is 53 Parkway Place, Hyannis, Massachusetts with s)nitelaim ttftenants, two certain parcels of land in the Village of Hyannis, more particularly bounded and described as followat PARCEL I : Beginning at the southeast corner of the premises herein conveyed; thence running westerly by Worth Street so-called, eight rode; thence northerly by land formerly of Asa Bearse twenty rods; thence easterly by land of Thomas Stevens eight rods; thence southerly by land of said Stevens twenty rode to the first men- tioned bound. PARCEL 11: Beginning at a point in the Westerly side line of land of the es-tate of James Murphy, formerly the home-lot of Thomas Stevens, about seventy-five feet North of North Winter Street; thence running West by other land of the grant- or about thirty feet; thence North by said other land of the grantor about one hun- J dred ten feet; thence East about thirty feet to said Murphy land, and thence South by said Murphy land one hundred ten feet to the point of beginning, containing an 4 ' area of about three thousand three hundred square feet. _5 Excepting however from Parcel I above-described, the parcel of land conveyed by deed dated December 1lth, 1925. recorded in Barnstable County Registry of Deeds, In Book 429, Page 446. } ' See Deed recorded with Barnstable County Registry of Deeds in Book 657, Page 396. 397, and estate of Harriet D. Butler, Barnstable Probate Court No. 9IP-1041-EI , also !moan as Harriett D. Butler. DEEDS REC 01 M PAR14STABLE 02/15/95 T. r.• y �'�• :.:. uGJiAIU"LS�t�st�x i14.57 4, CHCK 114.57 d 8797A000.13:05 EXCISE TAX 1 c _ C ro ItneBB 9 Ae. hand and seal this �� � day of �,Gli A .19 l w xecutor o t e Estate of r ro Harriett D. Butler oa Qlommoniveahli of passarhueetis. Barnstable ss. February is 19 95 Then personally appeared the above named ,` 11aTf`", `• . y cl William F. SUIlivan, Jr. �,• v; .=s; ` and acknowledged the foregoing instrument to he ��!�•, ••�t t < :' �' his free act and d 7 ad beforAw e me. ��isioe thsrPproc �"`If );"•�,(tt';�',r ary Public. .�....... My commission expiry i- BARNSTABIE REGISTRY OF DEEDS BPiO9644-0065 95-04-27 11,26 i119882 E t QuITM AIN DEED a> I, WILLIAM F. SULLIVAN, Jr., of 13 Smith Street, Barnstable o (Hyannis), Barnstable County, Executor under the Will of Harriett Q, D. Butler, Barnstable Probate and Family Court No. 91P•10410-E1,. Mfor the full consideration of less than One Hundred and 00/100ths :€ Uj Dollars ($100.00), c ca d grant to H. JON GORDON and DOUGLAS K. SHEFP, Trustees of 52 STEVENS . STREET TRUST, under a Deblaration of Trust dated February 15, 1995 and recorded with the Barnstable County Registry of Deeds in Book 9558, Page 183, of 53 Parkway Place, Hyannis, MA 02601, ••-•-- ` with QUITCLAIM COVENANTS a strip of land on Stevens Street in the village of Hyannis, more particularly bounded and described as follows: Southerly by said Stevens Street, 17 feetj Westerly by land of Harriet D. Butler, 330 feet= Northerly by land of the heirs of James Murphy, 17 feat and Easterly by said land of the heirs of James Murphy, 330 feet; all as shown on a plan entitled "Land in Hyannis for Harriet D. Butler, Scale: One inch - 30 feet, September '. N 1946, William E. Hatch, Civil Engineer, Hyannis" recorded with the Barnstable County Registry of Deeds in Plan Book 78, Page ill. >+ For title, see deed recorded with Barnstable County Registry of «': x Deeds in Book 673, Page 235, and Estate of Harriet D. Butler, Barnstable Probate Court No. 91P-1041-E1, also known as Harriett D. d Butler. v N y WITNESS my hand and seal this� day of A ril, 1995, C > WI BULLIVAN, JR , -Executor of the Estate of Harriett D. Butler: N COMMONWEALTH. OF MASSACHUSETT8 Barnstable, se. Apra 995 " Then personally appeared the above named Willi",,F, • y1i �',�;:���; .. Jr., and acknowledged the foreg ing instrument to be h 2: 8rey cam` m? and deed, before me ;:• - 'or ;,? °. Notary'Public'., My Commission Ex ires: ""' i ti% N\OOsdon\R.��a. I BARNSTABLE REGISTRY OF DEEDS r BP'09558-0183 95-02-15 12107 007977 aq DECLARATION OF TRUST ' Establishing 3 52 STEVENS STREET TRUST WE, H. JON GORDON of 53 Parkway Place, Hyannis, MA y 02601, and DOUGLAS R. SHEFF, of 10 Tremont Street, Boston, MA 02108, hereby declare that we hold any and all property that may be conveyed to us as Trustees hereunder for the sole 4 k benefit of the beneficiaries for the time being hereunder, upon the terms herein set forth. 1. The term "Trustee" or "Trustees," wherever used herein, shall include such person or persons who hereafter z are serving as Trustee or Trustees hereunder, and the rights, powers, authority and privileges granted hereunder to the L,tter r Trustees may be exercised by such person or persons, subject to the provisions hereof. 2. The trust hereby established shall be known as 1� sy "52 STEVENS STREET TRUST" 3. The original beneficiaries of this trust are shown %• on the Schedule of Beneficial Interests executed this day by them and the Trustees, and filed with the Trustees. Any Trustee may, without impropriety, become a in 7.. beneficiary hereunder and exercise all rights of a beneficiary with the same effect as though he were not a Trustee. ' 4. The Trustees shall hold the property conveyed to them--as--Trustees;- and--receive--all- -the--gain&---and---profits +' therefrom for the benefit of the beneficiary or beneficiaries from time to time (hereinafter called the "beneficiaries") , and shall make all distributions pursuant to the directions of the beneficiaries. 5. Subject to the consent of the beneficiaries, the + one v _ Trustees shall have full power and authority to deal with all able r'. property conveyed to them as Trustees hereunder. The Trustees shall have full legal title to all property of the Trust, wherever located or situated, at any held or received by them as Trustees under terms of this trust. 6. Except as expressly provided in this instrument, the Trustees shall have no power to deal in or with the F trust estate, except as directed by the beneficiaries. .; When, as, if and to the extent specifically directed by the beneficiaries, the Trustees shall have full power and =4 `` authority to sell, assign, mortgage, deal with, or otherwise dispose of, .all or any part of the trust property (including, without limitation, the full power and authority to delegate, by a writing signed by one Trustee, to any person or persons, 1 acting singly or together with others, and whether or not serving as a Trustee hereunder, full power and authority to sign checks, drafts, notes, bills of exchange, acceptances, undertakings and other instruments or orders for the payment, transfer or withdrawal of money for whatever purpose and to whomsoever payable, including those drawn to the individual order of a signer, and all waivers of demand, protest, notice of protest or dishonor of any check, note, bill, draft or de other instrument made, drawn or endorsed in the name of said trust), and as lessor or as lessee, to execute and deliver leases and sub-leases, and to borrow money and to execute and deliver notes or other evidence of such borrowing, and to grant or acquire rights or easements and enter into agreements :0. • "I or I BP'09558-0184 95-02-15 12807 007977 or arrangements with respect to the trust property. Any one Trustee 'may exercise the powers of all Trustees hereunder. 