HomeMy Public PortalAboutBHP packet 6.24.21Brewster Housing Partnership
Minutes of the May 20, 2021 Meeting
______________________________________________________________________________
Members Present Remotely: Ralph Marotti, Lisa Forhan, Vanessa Greene, Sarah Robinson,
Steve Seaver
Guests Present: Donna Kalinick, Cindy Bingham
1. Call to Order: Meeting called to order via Zoom at 6:00 pm.
2. Declaration of a Quorum: Ralph Marotti declared that a quorum was present and read
the meeting participation statement.
3. Approval of March 25 and April 21 Minutes: The March and April minutes were
approved.
4. Updates:
a. Brewster Woods – Donna Kalinick provided an update that the project is
about 75% through Phase I. Other than some materials delays and an issue
with Eversource everything is on schedule. The Preservation of Affordable
Housing and the Housing Assistance Corporation will be closing on Phase II
financing by early June. Donna indicated that they would like to do a ribbon
cutting ceremony for Phase II and reported that numerous calls have been
received asking about this lottery.
b. Serenity Brewster – Donna Kalinick reported that Elevation Financial is
moving along with the Phase I rehabilitation and they have a studio unit
ready for show. During their last discussion, Elevation Financial noted that
they had 70 individuals that have shown interest. There is a decision that
needs to be made around the Local Action Unit and regulatory application.
Phase I will be leased up first – these are the regular market units. The
Town did just receive the proposed affordable rents but they still have
some questions before sharing publicly. Phase I could be occupied as early
as July. The Town is working through DHCD to ensure that the 27 units get
on the Town’s Subsidized Housing Inventory.
c. Millstone Road – Sarah Robinson provided an update that the Affordable
Housing Trust continues to work on creation of the RFP. They have
received some additional community questions.
5. Housing Coordinator’s Report: Donna Kalinick provided an update on Housing
Coordinator work for the previous month. The Habitat for Humanity project on Red
Top Road is in the 30 day comment period for DHCD and is moving along. Inquiries
continue to come in for the COVID relief fund and rental assistance fund. Housing
Assistance Corporation continues to provide updates on that program and the
Affordable Housing Trust is considering whether adjustments are needed. There
continues to be a lot of activity on refinancing of mortgages for homes on the
Subsidized Housing Inventory.
6. Community Development Block Grant: Donna Kalinick provided an update that
applications are open now for Child Care Grants and outreach was done to numerous
entities. They are still waiting for the Town of Dennis to choose an Administrator
for the housing rehab program. The Town of Brewster will be the lead town for the
next CDBG funding round.
7. Preparation for Next Housing Production Plan: Donna Kalinick provided an
update that The Town’s Housing Plan Production Plan certification will expire in
June 2022. We have made gains and will have a lot more real data to work with
based on current housing initiatives which will help inform us. The Town is looking
at grant opportunities or a CPC application for creation for the next Housing
Production Plan. Discussion surrounded the concept of safe harbor and the Housing
Choice Community designation.
8. Agenda for Next Meeting: During the next meeting, the Housing Partnership will
have a local preference discussion as well as decide on a reorganization of the
Housing Partnership for the 2021-2022 year. Two terms (Ralph Marotti and Sarah
Robinson) will be up in June 2021.
9. Standing Committee Updates: CPC will be accepting applications for the fall
funding round in July. If there are any housing applications, the Housing Partnership
would be reviewing in August. Ralph Marotti inquired about the formula for CPC
funding and Donna Kalinick noted that there will be discussion on the formula
during the upcoming 5 year planning process. Lisa provided an update on her
engagement with CHAPA, noting that the majority of meetings are during the work
day, however, that is expected to change as engagement with stakeholders increases.
10. For Your Information: None.
11. Matters Not Reasonably Anticipated by the Chair: None.
12. Next Meeting: June 24 @ 6 PM.
13. Adjournment: The meeting was adjourned at 6:38 pm.
Respectfully submitted,
Vanessa L. Greene
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
MEMORANDUM
TO: Brewster Select Board
FROM: Donna J. Kalinick, Assistant Town Administrator for Community
Development & Finance & Jill Scalise, Housing Coordinator
RE: Local Initiative Program (LIP)
In order to best meet the needs of the Brewster Housing program and in accordance
with our Housing Production Plan, the Housing Department has developed the following
suggested guidelines for potential LIP applicants to follow before they come to the
Select Board for approval of their Local Initiative Program:
1-Meet informally with Housing and Planning Staff to discuss potential housing program
2- Present proposed housing project to Brewster Housing Partnership (BHP) for review
and recommendation. Housing or Planning Staff should be present during this
presentation in order to provide technical assistance to the BHP. When considering
proposals, the BHP will take into account the Brewster Housing Production Plan, the
Town Vision Plan, the Select Board Strategic Plan, abutter comments and impact on the
community.
