HomeMy Public PortalAboutFY22 HOME Consortium Watertown draft annual action plan1
FY22 (HM21) Annual Action Plan Template - HOME
AP-10 Consultation
1. In the provided excel file, update agencies, groups and organizations who participated in the process.
2. In the provided excel file, update local/regional/state/federal efforts considered when preparing the
AAP.
AP-12 Participation
1. Update your community’s citizen participation process narrative below.
Consortium Communities
The Towns of Bedford, Belmont, Concord, Lexington, Sudbury and Wayland use public hearings at the
Board of Selectmen (Select Board) meetings when broad public input is needed and/or public hearings
are required. The local Boards (Bedford Municipal Affordable Housing Trust, Bedford Housing
Partnership, Concord Housing Development Corporation, Lexington Housing Partnership, Sudbury
Housing Trust, and Wayland Housing Trust) hold monthly meetings to review and deliberate on all
proposed or ongoing affordable housing projects.
In Brookline, the Housing Division staffs the Brookline Housing Advisory Board (HAB), which holds
monthly meetings to review all affordable housing projects being undertaken or considered by the
Town. All final funding commitments for affordable housing projects are approved by the Board of
Selectmen, which act on recommendations from the HAB and hold public hearings for public input. All
HAB meetings are open to the public and advertised on the Town’s website and blog, to all interested
parties, including all Town Meeting members.
The Brookline Housing Division reached out to an extensive network of affordable housing advocates
including Brookline’s boards, commissions, staff, nonprofits, social services agencies, affordable
housing developers, and human and health services providers, to participate in the formulation of the
FY21-25 HUD’s Consolidated Plan. As part of this planning exercise, the Town conducted a housing
needs assessment that involved data analysis, public outreach, consultation with stakeholders, and
public meetings. A survey yielding 458 responses delivered insight and data on the public’s most
important housing needs and priorities in order to inform the use of the Town’s HOME Investment
Partnership Programs funds in the future.
On January 1, 2020, Framingham began its second year as a city. In FY20, the city established new
protocols for the process to accepting HUD funds that will continue in FY21. As a result, Community
Development Department (CD) staff recommends a budget to the mayor that the City Council ratifies.
Once the council provides authorization for the municipality to accept HUD funds, CD staff submits its
Annual Action Plan to HUD. The City’s Community Development Committee (CDC) holds a series of
meetings and public hearings. To amplify CDC outreach efforts, staff invites resident input through
newspapers, emails and other forums.
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In the spring of 2019, the Town of Natick completed the development of the Natick 2030+ Master Plan,
ending a three-year planning process guide achievement of the town's desired vision for its physical
environment over the next 20 years. Housing is a major component of this plan. In multiple public
engagement events held to date, residents support diversification of the Town’s housing stock,
development of mid-rise multi-family dwellings (under six stories), development of more barrier-free
dwellings and a wider variety of housing types in town that can accommodate a broad array of
inhabitants in various life stages. The Natick Planning Board is reviewing the final draft of the master
plan, and is anticipating accepting the Plan and presenting it to the Board of Selectmen and Town
Meeting in the spring of 2019. The Natick Affordable Housing Trust is also completing an update of the
town’s Housing Production Plan, and plans to submit the final plan to the Commonwealth in 2020.
Needham’s Affordable Housing Trust conducts meetings to discuss housing initiatives and other
housing-related issues. The Trust holds meetings at least twice a year with special meetings as needed,
which the public is notified and encouraged to attend.
The City of Waltham Planning Department held a public meeting on January 23, 2019 to gather input
on the FY21 (FFY20) Annual Action Plan. Topics discussed included housing and community
development needs and proposed use of funds for the upcoming year.
In Watertown, the Watertown Housing Partnership serves as the Town’s policy body, whose volunteer
members are appointed by the town manager to oversee the development and preservation of
affordable housing in Watertown. The Partnership uses email to announce its meetings, as well as
agenda postings. The Partnership approved the Watertown components of the FY22 (FFY21) Annual
Action Plan.
1. In the provided excel file, update your community’s citizen participation outreach and efforts.
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AP-15 Expected Resources
1. Explain how federal funds will leverage additional resources (private, state, and local funds),
including a description of how matching requirements will be satisfied.
Please update the FY2021 narrative below
In FY21, the Town of Belmont will use HOME administration funds to put together a state
housing grant application. The funds, if granted, will be used to assess possible development
opportunities at an existing Belmont Housing Authority housing development. Depending on
the outcome of the state grant, the Town will use HOME administration funds to put together
another Community Preservation Act grant application. If approved by Town Meeting, the CPA
funds will be used to further assess possible development opportunities at an existing Belmont
Housing Authority housing development. Additionally, the Town will explore using HOME funds
to provide deeper affordability at two housing developments currently under construction.
In FY21 (FFY20), the Town of Brookline is considering committing HOME funds to continue
supporting the Brookline Housing Authority’s (BHA) Strategic Preservation Initiative, or one of
two additional projects still in the early, conceptual planning stage: the Brookline Senior Hub at
108 Centre Street and the development of an affordable rental senior housing project (62+) at
the Kent/Station Street Town-owned parking lot. In all of these cases affordable rental housing
units will be created or preserved and once a project is selected, the Town anticipates setting
aside federal funds (HOME Program) to match municipal, state and federal funding (CDBG), and
private investment in the form of sponsor loans, bonds and low income housing tax credit
equity.
In FY21, the Town of Concord anticipates formally committing $442,943.40 in FY19, FY20 and
consolidated pool HOME funds to the Junction Village development. The Junction Village
project is currently seeking state funding, and the town has contributed an additional
$2,000,000 in local funds towards the construction of 83 new units of assisted living.
In fulfilling its mission to create affordable housing and rehabilitate housing stock with HOME
funds, City of Framingham projects have included CDBG, historic and low-income housing tax
credits, Emergency Solutions Grant, National Housing Trust Fund, HOPWA and private funds,
among others. In the City’s most recently completed major rehabilitation project, HOME funds
served as a resource to combat homelessness. By subsidizing 11 units at the 53 single-room
occupancy facility, the city used HOME funding to support accessibility upgrades and rapid re-
housing services for homeless individuals transitioning to self-sufficiency. This project also
leveraged nearly $500,000 in private funds and donated developer fees. The City expects to use
HOME funds in the same manner in the future.
