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BHP packet 8-27-20
MEETING NOTICE TOWN OF BREWSTER HOUSING PARTNERSHIP Location: Remote Participation Only Date: Thursday, Aug 27, 2020 Time: 6:30 PM Pursuant to Governor Baker’s March 12, 2020 Order Suspending Certain Provisions of the Open Meeting Law and his March 15 and March 23, 2020 Orders imposing strict limits on the number of people that may gather in one place, this meeting will be conducted via remote participation to the greatest extent possible. Specific information and the general guidelines for remote participation by members of the public and/or parties with a right and/or requirement to attend this meeting may be found on the Town’s website at www.brewster- ma.gov. For this meeting, members of the public who wish to listen to the audio broadcast may do so via the Town of Brewster website at http://livestream.brewster-ma.gov or on Channel 18. No in-person attendance of members of the public will be permitted, but every effort will be made to ensure the public can adequately access the proceedings in real time via technological means. The Town has established specific email addresses for each board and committee that will be meeting remotely so that residents can send their comments in writing either before or during the meeting. In the event we are unable to live broadcast these meetings, despite best efforts, we will post on the Town website an audio recording, transcript, or other comprehensive record of proceedings as soon as possible after the meeting at http://tv.brewster-ma.gov. To submit public comment or questions to the Select Board prior to or during the meeting please email to housingmeeting@brewster-ma.gov. AGENDA Video & Audio Recording or Taping Notification: “As required by the Open Meeting Law we are informing you that the Town will be video and audio taping as well as broadcasting this public meeting. In addition if anyone else intends to either video or audio tape this meeting they are required to inform the chair.” 1.Call to Order 2.Approve minutes of previous meeting(s) 3.CPC Committee – Faythe Ellis 4.Presentation by Elevation Financial Group re: Wingate property 5.Vacancy - Housing Partnership 6.Update on Habitat LIP Letter of Support 7.Housing Coordinator Report - Jill Scalise 8.Standing Updates a.Affordable Housing Trust 9.Local Preference Discussion 10.Next Meeting (virtual)– September 24 – 6:30 pm 11.Items not reasonably anticipated by the Chair Signed:_Ralph Marotti Chairperson____________________________ Date Posted: _____________Date & Time Received by Town Clerk’s Office Brewster Housing Partnership Minutes of the July 30, 2020 Meeting ______________________________________________________________________________ Members Present Remotely: Lisa Forhan, Sarah Robinson, Ralph Marotti, Vanessa Greene, Diane Pansire (arrived at 6:54 pm) Guests Present: Cindy Bingham, Beth Wade, Jill Scalise, Donna Kalinick 1.Call to Order: Meeting called to order via Zoom. Lisa inquired whether there were questions from the public. Jill Scalise noted that no questions had been submitted prior to the meeting, however, noted she would let the group know if any came in during the meeting. Lisa inquired whether there was a quorum. Donna Kalinick noted that the Committee has 7 members with one vacancy. It was determined that a quorum was present with 4 members. 2.Approve minutes of previous meeting: Minutes of the 1/9/2020 and 2/13/2020 meetings were presented and approved. 3.Vacancy, re-organization, Housing Trust member: Lisa noted that Ned has resigned his position due to his new role on the Select Board. The Partnership discussed this vacancy as well as re-organization for the next year. Ralph Marotti was nominated to be Chair and the nomination was approved. Vanessa Greene was nominated to be Clerk and the nomination was approved. Donna reviewed the process for filling the vacancy and urged individuals interested to submit their information noting that the Town would be advertising vacancies shortly. 4.Update on Habitat LIP Project and Update to Letter of Support: Beth Wade reviewed the proposed Habitat for Humanity LIP project on Red Top Road. Beth noted an uptick in the price to $168, 250 which reflects 2020 home prices. She also noted a change in preference – it is proposed that one unit be designated for a very low income individual and the other unit be filled via a Veteran’s preference pool. There would be no Barnstable County preference for the Veterans pool. Vet home builds have been attempted in the past by Habitat and they have not been successful for one reason or another. Both homes would count on Brewster’s DHCD Subsidized Housing Inventory. Diane joined the meeting. Donna provided a history of work done on this project to date and suggested the Partnership update its draft LIP letter of support if it chooses to support the project. She noted that she, Jill, and Peter Lombardi were supportive of the change to a Veteran’s preference. Lisa noted that we would review the information provided and discuss at the next meeting. Jill Scalise noted that she recused herself from the discussion of the Habitat project as she currently serves on the Board, however, noted she would be going off of the Board next month. 