(3-16-26 Document #4) FinCom Minutes 2-25-26 (EP)

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Canton Finance Committee Meeting
Wednesday, February 25th, 2026, 7pm
Virtual Meeting


In Attendance: Emilio Mauro, Kristin Mirliani, Nicholas Corkery, John Leonetti, Helen Mancuso, Evan Patton, Cindy Thomas, Reuki Schutt, and Ronald Wilson.
William Scollins – Finance Director
Absent: N/A
CCTV Recording
Recording Secretary: Allison Neff

Chairperson Mauro called the meeting to order at 7:05pm.

Mr. Scollins confirmed that Mr. Trotta would not be attending the meeting due to a scheduling conflict and would be rescheduled for a future Finance Committee meeting.

ARTICLE 17 - RECOMMENDATIONS of the COMMUNITY PRESERVATION COMMITTEE
Representatives: George Comeau, Chair & Allison Neff, Administrator

Mr. Comeau thanked the Committee for the opportunity to present, introduced himself and the Administrator, and listed the current sitting Community Preservation Committee members and what boards/committees they represent:
George Comeau, Chair, Historical Commission
Melissa Mayer, Vice-Chair, Conservation Commission
Lisa Lopez, Treasurer, Capital Planning Committee
Alison Grossman, Secretary, Parks & Recreation Commission 
Christopher Albert, Select Board
Adam Brothers, Housing Authority
David McCarthy, Planning Board
Kendall O’Halloran, School Committee
Thomas Theodore, Citizen-at-Large

Mr. Comeau began by giving background on the Community Preservation Act in Canton to fill in the new Finance Committee members (and he thanked them for their service to this Committee). The CPA was created by a law passed by the Commonwealth of MA in 2000; 201 communities have since enacted it (Over 50% of towns) and 71% of MA residents live in CPA communities. Canton passed the CPA, after several tries, in 2012. A 1% CPA tax is charged on the value of commercial and residential real estate after the first $100,000 of value. There are some exemptions available and citizens are encouraged to look into that if needed. There is a State CPA fund based on real estate transactions; a portion of the funds generated by CPA towns is allocated from this state fund each year and referred to as “State Match” funding. The Canton CPA and State Match together has raised $9.6 million for Canton in total. There are specific rules for CPA money use and for how projects are funded and evaluated. Spending is categorized into 3 buckets of funding, and 10% of expected funds each year must be spent or set aside for each bucket: Open Space and/or Recreation, Community Housing, and Historical Preservation. Remaining funds can go to projects under any bucket.

In Canton there is a pre-application and full application process followed by in-person presentations, after which the Committee votes on what new projects to recommend to Town Meeting. The Canton Community Preservation Committee (CCPC) does not create projects; all projects are brought to the Committee by applicants and the Committee recommends project funding directly to the voters at ATM, as stated in the CPA statute, though the CCPC apprises the Finance Committee of their recommendations beforehand. Voters at ATM can then fund the projects at the full CCPC recommended amount or fund them at a lower amount; they cannot increase the funding amount for a new project.
The application and approval processes are very proactive to ensure projects are as sharp as possible before going to ATM. Mr. Comeau thanked Program Administrator Allison Neff for her efforts in tracking funding and expenditures, project communications, and administrative work. He also recognized Kristen Mirliani for being the Finance Committee liaison to the CCPC, and Kevin Shea, Housing Coordinator for the Town, who attended the meeting to answer any questions about the Affordable Housing Production Fund project being recommended for FY27.

Mr. Comeau reviewed the CCPC slide show:
FY27 Estimated & Actual Revenue: 
These slides reflect the Canton CPA revenue sources for the past several years and estimates for FY26 and FY27. These funding sources include the Town surcharge, State Match, interest earned, and liens and penalties revenue from those in arrears.
Mr. Comeau pointed out the years in which the State Match was especially large (particularly FY22 & FY23), noting this was due to extra monies being put into the State CPA Trust Fund by the MA legislature. Other years have been leaner depending on the State’s real estate situation and legislative decisions. He also noted that the CCPC makes decisions based on estimates as final totals are not known until the end of the Fiscal Year. Mr. Patton asked what happens to surplus funding received that is above the estimate, and Mr. Comeau explained that CPA funds are basically a large revolving account; any money not spent in a fiscal year stays in the CPA accounts for use in the next year. Some CPA towns choose to bank significant funds, as Canton did in FY24 when they “skipped” a year, meaning no new projects were approved. The CPA Coalition and the MA Department of Revenue give guidance regarding estimating the State Match each year and the actual match is usually announced in November.

