HomeMy Public PortalAboutCPC Packet 041421Town of Brewster Community Preservation Committee
2198 Main St., Brewster, MA 02631
cpcmeeting@brewster-ma.gov
(508) 896-3701
MEETING AGENDA
April 14, 2021 at 4:00 PM (Remote Participation Only)
This meeting will be conducted by remote participation pursuant to Gov. Baker’s March 2020 orders suspending certain Open Meeting
Law provisions and imposing limits on public gatherings. No in-person meeting attendance will be permitted. If the Town is unable to
live broadcast this meeting, a record of the proceedings will be provided on the Town website as soon as possible.
The meeting may be viewed by: Live broadcast (Brewster Government TV Channel 18), Livestream (livestream.brewster-ma.gov),
or Video recording (tv.brewster-ma.gov).
Meetings may be joined by:
1.Phone: Call (929) 436-2866 or (301) 715-8592.Webinar ID: 837 7728 4808 Passcode: 326439
To request to speak: Press *9 and wait to be recognized.
2.Zoom Webinar: https://us02web.zoom.us/j/83777284808?pwd=NjB3WldRTGRxb0l0WXhIS1J0Y1NOQT09
Passcode: 326439
To request to speak: Tap Zoom “Raise Hand” button or type “Chat” comment with your name and address, then wait to be
recognized.
Community
Preservation
Committee
Faythe Ellis
Chair
Sharon Marotti
Vice Chair
Elizabeth Taylor
Clerk
Roland Bassett Jr.
Barbara Burgo
Bruce Evans
Peggy Jablonski
Diane Pansire
Paul Ruchinskas
CPC Assistant
Beth Devine
1.Call to order
2.Declaration of a quorum
3.Review of CPC Warrant article
4.Discussion and possible votes to amend CPC funding source in prior motions to
approve the following projects:
a.Stony Brook Mill Retaining Wall
b.Housing Coordinator
c.Veterans Home in Dennis
d.Red Top Road Community Housing
e.Brewster Dog Park
f.Rental Assistance Program
5.Brewster Woods project update
6.Approval of minutes from March 31, 2021
7.Project Updates
8.Announcements
9.Items the chair could not anticipate
10.Next meeting: April 28, 2021 at 4pm
Date Posted: Date Revised:
4/12/21
COMMUNITY PRESERVATION ACT FUNDING
ARTICLE NO. 8: To see if the Town will vote to act on the report of the Community Preservation
Committee on the Fiscal Year 2022 Community Preservation Budget and to appropriate or
reserve for later appropriation monies from the Community Preservation Fund annual revenues
or available funds for the administrative and operating expenses of the Community
Preservation Committee, the undertaking of Community Preservation Projects and all other
necessary and proper expenses for the year, with each item considered a separate
appropriation to be spent by the Community Preservation Committee, all as set forth below:
REPORT ON ESTIMATED ANNUAL REVENUES AND ANTICIPATED ALLOCATIONS
Estimated revenues FY22
a. Estimated FY22 tax surcharge $1,084,450
b. Estimated FY22 state contribution (15%) $ 162,668
c. FY22 Estimated Revenue Total: $1,247,118
FY22 Appropriations and Allocations
a. Historic Preservation Reserve appropriation (10%) $124,712
b. Community Housing Reserve appropriation (10%) $124,712
c. Open Space Reserve appropriation (50%) $623,559
d. Administrative Expenses (5%) $ 62,356
e. FY22 Budgeted Reserves (25%) $311,779
Total $1,247,118
Purpose Item Funding Source(s) Amount
1 Historic Preservation
a.Brewster Natural
Resources
Department/Mill Sites
Committee – Retaining
Wall project
Stony Brook Mill
retaining wall
reconstruction and
restoration
Fiscal Year 2022 CPA
annual estimated
revenues
$125,000
Sub-total $125,000
2 Community Housing
a.Town of Brewster Town
Administration -
Housing Coordinator
Payroll and operating
costs for Part Time
Housing Coordinator
position to assist public
Fiscal Year 2022 CPA
annual estimated
revenues
$51,096
with affordable
housing program
b.Cape and Islands
Veterans Outreach
Center - Veterans
Home in Dennis
Supportive housing for
homeless veterans
Fiscal Year 2022 CPA
estimated annual
revenues
$52,500
c.Habitat for Humanity -
Red Top Road
Community Housing
Creation of 2
affordable homes on
Red Top Road
Fiscal Year 2022 CPA
estimated annual
revenues
$105,000
d.Brewster Affordable
Housing Trust Fund -
Rental Assistance
Program
Funding for Rental
Assistance Program
$42,607 Fiscal Year
2022 CPA estimated
annual revenues;
Transfer $107,393
from Community
Housing Reserves
$150,000
Sub-total $358,596
3 Open Space
a.Community
Preservation Bonded
Debt Service
Payment of debt
principal and interest
for the BBJ Property,
and Bates Property
bonds
Fiscal Year 2022 CPA
annual estimated
revenues
$203,683
Sub-total $203,683
4 Recreation
a.Dog Park Development
Committee – Dog Park
Creation of Brewster
Dog Park
Fiscal Year 2022 CPA
annual estimated
revenues
$185,000
Sub-total $185,000
5 Set Asides and Administrative Expenses
a.Open Space Minimum Statutory
Allocation
Fiscal Year 2022 CPA
annual estimated
revenues
$419,876
b.Administration Expense Administration and
operating expenses for
Community
Preservation
Committee
Fiscal Year 2022 CPA
annual estimated
revenues
$62,356
Sub-total $482,232
Grand Total $1,354,511
For Fiscal Year 2022 Community Preservation purposes, each item is considered a separate
appropriation to be spent by the Community Preservation Committee; provided however, that
the above expenditures may be conditional on the grant or acceptance of appropriate historic
preservation restrictions for historic resources, open space restrictions for open space reserves,
and housing restrictions for community housing, running in favor of an entity authorized by the
Commonwealth to hold such restrictions for such expenditures, meeting the requirements of
G.L. c.184 and G.L. c.44B, Section 12, and to authorize the Board of Selectmen to convey or
accept such restrictions;
Further, to sunset the administrative expense authorization at the close of the fiscal year and
transfer any unused balance to the fund balance reserved for Community Preservation;
And further, any revenues received in excess of the estimated receipts are transferred to their
respective reserve fund balance(s) for future appropriation using the allocation formula of 50%
Open Space, 10% Housing, 10% Historical and 30% for Community Preservation Reserve.