5.Millstone Road Community Housing Update: Jill Scalise reviewed the survey results received after the Community Engagement session in March. She noted that they received a lot of helpful free form responses back. There were 3 options presented with option #2 being preferred slightly to option #3 with which there were concerns with complication and construction time. 6.Brewster Housing Update: Jill Scalise provided an update on housing initiatives including the Brewster COVID-19 Relief Fund and potential Brewster Rental Assistance Program/COVID Emergency Rental Program Working Group which includes all eight Lower and Outer Cape communities. Jill noted the benefit of now attending statewide and Cape-wide housing related meetings remotely. She also provided an update on Brewster Woods and the Community Development Block Grant for Housing Rehabilitation. 7.Standing Updates a.CPC: Ralph noted that CPC has not met. Diane noted that the CPC is considering discontinuing the CPC Housing Subcommittee and has been asked to present at a future meeting. b.Affordable Housing Trust: Sarah provided a brief update on the Trust’s main focuses. Lisa raised the question about representation on the Housing Trust. Sarah Robinson was nominated and approved to serve another year as the Partnership’s representative to the Housing Trust. 8.Items not reasonably anticipated by the Chair: Ralph noted that he has been asked to serve on the Wells Court Board. 9.Meeting adjourned. Respectfully submitted, Ralph Marotti ELEVATION FINANCIAL GROUP, LLC Inspired Housing The lack of affordable housing in the United States is a mounting problem, and the demand for affordable multifamily and senior apartment homes is only increasing. Currently in the United States there are only 37 affordable and available units per 100 households that desperately need it. There are many contributing factors, but the shortage is due in part to the aging of America, the diminishing supply of affordable units from expiring subsidies, physical deterioration of current properties and an increase in the costs of operation. In 2006, Elevation was born with a desire to confront the increasing demand across the United States for affordable senior and multifamily housing. Founded by brothers Chris and Michael King, the Central Florida company was launched with a commitment to creating affordable housing options and making a positive and measurable impact in the communities that it serves. Since inception, Elevation has operated with an understanding of the stresses and complexities impacting many affordable housing programs. By developing strong local, state and regional relationships with housing agencies, public housing authorities and the Department of Housing and Urban Development, Elevation has since become a leader in acquiring, managing and revitalizing historic and distressed senior and multifamily communities. By successfully re-envisioning affordable multifamily housing that is clean, safe and beautiful, Elevation has proven its acumen and proficiency in renovating and managing properties in ways that uplift the lives of residents, staffs and communities. An Underserved Marketplace The Affordable Housing Problem A Desire For Change CREATING AFFORDABLE AND INSPIRING HOUSING 1.) The Affordable Housing Gap Analysis 2019 Elevation includes a consortium of companies specializing in multifamily real estate investment, property management and property revitalization. Through these companies, Elevation has developed a portfolio of award-winning properties throughout the Southeast United States. By integrating expertise in finance, property management, property renovation and community revitalization, Elevation seeks properties with undiscovered value, restores and manages wisely, and positions the properties for significant value creation and financial sustainability. Elevation Property Management, LLC Elevation Property Management, LLC provides daily and ongoing property management services for multifamily and independent senior properties. Elevation Property Management is committed to delivering superior service while maximizing occupancy levels and providing the highest quality living for families and seniors. Elevation Design and Revitalization, LLC Elevation Design and Revitalization, LLC conceptualizes, manages and executes multi- million dollar property renovations. With a commitment to implementing strong design and creating elegant spaces, Elevation Design and Revitalization seeks to redefine what typical affordable housing looks like and create properties more conducive to building a healthy sense of community. Elevation Scholars, Inc. As the major focus of our corporate philanthropy, The Elevation Scholars, Inc. focuses on educational inequality in the United States, primarily in Central Florida. The goal is to prepare high-achieving students from low-income families for acceptance into the nation’s most selective colleges and universities and to walk with them through college graduation. Serenity Towers on the St. John's Independent Senior Community Sanford, Florida BEFORE AFTER BEFORE AFTER Serenity Apartments at Hickory Hill Independent Senior Community Memphis, Tennessee BEFORE AFTER Redifining and Revitalizing Affordable Housing Serenity Apartments at Baton Rouge Multifamily Community Baton Rouge, Louisiana Since 2006, Elevation has been