In 2019, the Town of Natick, through its Affordable Housing Trust, completed the development
of two affordable dwellings at 299 Bacon Street using Special Permit Mitigation funds. The Trust
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has also been allocated $240,000 in municipal funds since 2018 ($80,000 per year) to develop
affordable housing from Town Meeting, and will continue making regular requests in the
future. These funds will be augmented by fees paid to the Trust by housing developers under
the Natick’s new Inclusionary Requirements for Affordable Housing.
In FY20, the Town of Sudbury committed $178,203 in HOME funds to the Coolidge Phase II
project, augmenting $250,000 in committed local funds, $320,000 in proposed local funds and
$15,000,000 in state subsidies. The completion and occupancy of this project is anticipated
during FY21.
The Housing Division and the Waltham Housing Authority (WHA) are in the scoping stages of
renovations to a 59 unit elderly housing complex that will use HOME funds and Community
Preservation funds to sustain the property. The Community Preservation Committee has
awarded $50,000 to the WHA in 2019 for an architectural study to be completed on the roofing
structure. The design was finalized and the CPA Committee awarded an additional $300,000 to
complete the roof project in 2020. The Municipal Housing Trust Fund Committee has allocated
$100,000.00 to the Housing Division to fund the 2020 Emergency Assistance Program to
provide emergency assistance to residents facing eviction or a housing emergency, accounting
for another source of leveraged funds.
Watertown will open its initial Community Preservation Act (CPA) funding round this year. The
Town enacted a two percent surcharge, and has created the property assessment and taxation
infrastructure to collect and sequester these funds. It presently has over $7 million in the CPA
reserve and the expected annual revenue stream is $2 million. The CPA funds can be used in
the future to leverage federal HOME funds. In addition, the Town has approximately $269,000
in its Affordable Housing Trust Fund generated by cash-in-lieu payments for affordable
Inclusionary Zoning units.
1. If appropriate, describe publically owned land or property located within the jurisdiction that may be used to address the needs identified in the plan
Please update the FY2021 narrative below
In Brookline there is a proposed project to develop senior affordable housing above the
Kent/Station Municipal Parking Lot. This parcel was identified in the Town’s Housing Production
Plan as appropriate for this type of use.
The Town of Belmont will examine existing Belmont Housing Authority properties to assess
potential housing development opportunities at these locations.
The Junction Village property in Concord is owned by the Concord Housing Development
Corporation (CHDC), the CHDC is working with a private developer to construct 83 units of
affordable housing for seniors 62+ years old with tiers of affordability: 17 units for extremely
low income households at 30% AMI, 26 units for very low income households at 60% AMI, and
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40 units for high moderate income households at 150% AMI. The project, known as Christopher
Heights of Concord will be funded in part by local and state HOME funds.
Waltham has been approved for a 4.3 million dollar HUD Section 108 Loan for the revitalization
of the Woerd Avenue Dump and surrounding area.
The Wayland Housing Trust currently owns a parcel of land where the Town would like to
construct one unit of low-moderate income rental housing. The project will be partially funded
by local HOME funds. The Town of Wayland continues to work to sell a town-owned parcel for
the development of a 218 unit multi-family rental community. Fifty-five (55) of the units will be
designated affordable and a portion of the project will be age-restricted. This development,
Rivers Edge, will serve the need of low-moderate income families and add housing choices for
the increasing senior population in Wayland.
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AP-20 Annual Goals and Objectives
1. In the provided excel document, please update your community’s annual goals and outcomes
for FY22 (HM21).
2. Use five sentences or less to describe your community’s FFY22 (HM21) goals.
Watertown does not have any pending HOME supported projects that will be completed in
FY2022 (FFY21) and expects to rely on its Inclusionary Zoning, the Affordable Housing
Development Fund and Community Preservation Act funds to create additional affordable
units. The Town may seek to use HOME funds in FY2022 to identify and evaluate potential
affordable housing sites. In addition, it is likely that an existing HOME-assisted development
may apply in FY2022 to use HOME funds for necessary capital improvements.
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AP-50 Geographic Distribution
1. If your community has geographic target areas for the allocation of HOME funds please describe
the areas that will receive assistance.
Please update the FY21 narrative below
Community Development Department staff in the Town of Framingham use census tract
information to determine whether to target a specific area of the community with HOME funds.
With this strategy, HOME funds are designated for use in census tracts 383600.2, 383501.2,
383300.1, 383400.3, 383400.2, 383200.4, 383200.1, 383101.2, 383101.1, 383102.1, and
383102.2. These tracts house the highest number of low- and moderate-income residents.
No other Consortium communities identify target geographic areas.
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AP-55 Affordable Housing
1. Update your community’s efforts to support the development and preservation of affordable
housing. (MAXIMUM of 5 sentences)
Please update the FY2021 narrative below
Consortium Communities
The Town of Bedford plans to assist at least two households with HOME funded rental
assistance in FY21. Bedford has several other active affordable housing projects. The Town is
using $3,000,000 in Bedford CPA funds to assist Preservation of Affordable Housing (POAH), a
national nonprofit developer, with the preservation of 96 units of housing at Bedford Village.
This development was originally funded through the State’s 13A program, and the affordability
restriction expired in March of 2018. The project includes the change of ownership of 447
Concord Road in Bedford, a HOME-assisted development. The Town is also supporting the
Coast Guard property with the Pine Hills Crossing development through overlay zoning for the
March 2019 Town Meeting. Bedford has commissioned a Housing Strategic Study to review
current data and discuss future goals and strategies. The Town has 977 affordable units, with
18.36% of its housing included in the Commonwealth’s Subsidized Housing Inventory (SHI).