Or to take any other action relative thereto.
(Community Preservation Committee) (Majority Vote Required)
COMMENT
In May of 2005, Brewster approved a ballot question which allowed for the adoption of the
modified Community Preservation Act (“CPA” or “Act”). As required by law, the Town also, by
bylaw, created a Community Preservation Committee (“CPC”). In Brewster, the Act imposes a
3% surcharge on the Town’s real estate tax revenues, which surcharge, along with any amount
received from state as matching funds, is reserved in a special fund in order to finance projects
and programs for the following purposes: acquisition, creation and preservation of open space;
acquisition, preservation, rehabilitation and restoration of historic resources; acquisition,
creation, preservation, rehabilitation and restoration of land for recreational use; acquisition,
creation, preservation and support of community housing; and for the rehabilitation or
restoration of open space and community housing that is acquired or created as provided in the
Act. Each year, the Town must estimate the amount of the 3% surcharge to be collected and
the amount of state matching funds to be received, referred to generally as “estimated annual
revenues”. We anticipate a reduced reimbursement rate from the State for Fiscal Year 2022,
which is projected at 15%. The Town’s CPC Bylaw establishes a distribution schedule for CPA
estimated annual revenues as follows: 50% of the funds for open space, 10% for community
housing, 10% for historic preservation, with the 30% balance, the Budgeted Reserve, available
for housing, historic preservation and/or active or passive recreation projects by appropriation.
1. Historic Preservation:
a. Brewster Natural Resources Department and Mill Sites Committee – Stony Brook Mill
Retaining Wall Restoration – The historic Stony Brook Gristmill 2.69 acre site is divided east
and west by Stony Brook, and north and south by Stony Brook Road. The Gristmill and mill
ponds are located on the south side, with historic foundations and paths on the north side. The
Lower Mill Pond dam was constructed to increase water levels in the pond for power for the
gristmill, as well as to provide passage for migratory fish into the headwater ponds. A water
control device is installed on the dam to control water into the “millers pond” which operates
the mill. The retaining wall, a historic landmark, supporting this pond is failing and is in danger
of collapse. And the stone masonry wall in the main pool near the street is also degraded. The
wall forms the western side of the fish run. In order to function safely, and to protect the
diadromous (migratory) fish run and water source for the gristmill, the wall needs to be
rehabilitated or replaced.
Total Project Cost: $457,700 CPC Request: $125,000 CPC Vote: 8-0-0
Selectmen: Yes 5, No 0, Abs 0 Finance Committee: Yes 8, No 0, Abs 0
2.Community Housing:
a. Town of Brewster - Housing Coordinator - This item will fund the part-time Housing
Coordinator position. The Community Preservation Committee has supported the Housing
Coordinator position since 2017. The hiring of a housing coordinator was identified as a key
strategy in the Brewster Housing Production Plan. The Housing Coordinator holds hours for the
public weekly, supports multiple town committees, including the Housing Trust and Housing
Partnership, works with regional housing agencies and organizations in town to promote
housing choice. The housing coordinator is an integral part of the Town housing efforts,
outlined in both the Town Vision Plan and the Select Board strategic plan. The Housing
Coordinator helps to acquire, create, preserve and support community housing. Last year, the
Housing Coordinator's work hours were increased to 25 hours per week, due to the growth of
housing programs and initiatives. The FY22 request is to continue the position at 25 hours per
week with the CPC providing funding for the salary and the Town providing funding for all
benefits of the position. Our housing program continues to be a partnership of many town
entities.
Total Project Cost: $85,874 CPC Request: $51,096 CPC Vote: 8-0-0
Selectmen: Yes 5, No 0, Abs 0 Finance Committee: Yes 7, No 0, Abs 1
b. Cape and Islands Veterans Outreach Center - Veterans Home in Dennis - The Veterans
Home in Dennis will provide supportive housing for five homeless veterans on Cape Cod and is
sponsored by the Cape and Islands Veterans Outreach Center (CIVOC). The final goal of the
project is to stabilize the circumstance of the veterans’ lives so that they are empowered to
eventually move forward into their own independent and sustainable living situations. In
March 2020, construction began on a 3500 sf, five-bedroom, five bath home at 1341 Route 134,
Dennis. This home will be the location of the Supportive Housing Program which CIVOC has
been implementing since 1996. The $50,000 Brewster CPC award will be used toward
defraying construction expenses and thus reducing or eliminating the need for a mortgage on
the property. An additional $2,500 of CPA funds will be set aside to cover the CPC’s legal
expenses related to the project.
Total Project Cost: $1,018,975 CPC Request: $52,500 CPC Vote: 8-0-0
Selectmen: Yes 5, No 0, Abs 0 Finance Committee: Yes 7, No 0, Abs 1
c. Habitat for Humanity – Red Top Road Community Housing - Habitat for Humanity proposes
to build 2 high quality three-bedroom affordable homes at 26 Red Top Road on land donated by
a private Brewster resident. Habitat for Humanity Cape Cod provides homeownership
opportunities for families at income levels not served by other affordability programs. Habitat’s
home pricing model, along with financing assistance for qualified buyers, allows a household
earning 40% of area median income, as adjusted for family size, to afford a home. The homes
will be affordable in perpetuity, and will count on Brewster’s DHCD Subsidized Housing
Inventory. Habitat intends to ask DHCD for a “veteran preference” pool for the family selection
for one of the two homes, and for the other home to be open to Barnstable County residents.
$100,000 of the award will go toward construction costs. $5,000 will be set aside to cover legal
expenses incurred by the CPC in connection with the award.