Debt Service Obligation: 
Under the CPA, the Town has the ability to bond large purchases. Canton has done this once with CPA funds: the Paul Revere Heritage Site land acquisition in FY18. The debt obligation must be funded each year at ATM, and this year will be the 8th payment out of 10. $184,000 is owed for the bond and $20,240 for interest, so the total bond payment for FY27 is $204,240. This ability to bond large projects has been a major boon for many CPA communities.

Total Funds Available for FY27 Project Appropriation: 
Along with setting aside funds to pay the bond, the CCPC also sets aside 5% of the projected revenue for administrative expenses like CPA membership dues, office supplies, advertising, and the Administrator’s salary. Administrator Neff noted that, in the past several years, CCPC administrative expenses have been well under $30,000 in total, so some of the reserved funds have been added back into the general CPA fund every year to use on projects the following year. 
If projects close with money remaining, those funds are returned to the CPA fund, adding to the available funds for future years. $61,058 is expected to be added to the available project funds for FY27 due to closing older finished projects, including $17,138 from the FY16 Canton Corner Cemetery Project and FY17 Olde English Burying Ground project, and $43,920 from the FY26 Open Space and Recreation Plan (OSRP). The total funding available for new projects in FY27 is estimated to be $1,265,159.
Mr. Comeau added context regarding the OSRP project. After the project was funded (and over $56,000 was contracted out), the project was found to be ineligible for CPA funding, as the Plan is something the Town is mandated to do by the State, and it isn’t for a specific property or public item. This is a common mistake in CPA communities, and while there is no penalty, and the already contracted funds do not need to be reclaimed, the remaining uncontracted amount of the original $100,000 appropriation for the project was requested to be returned. The 3 projects mentioned as having funds expected to return have not fully closed yet, therefore the funds are not available yet, but are expected to be by the time of the 2026 ATM.

FY27 Project Recommendations:
Mr. Comeau reviewed the FY27 recommended new project list. He noted that the Duggan Field Wall Repair Project (which the CCPC voted to recommend no funding for) was paid for with other sources as it was a priority for the Town, and the Pickleball Courts at the Bank of Canton project (which the CCPC voted to recommend funding at $400,000) was cancelled by the applicant when the Bank was unable to offer favorable terms for the lease. The Committee and Select Board both did their due diligence and research, but it was an unfortunate (and unexpected) turn around that was realized too late to vote on recommending allocating those funds to other projects.
The total of new project funding requests for FY27 was $1,765,583.35. The CCPC recommended a total of $1,263,274 in new project funding, but after the withdrawal of the pickleball project that amount has been reduced to $863,274.

Projects:
Hansen Playground Resurfacing ($200,000 recommended): this request was reduced from $350,000 to $200,000, as the Schools will try to raise other funding to complete the project, which will resurface the playground with poured-in-place rubber, leading to better safety and comfort and bringing parity to all the Canton elementary school playgrounds. 1 CCPC member voted against the project due to concerns about off-gassing of the materials used in this type of surfacing. The CCPC spoke to School representatives who referred the Committee to several scientific studies determining the surfacing is safe, and they were confident in the safety of the material, but the concerns will be included in the motion discussion.