The Town of Belmont expects The Bradford project will come online during FY21 (FFY20). This
mixed-use project includes 112 units, 12 of these will be affordable, including two HOME-
assisted units. The Town will bring forward a zoning by-law amendment to the 2020 Annual
Town Meeting allowing for the development of 144 units at Zone 3 of the McLean District,
which if approved and built, will provide 32 affordable units. Additionally, Bedford will continue
to investigate housing development opportunities at several of its Housing Authority
properties. The Housing Trust has actively participated in moving these projects forward by
conducting numerous public, educational meetings
In Brookline, The Harold and Ronald Brown Family House, a new project with a total of 62 new
units of affordable rental senior housing will complete construction and begin occupancy during
2020. The project received financing through the State’s Department of Housing and
Community Development as well as a $3 million in funds from the Town in locally controlled
resources, including the Town’s Housing Trust. A portion ($807,028) of these funds is a mixture
of FY17, FY18, and FY19 HOME funds and program income.
The Town of Brookline is also in the process of selecting a developer who can develop and
manage a rental senior housing project (62+) at the Kent/Station Street Town-owned parking
lot. The project will retain existing municipal parking on-site, while creating a range of
approximately 40 to 65 age-restricted rental units for seniors. The project will underwrite
affordable housing available to a range of incomes.
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Brookline continues to process a number of 40B Comprehensive Permit projects which will add
a significant number of affordable units to Brookline’s housing stock. Since 2016, the Town
approved eleven 40B projects containing a total of 728 rental units, of which 199 will be
affordable to households earning 80% of AMI or less. Four additional 40B projects are in various
stages of approval. These projects could add as many as 287 additional rental units, of which 71
would be affordable to households earning 80% of AMI or less. In addition, Brookline’s Public
Housing Authority continues its multi-year strategic preservation initiative that will rehabilitate
and preserve its six federal housing developments (containing 438 affordable units) through the
HUD Rental Assistance Demonstration (RAD) program, with state and local support.
Finally, the Town of Brookline continues to administer its Inclusionary Zoning Bylaw which
applies to any project containing six or more newly constructed dwelling units. Currently five
projects have been approved which are subject to this bylaw and will provide cash payments
towards the Brookline Housing Trust. Two additional projects have been approved, which
would yield approximately 16 on-site affordable rental units.
The Town of Concord has a history of supporting efforts to establish and maintain affordable
housing. The Peter Bulkeley project was completed in FY18 (FFY17) and created four new units
of senior housing. Concord is committing FY19 and FY20 and consolidated pool HOME funds for
the Junction Village affordable assisted living facility project that will include 83 units of new
construction overall, four of which will be HOME-assisted units. All of the units will be income-
restricted. Junction Village received its Comprehensive Permit and a funding application was
submitted to DHCD. It is anticipated that this project will be occupied in FY22 or FY23.
In FY21, the City of Framingham’s Community Development Department will launch
partnerships and initiatives that support the development and preservation of affordable
housing. The Department maintains this practice to remove barriers for residents unable to
afford the rising costs of market rate units. For the next year, the city plans to prioritize HOME
fund use for projects that provide service-enriched housing as well as decrease homelessness
for families and individuals. Through this approach, the City then addresses the needs of low-
and moderate-income residents coping with food insecurity, lack of transportation access,
health care system entry challenges, and other issues.
The Town of Lexington has committed FY18, FY19 and FY20 HOME funds towards the
renovation of five units owned by the Lexington Housing Authority at Pine Grove Village.
Completion and occupancy of this project is expected in FY20. The Town has several other
active affordable housing projects currently in process including units developed by the
Lexington Housing Assistance Board (LEXHAB).
In FY21, the Natick Affordable Housing Trust will continue to fund a new Tenant Based Rental
Assistance service offered by the Natick Service Council, first on a pilot basis, and, if warranted,
on a permanent basis. The Trust will also explore partnering with a nonprofit to use HOME
funds to start a critical Housing Rehabilitation program for income-eligible households.
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Despite surpassing the state’s 10% affordability goal, at 12.7%, the Town of Needham recently
approved a 16-unit multi-family rental development at 1180 Great Plain Avenue, near the Town
Center and public transportation, through the Chapter 40B comprehensive permit process. Four
of the units will be affordable to those earning at or below 80% of Area Median Income with an
even distribution of one and two-bedroom apartments. An abutter has appealed the ZBA
approval which the developer is currently working to resolve.
Needham also approved a bylaw at its special fall Town Meeting to allow the creation of
accessory apartments through a special permit process. While these units will not be eligible for
inclusion in the Subsidized Housing Inventory, it is hoped that they will address some local
housing needs. The Town is further hoping to attract affordable housing through zoning
changes involving the promotion of mixed-use development in a business area along Highland
Avenue and Route 128/95 as well as in its Neighborhood Business District.
The Town of Needham, through its Affordable Housing Trust, also received approval to
introduce a Small Repair Grant Program to offer grants of up to $4,000 to qualifying
homeowners earning at or below 80% AMI to make health and safety related repairs to their
homes. Town Meeting approved initial funding of $50,000 from its general budget to fund the
program.
The Town of Sudbury has a few projects developing for future years. The Coolidge Phase II
began construction in FY19 with completion expected in FY21. Phase II will consist of 56 one-
bedroom units restricted to households with at least one member who is at least 55 years old,
of which two units will be HOME assisted. The Coolidge Phase I was a fully occupied 64-unit
affordable rental development completed in 2014 that is also restricted to households with at
least one member who is 55 years or older.
The City of Waltham Inclusionary Zoning Ordinance requires at least 10 percent of units in
residential developments with eight or more dwellings to be affordable to households at 80% of
the Area Median Income. The City Council is amending the Inclusionary Zoning Ordinance to
provide for households at 50% and 60% of the Area Median Income. The rehabilitation of the
Waltham Housing Authority’s Beaverbrook Apartments has begun with a $300,000 award for
the roof replacement. The completion of the Cooperstreet project will provide 26 affordable
one and two bedroom units to the City, with a lottery to be held in the Spring of 2020. The
Zoning Board of Appeals has approved a 40B project on Second Avenue that will provide 49
affordable units to households at both 60% and 80% of AMI. Two additional 40B projects are
currently in the approval process with the ZBA with anticipated approval in 2021.
