HomeMy Public PortalAboutCommunity Session #3 Presentation -- March 10, 2020Brewster
Millstone
Property
Housing Trust
Process
March 10, 2020
Brewster Ladies Library
Brewster
Affordable
Housing Trust
(BAHT)
TRUST MEMBERS:
Chair, Select Board Member Ben deRuyter
Madalyn Hillis -Dineen, Planning Board
Representative
Paul Ruchinskas, Community Preservation
Representative
Sarah Robinson, Housing Partnership
Representative
Maggie Spade-Aguilar, Citizen
Representative
Tim Hackert, Citizen Representative
Donna Kalinick, Town Administrator’s
DesigneeBen deRuyter,
Trust Chair
Brewster
Affordable
Housing
Trust
Mission & Goals
Community Housing Forum
Millstone Property
Subsidized Home Preservation
Home Rehabilitation
Rental Assistance
Funding from Town & CPA
Established July 2018
Overseeing Millstone Property
Recent & Present Activities
MILLSTONE COMMUNITY HOUSING: TRUST STEPS
Feasibility study on land: Due Diligence Report
•Mass Housing Partnership & Bohler Engineering
Determine community housing goals for the property
•Information from feasibility study
•Data and strategies from Brewster Housing Plan and Brewster Vision Plan; Housing Needs
•Public Input: Stakeholder interviews, Open process with public meetings: Three Total
Community Engagement Session-October 2019, November 2019, March 2020
•Two Online Surveys: Visual Preference and Upcoming Survey on Conceptual Sketches
•Financial Feasibility
Where we are...
Results from Session Two &
Visual Preference Survey
BARRETT PLANNING GROUP LLC
November 7, 2019
Site Design Activity
Fence and visual screening along Millstone
Common green space at angle where top
parcel and vertical Millstone parcel meet
November 7, 2019
Site Design Activity
-Parking next to
buildings
-Garden next to parking
-Sidewalk leading to
Millstone
-Preserve open space
between Millstone and
Captain's Village Lane
Playground or garden near
access parcel
November 7, 2019
Site Design Activity
-Turn-around at south end
-Playground and common
space in northern part of parcel
-Garden by
access parcel
-Playground
abutting
Captain’s
Village green
space
Visual Preference Surveys:
Commonly Identified “Likes”
•Cape-style architecture
•Mature trees
•Landscaping
•Front porches
•Fences
•Stone walls
•Interesting/varied roof lines
•Tidy appearance
•Character and individuality
•Cheerful colors
•Curb appeal
•Privacy
•Welcoming community feel
•Home set back from road
Visual Preference Surveys:
Commonly Identified “Dislikes”
•Tall buildings
•Designs that do not fit in with
the character of the
neighborhood and community
•Boxy, “awkward” buildings
•Clear cutting of trees
•Lack of landscaping
•No character or individuality
(“cookie cutter” homes)
•Lack of open space
•Crowding
•Unkempt look to home or
landscaping; lack of pride
Multifamily –Top 3 Likes
November 7, 2019 Visual Preference Survey Results
Single-or Two-Family –Top 3 Likes
November 7, 2019 Visual Preference Survey Results
Online Visual Preference Survey Results
Multifamily Favorite
•Image 4 was the most highly rated, with 53% of
respondents identifying it as a favorite
•Comments regarding this image focused on its:
o Covered porch entry
o Good lighting
o Resemblance to old-style New England town housing
o Cheerful colors
o Sidewalks and streetlights
o Not blocky style
o Number of windows
o Community feel
o Visually pleasing design
o Character; variety of colors and angles
o Inviting appearance
Online Visual Preference Survey Results
Next Top 5 Favorite Multifamily Images
Online Visual Preference Survey Results
Single-Family Home Favorite
•Image 24 was the highest rated, with 71% of
respondents identifying it as a favorite.
•Comments focused on its:
o Neat appearance
o Privacy
o Smaller size
o Low profile
o Trees and plantings
o White picket fence
o Varied façade
o Cape Cod style
o Curb appeal
o Character
Online Visual Preference Survey Results
Next Top 5 Favorite Single-Family Home Images
The Process:
Guidance for the
Conceptual Sketches
DONNA KALINICK, ASSISTANT TOWN ADMINISTRATOR & TRUST MEMBER
JILL SCALISE, BREWSTER HOUSING COORDINATOR
Data and strategies from Brewster Housing
Plan: Priority Needs
Low income rentals for families
Rentals for singles
Subsidized rentals for elderly
Acquisition & rehabilitation of substandard housing
Brewster Vision Plan Housing Goals
Provide more affordable, safe and accessible rental and home
ownership housing options at different price points, particularly for
single people, young families and our older population. Achieve
the state’s 10% affordable goal by 2025
1. Promote housing choices to allow families to live, work and
prosper
2. Provide opportunities to address the varied housing needs of
Brewster’s aging population
3. Address the housing needs of the Town’s year -round &
seasonal work force
Town Owned Millstone Property and
the Surrounding Neighborhoods
16.6 acres
Identified for affordable housing in 2005 &
designated for community housing in 2018.
Bohler Feasibility Study: “an affordable
housing development appears to be a
feasible project at this location with minimal
constraints.” Maximum of 90 bedrooms
(approx. 45 units)
Density of 90 bedrooms/45 units would be: 2.7
units/acre or 5.4 bedrooms/acre.
This is very similar density to the properties to
the east on Millstone Road, more dense than
Captains Village, and less than ½ the density
of the Ocean Edge neighborhood.