7. Any and all instruments executed pursuant to powers herein contained may create obligations extending over any periods of time, including periods extending beyond the date of any possible termination of this trust. ' 8. Notwithstanding any provisions contained herein no Trustee shall be required to take any action which will,in the opinion of such Trustee, involve him in any personal liability unless first indemnified to his satisfaction. Any person dealing with the Trustees shall be fully protected in accordance with the provisions of Paragraph 15 hereof. 9. The trust shall terminate 20 years after the life of H. Jon Gordon and Douglas K. Sheff, unless sooner terminated as hereinafter provided. 10. Any Trustee hereunder may resign by written instrument signed and acknowledged by such Trustee and recorded with Barnstable Registry of Deeds. 11. Succeeding or additional Trustees ma be appointed or any Trustee removed by an instrument or instruments in writing, signed by the beneficiaries, provided, in each case, that such instrument or instruments, or a certificate by any Trustee stating that a Trustee or Trustees have been so appointed or removed, and, in the case of any appointment, the acceptance in writing by the Trustee or Trustees appointed, shall be recorded with said Deeds. 12. Upon the appointment of any succeeding Trustee, the title to the trust estate shall, thereupon, and without the necessity of any conveyance, be vested in said succeeding Trustee jointly with the remaining Trustees, if any. Each succeeding Trustee shall have all the rights, powers, authority and privileges as if named as an original Trustee hereunder. 13. No Trustee shall be required to furnish bond. 14. The Declaration of Trust may" be amended from time to time by an instrument in writing signed by the then Trustee(s) hereunder and authorized by the beneficiaries and acknowledged by such Trustees) or beneficiaries, provided, in each case, that the instrument of amendment, or a certificiate by both Trustees setting forth the terms of such amendment, shall be recorded with said Deeds. 15. No Trustee hereunder shall be liable for any error x' or judgment nor for any lose arising out of any act or omission in good faith, by such Trustee, by any other Trustee or by any-agentemgloyee--or-representati.va of--the.Trustee,--but shall be responsible only for his own willful breach of trust. The Trustees and each agent, employee or representative of the e Trustees shall be entitled to reimbursement out of the trust property for his or their reasonable expenses and outlays and shall be indemnified and reimbursed for any personal loss, cost, liability, expense or damage by them or any of them incurred or suffered in the administration of the trust property or in conducting any business or performing any act authorized or permitted by this trust, but such indemnity or reimbursement shall be limited to the trust property and no beneficiary shall be personally or individually liable z therefor to any extent. No license of court shall be requisite to the validity of any transaction entered into by - 2 jul - f BNO9558-0185 95-02-15 12,07 107377 77 h the Trustees. No purchaser or lender shall be under any ' liability to see to the application of the purchase money or } of any money or property located or delivered to the Trustees, or to see that the terms and conditions of this trust have i. been complied with. 16. Every agreement, lease, deed, mortgage or other instrument executed by any one Trustee shall be conclusive evidence in favor of every person relying thereon or claiming thereunder that, at the time of the delivery thereof, this trust was in full force and effect and that the execution and ny delivery thereof was duly directed by the beneficiaries. The powers of the Trustees may be exercised by any one of the Trustees, and every agreement, lease, deed, mortgage or other 4j. instrument executed by any one Trustee shall be valid and binding on all Trustees and this Trust. Any person dealing with the trust property or the Trustees may always rely, without further inquiry, on a certificate signed by any one person, appearing from the records of said Deeds, to be Trustee hereunder as to who are the trustees or the beneficiaries hereunder, or as to the authority of the Trustees to act, or as to the existence or :r non-existence of any fact or facts which constitute conditions precedent to acts by the Trustees, or which are in any other manner germane to the affairs of this trust. 17. Notwithstanding anything to the contrary herein contained, the Trustees shall have authority to hypothecate or mortgage all or any part of the trust property on such terms as the Trustees may deem advisable. kr: 18. Except as otherwise herein provided, every act or thing done and every power exercised or obligation incurred by r. a Trustee in the administration of this trust or in connection with any business property or concerns of this trust, whether ri ostensibly in his own name or in his capacity as Trustee, shall be done, exercised or incurred by him as a Trustee and not as an individual] and every person contracting or dealing with the Trustees or any of them or having any debt, claim or 7: judgment against them shall look only to the funds and property of the trust for payment or satisfaction; and no Trustee, beneficiary or agent of the trust shall ever be personally liable for or on account of any contract, debt, ' tort, claim, damage, judgment or decree arising out of or in c connection with the trust property or the conduct of the business of the trust. A stipulation or notice to this effect-may be inserted in any contract or instrument executed by the Trustees or their agents, but the omission thereof ' shall not be construed as a waiver of the foregoing provision . and shall not render the Trustees or their agents personally i liable. Notwithstanding the foregoing, however, the restrictions contained within this Paragraph shall not apply to any agreement or obligation, provided the same is in writing, and further provided the signature of the Trustee involved appears immediately above or next to, the word "individually". WITNESS the execution hereof under seal, this �J� day of t"c.�-� ��, 1995. H. JON OR/DON DOUAS K. SHEF 3 ti; 1 , t WID9558-0166 95-02-15 12,07 007977 t -- COMMONWEALTH OF MASSACHUSETTS Barnstable, so. r' , 1995 .E Then personally appeared the above-named H. JON GORDON and acknowledged the foregoing instrument to be his free act and deed before me, Notary Publ c My Commission Expires:.-S,,,.„� 3 i,t y�• a0osdon.n PETER L FREEMAN,Notary Pid,he �Ay COmmiubn Exo,,,Jan,30,1628 ?.J _ 1 i j. 1 iy l�• BARNSTABLE REGISTRY OF DEEDS ' y i "V f� Bk a 1 O r n8-2 13 20784 �. 04-=22 -133? E 12 =04 04 RE819 TION OF TRUSTEE I, DOUGLAS K. SHEFF, Trustee of 52 Stevens Street Trust, under ;t Declaration of Trust dated February 15, 1995, and recorded with Barnstable Registry of Deeds in Book 9558, 183, hereby resign as Trustee effective this date. le i Dated: -, DqPGLAS K. HE COMMONWEALTH OF MASSACHUSETTS �. . Suffolk, as. /�'I�.