The Watertown Housing Partnership approved a new five-year housing plan in December 2020,
with review by the Town Council expected early in 2021. The plan contains goals and strategies
to create and preserve affordable housing for various income levels (below 80% area median
income and below 60% area median income) and for seniors and individuals with a disability.
One of the plan’s themes is creating a pipeline of 100% affordable or mixed-income projects
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since virtually all of the Town’s new affordable units have been generated by its robust
Inclusionary Zoning requirements and production of substantial amounts of multifamily
housing.
The Town of Wayland will continue to make progress on efforts to sell River’s Edge, a town-
owned parcel on Route 20. The site represents an extraordinary opportunity in Wayland, with
zoning in place to build 218 multi-family residential units in primarily three to four story
buildings. The Wayland Planning Board sees this project as a unique opportunity to build
attractive, higher density housing for which there is demand. The project also meets
Commonwealth goals, including Smart Growth principles by transforming abandoned municipal
industrial property into attractive affordable housing. Wood Partners was selected as the
developer for this project through a public procurement process and the property received final
permits in FY20. Additionally, the Town received a $2.4 million MassWorks Grant for water
infrastructure improvements for this project.
2. Complete the tables below:
NOTE: The following numbers should be based upon projects that are expected to be CLOSED OUT IN IDIS in FY22 (between July 1, 2021 and June 30, 2022). The first two rows in each table provide a sample.
One Year HOME Program Goals by Households
Project Name Rental Assistance Production of New Units
Rehab of Existing Units
Acquisition of Existing Units Total
TBRA program 5 households
14 Court Street 1 household
One Year HOME Program Goals by Households
Project Name Homeless Non-homeless Special Needs Other Total
TBRA program 5 households
14 Court Street 1 household
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AP-60 Public Housing
1. Update actions planned during the next year to address the needs of public housing.
Please update the FY2021 narrative below
In FY21 (FFY20), the Bedford Housing Authority will continue its social service program to
connect families to the resources necessary to stabilize their living situation and improve their
quality of life. The program will provide financial literacy education, skill training, career
coaching, and other support services to a maximum of 15 low-income households currently
residing in Bedford Housing Authority units.
Since its passage, Belmont Town Meeting has approved over $1,000,000 in CPA funding for
public housing projects, the majority of which was used to upgrade and renovate the existing
developments. In FY21, the Town will investigate development opportunities at several of the
Housing Authority properties with the expectation that additional units can be added.
In FY21, the Town of Brookline will continue working with the Brookline Housing Authority
(BHA) on its multi-year Strategic Preservation Initiative. This project will take advantage of
HUD’s Rental Assistance Demonstration Program as well as federal and state tax credits and
state and local subsidies, to rehabilitate and preserve 497 units of affordable public housing
units in six different properties. In FY20 the BHA began construction on Phase 1, a 99 unit
property serving low- and extremely low-income seniors (O’Shea). The BHA also obtained a
preliminary funding commitment from the Town of $1.35 million, including $452,927 in FY20
HOME and program income funds, for the first of its Phase II projects, a 99-unit senior property
at 90 Longwood Avenue (Morse).
In FY21 (FFY20) the Concord Housing Authority plans to continue working on the development
of one unit of family rental housing under the Department of Housing and Community
Development LIP Program on town-owned land.
Last year, the Framingham Housing Authority (FHA) announced plans for a major overhaul of its
housing portfolio. Since then, the agency has been working to secure the necessary financing
for the project. Once all funding is in place, the Community Development Department expects
HOME funds to be among the many sources used to support this major rehabilitation initiative.
Because some FHA sites are located in Opportunity Zones, there could be traditional and non-
traditional investment streams used to finance this project.
In FY21 (FFY20) the Lexington Housing Authority will continue to proactively program capital
needs projects to ensure their portfolio of housing provides safe, stable, quality affordable
housing for low and moderate income households.
The Natick Housing Authority (NHA) successfully rehabilitated the formerly vacant Coolidge
House congregational housing project into individual dwellings for small households headed by
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persons with disabilities. Agency leadership is developing comprehensive renovation plans in
concert with municipal staff and the Natick Affordable Housing Trust, using funds from a variety
of sources. Attention is being focused on adding accessible units at the Cedar Gardens family
housing development.
Though not yet ready for funding in FY21 (FFY20), the Town of Needham continues to work
with the Needham Housing Authority (NHA) on plans to potentially modernize, redevelop
existing properties or develop new units on NHA-owned property. The Town assisted the NHA
to plan and facilitate three retreats to discuss these potential efforts in more detail. The Town
also helped the NHA prepare a Request for Proposals to secure professional services to assess
the feasibility of various projects through a facilities master plan. Needham is holding
Community Preservation funds in reserve for the support of such a project. In coordination with
Representative Garlick’s office, the Town sponsored a special event for the new NHA Executive
Director on August 2, 2019 to bring together and introduce public and nonprofit service
providers who are available to work with the NHA in support of its tenants.
The Housing Division has begun the project scoping process with the Waltham Housing
Authority for the HOME and CPA-funded rehabilitation of the Beaverbrook Elderly Apartments.
The 59 unit complex rehabilitation will include the renovation of two, one-bedroom units into
fully accessible apartments, a new roofing system, kitchen renovations, and ADA improvements
site wide.
The Watertown Housing Authority is working with HUD to “reposition” its 50 federal public
housing units using Section 18 of the Federal Housing Act of 1937 (42 U.S.C. § 1437p). The
WHA proposes to convert these units into 50 Section 8 vouchers. Repositioning would provide
long-term sustainability for this wing of the E. Joyce Munger Apartments and therefore benefit
its tenants. During FY21, the WHA will continue the process of obtaining local and federal
approval for this repositioning.
In FY21, the Wayland Housing Authority, working with Town, will be an active partner in
administering the HOME funded TBRA program, providing security deposit assistance to income
eligible households.