Wentworth Recreational Facility Survey & Wetland Delineation ($112,000 recommended): This project involves mapping and surveying the property with plans of future recreational additions being made. While the Walk, Bike, and Hike Committee originally requested $163,000, a viable lower quote came in before the CCPC voted and the ask was reduced to $112,000.
Mr. Leonetti expressed concerns about the viability of the overall project given that completing the long-term plans for this property will cost approximately $20 million in total. Mr. Comeau assured the Finance Committee that the CCPC had questioned the applicant diligently and were confident that individual pieces/portions of the project can be done to bring stand-alone recreational improvements to the property. The CCPC also discussed the idea of bonding a larger project for this facility after the Paul Revere Heritage Site bond is fully paid off. Mr. Comeau expressed his belief that the Canton CPA funds will be able to continue to handle a bond debt payment each year, but Mr. Leonetti disagreed, saying that the $400,000 in interest that has been/will be paid on the PRHS bond could have been used for other projects in Town, and this project does not have a realistic plan or funding course for moving forward. The CCPC representatives explained that this survey and delineation is based on a thorough Master Plan for the site (which was funded through the CPA in FY25) and will lead to positive changes and small recreational projects at this site. Mr. Wilson asked how many CCPC members voted to recommend this project and the CCPC representatives answered that all 8 members present at the meeting when voting took place supported the project.

Mr. Corkery asked about open projects vs. starting new projects before older ones have finished, noting long-term ongoing projects like the Tilden House, and also brought up the multiple projects involving the Paul Revere Heritage Site. Mr. Comeau explained that the FY27 PRHS project ($20,000 for ADA accessible doors) exists because the Town was not the entity that completed the renovation of the historic barn (which now houses the museum), so changes and additions have been needed since the Town took over the building. He also noted that the Tilden House Project is well underway and has made significant strides forward recently. Administrator Neff pointed out that closing older projects is now a committee priority, stating that all but 3 projects from prior to FY25 are closed or will shortly be closed, and it is very common among CPA communities for projects to be ongoing over several years. Additionally, the CCPC has specifically added language and questions to the application and interview process in an attempt to only recommend projects that can be completed within a reasonable amount of time. Mr. Comeau added that CPA has a revenue stream every year, so it doesn’t hurt any new projects to have older ones still open. Chairperson Mauro stated that the CCPC reviews the open projects and votes on extensions each year, so there is oversight regarding ongoing projects. Mr. Corkery pointed out that having multiple open projects may put undue burden on the CCPC, but the representatives responded that the CCPC does not complete any of the projects themselves, but rather the applicants are responsible for managing and completing their own projects and reporting back to the CCPC, and tracking multiple projects is part of the reason that most CPA towns have a hired administrator.

American LaFrance Fire Engine Restoration ($315,000 recommended): This unique artifact is important to Canton’s history and there is a plan in place to involve the community in the restoration process and show the restored vehicle frequently at town events. The project was originally funded in FY23 with $168,000 of CPA funding, but due to bidding delays and leadership changeover the costs had almost doubled before the work could begin, leading to the project being cancelled and the money returning to the Canton CPA fund. Mr. Leonetti asked for confirmation that the project is supported by Chief Robery and Mr. Comeau replied that the Chief was completely in favor and co-authored the application with the Town Administrator (who was the previous Fire Chief and the project idea began under his tenure).

Gridley Burying Ground Preservation ($10,000 recommended): The CCPC recommended funding $10,000 of the $30,189.35 request and the remainder of the funding is being requested in a separate article at Town Meeting. That article will be linked with the CPA article.

Gridley School Structural Analysis ($16,274 recommended): Mr. Comeau recused himself from any discussion of this project as the applicant is the Canton Historical Society for which he serves as Chairperson. This project involves a structural study of the building by an expert in historic building preservation, which is necessary in order for any of the other committees/boards considering the adaptive reuse of this building to know what is possible for the structure while preserving the building’s important historical aspects.

Paul Revere Museum of Discover & Innovation ADA Door Openers ($20,000 recommended): While the historic barn building containing the new museum is ADA accessible, having automatic door openers would significantly add to the ease of accessibility which has been realized as a need now that museum is up and running.

Hemenway Windows Phase IV ($90,000 recommended): The Hemenway School apartment building is managed by the Canton Housing Authority and this project is in the final phase of the window replacements. Additional money for the project is coming from the Commonwealth. This type of project is often controversial, as there are many arguments against spending Canton’s money on State-owned buildings, but Mr. Comeau notes that it is for the support of Canton residents living in these buildings, and the work is badly needed, as the State will not provide all the needed funding. Mr. Patton asked how much the State is putting in for this project; the CCPC representatives did not know but will find out and report back. 