transforming communities and creating beautiful, vibrant homes where residents come first. Elevation Financial Group, LLC 201 E Pine Street, Suite 200 Orlando, Florida 32801 Phone: 407-215-1350 Email: info@ElevationFinancialGroup.com www.ElevationFinancialGroup.com ©2020 Elevation Financial Group, LLC PROPOSED BREWSTER PROJECT Goals • Expand access to affordable housing on Cape Cod • Create new options for senior housing • Maximize and repurpose an underutilized real estate resource Project Overview Elevation Financial proposes a full-scale transformation of a vacant nursing home and assisted living residence to a dynamic new affordable housing option for Cape Cod seniors. Key elements of the project include: • 134 new housing units, completely renovated and reconfigured apartment homes designed for independent living o 63 studios, o 67 one-bedroom units o 4 two-bedroom units • Age restricted to 55+ • Commitment to 20% affordable units, priced well below HUD definition of affordable (80% AMI) • 190 total parking spaces • More than 60% on-site open space • Complete renovation of the exterior, including removal of the front porte cochere Project Benefits • Reuse of vacant building • Increase affordable and senior housing options • Maintain open space • Lower on-site density (number of residents and staff; 231 beds in previous use, 138 beds in current) • Reduce trip-generation (traffic) • Improve land/building value and increase tax base • Support existing businesses with active residents Project Narrative for 26 Red Top Road, Brewster, updated 7/20/2020 The 26 Red Top Road site came to Habitat for Humanity through its owner, Elizabeth Finch. On March 14th, 2019, Mrs. Finch entered into a Purchase & Sale agreement with Habitat for Humanity of Cape Cod, Inc. with the intention of donating a portion of her 58,370-sf parcel. Permitting will be sought via Massachusetts General Law, Chapter 40B under which Habitat will propose the site be subdivided into three lots: Lot C (33,217 sf) will include Mrs. Finch’s existing home and remain owned by her family; Lot A (12,055 sf) and Lot B (13,222 sf) will be owned by Habitat until construction is completed, and the homes are sold to eligible families. See “Sketch Plan Conceptual 3 House Layout at Red Top Road, Brewster MA Prepared for Habitat for Humanity of Cape Cod by J.M. O’Reilly & Associates, Inc. May 9, 2019” previously submitted; and the updated “Permitting Site Plan 26 Red Top Road, Brewster MA Prepared for Habitat for Humanity of Cape Cod by J.M. O’Reilly & Associates, Inc. April 10, 2020” 26 Red Top Road has topographical variations as indicated on the sketch plan. Mrs. Finch’s home is currently accessed via stairs from her driveway. As part of redevelopment of the site, Habitat plans to reorient her driveway to allow for entry to her residence from the top of the knoll. This will allow Mrs. Finch ease of access, and accommodation for aging in place. The area which comprises Habitat Lots A and B is partially treed, predominantly with oaks but also some pine. Lot B contains an existing shed and gazebo which will be removed to accommodate construction of the new home. Site preparation will include tree removal (as necessary), grading and fill. The site has access to electricity and other public utilities. Currently a drilled well provides Mrs. Finch’s drinking water. The site is proximate to town water on Stony Brook Road. After meeting with the town’s water commission on July 26, 2019, Habitat understands that a town goal is to bring water lines down Red Top Road (following work to be accomplished at Great Fields Road). At that meeting, the Water Commission voted to endorse Habitat’s Red Top project but could not provide specific dates for water installation. Ideally, the timing of this water installation, and Habitat’s, will be in sync and work will be completed advantageous for the planned 2022 or 2023 start of this 2-home project. Assuming access to Town water, a 3-bedroom Cape-style ranch home with farmer’s porch will be built on each of the two Habitat owned lots. The homes will be complementary to the neighborhood and allow for the most adaptability and accessibility as the living area is on one floor. As we select families before construction, if a selected family has a disability that needs accommodation, we can easily amend construction to build and accommodate that need. Each home will be serviced by its own Title V septic system. As construction progresses, Mrs. Finch’s existing well will be abandoned for potable water use, and she will be tied into Town water to accommodate the placement of the Habitat homes’ septic systems. The Town of Brewster and Habitat for Humanity of Cape Cod have a good history of working together. Habitat’s best practices remain the same and will continue through the building of these two homes. Affordability, updated: Presuming project approval, both homes will be affordable in perpetuity, protected by a Department of Housing and Community Development (DHCD) Local Initiative Program (LIP) Regulatory Agreement and Deed Rider. Both homes will count on Brewster’s DHCD Subsidized Housing Inventory (SHI). At least one of the homes will be affordable to very-low income households; households earning at or less than 65% of Area Median Income (AMI). Home sale prices will be at