Total Project Cost: $786,884 CPC Request: $105,000 CPC Vote: 8-0-0
Selectmen: Yes 5, No 0, Abs 0 Finance Committee: Yes 7, No 0, Abs 1
d. Brewster Affordable Housing Trust Fund – Rental Assistance Program: This item would
fund the Brewster Affordable Housing Trust Rental Assistance Program (B-RAP) for two
additional years. Over the past years, and exacerbated with the Covid-19 pandemic, year-
round rental housing has become more difficult for Brewster households to afford. The
Brewster Affordable Housing Trust Rental Assistance Program (B-RAP) assists low and moderate
income Brewster households to both attain and retain rental housing. Using previous CPA
funding, approved at the 2018 Fall Special Town Meeting, the Housing Trust developed the B-
RAP program in response to identified needs in the community and designed the emergency
assistance component in coordination with eight Lower Cape Towns and local social service
agencies. The program, managed by Housing Assistance Corporation (HAC), provides a monthly
rental subsidy as well as case management support to assist residents in affording rentals. The
emergency Covid-19 assistance component provides funds to help households impacted by
Covid-19 maintain their rental housing. Prior to using B-RAP funds, HAC works with applicants
to access financial assistance from federal, state, and county programs as well as private
donations. This initiative keeps Brewster residents housed, supports the health of the
community, and provides landlords with needed funds.
Total Project Cost: $786,884 CPC Request: $150,000 CPC Vote: 8-0-0
Selectmen: Yes 5, No 0, Abs 0 Finance Committee: Yes 7, No 0, Abs 1
3. Open Space:
a. Community Preservation Bonded Debt Service - This item pays for the $271,695 in FY 2022
principal and interest on 3 CPA (BBJ 1 and 2 and Bates) open space acquisitions that were
financed via long term bonding.
Selectmen: Yes 5, No 0, Abs 0 Finance Committee: Yes 8, No 0, Abs 0
4. Recreation:
a. Dog Park Development Committee – Brewster Dog Park: This item will provide funding to
contract for the construction and other related costs of the Brewster Dog Park to be located on
2.4 acres of town owned property on 631 Harwich Road in Brewster. The Dog Park itself will
have separate fenced areas for larger dogs (45,000 square feet or approximately 1.03 acres)
and smaller dogs (21,500 square feet or approximately 0.49 acres) for a total of 66,500 square
feet or 1.52 acres. The Stanton Foundation has committed to pay for 90% of the construction
costs up to a maximum of $225,000. The CPC funds will be used to complete the base bid total
of $410,000. A $50,000 donation from the Friends of Brewster Dog Park, Inc. a 501(c)3 non-
profit, will complete the park by funding the alternatives required by the Stanton Foundation
beyond the base bid (e.g. water stations, benches, signage and shade trees.) The CPC
determined that Community Preservation Act (CPA) funds may properly be used for this project
as it will create land for recreational use, and it supports the goals of providing multiple active
and passive recreation uses. It will serve a significant number of residents and visitors, and will
expand the range of recreation opportunities available to all ages of Brewster residents and
visitors.
Total Project Cost: $460,000 CPC Request: $185,000 CPC Vote: 4-3-0
Selectmen: Yes 4, No 1, Abs 0 Finance Committee: Yes 7, No 0, Abs 1
5. Set Asides and Administrative Expenses
a.Open Space This item transfers money from FY22 estimated annual revenues to the Open
Space reserve for future appropriation to meet the minimum 50% statutory allocation.
Selectmen: Yes 5, No 0, Abs 0 Finance Committee: Yes 0, No 0, Abs 0
b. Administrative Expense- This item will fund the costs associated with general administrative
and operating expenses, including but not limited to legal and other professional consulting
services, related to carrying out the operations of the Community Preservation Committee. The
Community Preservation Act allows up to 5% of expected annual revenues for this purpose.
Selectmen: Yes 5, No 0, Abs 0 Finance Committee: Yes 8, No 0, Abs 0
Motions to Amend:
Red Top Road Community Housing – Voted 1/29/21
Veterans Home in Dennis – voted 1/29/21
Stony Brook Retaining Wall – voted 1/29/21
Brewster Rental Assistance Program – voted 1/29/21
Dog Park – voted 2/24/21
Housing Coordinator – voted 2/10/21
Commonwealth of Massachusetts
EXECUTIVE OFFICE OF HOUSING & ECONOMIC DEVELOPMENT
One Ashburton Place, Room 2101, Boston, MA 02108
MASSWORKS INFRASTRUCTURE PROGRAM
Revised: April 2019
Quarterly Report
This form must be completed and submitted quarterly until the closeout of the grant contract. Please complete
all sections and attach supporting documentation to verify any deviations from the contract.
Grantee/Project Information
Public Entity: Town of Brewster Date Prepared: 04/01/2021
Project Name: Brewster Woods
Preparer’s Name: Donna J. Kalinick
Preparer’s Tel. and Email: 508-896-3701 X1130 dkalinick@brewster-ma.gov
Fiscal Year: ☐ FY2019 ☐ FY2020 ☒ FY2021 ☐ FY2022
Period Covered: ☐ Q1: Jul - Sep ☐ Q2: Oct - Dec ☒ Q3: Jan - Mar ☐ Q4: Apr - Jun
Quarterly Spending – Using the table below, please list the quarterly drawdown amounts shown in your
contract at each Quarter Ending (QE) Date, followed by the actual or anticipated spending amounts. An actual
or expected amount (even if $0) must be provided for every quarter that is part of the contract.
Period Contract
Amount
Actual or
Expected
Period Contract
Amount
Actual or
Expected
Period Contract
Amount
Actual or
Expected
QE 9/30/19 QE 9/30/2 0 80,000 0
QE 12/31/19 QE 12/31/20 200,000 159,195
QE 3/31/19 QE 3/31/20 0 QE 3/31/2 1 300,000 550,000
QE 6/30/19 QE 6/30/20 30,000 30,000 QE 6/30/2 1 700,000 700,000
FY19 Total FY20 Total 30,000 FY21 Total 1,280,000 1,409,195
Grand Total $ 1,680,000.00
Please explain any deviations between the contract amounts and the actual/anticipated amounts. If any
deviation is expected to result in funds crossing fiscal years, a formal contract amendment request must be
submitted, and approved by EOHED, before any further reimbursement requests can be processed .