Affordable Housing Production Fund ($100,000 recommended): This fund is important for maintaining the affordable housing inventory required by MA General Law 40B (10% of housing units). 
Kevin Shea, the Housing Coordinator for the Affordable Housing Trust spoke to the Finance Committee about this project, noting that many other towns of similar size to Canton have very successful Affordable Housing Production Funds. The fund is an incentive program to incentivize developers to create affordable housing units that are deed restricted in perpetuity, meaning they must remain “affordable” going forward. Currently the fund has $455,000; $255,000 is from CPA funds approved for FY26, and $200,000 is from the proceeds of a condominium sale at the Paul Revere Heritage Site. The program is being widely advertised to find applications. Mr. Leonetti thanked Mr. Shea for his hard work and noted that everyone agrees that staying above the 10% threshold is important for the Town. Speaking as a former CCPC member, he recalled from last year that there were 3 large specific projects/properties that were being looked at for use of these funds and asked if there was any update about them. Mr. Shea responded that he had sent out materials to all 3 and heard back from 1, noting that 1 of the properties is in the process of refinancing, but is very financially complicated. Mr. Shea went on to explain that the $50,000 grants are more of an incentive for smaller landlords/developers than large property owners, so the fund is geared and advertised more to them. 
Mr. Shea also noted that Canton’s affordable housing inventory is currently 12.12% of total housing stock, which is very good compared with much of the State, but the danger is in the expiration of the affordable housing restrictions on many properties, and the percentage being driven down by the construction of new units. Some of the new units in the Town are affordable, but certainly nowhere near 10% of them. Canton’s percentage dropped almost 1.5% just from the State using 2020 Census figures (instead of 2010) because so many new units were added to Town, and this will be even more of a danger when the 2030 Census is complete. Mr. Leonetti asking for confirmation that refinancing a unit extends its affordable housing categorization, and Mr. Shea replied that it depends on where the funding came from. Mr. Leonetti requested updates throughout the year, particularly regarding the mentioned 3 large properties.

Ms. Neff noted that no motions are being included for setting aside funds for the 3 CPA buckets, as at least 10% of funding is being recommended in each category. She apologized that the CCPC’s motions were not ready yet and stated they will be provided to the Finance Committee shortly.

Chairperson Mauro thanked Mr. Comeau, Ms. Neff, and all the CCPC members for their work and noted that the CPA is an important tool and great source of funding for projects in the Town. Ms. Mirliani (the CCPC liaison from Finance Committee) thanked Mr. Comeau for going over everything with her in detail.

ARTICLE 32 - AMEND GENERAL BYLAW - STORMWATER MANAGEMENT
Representatives: Kristine Meaney, Stormwater Manager & Alfonso Koka, Town Engineer

