HomeMy Public PortalAbout4.15.21 Housing Partnership packetBrewster Housing Partnership
Minutes of the February 18, 2021 Meeting
______________________________________________________________________________
Members Present Remotely: Ralph Marotti, Sarah Robinson, Vanessa Greene, Lisa Forhan,
Steve Seaver (joined at 6:07), Jillian Douglas (joined 6:08)
Guests Present: Jill Scalise, Cindy Bingham, Robert Tobias
1.Call to Order: Meeting called to order via Zoom at 6:00 pm.
2.Approval of Minutes: The January minutes were approved. Lisa Forhan abstained from
voting as she was not present at the January meeting.
3.CHAPA: Lisa Forhan and Jillian Douglas volunteered to serve as representatives on
the Citizens Housing and Planning Association.
4.Brewster HP Yearly Report: Ralph presented the draft for the annual report; the
Partnership voted to accept the report as presented.
5.Updates: Jill Scalise provided an update on the following.
a.Serenity Brewster – Elevation Financial Group continues to work with the
Town on this project including progress on a Local Action Unit application
with the Department of Housing and Community Development.
b.Brewster Woods – Phase 1 is in process. Community Preservation Act funds
are being used for the initial infrastructure with Phase 2 expected to begin
this spring. There has been a significant amount of work with abutters and
on a landscape plan for the property.
c.Millstone Community Housing Property – The Affordable Housing Trust has
just started to draft the RFP. Mass Housing Partnership gave an overview of
the process at their last meeting. For more information, there is a meeting
occurring on March 4 at which anyone is welcome.
6.Local Preference / Fair Housing Forum: Jill Scalise reported that she and Donna
Kalinick continue to work with MHP on preparing for this discussion and
educational forum.
7.Housing Coordinator’s Report: Jill Scalise provided an update on the following:
a.Community Development Block Grant - Town is still waiting on a response.
b.Red Top Road Project – Project will go through the Select Board for approval
as a Local Initiative Project likely in March.
c.Rental Assistance Program – The program dovetails nicely with the COVID-
19 Relief Fund and the Town continue to refer people to Housing Assistance
Corporation for assistance.
d.Lower Cape Housing Institute – Information was sent out about the Lower
Cape Housing Institute to various Committees in the Town.
8.Standing Committee Updates: Nothing new to discuss.
9.Matters Not Reasonably Anticipated by the Chair: Sarah Robinson noted that her
Affordable Housing Trust term would be up on June 30 and she would like for
someone to replace her. Jillian Douglas noted she may be interested.
10.Meeting adjourned: The meeting was adjourned at 6:21 pm.
Respectfully submitted,
Vanessa L. Greene
Stakeholder Outreach
Vision Plan Implementation Progress
The Vision Planning Committee is tracking what has been done to achieve the goals of the Vision plan.
We are interested in identifying actions that have been taken that will help achieve the goals and
purposes including but not limited to the actions that are identified in the Vision Plan. This interview
will help the Committee start to track actions that have been taken or are in progress and we will ask for
another interview in about six months. From this, we will produce an annual Vision Plan implementation
report that will be presented to the Select Board and broader Brewster community.
At the same time, the Vision Planning Committee is working on the development of a Local
Comprehensive Plan which will build on the Vision Plan and include a targeted action plan.
The goal and purposes of the each building block have been provided to help facilitate the following
Q&A conversation.
Question 1: Since adoption of the Brewster Vision Plan in 2018, has your (organization/department)
seen specific progress on the goals of the Vision Plan for (insert Building Block, i.e Water Resources).
What specific actions have been taken or are in progress?
Question 2: What do you attribute to the successful implementation of specific goals and actions? For
goals and actions that have seen less progress, what have been the barriers to implementation?
Question 3: Since the adoption of the Vision Plan, has there been a shift in the priority of specific
actions from the Vision Plan? What kind of shift? Are there actions or items that were not in the Vison
Plan but that should be included in a Local Comprehensive Plan to achieve the same or similar goals
Question 4: How have Climate Change considerations altered or been integrated into what your
(organization/department) does? To what extent should Climate Change related goals and actions
receive priority status in the Comprehensive Plan’s targeted action plan?
Question 5: Do you have any specific recommendations for the Vision Planning Committee as they work
toward Vision Plan implementation and development of the Local Comprehensive Plan for Brewster?