At this time, progress is being made at a good rate on the Phase I infrastructure work. There may be more
reimbursement in FY21, 3rd and 4th quarter than expected in the contract. I will monitor expenditures and
timing before the next quarterly report is due and communicate that to Ms. Furtado. We will be requesting
an amendment in the contract budget categories in the next two weeks, requesting the use of existing grant
funds for utility work.
Revised: April 2019 Page 2 of 3
Milestones – Using the table below, please enter the milestones shown in your contract and indicate whether
they are complete.
MILESTONE PLANNED
MONTH/YEAR
COMPLETE?
YES NO
Design, Survey, and Engineering Complete
02/1/2020 8-20 ☒ ☐
Bids Advertised 2/15/2020 9-20 ☒ ☐
Bids Opened 4/1/2020 10-20 ☒ ☒
Contract Awarded 5/1/2020 10-20 ☒ ☐
Construction Started 8/1/2020 12-20 ☒ ☐
Construction 25% Complete 10/1/2020 2-21 ☒ ☐
Construction 50% Complete 1/1/2021 3-21 ☒ ☐
Construction 75% Complete 4/1/2021 5-21 ☐ ☒
Construction 100% Complete 8/1/2021 ☐ ☒
Punch List 9/15/2021 ☐ ☐
Please describe the major public infrastructure activities completed this quarter.
Grading of the site is complete. Installation of water, septic/leaching field, and drainage are substantially
completed. The contractor is currently working on the construction of the retaining wall. We have
developed a landscape plan and worked with abutt ers to make some changes that are more suitable to the
site and adequate buffering. There have been (4) change orders executed to date, all related to site
conditions, but within the 25% margin of the expected line items.
Please describe any unforeseen delays in the public project and your plans for ensuring completion by the
contract end date.
The Phase I contractor, CC Construction has worked diligently to stay on schedule and complete the work in
a timely manner. CC Construction has provided an updated schedule for the work to be completed,
attached. We have two expected delays. The first is in relation to a manufacturing slow down for a part of
the septic system required to complete and test the system. The second is due to a delay from the utility
company, Eversource in getting design for bringing power to the site.
Please describe the status of the private development project(s) associated with this grant. Please specify any
progress made relative to design, permitting, and construction of the developments. Additionally, please
specify any unforeseen delays in the projects and how these delays have or will be addressed.
Revised: April 2019 Page 3 of 3
Our partners in this project, Preservation of Affordable Housing and Housing Assistance Corp. as well as the
Brewster Housing Authority have a closing date on their financing through the Massdocs program in early
May. They expect Phase II work to commence by the end of May 2021. POAH has been a fantastic partner to
work with in coordinating the work between Phase I and Phase II as well as our team of engineers and
architects. Construction meetings are held between all parties every other week, including regular site visits ,
sample construction meeting minutes are attached. POAH, working with the Town, has been very
responsive to questions and requests from abutters.
Please submit this completed form and all required attachments via email to your designated MassWorks
contract manager.
IDTask ModeTask Name Duration Start Finish Predecessors Resource Names Actual Start Actual Finish1Notice to Proceed1 dayMon 11/9/20Mon 11/9/20CC PMMon 11/9/20Mon 11/9/202Material Procurement10 daysTue 11/10/20Mon 11/23/201CC PMTue 11/10/20Mon 11/23/203Submittals45 daysTue 11/24/20Mon 2/1/212CC PMTue 11/24/20Mon 2/1/214Release Bio‐Clere Tank70 daysTue 1/26/21Thu 5/13/213CC PMTue 1/26/21NA5Pre‐Construction Meeting1 dayFri 11/13/20Fri 11/13/201FS+3 daysCC PMFri 11/13/20Fri 11/13/206Tree Clearing2 daysWed 12/9/20Thu 12/10/201FS+19 daysSubcontract ‐ TreeWed 12/9/20Thu 12/10/207Erosion Control Phase 11 dayFri 12/11/20Fri 12/11/206Subcontractor ‐ Erosion ControlFri 12/11/20Fri 12/11/208Tree Grinding / Removal2 daysTue 12/15/20Wed 12/16/207FS+1 daySubcontract ‐ Tree ClearingTue 12/15/20Wed 12/16/209Stumping1 dayMon 12/14/2Thu 12/17/208CC Crew 01Mon 12/14/20Thu 12/17/2010Loam Strip / Stockpile3 daysFri 12/18/20Tue 12/22/209CC Crew 01Fri 12/18/20Tue 12/22/2011Strip Sub‐Soil Material3 daysWed 12/23/20Mon 12/28/2010CC Crew 01Wed 12/23/20Mon 12/28/2012Cut/Fill Site to proposed sub‐grade elevations3 daysMon 12/28/20Thu 12/31/2011CC Crew 01Mon 12/28/20Thu 12/31/2013Export Sub‐Soil Material8 daysMon 1/4/21Wed 1/13/2112FS‐2 daysCC Crew 01Mon 1/4/21Wed 1/13/2114Install Drainage System SRB‐63 daysWed 1/6/21Fri 1/8/2112FS+2 daysCC Crew 02Wed 1/6/21Fri 