or around $168,250 (this reflects the 2020 home price but may be adjusted based on current incomes and calculations at time of applicant outreach). At Habitat’s sole discretion one home may be offered to households up to 80% of median income within the affordable price allowance set by DHCD. Veteran and local preference, updated: It is our hope, if approved by DCHD, to offer a “veteran preference” pool for the family selection of one of the two homes at Red Top Road. Specifically, we will be asking that one affordable home be veteran preference, and for the second affordable home to be “open” without regard to veteran preference. The definition of veteran will be as stated in Massachusetts General Law, Chapter 4, Section 7. For the “open” pool home, eligible qualified applicants who live or work in Barnstable County shall receive a preference over those who do not. There will be no Barnstable County area preference for the “veteran” pool, as veterans are defined by Massachusetts General Law, noted above. It is our plan to request from DHCD that if there are no eligible veteran family applicants for the “veteran preference” home that the home revert to a local preference, whereby applicants living in the Town of Brewster, working in the Town of Brewster, employed by the Town of Brewster, or with children enrolled in Town of Brewster public schools would be eligible for the home. In conformance with DCHD standards, a maximum of 70% of the units for this project may receive a preference, with preferences awarded at the sole discretion of DHCD. These Habitat for Humanity homes will be built with our tried-and-true “sweat-equity” model. Our selected purchaser-family will partner with Habitat and invest 250 to 500 hours building their home alongside community volunteers. This promotes homeowners who are well educated on building and maintenance and fosters a true sense of community. Habitat works closely with our buyers, not just through a rigorous application process, but throughout the construction period, providing significant homebuyer education including preparation for closing, budget counseling, and workshops in caring for their home and landscaping. Sweat equity and pre-purchase workshops have proven to be key elements in fostering successful homeownership. As we have before, we will partner with the Brewster community, seeking donations of materials, professional services, and labor. And we will strive to make our homes welcome in a neighborhood and to be good neighbors. Habitat will again work to create a collaborative spirit where the whole community can be actively involved in helping to address the affordable housing crisis. Habitat for Humanity of Cape Cod 411 Main Street Suite 6 • Yarmouth Port, MA 02675 • 508-362-3559 www.habitatcapecod.org Mr. Ralph Marotti, Chair Brewster Housing Partnership 2198 Main Street Brewster, MA 02631 August 13, 2020 Dear Mr. Marotti, Thank you for allowing time at your July 30th meeting for our update to the Partnership including our request for support for a veteran preference home at the proposed Red Top Road project. As stated at the meeting, we believe there is need and opportunity for veteran specific housing through Habitat. According to statistics provided by CIVOC (Cape & Islands Veteran’s Outreach Center) there are nearly 26,000 veterans (approximately 14% of our population) living on the Cape. And stories provided by CIVOC support veteran’s needs for housing across the Cape. Habitat has many older veterans in our volunteer ranks, and many have hoped for years that Habitat would initiate a veteran build. One veteran, Bob Harding, volunteered almost into his 96th year, most recently at Paul Hush Way. Bob reluctantly put down his hammer only when pancreatic cancer took its toll. In memory of Bob, another volunteer, Ed Ebert, has raised more than $40,000 (well on his way to his $50,000 goal) to sponsor a home at least partially built by vets—and to house a veteran or a veteran’s family. The attached article about Ed’s endeavor may be of interest as you continue to consider our request. As our housing partner it is critical that we have your support. And it is our sincere hope that you will be able to stand behind our request. We do understand that in supporting this veteran preference, the town gives up its local preference unit. While affordable housing advocates are beginning to rethink the validity of local preference options, to this point it has been a mechanism to provide some housing for local families, and we understand setting this preference aside is a difficult decision. As mentioned at the meeting, we plan to roll into our DHCD LIP application and preference request, an opportunity. If an eligible veteran applicant is not identified, we will ask that the veteran preference unit be converted to a local preference unit. Here I might also add another viewpoint—whether a veteran applicant has ties to Brewster currently, they can in the future. And chances are, as with the many others who have moved to Brewster from elsewhere, they would soon become a valuable asset to your fine community. We sincerely thank you for your consideration. With regards, Elizabeth (Beth) Wade, Director of Land Acquisition & Project Development 8/12/2020 Commentary: In honor of two veterans - News - Wicked Local Cape