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HomeMy Public PortalAboutLocal Preference and Fair Housing Educational Forum SlidesLOCAL PREFERENCE AND FAIR HOUSING FORUM Thursday March 25th 6PM Sponsored by the Brewster Housing Partnership With the Select Board, Community Preservation Committee & Affordable Housing Trust Fund Special thanks to Mass Housing Partnership WELCOME & INTRODUCTIONS Shelly Goehring, Senior Program Manager, Mass Housing Partnership Katharine Lacy, Senior Planner, Mass Housing Partnership Donna Kalinick, Brewster Assistant Town Administrator Jill Scalise, Brewster Housing Coordinator Agenda of Presentation •Introduction to the forum: Why are we here? Donna Kalinick & Jill Scalise •Zoning: Obstacles and opportunities for fair housing-Katharine Lacy •Affirmatively furthering fair housing-Shelly Goehring •Local Preference: A general definition and how it is implemented in MA- Katharine Lacy •Brewster Housing-Donna Kalinick & Jill Scalise •Recent Brewster Housing activities and fair housing •Questions & Discussion WHY ARE WE HERE? An invitation from the Housing Partnership Brewster Housing Partnership Housing Partnership Charge: The Brewster Housing Partnership was established to provide a local entity interested in and advocating for local affordable housing initiatives in accordance with the guidelines and framework of the Department of Housing and Community Development (DHCD) and the Massachusetts Housing Partnership. The partnership continues to provide input and coordination whenever a private comprehensive permit application comes before the Town and frequently comments on other projects, programs, and policies, including Community Preservation expenditures which could affect the Town’s Subsidized Housing Inventory. The committee consists of seven members appointed to three-year terms. In the context of reviewing potential housing applications, questions emerged: •What is local preference? •How does local preference relate to fair housing? What is Fair Housing? In Massachusetts, it is unlawful for a housing provider to discriminate against a current or prospective tenant based on: Race, Color, National Origin, Religion, Sex, Familial Status (i.e. children), Disability, Source of Income (e.g. a Section 8 voucher), Sexual Orientation, Gender Identity, Age, Marital Status, Veteran or Active Military Status, Genetic Information. Brewster Housing Production Plan Strategy #13 Develop a comprehensive education plan. Strategy #16 Recognize local government’s responsibility for fair & affordable housing in Brewster, and lead by example: reduce the potential for disparate impact on protected classes. Brewster Vision Plan: “Brewster is a welcoming and inclusive community that celebrates its diversity and special character.” Select Board & Town Administrator’s Pledge to Enhance Diversity, Equity & Inclusion for All Select Board Strategic Plan Community Character Goal #2 Develop plan to identify/address issues of diversity and inclusion,including potential formation of task force or advisory committee Affordable Housing Trust Fund Mission Statement The Brewster Affordable Housing Trust (“BAHT”)seeks to expand and preserve year-round rental and ownership homes that are affordable to moderate, low,and very low income households.Our efforts will foster a welcoming environment for demographically and socio-economically diverse populations.The BAHT is committed to education,collaboration,and community engagement. Presentation Goal: •To provide a common language and understanding of fair housing and local preference for future discussions and policy decisions. MASS HOUSING PARTNERSHIP Background & Context –Zoning: Obstacles & Opportunities for Fair Housing Affirmatively Furthering Fair Housing Local Preference: A General Definition and How it is Implemented in MA MHP works with communities to create innovative policy and financing solutions that provide affordable homes and better lives for the people of Massachusetts. Who we are Research on housing data to support policy efforts Community Assistance Permanent financing for affordable rental housing ONE Mortgage program Community Assistance Workshops and trainings Resources and publications Technical assistance •Assessing Needs •Local Support •Zoning & Land Use •Fair Housing •Development Process •Financing & Funding www.housingtoolbox.org www.mhp.net/datatown Local Zoning: Obstacles and Opportunities for Fair Housing Brewster Local Preference and Fair Housing Forum March 25, 2021 Photo Credit: Brewster Historical Society Priority Affordable Housing Needs Low-Income Family Housing -Garden-style apartments Rental Housing for Single People -Single Room Occupancy Buildings Subsidized Housing for the Elderly -Affordable Senior Housing Regulatory/Development Constraints Infrastructure Challenges (Water, Septic) Environmental Constraints Open Space and Preservation Goals Zoning Constraints -Lack of land zoned for MF -Land Area Requirements -Intensity Limitations -Special Conditions Brewster’s HPP: A Balancing Act 1960 Zoning By-law Five (5) pages in length Three (3) Districts -Residential -Limited Business -Business As-of-right Residential Uses -1 and 2 Family Dwellings -Agricultural Uses -Professional Practice -Up to ten (10) borders Area Regulations* -Min. lot size: 15,000 sf -Frontage: 100’ -Setbacks: 30’, 20’, 20’ -Distance between buildings: 40’ 1976 Zoning By-law (Includes Changes from 1971) More Districts -Residential Rural -Residential Low Density -Residential Medium Density -Commercial-High Density -Commercial Seasonal -Wetlands Conservancy -Municipal Refuse District New Types of Housing* -Cluster -Multifamily -Townhouse -PUD New Types of Regulations Off Street Parking Regulations Signage Regulations “Special” Regulations Area Regulations -Height -Lot Coverage -Minimum Building Size -Distance between building Non-Conforming Uses Special Permits State and National Trends in Land Use Regulation Brewster’s Current Regulatory Framework Lot sizes New Districts -Groundwater Protection District -Floodplain District -Village Business -Natural Resource Protection District (Overlay -Water Quality Protection District (Overlay) New Uses -Cellular facilities -Marijuana Dispensaries -Wind Turbines -Solar New Types of Housing -Senior Affordable Housing -Natural Resource Protection Design -Planned Residential Development -Major Residential Development -Accessory Dwelling Units -Affordable Multi-Family Housing Lot Sizes Other Septic Regulations > Title V Wetlands Regulations > Wetland Protection Act Historic Districts Commission The Cost of Increased Regulation The Cost of Increased Regulation 0 5,000 10,000 15,000 20,000 25,000 30,000 35,000 1960s 1970s 1980s 1990s 2000s 2010s Annual Housing Production in Massachusetts by Decade Multifamily Single Family The average lot size in Massachusetts is now more than an acre, or the size of an NFL football field. Spatial Implications of Increased Regulations Building Heights in non-urban towns have dropped below what was built historically Social Implications of Local Regulations Social Implications of Local Regulations Consequences: Intended or Unintended? Social Implications of Local Regulation The Power of Local Regulations More Regulated More Expensive Housing More Regulated Better Services More Regulated Higher Barriers to Entry (Exclusive) More Regulated Less Diverse (Race and Income) More Regulated Less Equitable (Redistributive) The Power of Local Regulations Zoning IS your Master Plan Brewster’s Housing Vision Housing Choices-New Opportunities for Zoning Reduces Town Meeting voting threshold from 2/3 majority to simple majority for zoning articles allowing: •Multi-family housing or mixed-use developments “as of right” in an eligible location. •Accessory dwelling units, either within the principal dwelling or within a detached structure on the same lot, as-of-right; or detached ADUs with SP •Reduced parking requirements (with a special permit) •Reduced dimensional standards: lot size lot coverage height setbacks parking Photo Credit: Brewster Historical Society Thank you! Katy Lacy, MHP katharinelacy@gmail.com Strengtheningour communitiesby affirmatively furthering fair housingShelly GoehringSenior Program Manager In this session:Our fair housing obligationsRecognizing barriers to fair housingBenefits of inclusive communities Fair Housing Act of 1968 Federal & State Protected ClassesFederal (Fair Housing Act)•Race•Color•National Origin•Religion•Sex•Familial Status•DisabilityState (M.G.L. c. 151B) All federal bases plus:•Ancestry•Age •Marital Status•Source of Income/Public Assistance •Sexual Orientation•Gender Identity•Veteran History/ Military Status•Genetic Information Two sides of the fair housing coinAnalysis of ImpedimentsAffirmatively Further Fair Housing Obligation toAffirmatively Further Fair HousingReduce segregation patternsPromote housing choiceEradicate discriminationAddress disparities in housing needs & access to opportunity AFFH needs to consider race“In the face of the clear legislative purpose of the Fair Housing Act…to combat racial segregation and discrimination in housing, an interpretation of “affirmatively further fair housing” that excludes consideration of race would be an absurd result…”‐‐Anti‐Discrimination Center of Metro NY Incorporated v. Westchester County Analysis of ImpedimentsIt’s not just about how much affordable housing you have.Examine location of your affordable housing. Consider its proximity to opportunities and resources.Does the housing increase or decrease racial diversity in the neighborhood? Strategies toAffirmatively Further Fair HousingAffirmative Fair Marketing• Follow DHCD’s marketing & resident selection plan guidelines•Market to those least likely to applyZoning•Consider ways that zoning may be creating disparate impactDiverse Housing Options• Multi‐family AND single family• Rental AND homeownership• Family AND senior What the state is doing to AFFHInvests in communities w/ racial & ethnically concentrated poverty to improve opportunitiesInvests in affordable housing development to improve access to opportunity areas & reduce perpetuation of segregationExpand housing opportunities for families w/children by requiring three bedroom units in housing funding programsPromote Visitability, Universal Design and accessibility (beyond minimum code) to improve housing for persons w/disabilities, persons aging in place and other groups Recognizingbarriers to fair housing Municipal levelOften no fair housing consideration in master plansOften no fair housing consideration in master plansNo local fair housing goals & objectivesNo local fair housing goals & objectivesResistance to look regionallyResistance to look regionallyPrimarily single family zoningPrimarily single family zoningMunicipal leadership skews to home ownersMunicipal leadership skews to home owners Tools that may excludeLocal zoning•Large lot sizes•No multi‐family “as of right” (economies of scale)•Set backs and floor‐area‐ratio (FAR)Local preference (0% vs 70% vs 100%)Resistance to public sewer and water Acknowledging impediments to fair housing is the first step. Planning to address impediments is the NEXT step. Inclusive communities are more resilient Diversify age distribution Significant decrease in young adults Is this impacting the schools? Increase local housing options Very little housing diversity & development Most housing is homeownershipHaving a healthy mix of rental and homeownership housing, as well as smaller homes, supports people in all stages of the life cycle. Support the local economy that relies on low wage labor LandscapersChildcare providersHousecleanersRetail workersMany municipal workersWhat does it say about us if we want the workers, but not the housing these workers can afford to live in?EQUITY Prepare for a diverse workplace From 1980 to 2024…•White non‐Hispanic workers expected to dip below 60%(down from 83% in 1980)Sources: Bureau of Labor Statistics, The National Center for Public Policy and Higher Education, CNN BusinessDoes it put Brewster young people at a disadvantage to live in a primarily white community?•Millennials (56% white) are more diverse than Boomers (72% white)•People of color in the workforce will have more than doubled(18% to 39%+) It’s in your hands!Analysis of ImpedimentsAFFHMore inclusive community Resources Relevant data for every community in the Commonwealth to help make the case for housing.Strategies and best practices for the creation and preservation of affordable housing.www.housingtoolbox.orgwww.mhp.net/datatown Questions?Shelly GoehringSenior Program Manager857‐317‐8525 ● sgoehring@mhp.net Local Preference Local Preference-WHY? If a municipality wishes to implement a local selection process, it must: (1)Demonstrate in the AFHMP the need for Local Preference. For instance, a community that has a subsidized rental housing or public housing waiting list with applicants likely to apply for the project may support a local preference. (1)Justify the extent of the Local Preference (the percentage of units to be set aside for local preference). That is, how does the documented local need, in the context of the size of the community, justify the proposed size of the local preference for a given project. Note, however, that in no event shall a local preference exceed 70% of the affordable units in a project. (2)Demonstrate that the proposed local preference will not have a disparate impact on protected classes Local Preference-HOW? “A municipality must provide the developer ( and the subsidizing agency) the documentation required to support a local preference within 3 months of the issuance of the Comprehensive Permit. Failure to comply with this requirement shall be deemed to demonstrate that there is not a need for a local preference and shall not be approved as a part of any Affirmative Fair Housing Marketing Plan or Use Restriction.” “The Subsidizing Agency, and in the case of Local Action Units, DHCD as well as the municipality, must approve a local preference scheme as part of the AFHMP. Therefore, the nature and extent of local preferences should be approved by the Subsidizing Agency (or DHCD in the case of LAUs) prior to including such language in any zoning mechanism. Furthermore, a comprehensive permit shall only contain requirements or conditions relating to local preferences to the extent permitted by applicable law and this policy.” Local Preference-WHO (a) Allowable Preference Categories (1)Current residents: a household in which one or more members is living in the city or town at the time of application. (2) Municipal employees: employees of the municipality, such as teachers, janitors, firefighters, police officers, librarians, or town hall employees. (3) Employees of local businesses: employees of businesses located in the municipality. (4) Households with children attending the locality’s schools, such as METCO students. Local Preference-Guard Rails b. When determining the preference categories, the geographic boundaries of the local resident preference area may not be smaller than the municipal boundaries. c. Durational requirements related to local preference, that is, how long an applicant have lived in or worked in a residency preference area are not permitted in any case. d. Preferences extended to local residents should also be made available not only to applicants who work in the preference area, but also to applicants who have been hired to work in the preference area because of a bona fide offer of employment, and applicants households with children attending the locality’s schools. e. A preference for households that work in the community must not discriminate against persons with disabilities and elderly households. f. Advertising must not have a discriminatory effect on eligible applicants. As such, local residency requirements must not be advertised as they may discourage non- local applicants Local Preference only applies to the initial sale or lease