�LI. °2 , 1997 Then personally appeared the above named Douglas K. Shgff%.and ' acknowledged the foregoing instrument to be his free act a6¢1 deeAv.-, '.• before me ''' ::`'.`: )7 Notary ubl c ::0 My Co anion E rea: 3G{sae, !y +�� "�i;,+:'��o,•'` ACCEPTANCE OF RSSIONATiON J Y{ E I, H. JON GORDON, sole remaining Trustee of the aforesaid 52' Stevens Street Trust, hereby accept the resignation of Douglas K. Sheff as Trustee effective this date. Dated: 41,C /d. /99? H. ON GORDON; True ee COMMONWEALTH OF MASSACHUSETTS Barnstable, as. mow.;/ /6 , 1997 Then personally appeared the above named H. Jon Gordon and acknowledged the foregoing instrument to be his free act and deed, before me Notary Public My Commission Expires: ! '• 4 eooreenvs.wn. t;'F ri L. fret ", w ;z BARNSTABLE REGISTRY OF DEEDS >r BIC 1ZSE4 PC,— 7SS51 �' 'S 09-27-1399 C 1� o3S 00' MASSACHUSETTS FORECLOSURE DEED BY CORPORATION Chase Manhattan Mortgage Corporation e a corporation duly established under the laws of the State of New Jersey and having Its usual f place of business at 3415 Vision Drive,Columbus,OH 43219 the current holder by assignment of a mortgage f from CharlesA.Brady r7d: s: to Eastern Mortgage Services,Inc. dated December 27. 190 and recorded with the Barnstable County Registry of Deeds at Book 10555,Page 286 4•; < ,by'the power conferred by said mortgage and f every other power for NINETY THOUSAND ONE HUNDRED AND 001100 ($90,100.00) a- m DOLLARS r m paid,grants to 60 Stevens Street Realty Trust,H.Jon Gordon,Trustee under Declaration of Trust recorded herewith of S;L Parkway Place, Hyamis,Ma 02601, the premises conveyed by said r0'f' c mortgage. R WITNESS the execution and the corporate seal of said corporation this 8th day of Ju41aut,1999. September Chase Manhattan Mortgage Corporation a a CE pffsW '� V r7 ` •'�Ufa a The State of Ohio F' Franklin,as. 2 '" ll;l>DOmR ''11 7 ',r IL September,,8 , Then personally appeared the above named t I���, t.ORI Lft'TU! �IRESFOAIT of Chase Manhattan Mortgage Corporation and acknowledged the fo going instrument to be the free act and deed of Chase Manhattan Mortgage Corpo ti f me, .,�i ram"•.• (/�«I•� S �ti ,Notary Public CINDY A.SMITH _ •�Notory Public.State of Ohlo My Commission expires: I• My Gomm�is��slogqn�EEXIDIMS �'� �f �9 C7fAPTER 153 SEC a AS AMENDED BY CHAPTER 407 OF 1969 .•`f`0 J ` Every deed presented for record shall contain or have endorsed upon hum fuo none,residence and post office address of the grantee end a reeltal of the amount of the ful consideration thereof In dollars or 9a nature of the other consideration therefor,f not �Lla delivered for a spedfic rnonotary sum. The ful eonsideratbn shah mean the fatal price for the conveyance wlhmA deduction for any Gres or encumbrances assured by the grantee or remaining thereon. AN such mdonararda and recitals"I be reoaded as part of 3 the deed Failure to comply with this section ahal not effect the validity of any deed. No register of deeds shelf scoept a deed for ' rocorcing union it is in aornpiience with the MQuirereenta Of 1hY section. t: area, "� X � tXes X o r \• M � n 1 M I 0 m ?30Z� i sTT x I � O 3 ' r .4 BK 112SB4 PG232 r5SS1 ' AFFIDAVIT I, TIMOTWFffMIBB0N Assistant Secretary of Chase Manhattan Mortgage Corporation make oath and say that the principal and interest obligation mentioned in the mortgage above referred to were not paid or tendered or performed when due or prior to the sale, and that Chase Manhattan Mortgage Corporation caused to be , published on June 17, 1999, June 24, 19M and July 1, 190 in the Barnstable Patriot Newspaper, a newspaper published or by Its title page purporting to be published In ;i Hyannia(Bamstable)and having a circulation therein, a notice of which the following is a true copy,(See attached Exhibit A) I also complied with Chapter 244.Section 14 of the Massachusetts General Laws,as amended by mailing the required notices certified mail,return receipt requested. ` Pursuant to said notice at the time and place therein appointed the sale was postponed by public -• .� proclamation to August 26, 1999 at 12:00 p.m.,upon the mortgaged premises,at which time and place upon the mortgaged premises,Chase Manhattan Mortgage Corporation sold the mortgaged r� premises at public auction by W. Todd Finn, a duly licensed auctioneer, of Commonwealth Auction Associates, Inc., to 60 Stevens Street Realty Trust, H. Jon Gordon, Trustee under Declaration of Trust recorded herewith for NINETY THOUSAND ONE HUNDRED AND 001100 ($90,100.00)DOLLARS bid by Jon Gordon, being the highest bid made therefor at said auction. t=r Chase Manhattan rtgage Corporation By: FITZGIBBDN { 6WAKTSECRE m t sg The State of Ohio Franklin,es. 1899 September 8 ' Signed WAWffJ&AbP said of Chase Manhattan Mortgage Corporation,before me, Notery Public CINDYA.SMITH TNotary Public,sure or onto My Commission expires: ' t.n My Commission EXplrot r �.,°J Aug.20,2003 �t Oi,•,f �1. f Exhibit A BEi 12-1 F='C• 7 E nill li NOTM9 OF manwrnwnttrs .�.et era fmwT! E By and In sioulton f Ae Pomr of Sale owbIned In a OMWnIN"by moortbdmrlpntha8rlas A.Brady o Eastern gaol SaMoes.kie,.dated Droambab 14 IM and Canty MOstry of Deeds«Book 10666,Peps M.d wMoh Marto" Manhattan fvlonpspe Corporation is the present holdrbypalpniriLfor breach of the condltbns at sold mortgage and forth purpose of for.dwkp,Us Urn,ill besddatRLlcAuwonetlO:OOa.m.onJ4yl2.1 ondwmortpepadprrrreuloyted at 80 Slovene Street.Hybris(BamtaWs),Barnstable Coonpr,Maese&MI",M and. j ( singulrtta promlea descrbedin add motpapa, TO WIT: +. § The land,topgMrwithet lmprpemenb tMnwnatEOStwera SlraeL Bemelsbie0{yaMe), Barnstable County.Massachusetts.more paiumlerly desorbod y folk; Beymep at the souUwestary corrw of pmnasea oo mWW to Mry E 8ullerby dead of Bridget Stevens dated Oocenbsr 17.1904 recorded Bernalable Cotwtyflepytry of oemds Book 271.Paps2.thenos adudybylridkewmVof Bain Green.tomrrlyofAuperas. i 1 ova hudied forty-four(1 N U.three easterly by nlnsknk)p Irnd fonrrdy of G4faatm d sovvwitforna and 3/4(71 3/O hJ;thence soulwy by ramddng WW d said O'Keefe ova d hndmd fortyfour(14A hJ to North St»st:tlanee wsetety by uW North Street saveny. .j one and 3/e(71 3/4 It.)to 1ho point of beglraanp. 7 The mailing address of the prernises is 80 Stavane Strom.Hyenas.Meseeehneth WMI). Fat.0 gagWs title ass dead mwrdadwan Barnstable Countyliepbtry d Dsods to Book j t 10258.Poo 310. J These promises WI be sold and conva)ed subject to and voth Oe bwwlN oleo Mhle.(Iphts Of way. mMicoos.easements,covernrnts.Mne or ck*m in the nets n of Mrs,b prove- 1f nentm.Public awassments.ry end d un trios,tart tttlea tax Wid Mrs,wSSe►and sever Yam and anyoUw nanieipdaseasnantaorMne oreastirpemnrrnbmraq d noordwMdi are in fortis and am sppla".hump prio"over sold nanpape.v.w0wornot Worergs -A losuch restn6tam,aasensnts.krprovements.Yra or enoarbmrrooe h mode in ds deed. �.:. IEBMB OF SA(-E: A depoen of Five Thousand eS,000AN Doha by cwWwd or bank chock oil be mclubod y to be paid by the purcheserat the We and Place d ask.The balance,lebbe oldp bye MAsid orbenk deck at Homari trw Offices.P.C..160Co4w s firma(,Newton,Maseadwsetts 02458.or by mall to P.O.Bow 810M.Newton WgNrds.Mesesdweettm 024814f)88. wtUntn tMny M days from the data of de.Dead vA be prwfded topumhwr kr reoadirp upon recalM 1n full of Use purchase pd a.The dsoonpow of Ow prorNsw ocntakted 1n a" nortpape shU control In the evil of an arror in tNm,ItubtamIcn. Other terms.d any.to be announced at 1hs male. CHASE MANKMAN MORTGAGE OORPOMTM { Presrn hddr d aid moReops By as Aft--^. f IARMON LAW OFFICES.P.C. Fronde J.Nolon.E"Are 150 CmlFornls Street Newton.MA 02466 (of 7)Age 0609 The Sometehia Patriot June 17.Jum 24 wd July 1.1M i ' BARNSTABLE REGISTRY OF DEEDS n BK 12564 PG231 75552 09-27-1999 � 12 =35 `' DSCLARATION OF TRUST Establishing 60 STEVSNS STREET RSALTr TRUST I, H. JON GORDON; of 52 Stevens Street, Hyannis, !mA 02601, hereby declare that I hold any and all property that may be conveyed to me as Trustee hereunder for the sole benefit of the beneficiaries for the time being hereunder, upon the terms herein set forth. 