HomeMy Public PortalAboutBHP packet 9-24-20++
MEETING NOTICE
TOWN OF BREWSTER
HOUSING PARTNERSHIP
Location: Remote Participation Only
Date: Thursday, Sept. 24, 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 Housing Partnership 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. Vacancy - Housing Partnership
3. Approve minutes of previous meeting(s)
4. Housing Coordinator Report - Jill Scalise
5. Standing Committee Updates
a. Affordable Housing Trust
b. CPC
6. Local Preference Discussion
7. Housing Education and Community Outreach
8. Next Meeting (virtual)– October 29 – 6:30 pm -
November Mtg. – Mon. November 23 – 6:30 pm
9. 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 August 27, 2020 Meeting
______________________________________________________________________________
Members Present Remotely: Ralph Marotti, Lisa Forhan, Steve Seaver, Diane Pansire, Vanessa
Greene
Guests Present: Jill Scalise, Donna Kalinick, Faythe Ellis (left after CPC agenda item), Elevation
Financial Group represented by Diane Pisciotta, Stuart Heaton, Ben Friedman (left after the
Elevation Financial Group agenda item), Beth Wade (left after Habitat LIP agenda item).
1.Call to Order: Meeting called to order via Zoom at 6:30 pm.
2.Approve minutes of previous meeting: Minutes of the 7/30/20 meeting were
presented and approved.
3.CPC: Faythe Ellis, Chair of the CPC Committee, provided an overview of the
process for CPC applications related to housing initiatives. Funding requests are
currently reviewed by a CPC housing subcommittee consisting of 4 CPC members
and one citizen member the end result being that housing projects are reviewed by
a smaller group than other types of applications. The CPC is inquiring if the
Housing Partnership would be willing to perform an initial review on these requests
in place of the housing subcommittee to make a recommendation to the CPC
regarding funding, dollar amount, and any conditions. Donna Kalinick noted that
this used to be a function of the Housing Partnership and provided examples of
recent applications. The Housing Partnership voted to accept housing project
review responsibilities if the CPC votes to change its application process.
4.Presentation by Elevation Financial Group re: Wingate property: Stuart
Heaton presented on a proposed project at the former Wingate property for senior
rental housing. He provided an overview of the company and its mission, attributes
of the current property, and their plan for the creation of affordable senior housing.
They believe that the building can be converted with very limited exterior
modification to create 134 single units. Stuart answered questions from Housing
Partnership members and Town representatives.
The Housing Partnership voted to authorize Vanessa Greene, as Clerk, to draft a
broad letter of support to the Zoning Board of Appeals citing the need in the
Housing Production Plan and the importance of designating 20% of the units as
affordable.
5.Update on Habitat LIP Letter of Support: The Housing Partnership voted to
approve the revised letter of support to the Select Board for the Habitat for
Humanity Local Initiative Project. Donna Kalinick noted that the letter did not
specifically address support of Veteran’s preference and Beth Wade added that
addition may be helpful. The Partnership voted to add a statement specifically in
support of Veterans’ preference to the letter for clarity.
6.Vacancy – Housing Partnership: Ralph noted that he had received an application
for the Housing Partnership vacancy and would be speaking with Cindy Bingham.
7.Housing Coordinator Report: Jill Scalise highlighted the multipronged approach
the Town is taking in addressing housing needs. She informed the Partnership of a
40B project in Dennis which will be holding a lottery for 7 units. She provided an
update on the Housing Trust’s rental assistance program, which will administered
by Housing Assistance Corporation, the Brewster Woods project, and updates to
work being done on the Bank’s Subsidized Housing Inventory.
8.Meeting adjourned. The meeting was adjourned at 7:45.
Respectfully submitted,
Ralph Marotti
Brewster Housing Coordinator Update August 2020
Jill Scalise
Ongoing Activities/ Projects
1. Community Outreach and Education (Housing Production Plan (HPP) Strategy #13)
Responded to email, phone and in person requests for information and assistance. 54 total requests for
housing information (42) or assistance (12). Town offices are open to the public on Tuesdays & Thursdays.
Housing Coordinator available at Town Hall Thursdays from 9AM- noon.
2. Millstone Parcel (Select Board Strategic Plan Goal H-3, HPP Strategy #15)
Provided Millstone status update for the Housing Trust. The completed feasibility study, including master
concept plan, will be presented at Sept. Trust meeting. Working Group met with Mass Housing Partnership
(MHP) and Bohler Engineering; discussed requested plan adjustments, presentation & RFP process.
Email about presentation sent to attendees of Millstone sessions and residents who requested information.
3. Brewster Affordable Housing Trust Fund (BAHT) (HPP Strategy #7)
Technical difficulties caused a broadcast delay of about 4 hours for the Housing Trust meeting.
Continued work on Millstone property, rental assistance program and SHI. Information throughout update.
4. Brewster Rental Assistance Program (B-RAP)/ COVID Emergency Rental Assistance Program
The Housing Trust chose Housing Assistance Corporation (HAC) to manage the RAP. Three quotes
received, all qualified, HAC was the lowest quote. Staff met with HAC. Program to begin in September.
5. Brewster Housing Partnership (BHP)
Presentation by Elevation Financial regarding proposed a redevelopment of 873 Harwich Road (Wingate)
for 55+ housing. BHP provided a letter of support as general comments for the upcoming ZBA hearing.
BHP wrote a Local Initiative Program (LIP) recommendation letter for a proposed Habitat 40B project of
two affordable homes on Red Top Road. One home requested to be veteran’s preference.