up! Percentage (%) of minority applicant in Local Preference pool must be equal to or greater than % minority residents in Metropolitan Statistical Area. Example: A forty (40) unit 40B in Barnstable County with 10 affordable units Step 1: Sort by “Open” and “Local” # Applicants in “Open Pool” (not Local): 70, including 10 minority # Applicants in “Local Preference Pool”: 30, including 2 minority Step 2: Assess % Minority Applicants in Local Pool 6.7% %Minority Population in Barnstable County 8.4% Minority Balancing Needed? YES Applicants in Local Preference Pool Minority Applicants in Local Preference Pool % Minority Applicants in Local Preference Pool 30 2 6.7% Local Preference Guard Rail: Minority Balancing Step 3: Balance •Hold preliminary drawing of all non-local minority applicants •Rank by order picked •Add minority applicants to local pool until % of minority in local pool is greater than or equal to % minorities in SMSA (8.4% in Barnstable) Minority Balancing %Total Applicants in Supplemented Local Preference Pool %Total Minority Applicants in Supplemented Local Preference Pool %Minority Applicants in Supplemented Local Preference Pool 31 3 10% Partial Bibliography for Zoning Presentation Segregation by Design Jessica Trounstein, 2018 Neighborhood Defenders, Einstein, et. al 2020 Zoning Rules, Fischel, 2015 “A New Measure of the Local Regulatory Environment for Housing Markets: The Wharton Residential land Use Index,” Gyorko et al, 2006 “The Geography of Inequality: How Land Use Regulation Produces Segregation” in American Political Science Review, 2020 “Residential Land Use Regulations in Eastern Massachusetts, “Amy Dain, Pioneer Institute, 2005 “The Causes and Consequences of Land Use Regulations,”Glaser, Journal of Urban Economics “Zoning, Housing Costs and Access to High Quality Schools,”Glaser, Brooking Institute, 2012, ETC……. BREWSTER HOUSING Recent Housing Activities & Fair Housing Brewster’s Housing Context Brewster Housing Stock: 45% owner occupied, 8% renter occupied,44% seasonal/ vacant MA Housing Stock: 56% owner occupied, 34% renter occupied, 4% seasonal/ vacant 2020 Median Brewster Home Sales Price-$470,000 (Cape & Islands Assn. of Realtors) Affordable Housing: •Affordable units on the Subsidized Housing Inventory (SHI) –268 units •5.58% of year round housing, MA mandates 10% affordable of year round housing stock. •Brewster Housing Authority-56 apartments, state subsidized housing, 2+ year wait list •Wells Court-24 apartments, senior housing, 2+ year wait list •King’s Landing-108 apartments, 5+ year wait list Demographics: Brewster, Barnstable County, Massachusetts Barnstable County Demographics Recent Housing Initiatives & Fair Housing •White Rock Commons, Comprehensive permit neighborhood •12 homes, 3 affordable, 70% local preference •Lottery managed by Housing Assistance Corporation (HAC). Fair housing outreach •2 homes-1 local preference; final home completed later, used original lottery •Brewster Buy Down Program •Up to $30,000 to purchase a home, requires a deed restriction •Approximately one buy down property a year, almost exclusively affordable resales •No local preference, fair housing outreach included with HAC resale efforts •Community Housing Forum •Fair housing discussion and representation at every step from planning through forum •Broad & targeted outreach: beyond town entities, included diverse groups and social services •Rental Assistance Program •Habitat for Humanity Paul Hush Way Brewster Rental Assistance Program •Up to $600/ month ongoing assistance or up to $6,000 emergency Covid assistance •HAC is managing agent •Universal application for all available funding. Online application •Fair housing outreach •Request for Quotes: “Perform Affirmative Fair Housing Marketing of the program” •Quarterly reports include affirmative marketing as well as assistance provided Habitat for Humanity Paul Hush Way Paul Hush Way: 14 homes in 2 phases •70% Local Preference •Affirmative fair housing marketing •157 total applicants (2 phases) •49 applicants qualified for drawing/lottery •Both the lottery pool and home ownership build selection demonstrated a fair and diverse representation of qualified applicants Upcoming Housing Opportunities Brewster Woods 30 units of affordable rental housing, 1,2 & 3 bedroom units, infrastructure construction underway. ($550,000 CPA funding, $1.68 million MassWorks grant, $250,000 HOME funds) 70% Local preference requested. Marketing by Preservation of Affordable Housing & HAC. Habitat for Humanity Request for a Local Initiative Project (LIP), home ownership, 2 homes on Red Top Road. (CPA grant request of $105,000) Requesting one home as veteran’s preference. Serenity Brewster Former Wingate Skilled Rehabilitation & Assisted Living Center bought by Elevation Financial Group, rehabilitation into age 55+ rental housing. Expected 131 units with 20% affordable. Will have a Local Action Unit (LAU) application before the Select Board for the affordable units to be placed on the Subsidized Housing Inventory (SHI). Millstone Community Housing Property 16+ acres of Town owned land designated for community housing. Currently the Housing Trust is in the initial process of developing a Request for Proposals (RFP) for the property. QUESTIONS & DISCUSSION How can Brewster affirmatively further fair housing?