1. The term "Trustee" or "Trustees," wherever used herein, shall include such person or persons who hereafter are serving as Trustee or Trustees hereunder, and the rights, powers, authority and privileges granted hereunder to the Trustees may be exercised by such person or persons, subject to the provisions hereof. 2. The trust hereby established shall be known as A "60 STEVENS STREET REALTY TRUST" ' 3. The original beneficiaries of this trust are shown the Schedule of Beneficial Interests executed this day by them and" the Trustees, and filed with the Trustees. Any Trustee may, without impropriety, become a ' beneficiary hereunder and exercise all rights of a bens the same effect as though he were not a Trustee. ficinry with 4. The Trustees shall hold the property conveyed to them as Trustees, and receive all the gains and profits therefrom for the benefit of the beneficiary or beneficiaries from time to time (hereinafter called the "beneficiaries"), and shall make all distributions pursuant to the directions of the beneficiaries. +' ■ 4 5. Subject to the consent of the beneficiaries, the Trustees shall have full power and authority to deal with all property conveyed to them as Trustees hereunder. The Trustees shall have full legal title to all property of the Trust, wherever located or a situated, at any time held or received by them as Trustees under terms of this trust. 6. Except as expressly provided in this instrument, the Trustees shall have no power to deal in or with the trust estate, t except as directed by the beneficiaries. When, as, if and to the extent specifically directed by the beneficiaries, the Trustees shall have full power and authority to sell, assign, mortgage, deal with, or otherwise dispose of, all or any part of the trust property (including, without limitation, the full power and authority to delegate, by a writing signed by one Trustee, to any person or persons, acting singly or together with others, and whether or not serving as a Trustee hereunder, full power and authority to sign checks, drafts, notes, bills of exchange, acceptances, undertakings and other instruments or orders for the payment, transfer or withdrawal of money for whatever purpose and to whomsoever payable, including those drawn to the individual order of a signer, and all waivers of demand, protest, notice of U' protest or dishonor of any check, note, bill, draft or other instrument made, drawn or endorsed in the name of said trust), and as lessor • or as lessee, to execute and deliver leases and s Rub-leases, and to borrow money and to execute and deliver notes or other evidence of such borrowing, and to grant or acquire rights or easements and enter into agreements or arrangements with respect to the trust property. Any one Trustee may exercise the powers of all F Trustees hereunder. F 7. Any and all instruments executed pursuant to powers • rh ; fr �5 BK12564 PG235 rSS52 5 herein contained nary create obligations extending over any periods of time, including periods extending beyond the date of any possible termination of this trus t. B. Notwithstanding any provisions contained herein no Trustee shall be required to take any action which will, in the opinion of such Trustee, involve him in any personal liability unless first indemnified to his satisfaction. Any person dealing with the Trustees shall be fully protected in accordance with the iprovisions of Paragraph 15 hereof. 9. The trust shall terminate ninety nine (99) years after f; the life of the last to die of n. JON GORDON, unless sooner terminated as hereinafter provided. ' 10. Any Trustee hereunder may resign by signed and acknowledged b such Trust written instrument t�. Y Trustee and Registry recorded with Barnstable Re g ry of Deeds. a lI. Succeeding or additional Trustees may be appointed or any Trustee removed by an instrument or instruments in writing, signed by the beneficiaries provided, sucg or instruments, or a ertificate by c any Trustee feting that instrument Trustee or Trustees have been so appointed or removed, and, in the case of any appointment, the acceptance in writing by the Trustee or Trustees appointed, shall be recorded with said Deeds. Notwithstanding the foregoing, in the event of the death, of n Trustee or resignation of a Trustee pursuant to Section 10 hereof, prior to the appoint � ment and acceptance of appointment of a successor or additional Trustee, then KEITS GORDON shall become the Succesor Trustee hereunder, effective upon the recording at said Deeds of his acceptance of appointment and of either a Death Certificate or resignation, as applicable, of the previous Trustee. 12. Upon the appointment of any succeeding Trustee, the title r1` to the trust estate shall, thereupon, and without the maces any conveyance, be vested in said succeedingTrustee necessity of l with the remaining Trustees, if any. Each succeed io succeeding Trustee shally have > all the rights, .powers, authority and privileges as if named as an original Trustee hereunder. 13. No Trustee shall be required to furnish bond. 14. The Declaration of Trust may be amended from time to time by an instrument in writing signed� b the then Trustee(a) hereunder'��,• and p authorized by the bene fioiaries and acknowledged by such Trustee(a) or beneficiaries, provided, in each case, that the instrument of setting forth the terms to, or a certificiate y Trustees)the f such amendment, shall be recorded j said Deeds. 15. No Trustee hereunder shall be liable for any error or judgment nor for any lose arising cut of any act or omission in good faith, by such Trustee, by any other Trustee or by any n ant -' employee or representative of the Trustee, but shall be res on gg sibl onlyfor his P e trust. The Trustees and each aget, employee or representative of the Trustees shall be entitled to reimbursement out of the trust property for his or their reasonable expenses and outlays and shall be indemnified and reimbursed for anpersonal damage by them Or ny hem �iacurredl or iabi suffered expense thor e administration of the trust property.or in conducting any business or performing any act authorized or permitted by this trust, but such indemnity or reimbursement shall be limited to the trust property and no beneficiary shall be personally or individually liable therefor to any extent. No license of court shall be requisite to the validity of any transaction entered into by the Trustee. No purchaser or lender shall be under any liability to see to the application of the purchase money or of any n or property located or delivered to the Trustees, or to see that the 2 1.,. :,k Br 12SBA P0236 7SSS2 terms and conditions of this trust have been complied with. 16. 