Cod - Cape Cod, MA https://capecod.wickedlocal.com/news/20200703/commentary-in-honor-of-two-veterans 1/4 By Edward S. Eber t Posted Jul 3, 2020 at 3:01 AM Those year-rounders among us will recall that back on March 7, just as we were thinking we’d squeaked through with a mild winter, a snow storm came barreling through in the wee hours of the morning. As snow storms go, there wasn’t much left behind, but that Saturday was a cold one with a fierce and frigid wind throughout the day. Nonetheless, if you stopped by Paul Hush Way in Brewster at about 10 that morning you’d have found a talkative group of about 20 people on break-time, huddled in one of the houses that Habitat for Humanity of Cape Cod has under construction. Exterior walls were up, windows were in, but there was no insulation and no ceiling keeping whatever warmth there might be from escaping through the ridge vent in the roof. But nobody cared. They’d been there on Tuesdays and Saturdays through January and February, and would have been there the following Tuesday except that everything changed with Covid-19. Who could have anticipated what was to come? Work shut down (the volunteers work two days a week) and the houses sat idle for a few weeks. The lead carpenter was eventually able to go back to work because he was the only one on the site. Finally, after about 11 weeks away, work started up again with a small group of volunteers as all the safety concerns got worked out. Break-time is outdoors now, which makes social distancing easier. I suppose we would have to have smaller groups in several houses if we still had to be indoors. But this is all part of the “new-norm.” It’s likely, of course, that most folks have heard of Habitat for Humanity – particularly with regard to its most recognized volunteer, former President Jimmy Carter. But I’d like Cape Codders to know that right here we have a Opinion C o m m e n t a r y : I n h o n o r o f t wo v e t e r a n s 8/12/2020 Commentary: In honor of two veterans - News - Wicked Local Cape Cod - Cape Cod, MA https://capecod.wickedlocal.com/news/20200703/commentary-in-honor-of-two-veterans 2/4 strong group of dedicated and unsung volunteers building homes from one end of the Cape to the other. It is good work, meaningful work, and done with the very unity, understanding, and acceptance that the country is crying out for today. The houses are built by a collection of local folks under the direction of just one on-site professional carpenter, and with the sweat equity of the prospective homeowners. With Habitat, those home-owners-to-be must be able to qualify for the mortgage, contribute hundreds of hours of sweat equity, and then pay their mortgage just like anyone else. The result is that a family has the opportunity to help build and purchase their own home at an affordable price. It is not housing subsidized by the tax payers and it is not a give-away. It is a hand up, not a hand out. And it is a particularly robust model for providing strong, well-built, energy efficient homes right here on beautiful Cape Cod. It is also worth knowing that this crew of volunteers is a thoroughly unassuming group of extraordinary people. Wash-a-shores though most of us may be, walking into the break-time I mentioned earlier, you’d have found an energetic and enthusiastic group comprised predominantly of retirees with an average age of about 73, none of whom came to Habitat with professional carpentry experience. If you were to start chatting with them you would find that within our group we have former international business executives, chemists, engineers, at least two NYC bankers, a priest who spent years on mission work in Latin America, business executives from premier computer/tech companies, two retired USAF Generals, two patent holders, teachers, professors, business owners, ship’s captains and even a former Navy submariner. Yet on Tuesdays and Saturdays, for no remuneration beyond doing a good thing, the discussions you’d hear would have nothing to do with their professional backgrounds but instead are focused on the tasks being accomplished that day to build these houses. A prime example of how thoroughly humble these people are about their accomplishments can be found in one gentleman in particular. Sadly, the average age of our group has come down a bit recently because last October we lost one 8/12/2020 Commentary: In honor of two veterans - News - Wicked Local Cape Cod - Cape Cod, MA https://capecod.wickedlocal.com/news/20200703/commentary-in-honor-of-two-veterans 3/4 of our long-time volunteers. In May of 2019 he was diagnosed with pancreatic cancer but continued to work at the site. He stayed with us until he was simply no longer able to be there. At that point, friends would bring him over to spend break-time with the group every few weeks. At the end of September we celebrated his birthday there at Paul Hush Way in Brewster during our morning break. A few weeks later, at age 96, he passed away. His name was Bob Harding, and he had a twinkle in his eye, a wry smile, and to the very end was a proud U.S. Marine. At 19 years of age Bob was serving with the 3rd Marine Division during World War II in Bougainville, Guam, and Iwo Jima - three places where the life expectancy of a young recruit was not long. He rarely spoke of his time in the