1/8/2115Install Drainage System SRB‐42 daysThu 1/14/21Fri 1/15/2114CC Crew 02Thu 1/14/21Fri 1/15/2116Install Drainage System SRB‐31 dayMon 1/11/21Mon 1/11/2115CC Crew 02Mon 1/11/21Mon 1/11/2117Install Drainage System SRB‐52 daysTue 1/12/21Wed 1/13/2116CC Crew 02Tue 1/12/21Wed 1/13/2118Install Drainage System SRB‐22 daysThu 1/14/21Fri 1/15/21CC Crew 01Thu 1/14/21Fri 1/15/2119Install Drainage System SRB‐11 dayMon 1/18/21Tue 1/19/2118CC Crew 01Mon 1/18/21Tue 1/19/2120Install Water Main, Hydrants, and Laterals9 daysWed 1/20/21Mon 2/1/2119CC Crew 01Wed 1/20/21Mon 2/1/2121instal SAS #1 Leaching Field13 daysTue 2/2/21Fri 2/19/2127CC Crew 01Tue 2/2/21Fri 2/19/2122Install SAS #2 Leaching field5 daysMon 2/22/21Fri 2/26/2121CC Crew 01Mon 2/22/21Fri 2/26/2123Install Final Effluent Pump Chamber Tank0 daysThu 2/11/21Thu 2/11/2120,12CC Crew 02Thu 2/11/21Thu 2/11/2124Install Septic Tank ‐ 6,500 Gallon1 dayFri 2/12/21Fri 2/12/2123CC Crew 02Fri 2/12/21Fri 2/12/2125Install Septic Tank ‐ 3,500 Gallon0 daysMon 2/15/21Mon 2/15/2124CC Crew 02Mon 2/15/21Mon 2/15/2126Install Valve Vault Chamber1 dayThu 3/4/21Thu 3/4/2125CC Crew 01Thu 3/4/21Thu 3/4/21CC PMCC PMCC PMCC PMCC PMSubcontract - Tree ClearingSubcontractor - Erosion ControlSubcontract - Tree ClearingCC Crew 01CC Crew 01CC Crew 01CC Crew 01CC Crew 01CC Crew 02CC Crew 02CC Crew 02CC Crew 02CC Crew 01CC Crew 01CC Crew 01CC Crew 01CC Crew 012/11CC Crew 022/15CC Crew 01SMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTNov 8, '20Nov 15, '20Nov 22, '20Nov 29, '20Dec 6, '20Dec 13, '20Dec 20, '20Dec 27, '20Jan 3, '21Jan 10, '21Jan 17, '21Jan 24, '21Jan 31, '21Feb 7, '21Feb 14, '21Feb 21, '21Feb 28, '21Mar 7, '21Mar 14, '21Mar 21, '21Mar 28, '21Apr 4, '21Apr 11, '21Apr 18, '21Apr 25, '21May 2, '21May 9, '21May 16, '21May 23, '21May 30, '21Jun 6, '21Jun 13TaskSplitMilestoneSummaryProject SummaryInactive TaskInactive MilestoneInactive SummaryManual TaskDuration-onlyManual Summary RollupManual SummaryStart-onlyFinish-onlyExternal TasksExternal MilestoneDeadlineProgressManual ProgressPage 1Project: Brewster Woods PhaseDate: Wed 3/24/21
IDTask ModeTask Name Duration Start Finish Predecessors Resource Names Actual Start Actual Finish27Install Exterior and Interior Piping Components for Septic System 3 daysMon 3/1/21Wed 3/3/2126CC Crew 01Mon 3/1/21Wed 3/3/2128Install Force main piping from valve Vault1 dayFri 3/5/21Fri 3/5/2127CC Crew 01Fri 3/5/21Fri 3/5/2129Install Associated Sewer Main Service Stubs and Manholes5 daysMon 3/8/21Fri 3/12/2128CC Crew 01Mon 3/8/21Fri 3/12/2130Prep Footing for Block Retaining Wall2 daysMon 3/15/21Tue 3/16/2129CC Crew 01Mon 3/15/21Tue 3/16/2131Install Block Retaining Wall7 daysTue 3/16/21Fri 3/26/2130CC Crew 01Tue 3/16/21Fri 3/26/2132Sub‐Grade and Fill Bldg. #40 FoundationArea Granular Fill3 daysMon 3/29/21Wed 3/31/2131CC Crew 01NANA33Sub‐Grade and Fill Bldg. #39 FoundationArea Granular Fill2 daysThu 4/1/21Fri 4/2/2132CC Crew 01NANA34Install Low Voltage Conduit, power, and communication handholes5 daysMon 4/5/21Fri 4/9/2133CC Crew 01NANA35Sub‐grade roadway and parking area3 daysMon 4/5/21Wed 4/7/2133CC Crew 02NANA36Import and place Parking Lot / roadway Gravel Base4 daysThu 4/8/21Tue 4/13/2135CC Crew 02NANA37Screen On‐site loam and place at proposed green areas9 daysMon 4/12/21Fri 4/23/2134CC Crew 03NANA38Stockpile excess screened loam on‐site for future use1 dayMon 4/26/21Mon 4/26/2137CC Crew 03NANA39Prep Gravel base for Proposed bituminouspavement sidewalks4 daysWed 4/14/21Tue 4/20/2136CC Crew 02NANA40Fine Grade and install Binder Course Pavement and Cape Cod Berm3 daysWed 4/21/21Fri 4/23/2139Paving SubcontractorNANA41Install Binder and Top Course Pavement at Proposed Sidewalk locations1 dayMon 4/26/21Mon 4/26/2140Paving SubcontracotrNANA42Install Chain Link Fence at Retaining Wall Area2 daysTue 4/27/21Wed 4/28/2141Fence SubcontractorNANACC Crew 01CC Crew 01CC Crew 01CC Crew 01CC Crew 01CC Crew 01CC Crew 01CC Crew 01CC Crew 02CC Crew 02CC Crew 03CC Crew 03CC Crew 02Paving SubcontractorPaving SubcontracotrFence SubcontractorSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTNov 8, '20Nov 15, '20Nov 22, '20Nov 29, '20Dec 6, '20Dec 13, '20Dec 20, '20Dec 27, '20Jan 3, '21Jan 10, '21Jan 17, '21Jan 24, '21Jan 31, '21Feb 7, '21Feb 14, '21Feb 21, '21Feb 28, '21Mar 7, '21Mar 14, '21Mar 21, '21Mar 28, '21Apr 4, '21Apr 11, '21Apr 18, '21Apr 25, '21May 2, '21May 9, '21May 16, '21May 23, '21May 30, '21Jun 6, '21Jun 13TaskSplitMilestoneSummaryProject SummaryInactive TaskInactive MilestoneInactive SummaryManual TaskDuration-onlyManual Summary RollupManual SummaryStart-onlyFinish-onlyExternal TasksExternal MilestoneDeadlineProgressManual ProgressPage 2Project: Brewster Woods PhaseDate: Wed 3/24/21
