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Home My Public Portal AboutBHP 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. 7/24/20 Barrett Planning Group LLC 3 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! 7/24/20 Barrett Planning Group LLC 4 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. 7/24/20 6 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 7/24/20 Barrett Planning Group LLC 7 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? 7/24/20 8