2. Update actions to encourage public housing residents to become more involved in management
and participate in homeownership.
Please update the FY2021 narrative below
The Bedford, Concord, Lexington, Needham and Sudbury Housing Authorities engage tenant
groups to provide feedback on general administration issues and policy decisions
A new executive director was hired by the Belmont Housing Authority. The new director is
reviewing existing policies and programs to see if there are additional opportunities for its
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tenants to become more involved and to move on to market rate housing. The Housing
Authority meets regularly with its tenants to address various issues that arise from time to
time.
In Brookline, as any affordable homeownership unit becomes available through turnover, the
Town’s Housing Division manages this resale process and engages in extensive outreach and a
lottery process. Public Housing tenants interested in homeownership opportunities are notified
through the Housing Authority or by signing up for the Town’s affordable housing listserv. A
number of public housing tenants have taken advantage of these opportunities in the past.
Brookline’s town-wide tenant association provides ongoing support of the BHA's efforts to
create and maintain quality housing, to strengthen social service programming, and increase
self-sufficiency opportunities. The BHA works with the tenant association to foster
communication with residents with respect to initiatives, policies and practices. The BHA
encourages residents to become actively involved and to challenge BHA’s management with
independent ideas and concerns.
Depending on interest and resident availability, each BHA public housing site may have its own
tenant association with a board elected by and consisting of residents. If there is not enough
interest or availability for an official site-based tenant association, the residents can still plan
site-wide social functions for the resident community, or to discuss such issues as BHA plans
and policies, major repair projects, or other resident concerns.
The Framingham Housing Authority (FHA) offers various opportunities for its residents to
become homeowners or participate in management that the Community Development
Department fully supports. An example is FHA’s Family Self-Sufficiency (FSS) program, which is
a voluntary service that encourages FHA residents, both Section 8 and Public Housing, to work
towards becoming financially independent by maintaining a savings account for five years. FSS
diverts funds from rent increases into an account for the participant household. At the five-year
mark, residents use the funds to accomplish a long-term goal, such as purchasing a home,
paying for school or becoming debt free. The Community Development Department supports
FSS participating residents and other FHA residents by notifying them of homeownership,
rental, employment, Section 3 and community development opportunities as well as
committee meetings through various outreach outlets.
Waltham residents may participate in the management and operations of the Waltham Housing
Authority (WHA). The WHA is required to have one of its residents sit on its Board of Governors.
That person has one of five votes to determine policy and procedures for the WHA and
presumably represents residents’ interests in the decision-making process. Additionally, the
WHA maintains a Resident Advisory Board, comprised of federal public housing residents and
Section 8 participants. This Board meets twice a year to discuss proposed capital improvement
projects and the application of federal funds. At these meetings, the residents have an
opportunity to make proposals regarding the use of funds for the needs of the residents.
Finally, the Board of Governors provides an opportunity for residents to address the Board at
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monthly meetings by setting aside some time on the agenda for discussion of resident issues.
Resident associations are encouraged to attend the meetings and bring forward any residential
community issues.
The Watertown Housing Authority has an active Tenant Association and Resident Advisory
Boards (RABs) in the family and elderly developments. The Authority communicates all capital
needs plans and operational issues to all the resident groups. The Authority is also a member of
the Massachusetts Learning, Employment and Assessment Program to enhance resident
employment and life skills.
The Wayland Housing Authority works to facilitate tenant participation in WHA operations. The
WHA continues to encourage tenant participation in newsletters and the tenant handbook.
Staff meets with tenant groups on a regular basis or as needed, and tenants serve on the WHA
board.
3. If the PHA is designated as troubled, describe the manner in which financial assistance
will be provided or other assistance
Not applicable. No PHAs in the Consortium have been designated as “troubled.”
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AP-65 Homeless and Other Special Needs Activities - 91.420, 91.220(i)
Describe the jurisdictions one-year goals and actions for reducing and ending homelessness
including:
1. Reaching out to homeless persons (especially unsheltered persons) and assessing their
individual needs
Please update or add to the FY2021 narrative below
In addition to the work being done by the Community Day Center of Waltham, the City of
Waltham’s Public Health Department recently hired a social worker and substance abuse
counselor to specifically target street outreach efforts within the community. The combined
efforts made between the City of Waltham Public Health and Housing Departments, the
Waltham Police Homeless Task Force, and the Community Day Center of Waltham provide
outreach and an assessment of the needs of the homeless population, including unsheltered
persons. The Waltham Homeless Coalition, spearheaded by the police department, convenes
monthly to share resources that are aimed at helping Waltham homeless persons. Annually,
The City of Waltham allocates $100,000 for a winter Warming Center for unsheltered homeless
who cannot qualify for Massachusetts Housing & Shelter Alliance (MHSA) services due to
substance abuse and or criminal activity. The Waltham Police Homeless Task Force works to
build trust with homeless persons, performs assessments in the field and links them to shelter
and supportive services that meet their needs. The shelters administered by MHSA in Waltham
provide overnight shelter, meals and bathroom/shower facilities while engaging homeless
persons in case management to work towards permanent housing.
Needham will continue to refer anyone looking for an emergency shelter to appropriate
locations such as shelters located in nearby municipalities. The Town’s community housing
specialist can provide additional support in answering inquiries and supplying important
information and referrals. The Needham Housing Authority will also continue to assist people
who may be homeless or at risk of homelessness in their search for affordable housing
opportunities and support services, prioritizing these households for occupancy in its
developments.
2. Addressing the emergency shelter and transitional housing needs of homeless persons
Please update or add to the FY2021 narrative below
The Natick Affordable Housing Trust established an Emergency Homeless Voucher program for
those homeless who are on the streets during inclement weather and need shelter. The
voucher program provides for several nights of housing in a local hotel with the condition the
individual seek assistance from the Natick Service Council. The recipients of the voucher are
usually picked up and assisted first by the Natick Police, who gather information, run a
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background check, notify Natick Service Council, and provide a ride and the voucher to a local
motel. The Service Council will pick up the voucher recipient the next day for further assistance.