IDTask ModeTask Name Duration Start Finish Predecessors Resource Names Actual Start Actual Finish43install Precast Concrete Dumpster Pads2 daysWed 4/21/21Thu 4/22/2139CC Crew 02NANA44Raise all castings to Binder Elevation1 dayMon 4/26/21Mon 4/26/2143,40Jiminez and SonsNANA45Install Landscaping5 daysMon 4/26/21Fri 4/30/2137,40Landscape ContraNANA46Fine Rake Green Areas and Hydro‐seed per Plan2 daysMon 5/3/21Tue 5/4/2145Landscape ContractorNANA47Install Primary Electrical Conduit and associated electrical Manholes10 daysMon 4/12/21Mon 4/26/2134Electrical ContractorNANA48install Proposed transformer Pads2 daysTue 4/27/21Wed 4/28/2147CC Crew 01NANA49Furnish and install Site Lighting Fixtures5 daysThu 4/29/21Wed 5/5/2148CC Crew 01NANA50Install Bio‐Clear Unit and Pad2 daysFri 5/14/21Mon 5/17/214,49CC Crew 01NANA51Complete SAS #02 Field Area2 daysTue 5/18/21Wed 5/19/2150CC Crew 01NANA52Loam Electrical Conduit Locations and BioClere Area2 daysThu 5/20/21Fri 5/21/2151CC Crew 01NANA53Fine rake Green Areas and Hydro‐seed per Plan1 dayMon 5/24/21Mon 5/24/2152Landscape ContractorNANA54Install Internal SewerPump Station Components and Pumps3 daysTue 5/18/21Thu 5/20/2150Four Seas TestingNANA55Install Pump Station Control Panel and Associated Wiring3 daysFri 5/21/21Tue 5/25/2154CC Crew 01,Electrical ContractorNANA56Provide Temporary Generator to Test Sewage Disposal System1 dayWed 5/26/21Wed 5/26/2155CC Crew 01,Electrical ContractorNANA57Final Clean Up 1 dayThu 5/27/21Thu 5/27/2156CC Crew 01NANA58As‐builts / O&M Manuals / Training1 dayFri 5/28/21Fri 5/28/2157CC PMNANACC Crew 02Jiminez and SonsLandscape ContractorLandscape ContractorElectrical ContractorCC Crew 01CC Crew 01CC Crew 01CC Crew 01CC Crew 01Landscape ContractorFour Seas TestingCC Crew 01,Electrical ContractorCC Crew 01,Electrical ContractorCC Crew 01CC PMSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTWTFSSMTNov 8, '20Nov 15, '20Nov 22, '20Nov 29, '20Dec 6, '20Dec 13, '20Dec 20, '20Dec 27, '20Jan 3, '21Jan 10, '21Jan 17, '21Jan 24, '21Jan 31, '21Feb 7, '21Feb 14, '21Feb 21, '21Feb 28, '21Mar 7, '21Mar 14, '21Mar 21, '21Mar 28, '21Apr 4, '21Apr 11, '21Apr 18, '21Apr 25, '21May 2, '21May 9, '21May 16, '21May 23, '21May 30, '21Jun 6, '21Jun 13TaskSplitMilestoneSummaryProject SummaryInactive TaskInactive MilestoneInactive SummaryManual TaskDuration-onlyManual Summary RollupManual SummaryStart-onlyFinish-onlyExternal TasksExternal MilestoneDeadlineProgressManual ProgressPage 3Project: Brewster Woods PhaseDate: Wed 3/24/21
Community Preservation Committee
Minutes of March 31, 2021 Page 1 of 5
2198 Main Street
Brewster, Massachusetts 02631-1898
(508) 896-3701
FAX (508) 896-8089
COMMUNITY PRESERVATION COMMITTEE
Virtual Meeting
Wednesday, March 31, 2021 at 4:00 p.m.
MEETING MINUTES OF MARCH 31, 2021
Present: Community Preservation Committee (CPC) - Chair Faythe Ellis, Vice-Chair Sharon Marotti,
Clerk Elizabeth Taylor, Roland Bassett, Bruce Evans, Paul Ruchinskas, Diane Pansire, Barbara Burgo
Absent: Peggy Jablonski
Also Present: Vision Planning Committee Members: Hal Minis, Paul Wallace, Andi Genser, Sharon
Tennstedt
Chair Faythe Ellis called the meeting to order at 4:00 pm and announced a quorum
This meeting will be conducted by remote participation pursuant to Gov. Baker’s March 2020 orders suspending certain Open Meeting Law provisions
and imposing limits on public gatherings. No in-person meeting attendance will be permitted. If the Town is unable to live broadcast this meeting, a
record of the proceedings will be provided on the Town website as soon as possible.
1.Financial Report – no discussion
2.Discussion with representatives from Vision Planning Committee
Hal Minis addressed the Committee. The Vision Planning Committee was appointed by the Select Board
over a year and a half ago. Our charge is to follow the implementation of the Vision Plan and develop a
local comprehensive plan following the guidelines from the Cape Cod Commission.
Our 9 committee members have formed teams to take a building block or two and meet with the
identified stake holders to assess what’s gone on and be able to produce their first annual report. We are
having about 50 meetings this month. The Open Space team is Hal Minis and Sharon Tennstedt, and the
Housing team is Paul Wallace and Andi Genser.
On the Open Space page, the goal is to maintain and expand open space assets to provide public
recreation, protect natural habitat, and protect water resources. Under that, there are 3 purposes – 1 -
improve public access and expand use of recreational areas; 2 – prioritize environmentally sensitive
areas for preservation; and 3 – maintain open space through density and development standards.