war, even to his family, and never, as I recall, unless asked about it. I did ask one time whether he’d felt scared and he said, “We were 18, 19 years old. We did what we were told to do. There wasn’t time to be scared.” But a few minutes later he went on, “Coming in to the beaches it would get pretty quiet on the landing craft, except for the guys throwing up, ’cause you knew what was coming when that door dropped. That was kind of scary.” At Habitat we all knew without a doubt that Bob quietly took great pride in his time in the service. I tell you all of this for two reasons. The first is because in a time fraught with problems, division among people, national and global conflicts, and even a pandemic, I’d like you to know that through our volunteer efforts with Habitat for Humanity of Cape Cod we are blessed to have a strong contingent of people who are committed to helping others build a better life. Secondly, and in the same vein, it’s because several of us have decided to try to sponsor the building of a Habitat house in memory of Bob Harding with the hope that it will be for the family of a U.S. veteran, disabled U.S. veteran, or the family of a U.S. veteran who lost his/her life in service to the nation. It takes $50,000 to sponsor a house, and that’s far beyond my means. To raise money I will be riding my bike in Habitat for Humanity of Cape Cod’s third annual Ride- for-Homes 40-mile event in September. And you can be part of this project by helping to sponsor my ride. 8/12/2020 Commentary: In honor of two veterans - News - Wicked Local Cape Cod - Cape Cod, MA https://capecod.wickedlocal.com/news/20200703/commentary-in-honor-of-two-veterans 4/4 All money donated to my ride will go toward the goal of funding Bob’s House. If you or someone you know would care to help make this house possible, please follow this URL: firstgiving.com/fundraiser/ed-ebert/3rd-Annual-Ride-for- Homes to the Ride for Homes site. You will find my message about Bob’s House there, and please donate whatever is within your comfort zone. Of course, all donations to Habitat for Humanity of Cape Cod support an incredible program making homeownership possible. However, donating to this particular initiative within the organization will specifically honor the life of a gentleman who served us well and will recognize the service and sacrifice of a family here on the Cape right now. Your contribution to this project builds a house and continues its mission of providing affordable housing for generations to come as some family will always call this house their home. I hope you will contribute to the work of this extraordinary group through the building of Bob’s House. Edward S. Ebert lives in Well leet and is Professor Emeritus of Education, Coker University. Habitat for Humanity of Cape Cod 411 Main Street Suite 6 • Yarmouth Port, MA 02675 • 508-362-3559 www.habitatcapecod.org August 24, 2020 Alana Murphy, Deputy Associate Director Local Initiative Program Commonwealth of Massachusetts DHCD 100 Cambridge Street, Suite 300 Boston, MA 02114 RE: Veteran/Local Preference for Red Top Road Community Housing Project, Brewster, MA Dear Ms. Murphy, Habitat for Humanity of Cape Cod is working with the Town of Brewster to develop Red Top Road Community Housing project. Red Top Road Community Housing will be two homes (both 3 BR ranches) permitted through the 40 B Comprehensive process (LIP) and located at 26 Red Top Road, Brewster. The Town of Brewster is seeking to offer up to 70% of the affordable units (for this project, 1 of the 2 three- bedroom homes) with a Veteran’s* preference. We believe the following information supports the need to provide affordable homes to an underserved population: • 25,686 veterans are currently living in Barnstable County (Barnstable County Regional Council of Homelessness); 1,500 of those nearly 26,000 served in Iraq or Afghanistan (Christopher Reid Foundation); and, 90,130 veterans across Massachusetts have served their country on active duty between 1990 and 2018 (Censusreporter.org). • The Cape & Islands Veterans Outreach Center (CIVOC) documents that at any time between 30-40 veterans are without a home on Cape Cod. Woven within the statistics are specific stories of veterans who struggle while responsible for children or grandchildren—such as a Veteran mom, working yet living in a car, with her children. Of CIVOC’s 677 clients (113 are heads of families). • Data from the US Department of Veterans Affairs indicate that only 25-30% of veterans have earned a college degree, and 50-67% work in non-management positions (many low to moderate income) in production, transportation, sales, office and service occupations (Profile of Veterans: 2015). The National Low-Income Housing Veteran’s Coalition Report indicated that 46% of low-income vets across Massachusetts were disproportionately, severely cost burdened in housing (CHAPA 2013). While some would not qualify for a Habitat home, others who are working and/or have a steady source of income could be eligible. Habitat for Humanity plans to work collaboratively with CIVOC and other Veteran support organizations throughout the outreach, application and selection process to help ensure a comprehensive pool of qualified applicants for the home. *The definition of veteran will be as stated in Massachusetts