The City of Waltham focuses resources on providing rapid rehousing services when possible, to
decrease the number of unsheltered people who are unable to reside in the current transitional
shelter beds in the City, due to substance abuse and or criminal behavior. The HOME TBRA
program can bridge the homeless individual into public housing by providing a rental subsidy
based on the Waltham Housing Authority rent standard. The Community Day Center, the
Waltham Police Homeless Task Force and the City Health Department Outreach worker
collaborate to refer homeless individuals to the TBRA Program and maintain a proactive
approach in providing continued support for the client.
3. Helping homeless persons (especially chronically homeless individuals and families,
families with children, veterans and their families, and unaccompanied youth) make
the transition to permanent housing and independent living, including shortening the
period of time that individuals and families experience homelessness, facilitating
access for homeless individuals and families to affordable housing units, and
preventing individuals and families who were recently homeless from becoming
homeless again
Please update or add to the FY2021 narrative below
The Natick Affordable Housing Trust has been meeting with Family Promise, a regional
transitional housing organization, for the last year. Both organizations have been reviewing
means in which the Housing Trust can assist Family Promise to provide rental assistance or
rental units for Family Promise clients, primarily homeless families in need of transitional
housing. The Housing Trust is also reviewing the possibility of using HOME funds for Tenant
Based Rental Assistance that could be provided to several income levels, including those
families transitioning from homeless assistance to more independent living.
Needham will promote mixed-income housing development to serve the range of needs for
assisted housing. This will likely include several income tiers in new rental developments,
including units for those earning at extremely low and very low-income levels and thus
affordable to those who may be homeless or at risk of becoming homeless.
Waltham will continue to refer very -low income individuals and families to social service
agencies that maximize rapid re-housing services to shorten the length of time persons
experiencing homelessness stay in emergency shelters. The rapid rehousing programs provide
case management to give households the opportunity to access any services needed in order to
retain permanent housing.
The Waltham Housing Department continues to administer the Municipal Housing Trust
Emergency Assistance fund to provide financial support for those who may be facing eviction
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due to non-payment of rent and or rent arrears. The Housing Department also coordinates with
the Department of Transitional Assistance for Residential Assistance for Families in Transition
(RAFT) funding to maximize the amount needed to obtain permanent housing with security
deposit payments, first and last month rent payments and moving expenses. Removing the
barrier of the upfront costs needed to obtain permanent housing continues to be an ongoing
need for Waltham citizens.
4. Helping low-income individuals and families avoid becoming homeless, especially
extremely low-income individuals and families and those who are: being discharged
from publicly funded institutions and systems of care (such as health care facilities,
mental health facilities, foster care and other youth facilities, and corrections
programs and institutions); or, receiving assistance from public or private agencies
that address housing, health, social services, employment, education, or youth needs.
Please update or add to the FY2021 narrative below
The Natick Service Council helps low income families, including eviction prevention services,
emergency utility assistance, and financial assistance for school, camp, and other children
programs.
The City of Waltham HOME Tenant Based Rental Assistance full rental assistance program
provides monthly subsidy rent payments to individuals, at risk elderly, battered families with
referrals from local social service agencies, such as the Community Day Center, Newton
Wellesley Hospital, the Council on Aging and the Waltham Housing Authority. The Municipal
Housing Trust Emergency Assistance Fund assists households in Waltham who are at risk or
may be near homeless. Households facing eviction who are able to pay rent moving forward,
but need assistance with rent arrears, may apply for funding that prevents eviction and keeps
them permanently housed. The Housing Department coordinates with the Department of
Transitional Assistance to help facilitate emergency Residential Assistance for Families in
Transition (RAFT) funding, to be used in conjunction with Waltham funds for households with
dire circumstances.
The Watertown Housing Partnership (WHP) launched an emergency rental assistance program
in September. The program seeks to avoid evictions and prevent homelessness. The WHP
initially committed $175,000 to assist Watertown residents struggling to pay rent because of
economic loss related to COVID-19. Eligible households were required to have incomes below
80% of area median income and were not eligible if they had another form of public rental
assistance. Households could receive assistance for up to 3 months, with the amount of money
varying by bedroom configuration. The WHP voted in December 15 to commit a further
$100,000 to this program and amended program guidelines to include recipients of other forms
of public rental assistance and allow tenants to renew for a further three months. HOME
resources were not used for this program.
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AP-75 Barriers to affordable housing
1. Update your community’s plans to remove or ameliorate public policies that serve as barriers to
affordable housing (these include land use controls, tax policies, zoning ordinances, building
codes, fees and charges, growth limitations).
Please update the FY2021 narrative below
In FY20, Belmont amended its Inclusionary Housing By-Law by lowering the threshold
requirement for affordable units and eliminating exemptions for mixed-use developments. In
FY21, the Town will continue to reduce legislative impediments by presenting a zoning bylaw
amendment to Town Meeting to allow 144 units, 32 affordable units at Zone 3 in the McLean
District. The Town will also continue to look for other housing development opportunities, such
as redevelopment of several Housing Authority properties.
The towns of Bedford, Concord, Lexington, Sudbury and Wayland encourage local affordable
housing initiatives through zoning changes and the adoption of inclusionary zoning provisions.
The ability to access other local funds such as Community Preservation Act (CPA) and Housing
Trust funds helps overcome the high cost of development. In addition, these communities
support local housing authorities in their efforts to expand their portfolio with additional units.
There are four areas of focus to make affordable housing more accessible to the residents of
Brookline:
• Regulatory: The Brookline Zoning Bylaw includes provisions to increase affordable
housing through an inclusionary housing ordinance. Brookline will continue to use its
zoning bylaw proactively to encourage affordable housing as part of market-rate
projects through the inclusionary zoning provision.
• Resource Allocation: Brookline acts as a partner by matching fiscal resources and
technical assistance to facilitate new affordable housing development town-wide. The
Town will continue to use its own Housing Trust as a way to help write down high
property and land costs associated with affordable housing development. The Brookline
Housing Authority properties are on a “PILOT” (payment in lieu of taxes program that
exempts the entity from paying real estate taxes on it affordable housing properties
under state statute).