Housing
GOAL: Provide more affordable, safe, and accessible rental
and ownership housing options at different price points,
particularly for single people, young families, and our older
population. Achieve the state’s 10% affordable goal by 2025.
PURPOSE 1
Promote housing choices to allow families to
live, work, and prosper
1. Review current zoning with key emphasis on
Accessory Dwelling unit bylaw which would allow
an additional smaller unit to be built on an existing
home lot; consider multifamily zoning and housing
above existing businesses.
2.Review current housing stock and town owned
land, identify needs, promote existing programs and
create innovative new programs.
3. Create a Municipal Housing Trust which will
allow the Town to develop more flexible programs
such as Buy Down assistance for homeowners,
rental vouchers, rehabilitation and acquisition of
land for Town-led, friendly 40B affordable develop-
ment.
4. Research and develop creative public and private
sources of funding and partnerships for housing.
5. Educate the public about affordable housing
by holding educational forums and creating a
marketing/awareness campaign about the need for
affordable and community housing options.
PURPOSE 2
Provide opportunities to address the varied housing needs of Brewster’s aging population
1. Create more ways for seniors to age in place through zoning changes, tax incentives,
home sharing programs and elderly support services.
2. Develop more elderly housing options that are focused on inclusion, not isolation, and
that are near public transportation routes.
PURPOSE 3
Address the housing needs of the Town’s year-round and seasonal workforce
1. Develop relationships between businesses, homeowners and Town to identify and
locate rooms for seasonal workers in safe and well managed locations, preferably near
transportation centers. Review zoning that would allow more housing units to be built
above existing businesses.
2. Develop more year round work force affordable rental stock and affordable first time home-
ownership opportunities through, for example, smaller lot sizes and non-traditional housing designs.
Examples of stakeholders
• Low/Middle Income Residents (Young Families, Older Fixed Income Families & Seasonal Workforce)
• Brewster Housing Coordinator • Brewster Housing Trust • Housing Partnerships (Brewster & MA)
• Brewster Housing Authority • Chambers of Commerce (Cape and Brewster)
• Local Builders Associations, Contractors, MA Architects
• Community Development Partnership • Housing Assistance Corporation • Lenders/Financing
TOWN OF BREWSTER VISION PLAN • 2018 7
Page 1 of 5
BREWSTER VISION ADVISORY GROUP
SUMMARY PAPER
HOUSING
OCTOBER 2017
I.Background
The cost and availability of housing in Brewster was identified as the largest single
challenge at the June workshops, with an emphasis on how the lack of affordable
housing impacts young families. Workshop participants saw housing as key to allowing
young families to stay in Brewster thereby maintaining the diverse community that
residents value and providing the workforce that the local economy needs. In this way,
housing is closely inter-related to community character and local economy building
blocks of Brewster’s vision.
Affordable housing, generally defined as housing available to households with incomes
at or below 80% of area median income (e.g. currently $61,200 for a 3-person
household) and at a cost that does not exceed 30% of the household’s gross monthly
income, was identified by workshop participants as the biggest challenge the Town
faces. Approximately 26% of Brewster households have incomes of $35,000 or less.
While those with the lowest incomes face the greatest housing need and challenges, the
cost and availability of housing—both for year-round rentals and ownership
opportunities—is an issue as well for many households that do not qualify for affordable
housing, making it challenging for both younger families and older residents to remain
in Town. How to provide these wide range of housing opportunities while maintaining
Brewster’s community character, identified as the Town’s top treasure, is the
conundrum.
Current status
Brewster, as well as the rest of the Cape, is facing housing issues that are common with
a number of resort, tourist-based areas throughout the country that have a significant
percentage of their housing stock used on a seasonal basis (nearly 44% of housing units
in Brewster are for seasonal use). These areas all have high housing costs in part
because the average income of second home owners is greater than that of year-round
residents and thus they can drive up the cost of housing. Environmental and
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infrastructure factors also contribute to the higher cost of housing in Town. In addition,
these tourist-based areas are also characterized by low wages. Over the last 15 years,
the average wage on the Cape has been at least 30% lower than the average wage in the
state. The combination of high housing costs and lower wages makes it incredibly
challenging for communities to provide housing that residents and workers can
reasonably afford, e.g. a household with an income of $40,000 should pay no more than
$1,000 per month for rent or for their mortgage, taxes, and insurance if they own.