General Law, Chapter 4, Section 7. For the “open” pool home, eligible qualified applicants who live or work in Barnstable County shall receive a preference over those who do not. There will be no Barnstable County area preference for the “veteran” pool, as veterans are defined by Massachusetts General Law, as noted above. If, in spite of all efforts, there are no qualified Veteran applicants for the Veteran preference home lottery, the Town of Brewster requests that under that circumstance, the Veteran preference unit be converted to a local preference unit. With local defined as, 1) current residents; 2) employees of the municipality or a business located in Brewster; and, 3) families with children enrolled in Brewster’s school system. Any person or household who qualifies under the local preference shall have equal consideration in the local pool and will be eligible in the general pool. If the percentage of minority local resident applicants in the local preference pool is less than the percentage of minorities in the surrounding HUD-defined area, minority applicants will be added to the local pool until the percentage of minorities in the local pool is equal to the percentage of minorities in the surrounding HUD-defined area. Below are findings from DHCD’s Subsidized Housing Inventory; the Cape Cod Commission’s 2017 Housing Market Analysis prepared by Crane Associates and EPR, Inc.; the “Town of Brewster Housing Production Plan (6/30/2017)”; 2014 -2018 American Community Survey 5-year estimate, and a Cape Cod & Islands Board of Realtors MLS Report (8/24/2020) that support the fact that there is a high need for affordable housing due to low supply and a significant affordability gap. Low Affordable Housing Supply •Brewster is below its 10% threshold for affordable housing. Based on a Department of Housing and Community Development (DHCD) Subsidized Housing Inventory (SHI) report as of 8/12/2020, Brewster has achieved 5.58% of affordable homes using the criteria required by DHCD. This represents only 268 SHI units (housing that does not require low income households, which are those earning less than 80% of area median income, to spend more than 30% of their monthly gross income on housing) available out of the Town’s universe of 4803 occupied units. (2014-2018 American Community Survey). •Brewster, as with many communities across the Cape, is burdened by competing interests and corresponding impacts between those requiring year-round and seasonal housing. 43% of Brewster’s total housing units are occupied part-time seasonally, or only on occasion; therefore, seasonal workers, vacationers and year rounders are competing for housing. (Town of Brewster Housing Production Plan 2017). “The influence of seasonal buyers on the demand and supply of existing and new housing units creates competition from outside the immediate region. The financial resources of second home buyers typically far exceed those of year-round buyers.” (Cape Cod Commission Housing Market Analysis by Cape Cod Commission, 2017). •MLS Low Inventory. According to a Cape & Islands MLS report on 8/24/2020 there are only 32 single family homes for sale in the Town of Brewster. This very low inventory may reflect the impact that Covid-19 has had on available properties in Brewster and other surrounding Cape towns. Persons of means, fleeing urban areas are purchasing properties from which they can work remotely. High Housing costs, Low Wages = Affordability Gap •Median income in Brewster is $73,765 (Census.gov/quick facts, 2014-2018). 32% of households fall at or below $50,000 annual income, with 31% between $50,000 and $100,000 (US Census Bureau, 2014- 2018 ACS 5-Year Estimate). [HUD AMI for Barnstable County in 2020 is $96,300.] •According to the Cape Cod Commission’s analysis, Brewster’s home sale values are well beyond the reach of even those at 120% of the town’s median income. A household at the town’s median income could afford a single-family home of about $346,105. At 80% of AMI, affordability would be at about $222,665. •As stated above, according to Cape Cod & Islands Board of Realtor’s MLS (as of August 24, 2020) there were 32 single family homes and 8 condominium units for sale in Brewster. None of the 32 single family homes was priced under $350,000. Two studio condominiums (285+/- sf) were listed at $149,900 with monthly fees of $116 per month. And four 2-bedroom condominiums were listed between $246,000 and $295,000 with monthly fees averaging $381 per month. •The median listing price as of August 24, 2020 for a single-family Brewster home was $987,450. The median price for a Brewster condominium was $254,500. Specific to this application, Habitat has received local support from Brewster’s Town Administrators, Housing Coordinator, Town Planner and other Department Heads, Brewster’s Housing Partnership and its Select Board, all having collaborated with Habitat on this project. Brewster’s Housing Production Plan, revised in 2017, affirms that affordable housing is a major issue to address in order to keep young families and working individuals housed. With support from many private citizens and town officials, Brewster is committed to continue to increase its affordable housing stock through development of new rental and home ownership units in the coming years. Thank you