• Education, Consultation and Advocacy: The Brookline Housing Advisory Board is
fundamental in promoting the preservation and creation of affordable housing. It
studies and provides guidance to town staff and boards regarding Brookline’s housing
needs, policies, programs, and zoning tools.
• Local Planning and Policy: The Town is a strategic partner in pursuing public-private
partnerships that foster affordable housing development in key strategic locations
town-wide. Brookline assists the Brookline Housing Authority in numerous projects
involving construction or repairs projects, major construction and renovation projects as
well as smaller repair and replacement projects. Many other affordable housing
development projects are funded with State programs, and the Town usually matches
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fiscal resources and technical assistance to facilitate new affordable housing
development.
Over the past 15 years, Framingham enacted several laws to increase the affordable housing
stock with an inclusionary zoning bylaw and redefinition of the central business district to
include multi-family housing and transit orientated development. Currently, residents are
mobilizing to bring Community Preservation Act (CPA) funding into the community. As a result,
the department anticipates forming some crucial partnerships that will leverage HOME, CDBG,
CPA and other funding to expand community affordable housing development.
Natick will enforce a new Inclusionary Zoning for Affordable Housing section in the Town’s zoning bylaw.
This revolutionary new regulation requires affordable housing in any development yielding two or more
net new dwellings. The Natick Affordable Housing Trust will use funds and/or land generated by
Inclusionary Zoning to develop affordable housing in the town and continue to seek additional local
funds from the Community Preservation Act to help overcome the high cost of development. Finally, the
Trust will continue supporting the Natick Housing Authority in preserving their existing inventory and
expanding their portfolio with additional units. In 2020, the Natick Planning Board is looking to
modernize cluster development regulations in the town’s zoning bylaw to encourage the development
of more efficient residential subdivisions with a greater range of housing sizes and types.
Needham continues to look for opportunities to develop affordable housing as part of
redevelopment efforts in locations that have previously been zoned solely for business
purposes. For example, the Town approved mixed-use zoning in an area along Highland Avenue
in close proximity to Routes 128/95. It also approved changes to the Neighborhood Business
District bylaw that would allow housing and mandate the inclusion of affordable housing or
cash in-lieu of units. Another bylaw change was to allow accessory dwelling units, previously
not permitted.
While over the 10% state affordability goal under Chapter 40B, at 12.7%, Needham has
continued to approve affordable housing development including a recent approval of 16 rental
units in a multi-family structure at 1180 Great Plain Avenue, close to the Town Center. This
project will include four affordable units evenly split between one and two-bedroom
apartments. Additionally, the Town is revisiting local Chapter 40B Guidelines that it prepared in
2012 to steer development to appropriate locations and take advantage of the “friendly 40B”
process available through the state’s Local Initiative Program (LIP). These Guidelines will be
revised in the near future.
Waltham will continue to operate the HOME-funded Tenant Based Rental Assistance Program
with a focus on the city’s chronic homeless population to transition this population into stable,
permanent housing. With little or no income or assets, poor credit records, mental health
issues and no shelter resources available in surrounding communities, Waltham’s goal is to
strengthen and support local homeless support agencies. These organizations assist the
homeless with, job training, counseling, and other service assistance so participating individuals
can develop financial independence and self-sufficiency.
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The five-year housing plan approved by the Watertown Housing Partnership in December 2020
recommends that the Town continue to consider change zoning that might serve as a barrier to
affordable housing. In the last five years, Watertown has created new opportunities for mixed use
development (including multifamily housing) along two major corridors (Pleasant Street and Arsenal
Street) and substantially reduced parking requirements for multifamily projects. The new plan suggests
that Watertown consider developer incentives to create units with lower rents, encourage more
development in close proximity to high-frequency bus lines and local retail employment, and further
infill development.
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AP-85 Other Actions
1. Please update your community’s planned actions to foster and maintain affordable housing
(FY21 narrative below)
Many of the Consortium communities will continue to work with staff, developers, consultants,
and property owners to look for affordable housing development opportunities.
Every year, the City of Framingham sponsors the work of local nonprofits as part of its poverty
alleviation strategy. The sponsored agencies’ mission range from food security for homeless
and low/mod residents to ESL classes for new immigrants adjusting to life in the United States.
This strategy partially hinges on close collaboration with town departments and community
organizations. Such close collaboration has resulted in referrals to the Tenant-Based Rental
assistance program by local agencies and by CD staff to resources for food, literacy, non-TBRA
rental assistance, after-school programs or the possibility of homeownership.
The Natick Affordable Housing Trust and Community & Economic Development Department is
exploring use of town funds to augment federal HOME monies to assist the Natick Service
Council’s new Tenant Based Rental Assistance program. Local resources can be used more
flexibly and quickly in this program, allowing it to serve a greater number of clients with a wider
array of housing problems.
The City of Waltham will continue to support the Waltham Housing Authority (WHA) with
HOME funding to provide a resource for rehabilitation of aging units. By leveraging Community
Preservation funds the City and the WHA are able to make substantial improvements to
Housing Authority units with an emphasis on improving ADA accessibility.
2. Please update your community’s planned actions to reduce the number of poverty-level families
(FY21 narrative below)
The Town of Belmont will use HOME administrative funds to put together a state housing grant
to investigate the redevelopment of several Housing Authority properties. The Housing Trust
will continue to seek CPA funding to enable the Trust to respond quickly to housing
opportunities that arise from time to time. This fund allows the Housing Trust to conduct
various pre-development activities without going through the municipal funding process.
The Town of Bedford is assisting the Preservation of Affordable Housing to preserve 96 units of
housing at Bedford Village with $3,000,000 in Bedford CPA funds. This development was
originally funded through the State’s 13A program, and the affordability restrictions expired in
March 2018.