8very agreement, lease, deed, mortgage or other ' instrument executed by any one Trustee shall be conclusive evidence in favor of every person relying thereon or claiming thereunder that, at the time of the delivery thereof, this trust was in full _' force and effect and that the execution and delivery thereof was under duly directed by the beneficiaries. The powers of the Trustees may be exercised by any one of the Trustees, and every agreement, -' lease, deed, mortgage or other instrument executed by any one } ___to b Trustee shall be valid and binding on all Trustees and this Trust. nC52 Any person dealing with the trust property or the "" for cowsidc Trustees may always rely, without further inquiry, on a place of bu certificate signed by any one person, appearing from the records of of said Deeds,. to be Trustee hereunder as to who are the trustees or the beneficiaries hereunder, or as to the authority of the Trustees EIGHTY to act, or as to the existence or non-existence of any fact or ti - facts which constitute conditions precedent to acts by the v Trustees, or which are in any other manner germane to the affairs of this trust. W 17. Notwithstanding anything to the contrary herein contained, the Trustees shall have authority to hypothecate or mortgage all or any part of the trust property on such terms as the Trustees may deem advisable. 18. Except as otherwise herein provided, every act or thing of allcovc ' done and every power exercised or obligation incurred by a Trustee y. known . in the administration of this trust or in connection with any 'r Massac' business property or concerns of this trust, whether ostensibly in t" his own name or in his capacity as Trustee, shall be done, ' exercised or incurred by him as a Trustee and not as an individual= t. and every person contracting or dealing with the Trustees or any of them or having any debt, claim or judgment against them shall look only to the funds and property of the trust for payment or r: satisfaction; and no Trustee, beneficiary or agent of the trust shall ever be personally liable for or on account of any contract, debt, tort, claim, damage, judgment or decree arising out of or in connection with the trust property or the conduct of the business F. of the trust. A stipulation or notice to this effect may be + inserted in any contract or instrument executed by the Trustees or ` their agents, but the omission thereof shall not be construed as a waiver of the foregoing provision and shall not render the Trustees or their agents personally liable. notwithstanding the foregoing, however, the restrictions contained within this Paragraph shall not z ' apply to any agreement or obligation, provided the same is in writing, and further provided the signature of the Trustee involved appears immediately above or next to the word "individually". WITNESS the_execution hereof under seal, this � ! `bay of 1999. . r . H. J GORDON COMMONWEALT OF MASSACHUSETTS Barnstable, so. , 1999 Then personally appeared the above-named B. YON GORDON and 4r acknowledged the foregoing instrument to be his free act and deed before me, ' it No ry Pu c' My� o m"Myssion Expires: 1 W Zf�� ■ 3 , BARNSTABIE REGISTRY OF DEEDS y � 'a 1 1 t 1 1 1 1 1 r 1 1 1 1 ' 9 � r From the Office of: ' • ' STANDARD FORM PLIKI1ASE AND SALE AGREEMENT ` GC7O This D 0 day of Sk.e4e t:21 "J t. PARTIES If. -Se,_1 Gor,IQ -1, ��Y��tee o � �O Sfeve-,j S7-.ei-,f- AND MAILING IV "J"�v� t, (,o 5teL,e St-, } (Icyun�+, r, ,�-j/J• 62C01 ADDRESSES hereinafter called the SELLER,agrees to SELL and h • T0.-� Go•;.io•�� r/-,)i`�c o->C .S", S to ve•,r S diee(fill in/ -T,-,) �� 4 D Sit�e�5 51`1 f,, (4 -i,-r, •s-7-1 • D 2 G C / ' hereinafter called the BUYER or PURCHASER, agrees to BUY, upon the terms hereinafter set forth,the following described premises: b„;1 J,:,9 3 �,J I a n tl c, r G c S f t t.P17 2. DESCRIPTION >i�a )n,•/, ✓�'!/I. �� Se Lie" f i tlP� lee g' P�,� /eC�'d-e 91 ' (lillinandinclude i,t � fi�sle � PgiSf�y o � JPt�i S title reterencel l�i1 ` 0 '3 y 3- BUILDINGS, Included in the sale as a part of said premises are the buildings, structures, and improvements now STRUCTURES, thereon, and the fixtures belonging to the SELLER and used in connection therewith including. If any, all IMPROVEMENTS, wall-to-wall carpeting, drapery rods, autonialic garage door openers, venetian blinds, window shades, FIXTURES screens, screen doors, slorrn windows and doors, awnings, shutters,, furnaces, healers, healing ' equipment, stoves, ranges, oil and gas burners and fixtures appurtenant thereto, hot water heaters, (fill in or delete) plumbing and bathroom fixtures, garbage disposers, electric and other lighting fixtures, mantels, outside television anterinas, fences, gates, trees, shrubs, plants, and, ONLY IF BUILT IN, refrigerators, air conditioning equipment,v6nlilatois,dishwashers,washing machines and dryers;and but excluding 4. TITLE DEED Said premises are to be conveyed by a good and sufficient quitclaim deed running to the BUYER, or to (fill inl the nominee designated by the BUYER by written notice to the SELLER at least seven days Include here by specific before the deed is to be delivered as herein provided, and said deed shall convey a good and clear reference any restric• record and marketable title lherelo, lice from encumbrances,except tions, easements, rights (a) Provisions of existing building and zoning laws: and obligations in party (b) Exisling rights and obligations in party walls which are not the subject of written agreement; ' walls no(included in(b), (c) Such taxes for the then current year as are not due and payable on the dale of the delivery of leases, municipal and such deed; other liens,other encurn- (d) Any liens for municipal betterments assessed after the date of this agreement; brances, and make pro- (e) Easements, restrictions and reservations of record, it any, so long as the same do not prohibit ' vision to protect or rnaler ally inlerfere will,thexotcet?t]use of said premises; as a rr;�y-tr' family SELLER against BUYER's -(I) residence. breach of SELLER's covenants in leases, Where necessary. 