6. Subsidized Housing Inventory (SHI) (HPP Strategy #10)
Elevation Financial/ Wingate: Researched SHI requirements for a Local Action Unit (LAU) designation
regarding 20% affordable units. Also spoke with DHCD about LAU process. Provided suggestions to
Elevation Financial at staff review, comments to ZBA and informational memo to the Housing Trust.
Six units added to Brewster’s SHI based on documentation sent to DHCD. Units include 3 Yankee Drive
condos (built in 2003) and 3 single family homes in White Rock Commons recent 40B development.
Follow-up on unoccupied SHI homes. Work included research, consult with legal counsel, memo for Trust,
site visit and property clean-up. Trust allocated $5,000 CPA funds for legal fees related to SHI homes.
Yearly review of SHI units and tax assessments with Assessor’s office.
7. Comprehensive Permit Projects (HPP Strategy #14)
Brewster Woods (30 affordable rental units): Ongoing pre-work with MHP and for Mass Works grant.
Habitat for Humanity, continued work on LIP application for proposed 2 Red Top Road homes (see BHP).
Additionally, 7 homes on Paul Hush Way expect to be completed in October or November 2020.
8. Collaboration (HPP Strategy #9)
Participated in HOME Consortium and Lower Cape Coronavirus Housing Response virtual meetings.
Attended Cape Cod Virtual Summit, HAC Financial App Training & Diversifying Housing Opportunities.
New Projects/ Upcoming Activities
Rental Assistance Program for Brewster residents, including emergency COVID rental assistance,
administered by HAC will accept applications in September. Rental assistance funds from HOME
Consortium also accessed via HAC: www.haconcapecod.org/programs/homeless-prevention
Personnel
Worked with: Assessor, Building, CPC, Conservation, Housing Partnership, Housing Trust, Planning, Town
Administration, Treasurer and ZBA. Completed Compensation and Classification Study.
Participated in monthly MA “Making the Case for Affordable Housing” Zoom meeting. Attended National
Low Income Housing Coalition webinar on COVID rental assistance programs.
RAFT (Residential Assistance for Families in Transition)
ERMA (Emergency Rental and Mortgage Assistance)
Our private homeless prevention programs and funding
Our new Workforce Housing Relief Fund
Town of Brewster rental assistance (funds for both year-round affordability and emergency
COVID-19 assistance), provided by the Brewster Affordable Housing Trust with Community
Preservation Act funds
One secure, 100% online application gives you access to several rental and
mortgage assistance programs, including:
We are committed to keeping our community safely housed. Part of this means rapid access to rental
and mortgage assistance. Our staff is trained to work remotely with clients to determine the programs
that are the best fit for their particular situation, or to help clients navigate systems that are already in
place. If you or someone you know needs help with their rent or mortgage, please tell them to contact
Housing Assistance today.
Call 508-771-5400
Email hac@haconcapecod.org
There are 15 towns on the Cape, but just one local housing
assistance agency that serves them all.
To apply, please visit
haconcapecod.org/programs/homeless-prevention
Local Preference
FAIRNESS IN HOMEBUYER & TENANT SELECTION POLICIES
What is “local
preference”?
•Policy explicitly intended to give
local residents preferred status in
the selection of homebuyers and
renters for affordable housing.
•Sometimes called “outsider
restrictions.”
•Has evolved in Massachusetts since
mid-1980s when new programs
paved the way for affordable
homeownership developments
under Chapter 40B
•Exists in some form in almost
county or city/town in the nation
Based on questionable legal footing
•If/when challenged, courts may view
local preference as a penalty on non-
residents’ fundamental right to mobility
and travel.
•Preferences may violate the Federal Fair
Housing Act (FFHA) by creating or
perpetuating discriminatory impact.
•Preferences implemented with the
intention of excluding protected classes
may violate the Equal Protection Clause.
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Massachusetts policy
•There is no local preference “requirement” for Chapter
40B housing.
•Communities may request permission to implement
local preference for affordable units.
•Subsidizing agency decides, not the community!
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Chapter 40B Guidelines
•Local Preference may be approved if the community can:
o Demonstrate need for local preference. Example: a community
that has a subsidized rental housing or public housing waiting
list with local applicants likely to apply for the project may
support a local preference for apartments.
o Justify the extent of the local preference (the percentage of
units proposed to be set aside for local preference). No local
preference is allowed to exceed 70% of the affordable units.
o Demonstrate that the proposed local preference will prevent a
disparate impact on protected classes.
Allowed
“local
preference”
classesBarrett Planning Group LLC•Current residents: A household in which one or more
members lives in the town at the time of application
for an affordable unit. Documentation of residency
should be provided, such as rent receipts, utility bills,
street listing, or voter registration listing. No durational
conditions are permitted.
•Town employees: Employees of the municipality, such
as teachers, janitors, firefighters, police officers,
librarians, or town hall employees.
•Employees of local businesses: Employees of
businesses located in the town.
•Households with children attending the community’s
schools, such as METCO students.
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Lottery design
•Two application pools: local preference and general
•If the percentage of minority households in the local
preference pool is less than the percentage of minorities
in the surrounding region, the developer should adjust
the local preference pool
o Preliminary lottery of minority applicants in general
pool
o Minority general pool applicants added to local
preference pool
o Then, all applicants placed in both pools for which
they qualify
o Lottery may proceed …
o Note: more requirements apply to protect other
classes,e.g.,household size,disability
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Food for thoughtBarrett Planning Group LLC•Revisiting outsider restrictions …
o Why does your town need local preference?
What are your goals?
o How will you demonstrate need?
o How will you market the affordable units?
o What steps are you taking to educate your
community about housing discrimination?
o What does your community do to welcome
new neighbors?
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