For the 1st purpose - Improve public access to and expand use of recreational areas - since the adoption
of the Vision Plan in 2018, what has the CPC done to achieve this goal?
Update to the Open Space and Rec Plan – Elizabeth took the floor to say the plan is still in the update
process, and she thinks it comes out to be a very supportive document of continuing to acquire lands for
Approved:
VOTE:
Community Preservation Committee
Minutes of March 31, 2021 Page 2 of 5
protection of our drinking water, and protection of natural lands around the town, rare habitat areas.
Thinks we will end up doing a lot of work in the future around pond protection. Open space is mixed in
with recreation to buy lands with trails, etc. We have been doing a lot of supportive work on the CPC in
creating more accessibility of our recreation lands and making them ADA accessible. Hal Minis asked
what specifics have been funded. Elizabeth said Freeman’s Way Fields being made ADA accessible.
Pleasant Bay Boating which is an ADA accessible project on Long Pond. Paul mentioned the White
Caps field and making them ADA accessible as well. Faythe said some of the land we acquired have
trails going through them – either existing or trails we create or improve, including the Bessy Cartway
project and McGuerty Way. Paul also mentioned the upcoming vote on the Dog Park – being ADA
accessible.
Hal Minis asked if there are criteria for these requests – Faythe answered all have to be CPA eligible and
in our application, you will see what we are looking for in our applicants. She said the committee is
seeing applicants referencing the Vision Plan in their applications.
Andi Genser and Paul Wallace took over for housing. The overall goal is to provide more affordable,
safe and accessible rental and ownership housing for single people, young families and our older
population and achieve the State’s 10% affordable goal by 2025. We have 3 purposes - 1- promote
housing choices to allow families to work and prosper; 2 – provide opportunities to address the varied
housing needs of Brewster’s aging population; 3 – to address the housing needs of the town’s year-round
and seasonal workforce. Andi Genser asked what actions has the CPC taken toward these housing goals?
Faythe said we are all about housing, lots of projects, many in cue and others we have worked on for a
long time. Paul said – two recent things: $500,000 award to the Housing Trust for the purposes to try to
maintain two of our existing 10% eligible home ownership units that had run into difficulty with the
owners unable to be there. Intent would be for Housing Trust to use the funds to do whatever rehab work
was necessary and then to sell them to an income eligible buyer. Two awards to the Housing Trust to a
local rental voucher subsidy program along with an emergency rental program. The first was for
$75,000 which would enable income eligible tenants to apply for $500/month in Federal Assistance to
help with their rental program. We also included emergency COVID-19 issues that also could be used
up to $6,000. The town did a request for proposal and Housing Assistance is administering the program.
To date, they have been able to assist 11 Brewster residents with other aid they’ve been able to receive
from either State or Federal sources, so they haven’t had to tap these local funds yet. Coming up on the
Town Warrant in May is a request for an additional $150,000 to keep that program going for an
additional two years. The key pillar is the rental assistance voucher; it is really critical to enable people
to stay in the rentals they have and provide support for them if we can.
Faythe said the Housing Coordinator position is so critical to every effort we have going on – Jill Scalise
is doing an incredible job. We have been funding this position since 2017. Additionally Diane
mentioned, the Paul Hush Project and Red Top Road project – both Habitat for Humanity projects – Red
Top Road is a 2 house application on Spring Warrant, and we have been funding the Paul Hush Way
project as well.
Sharon mentioned the affordable housing buy-down program. This program allows people that are
eligible to purchase and affordable house, gives them money to use for the down payment so their
mortgage is more affordable which is an ongoing program. Paul said this is primarily used for when one
of our affordable homes goes up for sale and the price is out of range, it helps keep it affordable for the
next buyers. Faythe said we have been providing funding for the Cape Housing Institute which has
created a focus and a regional approach to increase the depth of understanding of housing issues and
Community Preservation Committee
Minutes of March 31, 2021 Page 3 of 5
opportunities. We’ve been going at the issue from many angles. Educating people who are participating
on Town Committees has been very helpful for the conversations regarding housing.
Diane also mentioned Project FORWARD - group housing for people with autism, and an upcoming
Veteran’s Housing which were regional and for a special population. Paul said there was one more –
Cape Cod Village in Orleans.
Andi Genser moved on to the aging population: Paul said nothing additional directly through the CPC,
except indirectly through Jill Scalise, would be the opportunity that Elevation Financial is providing for
the rehab of the EPOCH long term care facility. They’ve agreed to provide 20% of the apartments to be
affordable. They are not looking for outside funds.
Hal Minis asked: to what do you attribute your successes since the Vision Plan has been implemented or
what barriers have made implementation difficult? Paul said the keys to success were: 1 - the funding of
the housing coordinator, and 2 - the funding of the CDP Housing Institute. Jill Scalise has been a terrific
addition to the Town. And over the many years he has been involved with the Town, he has never seen
so much understanding within the community. Diane said when we funded the Housing Production Plan
4 years ago is what told us to hire a Housing Coordinator put a clear focus of what our goals should be
going forward. Hal Minis said when putting together the white papers for the vision plan, the housing
production plan was the foundation for the white paper.
Elizabeth said the goals of Open Space is to protect our drinking water and natural habitats and to work
with recreation when we come up with passive recreation parcels. Also, the license plate funds,
$150,000 was awarded to the APCC and HAC who are in a two year project to identify areas where the
development of housing and the protection of priority natural resource areas would be most beneficial.
She tried to find out where they are on the project, but the primary product of this collaboration would
be the identification of places where environmentalists and housing advocates agree that housing should
be built and have the greatest positive impact on Cape Cod’s environment, community, and economy.
Paul Wallace asked when the Vision Plan came out was there any shift in priority. Diane said prices
have gone up exponentially in the last year or so, so she thinks fresh ways of helping lower income and
first time buyers has an increased need.