5. PLANS II said deed refers to a plan necessary to be recorded therewillt the SELLER shall deliver such plan with the deed in form adequate for recording or registration. ' 6. REGISTERED In addition to the loregoing, it the Lille to said premises is registered, said deed shall be in form sufficient TITLE to entitle the BUYER to a Ceililicale of Title of said premises, and the SELLER shall deliver with said deed all instruments, it any,necessary to enable the BUYER to obtain such Certificate of Title. ' 7. PURCHASE PRICE The agreed purchase price for said premises is O v) R C 9 1 (fill inl;space is dollars,of which allowed to write out the amounts $ 1 r o c have been paid as a deposit this day and If desired $ $ are la be paid at the time of delivery of the deed in cash,or by certified, cashiers,treasurer's or bank check(s). $ $ / O O TOTAL COPYRIGHT o 1979, 1984,1986, 1987, 1988, 1991 All rights� reserved. This form may not be.copied or reproduced In GREATER BOSTON REAL ESTATE BOARD LJ whole or In part In any manner whatsoever wilhoul the prior express =�= written consent of the Greater Boston Real Estate Board. r • 8. TIME FOR Such deed is to be delivered at .10 o'clock A -M.on the 3 © _ .. day of PERFORMANCE: p C }05z,— `t+f-� ,at the DELIVERY OF DEED(fill in) Registry of Deeds, unless otherwise agreed upon in writing. It is agreed that time is of the essence of this ' agreement. To 4•e- e x+e-,q(e J 4'S S r ,1 .dl 3 o - 9. POSSESSION AND FUII possession of said premises free of all tenants and occupants, except as herein provided, Is to be CONDITION OF delivered at the time of the delivery of Il,e deed, said premises to be then (a) in the same condition as ' PREMISE. they now are, reasonable use and wear thereof excepted, and (b) not In violation of said building and (allach a list of zoning laws, and (c) in compliance with provisions of any instrument referred to in clause 4 hereof. The exceptions,If any) BUYER shall be entitled personally to inspect said premises prior to the delive of the deed in order to determine whether the condition thereof complies with the terms of this clause. / ¢ 1 e s ' Ca�+f;nve fic SL GCCv,�,'eur Sy ?t �c� -jor,,,o017 10. EXTENSION TO If the SELLER shall be unable to give title or to make conveyance, or to deliver possession of the pre- PERFECT TITLE mises, all as herein stipulated, or if at the time of the delivery of the deed the premises do not conform OR MAKE with the provisions hereof, �� r � �1r� X+AcfX1+ XIgrR4t> +lt�k+�kbC�(9ct#4pc►lbx0�ttt►�9ddc PREMISES �ol�tgOctRR6dbt0cpE�iRxbot3k7€NtQG�d3�'3�4kih}4�$rRSRtDe0Cdc3hRlkb�xr'1d7�7L�7N)oltIXQGAtt[3lrSdoC CONFORM pdKP"W:k tNKXLXIM the SELLER sha14 use reasonable efforts to remove any delecls'ln title,or to (Change period of deliver possession as prrhyided herein, or to make the said premises conform to the provisions hereof, as time if desired). the case may be, in which event the :51 r8 the time for performance hereof shall be extended for as period of thirty nd more than f a i c- o dapiii. but tnt n neto no event shall Seller be obligated to 11. FAILURE TO If at [tie expiration of the extended time the SELLER sfrall have failed so to remove any detects in title, ' PERFECT TITLE deliver possession, or make the premises conform, as the case may be, all as herein agreed,or it at any OR MAKE time during the period of this agreement or any extension thereof, the holder of a mortgage on said pre- PREMISES mises shall refuse to permit the insurance proceeds, if any, to be used for such purposes, then any pay- CONFORM,etc. merits made under this agreement shall be forthwith refunded and all other obligations of the parties hereto shall cease and this agreement shall be void without recourse to the parties hereto. 12. BUYER's The BUYER shall have the election, at either the original or any extended time for performance, to accept ELECTION TO such title as the SELLEn can deliver to the said premises in their then condition and to pay therefore the ' ACCEPT TITLE purchase price without deduction, in which case lire SELLER shall convey such title, except that In Ilse event of such conveyance in accord with lire provisions of this clause, if the said premises shall have been darnaged by fire or casualty insured against, then fite SELLER shall, unless the SELLER has -previously restored the premises to their former condition,either (a) pay over or assign to the BUYER, on delivery of the deed, all amounts recovered or recoverable on account of such insurance, less any amounts reasonably expended by life SELLER for any partial restoration,or (b) if a holder of a mortgage on said premises shall not permit the insurance proceeds or a part ' thereof to be used to restore the said premises to their former condition or to be so paid over or assigned, give to the BUYER a credit against the purchase price, on delivery of the deed, equal to said arnounis so recovered or recoverable and retained by the holder of [he said mortgage less any amounts reasonably expended by the SELLER for any partial restoration. 13. ACCEPTANCE The acceptance of a deed by the BUYER or his nominee as the case may be, shall be deemed to be a OF DEED full performance and discharge of every agreemeni and obligation herein contained or expressed, except such as are,by the terms hereof,to be performed after the delivery of said deed. ' 14. USE OF To enable the SELLER to make conveyance as herein provided, the SELLER may, at [he lime of delivery MONEY TO of the deed, use the purchase money or any portion thereof to clear the title of any or all encumbrances or CLEAR TITLE interests, provided Ihat all Instruments so procured are recorded simultaneously with the delivery of said deed. 15. INSURANCE Until the delivery of the deed,the SELLER shall maintain insurance on said premises as follows: 'Insert amount Type of Insurance Amount of Coverage (list additional ' f types of insurance (a)Fire and Extended Coverage $ AS AT PRESENT and amounts as (b) agreed) 16. ADJUSTMENTS ;water (list operating ex and lazes for the then current liscal year, shall be ap- •penses,If any, or portioned and fuel value shall be adjusted, as of the day of performance of this agreement and the net attach schedule) amount thereof shall be added to or deducted from, as the case may be, the purchase price payable by + ' the-BUYER al the lime of delivery of the deed. � e . .17. . ADJUSTMENT II Ilse amount of said taxes Is not known at the time of ilia delivery of Ilia deed, they shall be apportioned OF UNASSESSED on Iire basis of Ilia taxes assessed for Ilia preceding fiscal.year, with a reapportionment as soon as Ilse AND new tax rate and valuation can be ascerlained;'and, it Ilse taxes which are to be apportioned shall there- ABATED TAXES alter be reduced by abatement, the amount of such abatement, less the reasonable cost of obtaining the same, shall be apportioned between Iire parties, provided that neither party shall be obligated to institute or prosecute proceedings for an abatement unless herein otherwise agreed. ' I o. BROKER'S FEE A Broker's fe or professional sll\\ices of (fill Irn lee Willi is due from Ilse LLER to dollar amount or A)o^Z' percentage;also 1 name of Brokerage firm(s)) the Broker( herein, but 1 on if, as a wh title passes, ]h�e d ed is re orc�ed, and not othen%? 19. BROKER(S) }ie &o r(s)named i rein WARRANTY warranl(s) at the Brokers)is(are)duly licensed as such by I Comrnonweallh of Ma achusells. ' (fill in name) 20. DEPOSIT All deposits made hereunder.shall be held in escrow by 4 11e Seiler (fill in narriel as escrow agent subject to the terms of this agreernenl and shall be duly accounted for at the time for performance of this agreement. In Ilia event of any disagreement between Ilia parties, Ilia escrow agent may retain all deposits made under This agreernenl pending instructions mutually given by,ilia SELLER and file BUYER. 