Since 1969, the state has had a goal that every community should have 10% of its year-
round housing stock designated as affordable. Currently the Town has 250 units
counted as affordable, 5.2%, and needs to add 231 affordable units to meet the 10%
goal. The 10% metric however understates the range of housing needs—affordable and
otherwise—that exists in Town. Housing cost burden is a more telling indicator of a
community’s affordable housing need. The 2017 Brewster Housing Production Plan
reported the following:
•960 low or moderate income households (those below 80% median income)
were cost-burdened, i.e. paying more than 30% of their gross income on housing
costs. 575 of those households were paying more than 50% of their income on
housing costs. These figures include both owners and renters.
•Approximately 84% of the 4,803 year-round housing units are owner-occupied,
while only 16% (about 800) were renter occupied. 76% of the housing units in
Town are detached single family homes.
•There are limited housing options for the approximately 1,300 single person
households.
•8% of Brewster households live below the poverty line.
•There is a 2-4 year wait for senior housing apartments owned by the Brewster
Housing Authority.
•The median sales price of a single-family home in 2015 was $389,750. A
household would need an income of over $100,000 to afford the median priced
home. The median household income was $66,306—a gap of well over $30,000
of what would be needed to purchase that median-priced home. By comparison,
under current interest rates, the “affordable” price for a 3-bedroom home would
be about $225,000.
Trends
The most significant trends, perhaps not surprisingly, are related to demographics. As
reported in the Housing Production Plan, between 1970 and 2000, Brewster’s
population increased four-fold to just over 10,000; however, since 2000, the town’s
population has declined about 1.4%. The population of those age 65+ is growing—now
about 29% of the population compared with 14% state-wide. Since 2000, the Town has
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seen a significant decrease in the numbers of individuals in both the 25-34 and 35-44
age groups. Those 25-34 account for 5% of the Town’s population compared with 13% in
this age group state-wide. Those 35-44 account for 9% of the town’s population
compared with 13% state-wide. Population projections provided by the UMass Donohue
Institute indicate that the Town’s population could decline to 7,888 by 2035—a 20%
decrease over 20 years. These trends and projections suggest that there will be a need
for more housing options for the growing older population along with a strategy for
more and affordable housing options for younger people combined with strategies to
provide more economic opportunities that pay a livable wage in order to reverse the
demographic trends the Town is facing.
Recent actions by the Town of Brewster and community groups
While creation of new affordable housing basically stopped from 2008-2014, activity has
picked up over the last few years. The Town just completed a state-approved Housing
Production Plan that assessed demographic and housing data, identified local affordable
housing needs and development barriers, and developed a set of priorities and 16
recommended strategies that would enable the Town to make progress toward
achieving the 10% goal. One of the recommended strategies was to hire a housing
coordinator, and the Town recently hired a part-time housing coordinator with
Community Preservation Act (CPA) funds to coordinate the remaining strategies
identified in the Housing Plan. Over the last two years Town Meeting approved $1.2
million in CPA funds to enable Habitat for Humanity to acquire land on Tubman Road to
construct 14 affordable homes for first time homebuyers using the Habitat sweat equity
model. At the spring 2017 Town Meeting, voters also approved a $550,000 CPA funding
request to assist two non-profit organizations to construct 30 affordable rental
apartments on land that will be leased from the Brewster Housing Authority. In
addition, two Chapter 40B homeownership developments by for-profit developers are
nearing completion: White Rock: 12 homes with 3 affordable and Brewster Landing—28
homes with 7 affordable. As these houses come on line, the Town will have made
progress toward the 10% goal.
II.Key Issues Moving Forward
Challenges
Many of the community character factors participants mentioned as treasures and that
make Brewster a desirable place to live: access to water—both the beaches and ponds
(about 80 of them covering 10% of the Town’s surface area—2,000 acres—the largest
amount of pond acreage on the Cape); recreational amenities including protected open
space; and historic and cultural resources—play some role in increasing the cost of
housing in Town. The fact that the Town, along with the rest of the Cape, relies on a sole
source aquifer for its drinking supply necessitates the protection of land from
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development around the drinking water wells. Residential zoning in Town typically
requires large lots (60,000 square feet or more) for a single-family house, and there are
minimal zoning options that allow the creation of affordable or multifamily housing. The
lack of a centralized or smaller scale wastewater treatment infrastructure also limits the
development potential of available land. There are limited commercially zoned districts
in town and thus fewer potential redevelopment opportunities to create housing along
with the commercial uses. It is very expensive to construct new affordable housing, and
developers, whether for-profit or non-profit, typically need a density bonus and/or
public subsidies to make a development economically feasible. Recent new construction
affordable housing developments on the Cape have typically had total development
costs (land acquisition, site and construction costs, and so-called soft costs) that ranged
from $325,000 - $350,000 per unit. For example, Habitat’s 14 home development on
Paul Hush Way will have a total development cost of about $375,000 per home. The
challenge for the town is to create the amount of housing that is needed in appropriate
areas in a way that does not significantly detract from what draws people here.