Paul Wallace went on to ask if there were any actions that were not in the plan that the committee feels
should be included in the local comprehensive plan. Faythe said she thinks we have all learned a lot of
lessons in the past year about local governance and different ways to do it and to get participation. There
have been no quorum issues since we were able to go virtual. The plan is to bring those things forward,
but perhaps it could be moved up on the priority list.
Barbara asked about where inclusion fits here. We talked about local preference which dovetails into the
housing institute, and how to make Brewster a more inclusive community so people do not feel
excluded, being mindful of local preference. Andi Genser asked if she had a specific recommendation
for this. Barbara asked Paul to expand on the reasoning for not having such strict rules on local
preference. Paul said the state adopted a policy 25 years ago to create affordable housing – allowing
70% local preference. Typically, 85/90% winners of the lottery were from the community which doesn’t
change the demographic of that community. So, thinking about abolishing that would make a big
impact. It is a barrier to increasing the diversity of the community.
Community Preservation Committee
Minutes of March 31, 2021 Page 4 of 5
Hal Minis asked about the Climate Change Resolution to promote carbon reduction in Brewster. How
have climate change considerations been integrated into what CPC does and to what extent should they
receive priority? Bruce said the acquisition of Open Space by nature keeps trees from being cut down
and that is a contributor to limiting climate change. Paul said we rarely have included anything in our
projects respecting building design, energy efficiency, net zero, etc. Faythe said the Habitat Houses are
very sensitive to energy efficiency, solar power, etc. Barbara said also Brewster Woods was looking at
solar power and have been looking at being climate conscious at every turn.
1.Summary of Select Board and Finance Committee Warrant Article presentations
Faythe and Sharon met with both boards and both approved all of the projects in the CPC Article.
2.Warrant article update
Mimi and Faythe are going back and forth on wording and asking Town Counsel for wording on
funding sources. Items are all fine, just some language might need tweaking.
Town Meeting update - Faythe is grateful for Sharon who has volunteered to present at Town
Meeting.
3.Project updates
White Caps Update – Rollie said he was up there today and they are moving earth and moving
ahead trying to keep as close to the plan as they can.
Faythe included the Cape Housing Institute flyer with sessions that we are all welcome to attend.
Paul said the buy-down award for the purchase of an Ocean Edge buy down and the owner
requested through the Town, a refinance. Jill Scalise reviewed and recommended to the Select
Board to approve the refinance. Now the owner will be able to get a better rate and term
reduction to 15 years.
Faythe updated PBCB – she forwarded the draft documents for review. She is waiting to hear
back. They are currently reviewing.
4.Approval of minutes from 3/10/21
Motion to approve the minutes from 3/10/2021 as presented.
MOVED by Diane Pansire. Seconded by Sharon Marotti.
Roll Call Vote: Sharon Marotti – yes, Bruce Evans – yes, Elizabeth Taylor – yes, Roland Bassett –
yes, Paul Ruchinskas – yes, Barbara Burgo - abstain, Diane Pansire – yes, Chair Ellis - yes
VOTE 7-yes 0-no 1-abstain
5.Announcements - none
6.Items the Chair could not anticipate – none
Community Preservation Committee
Minutes of March 31, 2021 Page 5 of 5
7.Next meeting dates: 4/14/21 and 4/28/21 at 4pm
MOTION made by Sharon Marotti to adjourn the meeting at 5:05 pm.
Paul Ruchinskas second.
Roll Call Vote: Bruce Evans – yes, Elizabeth Taylor – yes, Paul Ruchinskas – yes, Roland Bassett
– yes, Sharon Marotti – yes, Barbara Burgo – yes, Diane Pansire – yes, Chair Ellis - yes
VOTE 8-yes 0-no
Respectfully submitted, Beth Devine, Recording Secretary
Packet of additional documents available on website for public review.
Dear Chair Ellis,
Please share this email with the Community Preservation Committee.
Thank you for participating in the Local Preference and Fair Housing Educational Forum. We hope it was
beneficial. Having members of the Housing Partnership, Housing Trust, Community Preservation
Committee and Select Board all present provided good dialogue and exploration of the topics. As
mentioned, here is some follow-up material from the Forum.
A link to the Educational Forum recording: http://video.brewster-
ma.gov/CablecastPublicSite/show/5326?channel=1
A slide deck which includes all of the Power Point presentations combined is attached to this
email.
The Forum recording and Power Point slide deck will also be available on the Housing Office
webpage later this week. Please feel free to share this information with anyone who might be
interested.
Finally, the Citizens Housing and Planning Association (CHAPA) is holding a Fair Housing
Symposium Friday April 29th from 1:30-4:30PM. This may be of interest to some members. A
synopsis and registration link is included below.
Again, thank you for your commitment to address our community housing challenges, your desire to
learn more about fair housing and your service to the Town of Brewster. Please feel free to contact
either of us if you have any questions or would like additional information about local preference, fair
housing or Brewster’s community housing efforts.
Best,
Jill and Donna
CHAPA Fair Housing Month Symposium: Building the Framework for a More Equitable
Massachusetts
Description: Every April, we take time to honor Fair Housing Month and recommit individually and
collectively to the fair housing work still ahead. Join us as we reflect on the great achievements
made over the last 53 years and look towards the work that is still needed to ensure fair housing and
equal access to housing opportunities for all.
During the symposium, we’ll ground ourselves in why we do this work before we discuss current fair
housing efforts on the federal, state, and local levels that we can all mobilize around together. Stay
tuned for more details, including an agenda and a list of speakers and panelists!
Time: April 29, 2021 01:30 PM in Eastern Time (US and Canada)
Registration link: Meeting Registration - Zoom
Jill Scalise
Housing Coordinator
Town of Brewster
2198 Main Street, Brewster, MA 02631
508-896-3701 ext. 1169
Effective March 9, 2021, until further notice:
Based on current state guidance and public health data, Brewster Town Offices are open to the public
on Tuesdays and Thursdays during regular business hours. Residents and visitors are urged to
continue to access town services remotely if possible. Phone messages and email communications will
continue to be answered promptly. Thank you for your understanding and cooperation. For the latest
updates on Town services, please visit www.brewster-ma.gov.
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?