21. BUYER's If the BUYER shall fail to fulfill the BUYER's agreements herein, all deposits made hereunder by the ' DEFAULT; BUYER shall be retained by the SELLER as livuidated dain age sxrafexsoc4 DAMAGES xxikM. and said deposit so retained shall be Seller's sole and exclusive remedy both at law and in equity. ' 22. RELEASE BY The SELLER's spouse hereby agrees to loin in said deed and to release and convey all statutory and HUSBAND OR other rights and interests in said premises. WIFE 23. BROKER AS The Broker(s) named herein join(s) in this agreement and becomes) a party hereto, insofar as any provi- PARTY sions of this agreement expressly apply to the Broker(s), and to any amendments or modifications of such provisions to which Ilia Brokers)agrees)in writing. 24. LIABILITY OF Ii the SELLER or BUYER executes this agreement in a representative or fiduciary capacity, only the TRUSTEE, principal or the estate represented shall be bound, and neither the SELLER or BUYER so executing, nor SHAREHOLDER, any shareholder or beneficiary of any trust, shall be personally liable for any obligation, express or Implied, BENEFICIARY,etc. hereunder. 25. WARRANTIES AND The BUYER acknowledges Ilia[ the BUYER has riot been influenced to enter into this transaction nor has REPRESENTATIONS he relied upon any warranties or representations not set lorlh or incorporated in this agreement or pre- (fill inl;if none, viously made In writing, except for the following additional warranties and representations, if any, made by state "none';it either the SELLER or the Broker(s): None any listed, indicate by whom each war- ranty or represen- Cation was made 26. MORTGAGE In or r to help finance the acquisition of id prernises, the BUYER shall apply f a conventional bank or CONTINGENCY olfier in ilulional mortgage loan of$ at prevailing rat ,lerms and conditions. CLAUSE If despite the BUYER's diligent efforts a co mitmenl for such loan cannot be o lained on or before (omit it not 19 ie BUYER may terminate(his agreem ill by written notice provided for to the SELL\unlesslh e Broker(s), as agent s or Ilia SELLER, prior to Ilse expira' n of such time, in Offer to whereupon ts made under this aqr ment shall be lorihwilh'refunde and all other Purchasel obligations o hereto slialt cease and Ibis agreernenl shall be void without r ourse to Ilia ' parties hereto. Innt will the BUYER be deem to have used diligent efforts to btain such commitment UYER submits a complete mort9a loah application conforming to Ili foregoing provisions onoreore 19 r , r r. •r r 27. CONSTRUCTION This Instrument, executed in multiple counterparts, is to be construed as a Massachusetts contract, is to OF AGREEMENT take effect as a sealed instrument, sets forth the entire coniract between the parties, Is binding upon and enures to the benefit of the parties hereto and their respective heirs, devisees, executors, administrators, successors and assigns, and may be cancelled, modified or. amended only.by .a written Instrument executed by both the SELLER and the BUYER. if two or more persons are named herein as I30YFR their obligations hereunder strait be joint and several. The captions and marginal Holes are used only as a matter of convenience and are not to be considered a part of this agreement or to be used in determining the intent of the parties to it. 28. LEAD PAINT Tile parties acknowledge that, under Massachusetts•law, whenever a child or children under six years of LAW age resides in any residential premises in which any paint, plaster or other accessible material contains dangerous levels of lead, fire owner of said premises must remove or cover said paint, plastei or other material so as to make it 16accessible to children under six years of age. 29. SMOKE The SELLER shall, at the time of the delivery of the deed, deliver a cerlificaie from the fire department of DETECTORS the city or town in which said premises are located staling that said premises have been equipped with approved smoke detectors in conformity with applicable law. 30. ADDITIONAL The initialed riders,if any, attached hereto,are Incorporated herein by reference. PROVISIONS S C'r 1 Pi '/ c!�li 9 f -- f.) C t > e., f y e� t c.� 17`)-e - e��ae v y ry r S I u�r t �ti?�+ ♦•-} Fh Z ./�i t,--.,') Mtn o C. e _ S eve > sf• aid y►, }g�yt c ,+,.�►if L �ocvi 1 t ' [��i"� 1'✓I A S fA,h u j Q r.+J r}u i:: E•ny -t.L�I"✓11'/> y, q�t o/ 1 r s ���'✓''ia'r1 �1t ' FOR RESIDENTIAL PROPERTY CONSTRUCTED PRIOR TO 1978,BUYER MUST ALSO HAVE SIGNED LEAD PAINT"PROPERTY TRANSFER NOTIFICATION CERTIFICATION" P1u; E.� rar+1 '• E7/ 0, uvo; o �;, �cd t1 'Ijc/c/Y.c ,�,szfL' �y q f b)t Yc,fe . TL7e c � Si dq{Y SAL, 11 ►�� xd(f{n�rc% v/1 to C IuJ v' �.- � ('Ct ,'� SGi�'c/ � �7, h vi�1�i )<�'�c,'I(, vy. ' NOTICE:This is a legal document that creates binding obligations. If not understood,consult an attorney. J 66 5 F e u t J !��e-c tSELLER(or ouse) BUYER BUYER 1 Broker(s) — — EXTENSION OF TIME FOR PERFORMANCE Dale _ ' The time for the performance of the foregoing agreement is extended until o'clock M.on the day of 19 time still being of the essence of this agreement as extended. In all other respects,this agreement is hereby ralilied and.confinned. This extension,executed in multiple counterparts,is intended to take effect as a sealed instrument. ' SELLER(or spouse) SELLER ' BUYER ----- Bu �R fE. -- Broker(si, . t 1 1 1 1 1 1 1 1 II 1 1 1 r 00 LEWIS LANDING Hyannis,MA 28-Aug-00 Number of Units: 15 SOURCES-CONSTRUCTION Per Unit Total Construction Loan(Cape Cod B&T@80%L-T-V) 57,778 866,668 HOME 50,000 Perm Plus 238,889 TOTAL SOURCES-CONSTRUCTION 77,037 1,155,557 SOURCES-PERMANENT 1st mortgage(MHP) 50,923 763,851 HOME 3,333 50,000 MHP Perm PLUS 320,000 Developer Cash Equity required 1,447 21,706 (+value of work already performed=120,000) (total developer equity=141706: 10%TDC=115,556) TOTAL SOURCES-PERMANENT 77,037 1,155,557 ' USES DEVELOPMENT COSTS Per Unit Total Hard Costs Acquisition 5,933 89,000 Sitework 2,000 30,000 Rehabilitation 55,304 829,562 Contingency 5,727 85,900 ' Sub-Total Hard Costs 68,964 1,034,462 Soft Costs Surveys&Permits 133 2,000 Architecture&Engineering 800 12,000 Legal,Title&Recording 667 10,000 MHP Fund Legal 400 6,000 Environmental Engineering 167 2,500 Finance Fees 773 11,595 Taxes 167 2,500 Insurance 167 2,600 Construction Loan Interest 3,200 48,000 ' Rent up&Marketing 333 5,000 Appraisal 200 3,000 Site Inspections 200 3,000 Operating Reserve 0 0 Rent-up deficit 0 0 Development consultant 333 5,000 Soft Cost Contingency 0 0 Sub-total Soft Costs 7,540 113,095 ' Developer funded escrows 533 8,000 TOTAL DEVELOPMENT COSTS 77,037 1,155,557 NOTE: for purposes of calculating ROE under 40B limited dividend guidelines, the present land value(190K)+5%dev overhead(58K)+20%dev fee(231 K) ' needs to be used to calculated TDC,from which equity is derived and from which the annual 10%return on equity can be calculated 40B LIMITED DIVIDEND BUDGET DEVELOPMENT COSTS Hard Costs Acquisition 190,000 Sitework 30,000 Rehabilitation 829,562 Contingency 85,900 Sub-Total Hard Costs 1,135,462 Soft Costs Surveys&Permits 2,000 t Architecture&Engineering 12,000 Legal,Title&Recording 10,000 MHP Fund Legal 6,000 Environmental Engineering 2,500 Finance Fees 11,595 Taxes 2,500 Insurance 2,500 Construction Loan Interest 48,000 ' Rent up&Marketing 5,000 Appraisal 3,000 Site Inspections 3,000 Operating Reserve 0 ' Rent-up deficit 0 Development consultant 5,000 Soft Cost Contingency 