Pittsfield Local Receipts Trending High, Cannabis Revenues Dropping

By Brittany PolitoiBerkshires Staff
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PITTSFIELD, Mass. — Halfway through fiscal 2023, the city's collected more than 50 percent of its projected receipts and seems on track to take in more than expected.

"I think we are tracking in a way where local receipts will yet again exceed the actuals, will exceed our estimates," Finance Director Matthew Kerwood reported to the Finance subcommittee on Thursday, adding that this is one of the ways that free cash is generated.

Some $6,604,208 was collected by the end of the second quarter on Dec. 31, 51.4 percent of the estimated total of $12,845,725.  Free cash is now at more than $17 million, up from around $5.3 million in fiscal 2021.

These receipts, which include meals and hotel/motel taxes, plummeted in fiscal 2021 due to the pandemic but have been rebounding since.  

A couple of years ago, cannabis tax dollars surpassed expectations due to a boom in new dispensaries. But market saturation is bringing prices down and revenue numbers are now dropping.

Of the estimated $800,000 in cannabis tax, $332,491 was collected by the end of the second quarter, representing 41.6 percent.  

"When you're the only game in town you can charge $300, I'm just making that up, but when there are four players in town, the price point is going to fluctuate," Kerwood said.

There are about seven dispensaries in the city including Temescal Wellness, Berkshire Roots and Bloom Brothers.

Kerwood said he may have to make adjustments downward in that local receipt if the trend continues to happen.

Twenty-five percent of cannabis revenue goes into the public works stabilization account that was created in 2019, 25 percent goes to the stabilization fund, and 50 percent goes to the general fund.


The stabilization fund currently totals $5,148,695, the public works stabilization fund $255,670, and there is $17,130,565 in free cash certification as of Dec. 15.

During the meeting, the subcommittee voted against transferring and appropriating $2 million from certified free cash to the general stabilization account and transferring and appropriating $2 million from certified free cash to the Other Post-Employment Benefits trust account.

They did vote in favor of transferring $2 million in free cash to the public works stabilization account.

Council President Peter Marchetti suggested putting the additional $2 million into public works over the general stabilization account because it will still make more money in investment and can be used to purchase new equipment or do additional road work.

Kerwood also pointed out expenses to watch, which included a 123.2 percent spending of the $800,000 budget for winter maintenance and overtime. 

"This is as of Dec. 31, so anything associated with the Christmas storm would not be part of this expense," he explained.

"But between the two accounts, it's $800,000, there [was a] $3,150 budget adjustment. As of Dec. 31, what had been spent was $486,687. There was another $503,204 encumbered as of Dec. 31, which if you take what has been actually been spent in the encumbrance, it is at 123 percent."

Under state law, this is the only account that can be deficit spent.


Tags: fiscal 2023,   pittsfield_budget,   

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Berkshire Mall Sale Falls Through; Talks Still on the Table

By Breanna SteeleiBerkshires Staff

LANESBOROUGH, Mass. — Potential Berkshire Mall buyer Cypress Equities has pulled out of the deal to turn the former mall into a shopping center.

Current mall owner JMJ RE Holdings had a purchase-and-sale agreement with the Dallas shopping center developer since May. 

In August, Cypress's managing director, Scott Harrington, presented the company's hopes on developing the defunct property. The company aimed to attract top national brands while incorporating green spaces, murals by local artists, and more. At the time, Harrington said two large tenants had already expressed interest.

Last week, Cypress Equities pulled out of the current contract, but did not say it was completely done with the mall. 

Harrington said in an email Wednesday that the company's due diligence discovered four primary challenges in developing the project.

• There is not enough service/pressure to the property to support redevelopment project without constructing costly water tanks.

• The current septic system and former treatment facility is not acceptable for a project of the scale and magnitude proposed.

• There is existing asbestos and bad soil from the treatment system that needs to be remediated off site.

• And, "Baker Hill Road District, as it is currently constructed, the District assessments and governance will not work for our project."

"All these challenges must be resolved before we proceed with the project. We hope to continue our conversations with the various stakeholders to find solutions," he said.

The road district, established back in the 1980s when the mall was built to oversee the Connector Road and assess for certain town services, has been a sticking point for JMJ and prior mall owners. They've pushed for its dissolution along with reducing assessments on the vacant property.

Earlier this week, Tim Grogan, development consultant for JMJ RE Holdings said in a statement through email that Cypress had terminated the contract because of the costs of the Baker Hill Road District, now renamed the Baker Hill Business District.

"Cypress has terminated the existing contract citing the extraordinary costs of the Baker Hill Road District under its current structure. While they did back out of the current contract, they have expressed interest in still purchasing the property if the issues with the Baker Hill Road District are resolved," he wrote. "These issues include moderating its operating budget, addressing the disproportionate past due assessments, altering its organizational structure, and being able to leverage the District to cover various infrastructure costs. All these issues would need to be addressed before they would be willing to move forward."

Last month, Jay Jones of JMJ said a key obstacle to the sale remained unresolved: the lawsuit between JMJ and the district over property taxes. He said the purchase-and-sale agreement with Cypress had a deadline, and argued that the transaction could not close without an agreement.

"You have to have a settlement in order to have Cypress receive the property with a clean title, and I don't know what in the world everyone is discussing moving forward for when that's the biggest issue and the biggest hurdle," Jones said in the October meeting. 

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