Community Housing Goals for
Millstone Property
These draft Community Housing Goals for the Millstone property have
been informed by:
the Housing Production Plan,
Vision Plan,
Town Meeting vote,
feasibility study,
financial analysis, and
community input including two community engagement sessions, a visual
preference survey and interviews.
Community Housing Goals for
Millstone Property
Create affordable housing that will meet the necessary requirements to be
included on the Subsidized Housing Inventory (SHI)
Build up to 90 bedrooms (approx. 45 -50 units of SHI housing) on the property
Balance concerns of residents with the need for affordable housing and
financial realities
Create rental housing
Rental housing is the greatest need in Brewster
Consider home ownership opportunities
Community Housing Goals for
Millstone Property (cont.)
Preserve Brewster Community Character
Open space (maintain trees where possible)
Buffers (respectful of neighbors)
Landscaping of property
Architecture (compatible with adjacent neighborhoods and consistent with visual preference survey to the greatest extent possible)
Ongoing management of property
Strategically use the property
Focus density on the northern portion of the property
Be cognizant of suitable buffers, especially near homeowners
Use open space wisely, to both support a reduction in infrastructure costs and provide buffers
The Millstone Property
PRESENTATION OF CONCEPTUAL SKETCHES BY BOHLER ENGINEERING
BY LAURA SHUFELT, MASS HOUSING PARTNERSHIP
POLL
BARRETT PLANNING GROUP LLC
Please rank the concept sketches from favorite to least favorite.
1.Concept 1
(3 larger multifamily 2-story buildings on
N side of property; 50 total units)
2.Concept 2
(12 smaller 1-story multifamily buildings
on N side of property; 50 total units)
3.Concept 3
(4 smaller 2-story multifamily buildings
on N side of property [40 units]; 5 single
family homes along Millstone Road side
of property)
Determine your order before entering any responses. Once you have determined your ranking,
submit with your FAVORITE as your first response, your SECOND FAVORITE as your next response,
and your LEAST FAVORITE as your third response. Any additional responses will not be recorded.
Of the three sketches, which is your TOP favorite?
1.Concept 1
(3 larger multifamily 2-story buildings on
N side of property; 50 total units)
2.Concept 2
(12 smaller 2-story multifamily buildings
on N side of property; 50 total units)
3.Concept 3
(4 smaller 2-story multifamily buildings
on N side of property [40 units]; 5 single
family homes along Millstone Road side
of property)
Of the three sketches, which is your SECOND favorite?
1.Concept 1
(3 larger multifamily 2 -story buildings on
N side of property; 50 total units)
2.Concept 2
(12 smaller 2-story multifamily buildings
on N side of property; 50 total units)
3.Concept 3
(4 smaller 2-story multifamily buildings
on N side of property [40 units]; 5 single
family homes along Millstone Road side
of property)
Of the three sketches, which is your LEAST favorite?
1.Concept 1
(3 larger multifamily 2 -story buildings on
N side of property; 50 total units)
2.Concept 2
(12 smaller 2-story multifamily buildings
on N side of property; 50 total units)
3.Concept 3
(4 smaller 2-story multifamily buildings
on N side of property [40 units]; 5 single
family homes along Millstone Road side
of property)
Do you live in Brewster?
1.Yes
2.No
3.Not now, but I hope to live in
Brewster
If you live in Brewster, do you own or rent your home?
1.Own
2.Rent
3.Have some other living
arrangement
Do you live in Brewster year-round or seasonally?
1.Year-round
2.Seasonally
How long have you lived in Brewster?
(Total years if you moved and returned)
1.Less than 1 year
2.1-5 years
3.Over 5 years but less than 10 years
4.10-20 years
5.Over 20 years
6.I have lived in Brewster my whole life
Next Steps
Conceptual Sketch Survey available
online for two weeks
Share sketches with Brewster Staff
(department heads) for professional input
Housing Trust Meeting consolidating
information & discussing guidance
Provide guidance to Bohler Engineering
for Master Plan
Master Plan presented by Bohler at
Housing Trust Meeting (goal June)
The process continues…
Master Plan
Guides process for RFP (Request for
Proposals)
Does NOT dictate exact building plan
Helps visualize an example of
development
Assists with parameters to be set in RFP
Buffers, open space, etc.
RFP includes numerous items that are not
part of the Master Plan
Architectural preferences, management
experience, etc.
Final step in the Bohler
Engineering feasibility study
Master Plan
& RFP
Process
Next Steps after Master Plan
Determine Criteria and Create a Request for Proposals (RFP). Oversight by BAHT with assistance from MHP includes program description, development guidelines, property description, proposal submission requirements and developer selection criteria.
Select a Developer. After receiving proposals, the Town would select a developer.
Probable Further Steps:
File a Comprehensive Permit Application with the Zoning Board of Appeals. This is considered a ‘friendly 40B’ as the Town created the RFP and both the town and developer are working towards a common goal. Public comment is part of the Comprehensive Permit process.
Request Community Preservation Act (CPA) Funding. Application submitted to the Community Preservation Committee (CPC) & approval from the CPC & Town Meeting vote required for authorization of the funds.
Finalize Funding. The Comprehensive Permit is required before state funding can be applied for and attained. The state has one funding round every 9-12 months and it generally takes at least two tries to successfully obtain funding.
Begin Construction. Includes final review of plans by Town officials. Construction averages 12 months.
Will incorporate:
Community Input
Housing Needs
Feasibility Study: Due
Diligence Data &
Findings
Financial Feasibility
Questions about the
Millstone Property?
CONTACT THE BREWSTER AFFORDABLE HOUSING TRUST
JILL SCALISE, HOUSING COORDINATOR, JSCALISE@BREWSTER-MA.GOV 508-896-3701 EXT. 1169