For over a decade, the City of Framingham bolstered affordable housing development and
preservation through legislation and partnerships. Next year, the City will continue to use a mix
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of tools, such as municipal funding, inclusionary zoning, the Community Preservation Act, as
well as HOME and CDBG funds, to foster and maintain affordable housing. In FY21, the
department will tap into the resources of MassHousing, MassDevelopment, the Massachusetts
Housing Investment Corporation, the Massachusetts Housing Partnership Fund and the
Community Economic Development Assistance Corporation to apply new ways of contributing
specialized equity, lending and/or technical assistance to new-sponsored projects.
The Town of Natick recently started annually appropriating local revenues ($80,000 per year) for
the Natick Affordable Housing Trust to provide and preserve affordable housing for needy
households in the town. The Trust is also considering proposing new real estate transfer taxes to
Town Meeting in 2020 to help fund affordable housing development.
The Waltham Housing Division will continue to administer the Housing Trust Emergency
Assistance Program for residents who cannot afford to stay in their homes. By providing
assistance to households that are at risk of eviction and facing displacement, the program helps
families avoid the negative social and health consequences of displacement. These include the
disruption of social networks, risk of living in overcrowded conditions, extremely long
commutes, and even homelessness.
3. Please update your community’s planned actions to reduce lead-paint hazards (FY21 narrative
below)
Many of the Consortium communities cited MassHousing’s Get the Lead Out program as an
option for residents. For all of the Consortium communities, new affordable construction is free
from lead paint.
Lead-based paint and other hazards are managed by the Brookline’s Health Department
Division of Environmental Health. Lead hazards are treated as a violation to State Sanitary
Code, and the Division implements regulations and requirements for lead removal, abatement
and containment. The Massachusetts Lead Laws are followed, and contractors are required to
comply with State’s requirements of safe practices for renovation and lead abatement. The City
refers constituents in need of lead abatement to Mass Housing agencies in charge of
administering the Get the Lead Out Program, such as Urban Edge. Households with a child
under 6 years of age can request an inspection by the Brookline Health Department. In
Brookline projects funded with CDBG and HOME funds, the environmental review analysis will
disclose the presence of toxic substances such as lead and asbestos, and in many cases, it
discloses to the public a mitigation plan if the new construction or rehabilitation of housing may
involve dealing with such toxic substances.
The Regional Housing Service Office ensures that all HOME funded projects and programs in
Bedford, Concord, Lexington, Sudbury, and Wayland comply with the applicable lead laws and
regulations. This includes measures to verify that households receiving Tenant Based Rental
Assistance funds meet applicable requirements and development or renovation projects have
completed environmental reviews prior to committing funds.
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Framingham addresses lead hazards through the City’s rehabilitation program. If there is a child
under 6 living in the household and the project meets the funding threshold, the city will
conduct a lead inspection. If lead hazards are found the City will include lead remediation as
part of the scope of work. Lead safe work practices are required for all projects, even those that
do not involve lead remediation.
While Needham has a Health Department staff person who has a Lead Determinator License
from the state, the Town rarely receives complaints about the existence of lead-based paint in
homes and typically refers complaints to the MA Lead Poisoning Prevention Program/Childhood
Lead Poisoning Prevention Program. The Town also provides information to residents on lead-
based paint issues through a section on the Town’s housing website, a housing brochure, and
referrals to the state’s “Get the Lead Out” Program for financial assistance on lead-based paint
removal. Moreover, as part of the demolition permitting process, the Town requires that all
builders hire a water truck to be present on site throughout the demolition process to spray
down any dust plumes that may occur to prevent potential airborne hazards from migrating
onto other neighboring properties.
The Waltham Housing Department administers the CDBG-funded lead paint program to income
eligible homeowners and or to landlords who have low to moderate income tenants. Owners or
tenants must be within the HUD income guideline at or below 80% of the AMI. If owners and/or
tenants are above the income requirements they are referred to Mass Housing Loan programs.
Even with resources for remediation, landlords can carry a significant financial burden for lead
removal, which makes them less likely to address the issue. In addition, federal and state
support for lead removal is limited and conditional; not every house receives federal or state
funds for full abatement.
Watertown’s Social Services Coordinator and local nonprofit Metro West Collaborative
Development provide information about lead based paint to households as requested. All
HOME assisted units are certified lead-free.
1. Please update your community’s planned actions to develop institutional structure (FY21
narrative below)
For many of the Consortium communities, the biggest gap in institutional structure results from
limited departmental capacity due to larger workloads, staff turnover, and small numbers of
staff.
The Towns of Bedford, Concord, Lexington, Sudbury and Wayland are members of the RHSO, a
municipal regional collaborative providing technical assistance to the municipal boards,
committees and staff. This has served to increase municipal capacity for affordable housing.
The 2018 Belmont Town Meeting approved a $250,000 affordable housing fund to enable the
Housing Trust to respond quickly to housing opportunities that arise from time to time. This
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fund allows the Housing Trust to conduct various pre-development activities without going
through the municipal funding process. The Housing Trust will continue to seek CPA funding to
enable the Trust to respond quickly to housing opportunities that arise from time to time.
Framingham’s Community Development Department credits its success to cooperative
participation of governmental agencies, nonprofit organizations, private enterprises and
individuals in its service delivery. The Department’s approach is to build new relationships that
benefit clients and the community in the form of referrals to the tenant based rental assistance
program, housing rehabilitation program, and responses to an RFP for new services by local
agencies. This approach also contributes to the creation of a strong-civic infrastructure
comprising of the public, private, and non-profit sectors. It generates networks, coalitions, and
partnerships that serve as platforms for continued dialogue on community improvements.
Waltham Housing Division has increased staff in 2020 and has hired a principal office assistant
that is fluent in Spanish. This position enables the city to assist applicants with all applicant
intakes for the city’s Tenant Based Rental Assistance and emergency assistance programs that
have a language barrier.
Watertown’s proposed Housing Plan includes creation of a municipal affordable housing trust as a
“near-term” strategy. The Town Council is likely to consider such a trust in FY21. Creating a trust will
increase the Town’s capacity to create and preserve affordable housing by adding an entity with the
authority to engage in real estate activities.