0 Sub-total Soft Costs 113,095 ' Developer funded escrows 8,000 SUB-TOTAL 1,256,557 developer overhead @ 5% 62,828 developer fee @ 20% 251,311 TOTAL DEVELOPMENT COST 1,570,696 -debt(MHP mgt+perm plus+HOME) (1,133,851) Developer Equity 436,845 10%ROE annually(until neq equity talc) 43,685 1 . LEWIS LANDING ' Hyannis,MA Number of Units: 15 OPERATING EXPENSES Units Rent per Month Trending Rate Notes Assumptions: Rent Rates: Eff-HOME-low 1 358 3.0% 50%=451-93 util allow 2BR-HOME-Low 1 475 3.0% 50%=580-105 util allow ' 2BR-HOME 3 628 3.0% 65%=733-105 util allow 3BR-HOME 2 721 3.0% 60%=978-116 util allow 3BR-HOME-80% 1 979 3.0% 80%=1305-116 util allow=1189, Mrkt-2BR 3 900 3.0% but 10%below mrkt for MHP ' Mrkt-3BR 3 1100 3.0% is lower rent=979 Mrkt-3BR 1 1500 3.0% TOTAL, 15 Vacancy&Bad Debt 5.0% Management Fee 5.0% Annual Operating Expenses 3.50% Real Estate Taxes 2 50% PROJECTED OPERATING EXPENSES Total Per Unit MANAGEMENT FEE 7,204 480 5%effective rents ADMINISTRATION Payroll ' Taxes&Benefits Legal&Eviction Audit Marketing Telephone Office Supplies I , Accounting&Data Pool Furniture&Equipment Rental Recreation Other Sub-Total Administration 8,000 533 MAINTENANCE Payroll Taxes&Benefits ' Janitorial Supplies Interior Decorating Repairs Elevator Maintenance Trash Removal ' Snow removal(walkways) Exterminator Landscaping Sub-Total Maintenance 8,000 533 UTILITIES ' Electric Gas Oil Water&Sewer ' Sub-Total Utilities 5,000 333 SECURITY 0 0 REPLACEMENT RESERVE 4,125 275 TAXES 12,000 800 INSURANCE 5.000 333 ' MONITORING FEE 0 0 TOTAL OPERATING EXPENSES 49,329 3,289 OPERATING PRO-FORMA Annually Gross Rental Income 151.656 ' (less)Vacancy and Bad Debt (7,583) Effective Rental Income 14 (less)Annual Operating Expenses , (49 32929) NET OPERATING INCOME 94,745 ' Debt Service Coverage Ratio _ 1.25 Debt Service Payment 75,796 Mortgage interest rate&term 8.91%-25yrs Mortgage constant 0.0992283 ' MAXIMUM MORTGAGE 763,851 LEWIS LANDING Hyannis,MA 28-Aug-00 r Number of Units: 15 - ANNUAL RENTAL INCOME Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 RENTALREVENUES Eff-HOME-low 1 4,296 4,425 4,558 4,694 4,835 4,980 5,130 5.284 5,442 5,605 2BR-H9ME-Low 1 5,700 5,871 6,047 6,229 6,415 6,608 6,806 7,010 7,221 7,437 2BR-HOME 3 22,608 23.286 23.985 24,704 25,446 26,209 26.995 27,805 28,639 29.498 3BR-HOME 2 17,304 17,823 18,358 18,909 19.476 20,060 20,662 21,282 21,920 22,578 3BR-HOME-80% 1 11,748 12,100 12,463 12,837 13,222 13,619 14,028 14,449 14,882 15,328 Mrkt-2BR 3 32,400 33,372 34,373 35,404 36,466 37,560 38,687 39.848 41,043 42.275 Mrkl-3BR 3 39,600 40,788 42,012 43,272 44.570 45.907 47,284 48,703 50,164 51,669 Mrkt-3BR 1 18,000 18,540 19,096 19,669 20,259 20,867 21,493 22,138 22.802 23,486 GROSS RENTAL INCOME 151,656 156,206 - 160,892 165,719 170,690 175,811 181,085 186,518 192,113 197,877 (less)Vacancy and Bad Debt (7,583) (7,810) (8,045) (8.286) (8,535) (8,791) (9,054) (9,326) (9,606) (9,894) EFFECTIVE RENTAL INCOME 144,073 148,395 152,847 157,433 162,156 167,020 172.031 177.192 182,508 187,983 Miscellaneous Income 0 0 0 0 0 0 0 0 0 0 NET RENTAL INCOME 144,073 148,395 152,847 157.433 162.156 167,020 172.031 177,192 182,508 187,983 ANNUAL OPERATING EXPENSES Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10 Administrative (8,000) (8,280) (8,570) (8,870) (9,180) (9,501) (9,834) (10,178) (10,534) (10,903) Management Fee (7,204) (7,420) (7,642) (7,872) (8,108) (8,351) (8,602) (8,860) (9.125) (9,399) Maintenance (6,000) (8,280) (8,570) (8,870) (9,180) (9,501) (9,834) (10.178) (10,534) (10,903) Utilities (5,000) (5,175) (5,356) (5,544) (5,738) (5,938) (6,146) (6,361) (6,584) (6,814) Real Estate Taxes (12,000) (12,300) (12,608) (12.923) (13,246) (13,577) (13,916) (14,264) (14,621) (14,986) Insurance (5,000) (5,175) (5,356) (5,544) (5,738) (5,938) (6,146) (6,361) (6,584) (6,814) Security 0 0 0 0 0 0 0 0 0 0 Tax Credit Monitoring Fee 0 0 0 0 0 0 0 0 0 0 Replacement Reserves (4,125) (4,269) (4.419) (4,573) (4,734) (4,899) (5,071) (5,248) (5,432) (5,622) SUB-TOTAL OPERATING EXPENSES (49.329) (50,899) (52,5211 (54.194) (55,923) (57,707) (59,549) (61.451) (63.415) (65 443) NET OPERATING INCOME 94,745 97,496 100,327 103,238 106,233 109,313 112,482 115,741 119,093 122,540 (less)Debt Service (75.796) (75.796) (75,796) (75,796) (75,796) (75,796) (75,796) (75,796) (75,796) (75,796) NET CASH FLOW 18,949 21,701 24,531 27,443 30,437 33,518 36,686 39,945 43,297 46,744 Debt Service Coverage ratio 1.25 1.29 1.32 1.36 1.40 1.44 1.48 1.53 1.57 1.62 LEWIS LANDING Hyannis,MA " 28-Aug-00 Number of Units: 15 ANNUAL RENTAL INCOME Year 11 Year 12 Year 13 Year 14 Year 15 Year 16 Year 17 Year 18 Year 19 Year 20 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 RENTALREVENUES Eff-HOME-low 1 5,773 5,947 6,125 6,309 6,498 6,693 6,894 7,101 7,314 7,533 2R.R-HOME-Low 1 7,660 7,890 8,127 8.371 8,622 8,880 9,147 9,421 9,704 9,995 i 2BR-HOME 3 30,383 31,295 32,234 33,201 34,197 35,223 36,279 37,368 38,489 39.643 3BR-HOME 2 23,255 23,953 24,671 25,412 26,174 26,959 27,768 28,601 29,459 30,343 3BR-HOME-80% 1 15,788 16,262 16,750 17,252 17,770 18,303 18,852 19,418 20,000 20.600 Mrkt-2BR 3 43.543 44,849 46,195 47,580 49,008 50,478 51,992 53,552 55.159 56,814 Mrkt-3BR 3 53,219 54,816 56,460 58,154 59,899 61,696 63,546 65.453 67,416 69,439 Mrkl-3BR 1 24,190 24,916 25,664 26,434 27,227 28,043 28,885 29,751 30,644 31,563 GROSS RENTAL INCOME 203,813 209,927 216,225 222,712 229,393 236,275 243,363 250,664 258,184 265,930 less Vacancy and Bad Debt (10.191) (10,496) (10,811) (11,136) (11,470) (11,814) (12,168) (12,533) (12,909) (13,296) EFFECTIVE RENTAL INCOME 193,622 199.431 205,414 211,576 217,924 224,461 231,195 238.131 245,275 252,633 Miscellaneous Income 0 0 0 0 0 0 0 0 0 0 NET RENTAL INCOME 193,622 199.431 205,414 211,576 217,924 224.461 231,195 238,131 245,275 252,633 ANNUAL OPERATING EXPENSES Year 11 Year 12 Year 13 Year 14 Year 15 Year 16 Year 17 Year 18 Year 19 Year20 Administrative (11.285) (11,680) (12,089) (12,512) (12,950) (13,403) (13.872) (14,357) (14,860) (15,380) Management Fee (9,681) (9,972) (10,271) (10,579) (10,896) (11,223) (11,560) (11,907) (12.264) (12,632) Maintenance (11,285) (11,680) (12,089) (12,512) (12,950) (13.403) (13,872) (14,357) (14,860) (15,380) Utilities (7,053) (7,300) (7,555) (7,820) (8,093) (8,377) (8,670) (8,973) (9,287) (9,613) Real Estate Taxes (15,361) (15,745) (16,139) (16,542) (16,9561) (17,380) (17,814) (18,259) (18,716) (19,184) Insurance (7,053) (7,300) (7,555) (7,820) (8,093) (8,377) (8,670) (8,973) (9,287) (9,613) Security 0 0 0 0 0 0 0 0 0 0 Tax Credit Monitoring Fee 0 0 0 0 0 0 0 0 0 0 Replacement Reserves (5,819) (6,022) (6,233) (6,451) (6,677) (6.911) (7,153) (7,403) (7,662) (7.930) SUB-TOTAL OPERATING EXPENSES (67536) (69698) (71930) (74235) (76615) (79073) (81610) (84231) (86937) (89731) NET OPERATING INCOME 126,086 129,733 133,484 137,341 141,309 145,389 149,585 153,900 158,338 162,902 (less)Debt Service (75,796) (75,796) (75,796) (75.796) (75,796) (75,796) (75.796) (75.796) (75,796) (75,796) NET CASH FLOW 50,290 53,937 57,688 61,546 65,513 69,593 73,789 78,105 82,543 87,107 Debt Service Coverage ratio 1.66 1.71 1.76 1.81 1.86 1.92 1.97 2.03 2.09 2.15 SEP 2 5 2000 T0WN OF 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