for your consideration. If you have any questions, please do not hesitate to be in touch. With regards, Elizabeth H. Wade, Habitat of Humanity for Cape Cod, Inc. Director of Land Acquisition & Project Development land@habitatcapecod.org 508-362-3559 x 24. cc.Peter Lombardi, Town Administrator Donna Kalinick, Assistant Town Administrator Jill Scalise, Housing Coordinator Ralph Marotti, Brewster Housing Partnership Joe Taylor, Executive Director, CIVOC August 27, 2020 Brewster Select Board Brewster Town Offices 2198 Main Street Brewster, MA 02631 RE: Recommendation for Consideration of a Local Initiative Program (LIP) Project The Brewster Housing Partnership recommends consideration of a proposed 40B rental housing project being developed by Habitat for Humanity as a Local Initiative Program (LIP) project. In September 2019 and July 2020, Beth Wade, Land Acquisition and Permitting Manager for Habitat for Humanity, met with the Housing Partnership presenting the organization’s work to date surrounding feasibility of a potential project at 26 Red Top Road and soliciting feedback on further considerations that should be taken. Based on the information provided to date, the Housing Partnership believes that this project would be of benefit to the Town and nicely align with the strategies outlined in the Town’s Housing Production Plan, which includes making use of Chapter 40B as a vehicle for creating affordable housing. We appreciate your work to date on the Town’s housing initiatives and your further consideration of the proposed 40B housing project being developed by Habitat for Humanity as a potential LIP Project. Thank you. Sincerely, Ralph Marotti Chair, Brewster Housing Partnership Brewster Housing Coordinator Update July 2020 Jill Scalise Ongoing Activities/ Projects 1.Community Outreach and Education (Housing Production Plan (HPP) Strategy #13) Responded to email and phone requests for information and assistance. 43 total requests for housing assistance (17) or information (26). Town offices re-opened to the public on Tuesdays & Thursdays. Available Thursdays from 9- noon. Website Updates for Millstone Community Housing Property and for rental & mortgage assistance 2.Millstone Parcel (Select Board Strategic Plan Goal H-3, HPP Strategy #15) The Housing Trust chose Concept 2 (50 rental units in 12 smaller buildings) as the design for the Bohler Master Plan, requesting a greater buffer on northern part of the property. Expect Master Plan to be presented at September Housing Trust meeting. This will complete the feasibility study and be an example of how a neighborhood could fit on the property. Trust will then consolidate information and begin work on RFP. 3.Brewster Affordable Housing Trust Fund (BAHT) (HPP Strategy #7) Held a remote meeting. The Trust is meeting monthly virtual/remote meetings. Re-appointments made by Select Board. Trust voted: Ben deRuyter, chair; Tim Hackert, vice chair; Madalyn Hillis Dineen, clerk. 4.Potential Brewster Rental Assistance Program (B-RAP)/ COVID Emergency Rental Assistance Program The Housing Trust, upon the Task Group’s recommendation, voted to fund a Rental Assistance Program with a COVID Emergency Rental Assistance component. $75,000 of CPA funds designated. Request for Quotes (RFQ) for the program created and distributed. Three quotes received by 7/31 deadline. Decision to be made at August Housing Trust meeting. 5.Subsidized Housing Inventory (SHI) (HPP Strategy #10) Continued follow-up on several unoccupied SHI homes. Work included site visits, communication with concerned residents, conversation with administration, and discussion with legal counsel. 6.Brewster Housing Partnership (BHP) Held first remote meeting since Coronavirus emergency. Ralph Marotti, chair. Vanessa Greene, clerk. 7.Comprehensive Permit Projects (HPP Strategy #14) Brewster Woods (30 affordable rental units): Expect official DHCD decision on funding soon. Met with MHP about proposed deed restriction. Mass Works grant initial design work begun. Habitat for Humanity presented at BHP with a proposed 40B project of 2 affordable homes on Red Top Road. Additionally, 7 homes on Paul Hush Way expect to be completed in October or November 2020. 8.Collaboration (HPP Strategy #9) Attended CHAPA (Citizen’s Housing & Planning Assoc.) regional Zoom meeting and presented at Lower Cape Coronavirus Housing Response Zoom meeting. New Projects/ Upcoming Activities Rental Assistance Program for Brewster residents, which will also provide emergency COVID rental assistance, will hopefully begin in September. Brewster COVID-19 Relief Fund: preparations to begin accepting and processing applications. CDBG (Comm. Development Block Grant) CARES Act funding: The towns of Truro,Provincetown, Wellfleet, Eastham, Orleans, Chatham, Brewster, and Harwich will receive $382,777 for microenterprise assistance. Still waiting for CBDG decision on funding for Brewster housing rehabilitation program. Elevation Financial has proposed a redevelopment of 873 Harwich Road (Wingate) for 55+ housing. Personnel Worked with: Assessor, Building, CPC, COA, Health Dept., Housing Authority, Housing Partnership, Housing Trust, Planning Dept., and Town Administrator’s Office. Completed COVID-19 training. Participated in monthly MA “Making the Case for Affordable Housing” Zoom meeting.