Opportunities
As the Housing Production Plan noted, there is no single approach or magic bullet that
will provide more housing options for our residents and workforce. The Plan
recommends that the Town make regulatory/zoning changes; increase funding for
housing; support education and advocacy efforts; and conduct local planning and make
policy changes. The following are examples of how other towns have tackled their
affordable housing challenges:
•Yarmouth has successfully established and staffed a municipal housing trust,
primarily using CPA funds, which can acquire, own, and manage property, to
both oversee and provide funding for the redevelopment of a motel site that will
become 69 units of affordable family rental housing and also to continue a long
running homeownership buy-down program that involves the purchase of
existing homes. Provincetown, Chatham, Dennis, Eastham and Falmouth also
have housing trusts.
•Bourne and Yarmouth have both converted surplus historic school buildings into
affordable rental housing for those age 55+.
•Provincetown provides property tax relief to owners who provide affordable
rental apartments, and has provided a priority for its available annual
water/wastewater allocation to owners/developers who will create affordable
housing as part of their development.
•Dennis in 2003 created a local comprehensive affordable housing bylaw that,
among other provisions, provides density relief for affordable housing
developments that have Town support. All new affordable development in
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Dennis since 2003 has been created under this local bylaw instead of through the
Chapter 40B comprehensive permit process.
•Barnstable and Wellfleet have both created separate but effective accessory
apartment bylaws.
•Chatham, Mashpee, and Wellfleet all have used Community Preservation Act
funds to implement rental voucher programs to reduce the rent burden of lower
income households.
•In general, those towns on the Cape that have made the most progress in
providing more and affordable housing options have either a part or full-time
staff person dedicated to affordable housing issues.
III.Draft Vision Goal
Provide more affordable, safe, and accessible rental and ownership housing options,
particularly for single people, young families, and our older population, at different price
points. Achieve the state’s 10% affordable goal by 2025.
Purposes
1.Promote housing choices to allow families to live, work, and prosper
2.Provide opportunities to address the varied housing needs of Brewster’s aging
population
3.Address the housing needs of the Town’s year-round and seasonal work force
Taking Action Turning the Plan into action
The Vision Plan is intended to be a living document, guiding the near- and long-term decisions
on which our community’s future is built. Therefore, it is imperative that the goals guide
actions of Town government and community organizations and that the relevant stakeholders
play their part in implementing the actions presented in the Plan. Implementation will involve
figuring out the details and making the actions work in the context of town capacity, financial
and fiscal constraints, and the legal framework for town action. Overall, the Select Board,
Town Boards and Committees, and citizens through Town Meeting will oversee turning the Plan
into action. Implementation will be most effective if there is a true partnership between town
government and the community to assure that the goals laid out in the Plan are reached.
What the community can do to promote the implementation of the Vision Plan.
TOWN GOVERNMENT
Adopt the Vision Plan as a formal action of the Select Board
and assign responsibility for implementation.
Communicate the Vision Plan, including important milestones
and progress towards implementation through a variety of
traditional and innovative vehicles.
Make the Vision Plan a guide for policymaking and town decisions
(budgeting, town warrant articles, town mission statement).
Engage Town department heads and town staff to take owner-
ship of the Vision Plan and integrate it into their daily work and
future plans; restructure and reorganize staffing as needed.
Create a Vision Implementation Committee to shepherd and
oversee implementation and to keep the Vision Plan in the
forefront of Town priorities, including ongoing stakeholder
involvement.
COMMUNITY ORGANIZATIONS
Embrace the Vision Plan, organize meetings and other communications
to build awareness and understanding about the Vision Plan.
Use the Vision Plan to guide organizational plans, take on Vision Plan
projects related to organizational mission for implementation or
collaboration with Town.
Help foster two-way communication with the Town, organize meetings
and other forms of communication to educate people about issues and
provide feedback.