Mr. Koka explained to the Committee that a stormwater group has been meeting since August 2023 to go over bylaws and streamline the stormwater permitting process. This proposal would have the Department of Public Works (DPW) take over the stormwater permitting process and rearrange the process to allow more stormwater permits to be captured. The Town would begin issuing minor permits and major permits, with minor permits for anything between 1,000 to 3,000sq. ft., and anything above 3,000sq. ft. requiring a major permit. The minor permit would be administrative and done through the DPW with no meetings required. Major permits would be tied to a special permit from the Zoning Board of Appeals (ZBA) or Conservation Commission (ConCom) approvals. This would be a better way to issue permits, inspect projects in-house, enforce corrective actions in the field, and issue certificates of completion to close permits which require yearly inspection. Overall, this is all a streamlined way of capturing more permits and enforcing the future maintenance of stormwater improvements that are made in the Town. If a project is too large to be handled by the DPW (or the DPW is unable to handle it for any reason), it will go to a peer review.
Ms. Meaney stated that Mr. Koka currently reviews permits for ZBA site approval and Conservation Commission approval, and therefore needs to go to two separate public meetings for each project. Under this proposal, the DPW will review the designs and issue minor permits for small projects, while the larger projects will be part of the site plan review under the ZBA or with ConCom approval. All work will be done in-house unless an outside consultant is needed. This will also consolidate stormwater regulations, as currently the Planning Board, ZBA, and ConCom each have their own separate section regarding this topic, while this will put all the regulations under the DPW.
Mr. Mauro asked if this separation of major and minor permits has been done in other towns and Mr. Koka answered affirmatively, stating it is very common. He confirmed that this will help residents going through the process, as well as helping the involved Town departments. Ms. Thomas asked how often Mr. Koka has to go out to review projects in the field and who handles that cost. Mr. Koka explained that it depends on the complexity of the project, any time constraints, and whether engineering has sufficient time/personnel. When a third-party review is needed the applicant is responsible for paying for it. The representatives both confirmed that they do not believe this will have any effect on the Storm Water Division’s operating costs/budget, with Mr. Koka noting that no new software is needed and the department already has the required tools. Ms. Mancuso asked for an explanation on the credit system mentioned in section 4H, to which the representatives explained that this applies if certain low-impact/green designs are incorporated in a project then credits may be received. This is part of a bylaw that has been in place since 2007, and is intended to entice developers to not pave every inch possible and to provide low-impact stormwater solutions. No one has tried to claim these credits, but that could change.

Ms. Schutt moved that General Bylaw Article XXI Stormwater Management be amended as presented in the warrant. Ms. Thomas seconded the motion.
Discussion: No further discussion. 
Motion passed 9-0-0.

Ms. Schutt volunteered to write the motion discussion for Article 32.

VOTE MINUTES

July 9, 2025: Mr. Patton pointed out a spelling error in a section heading to be corrected (TRANFSER to TRANSFER)
Ms. Schutt made a motion to accept the minutes of the July 9, 2025 Finance Committee meeting as written and distributed with the aforementioned spelling correction made. Ms. Thomas seconded the motion.
Discussion: No further discussion.
Motion passed 9-0-0.

January 28, 2026:
Mr. Leonetti made a motion to accept the minutes of the January 28th, 2026 Finance Committee meeting as written and distributed. Ms. Schutt seconded the motion.
Discussion: No further discussion.
Motion passed 9-0-0.

Mr. Mauro noted that the February 23rd meeting schedule, which was moved to March 2nd due to the blizzard, will have the same schedule of guests that the meeting on 2/23 would have had. He reminded the Committee that there will be 2 meetings next week (3/2/26 and 3/4/26).

Mr. Leonetti recommended the recording secretary use an AI transcription service to transcribe and summarize the Finance Committee meetings in order to make the job easier and more efficient. Recording Secretary Neff expressed interest in the idea though noted concerns about whether there was any cost and how trustworthy AI summaries are. Mr. Leonetti offered to research and report back to the Committee on costs and noted his positive and accurate experiences with using this type of service.
Recording Secretary Neff asked Ms. Scollins if there were any specific regulations or rules about using a service like this, and he explained that it had been discussed recently by the Town Administrator and MIS Director, and was agreed that without specific policies and procedures in place the Town would not be using AI software or services at this point.
Other Committee members pointed out that Zoom has its own transcription software which could be used, and meeting transcripts could still be of use to the Recording Secretary, for Canton Cable TV, and for anyone requiring text-based accommodations for accessibility. 
Chairperson Mauro asked if this topic should be included on an upcoming agenda, but Ms. Schutt suggested the topic be deferred to the summer when things are less busy. Mr. Mauro also acknowledged that, as a Town Committee, the Finance Committee would need to observe Town policy on the AI matters.

ADJOURNMENT

Ms. Schutt made a motion to adjourn the meeting at 9:18pm. Ms. Thomas seconded the motion and it passed 9-0-0.


Minutes reviewed by: Evan Patton

Respectfully submitted,

Emilio E. Mauro, Jr.
Chair, Canton Finance Committee

REFERENCED DOCUMENTS:
FINCOM February 25th 2026 Agenda
CCPC Presentation 2-25-26
Article 32
July 9, 2025, FINCOM Meeting Minutes Draft
January 28, 2026, FINCOM Meeting Minutes Draft