CITIZENS
Work together to create a culture of engagement, talk with friends and
neighbors, make a difference.
Act, vote, attend meetings.
Get involved in a Vision Plan issue, volunteer.
TOWN OF BREWSTER VISION PLAN • 2018 13
Housing Building Block
Goal: Provide more affordable, safe and accessible rental and ownership options at different
price points, particularly for single people, young families, and our older population.
Purpose 1 Promote Housing Choices to allow families to live work and prosper
1. Review current zoning-ADU bylaw
2. Review current housing stock
3. Create Municipal Housing Trust
4. Research and develop creative PP sources of funding/partnerships
5. Educate the Public
Purpose 2: Provide opportunities: re Aging Population
1. Create ways to age in place thru zoning changes, tax incentives, etc.
2. Develop more elderly housing options -inclusion not isolation
Purpose 3: Address the housing needs of year -round and seasonal workforce
1. Develop relationships between businesses, homeowners, and Town; locate rooms,
review zoning re: above businesses
2. Develop more year-round work force affordable rentals and home ownership opptys.
Brewster Housing Coordinator Update March 2021
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, 51 total requests for housing
information (33) or assistance (18). Office hours held on Thursdays from 10-12.
Website Announcement for Community Development Block Grant.
Wrote Annual Report. Met with representatives of Vision Planning Committee about Brewster housing.
2.Millstone Parcel (Select Board Strategic Plan Goal H-3, HPP Strategy #15)
At public Housing Trust meetings, Laura Shufelt, Mass Housing Partnership (MHP), is working with the
Trust to draft the Millstone Request for Proposal (RFP). Discussion of specific focus areas began in March.
Led Millstone property tours for Trust members. Met with Water Department about water easement.
3.Brewster Affordable Housing Trust Fund (BAHT) (HPP Strategy #7)
Continued work on Millstone property, Rental Assistance Program and SHI. Information throughout update.
4.Brewster Rental Assistance Program (B-RAP) (Strategic Plan H-2) with COVID emergency assistance
Program managed by Housing Assistance Corporation (HAC). CPC grant request of $150,000 for two
additional years of funding. Request presented to Finance Committee, unanimous support.
5.Brewster COVID -19 Fund
Applications, interviews, follow-up & funding continue. For info: covidrelieffund@brewster-ma.gov
6.Brewster Housing Partnership (BHP) (HPP Strategy #16)
Local Preference & Fair Housing virtual educational forum held with Select Board, CPC & Trust.
Presentations by MHP, Asst. Town Administrator Donna Kalinick & Housing Coordinator.
7.Subsidized Housing Inventory (SHI) (HPP Strategy #10)
Refinance request for affordable home processed, then recommended to and approved by Select Board.
Follow-up regarding several affordable homes with concerns.
8.Redevelop Existing Properties for Affordable Housing (HPP Strategy #6)
Elevation Financial Group is redeveloping 873 Harwich Rd. into 131, age 55+ rental units. Waiting on
Elevation for fair housing component and next steps with DHCD.
Latham Centers, Inc. staff review, rehabilitation of property includes potential creation of affordable
apartments for young adults in an educational program.
9.Comprehensive Permit Projects (HPP Strategy #14)
Brewster Woods (30 affordable rental units): Infrastructure work progressing. With Ms. Kalinick, met with
MassWorks liaison regarding grant progress and use. Bi-weekly construction meetings.
10.Collaboration (HPP Strategy #9)
Participated in HOME Consortium, MA Making the Case for Affordable Housing Zoom meeting, MHP
listening tour & CHAPA Municipal Engagement meeting. Met with representatives from Hingham Trust.
New Projects/ Upcoming Activities.
Community Development Block Grant (CDBG) of $1.3 million awarded for home rehabilitation and
childcare in Dennis, Brewster and Wellfleet. Applications not yet available.
Habitat for Humanity- Red Top Road- Local Initiative Program (LIP) presentation to Select Board April 5th
for two affordable homes on land donated by resident.
Personnel
Worked with: Assessor, Building Dept., CPC, Finance Comm., Health Dept., Housing Partnership, Housing
Trust, Planning Dept., Vision Planning Comm., Select Board and Town Administration.
Participated in Housing Trust & Finance Comm. meetings & Local Preference and Fair Housing forum.
Attended trainings: Housing Choice briefing & Lower Cape Housing Institute RFP training,
LOCAL 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?