3- Complete the Planning Department Staff Review process which will provide input
from all Town Department heads for the Board to consider in their decision-making
process.
4-Engage in robust Community Outreach regarding the proposed new housing.
Documentation of the type of Community Outreach and any public input that was
received should be included in the final packet of information that is provided to the
Select Board.
5- Housing Staff should be included in all phases of the proposed LIP and provide
technical support to town committees that may be involved in the LIP process or
subsequent Comprehensive Permit.
Office of:
Select Board
Town Administrator
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?
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
MEMORANDUM
TO: Brewster Select Board
FROM: Donna J. Kalinick, Assistant Town Administrator for Community
Development & Finance & Jill Scalise, Housing Coordinator
RE: Serenity Brewster, 873 Harwich Road, Update and Local Action Unit
Application (LAU)
DATE: June 2, 2021
The former skilled nursing and assisted living facility at 873 Harwich Road was
purchased by Elevation Financial Group, LLC with a plan to revitalize the property into
age 55+ rental housing. Representatives from Elevation met with Town staff and
completed the Town’s Staff Review process in Summer 2020. The property’s original
Development of Regional Impact (DRI) from the Cape Cod Commission required 10% of
the units to be affordable. Elevation, in response to the Town’s need and desire for
affordable housing, made a commitment to designate 20% of the units as affordable
and to work with the Town to place the affordable units on the Department of Housing
and Community Development (DHCD) Subsidized Housing Inventory (SHI). In August
and September 2020, Elevation presented their vision of rehabilitating the building into
attractive, reasonably priced housing units to the Housing Partnership and Housing
Trust. The Housing Partnership provided a letter of support for the proposed
redevelopment. Then in October 2020, the Zoning Board of Appeals granted a Use
Variance for the property and Elevation completed site plan review with the Planning
Board. In May, Elevation met again with the Planning Board to receive approval of
minor modifications to the plans.
Serenity Brewster will be an age 55+ community comprised of 132 studio and one-
bedroom apartments. 20% of the apartments, a total of 27, will be restricted as
affordable units for residents at or below 80% of the Area Median Income (AMI). To
place the affordable units on the DHCD SHI, the Town must submit a Local Action Unit
(LAU) application to DHCD. Town staff has been working with Elevation on compiling
the needed information to complete the application. As part of the application, the
Select Board will need to:
Decide if the Town would like to request from DHCD a local preference during
the affirmative fair housing lottery performed for the initial lease up of the
affordable units. If so, what level of local preference is to be requested?
Office of:
Select Board
Town Administrator
Review, approve, and sign the LAU application.
At the present time, Housing Assistance Corporation is in the process of drafting an
Affirmative Fair Housing Marketing Plan (AFHMP) for the property. The Town and
Elevation are also working with DHCD to receive guidance and clarification on the LAU
requirements and application. When completed, the LAU application will be brought
before the Select Board for approval.
A municipality may request a maximum of 70% local preference for the initial fair
housing lottery. Local preference applies to people presently living or working in
Brewster or who have a child in a Brewster public school. When making a local
preference request to DHCD, a municipality must provide documentation, such as data
from the Housing Production Plan, to support the request. DHCD makes the decision on
any approval of local preference. We are recommending that the Town consider a local
preference request of 50%. This reflects the need we presently see in Brewster while
also considering the housing shortage in our surrounding area, the Town’s commitment
to being a welcoming community, and the fact that this property redevelopment does
not have any municipal funding. The plan is for the proposed local preference
recommendation to be discussed at the Brewster Housing Partnership meeting this
month then brought back to the Select Board for a vote.
Elevation is staging the building rehabilitation in two phases and working with the
Brewster Building Department throughout the redevelopment process. Currently
underway, the first phase is a light renovation of the former assisted living component
of the building. This includes 40 studio rental apartments and one administrative unit.
Additionally, spacious interior and exterior common areas available for use by Phase 1
residents have also been renovated. Elevation hopes to begin leasing in July. Their
website Serenity Apartments at Brewster (serenitybrewster.com) has received strong interest
in the property. The second phase, which has not yet begun, will involve the structural
reconfiguration of the former skilled nursing home part of the building to create an
additional 47 studio and 44 one-bedroom apartments.
Included in the packet are a sample LAU application, guidelines about LAUs and the
AFHMP including local preference, slides from the March Brewster Local Preference and
Fair Housing Information Session, an overview of Elevation Financial Group, Serenity
Brewster renovation plans and a Serenity marketing flyer. We are available to answer
any questions and, if desired, to schedule a tour for the Select Board to see the Phase 1
renovations at Serenity Brewster.
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
MEMORANDUM
TO: Brewster Housing Partnership
FROM: Donna J. Kalinick, Assistant Town Administrator for Community
Development & Finance & Jill Scalise, Housing Coordinator
RE: Housing Production Plan Update
DATE: June 15, 2021
The present Brewster Housing Production Plan (HPP) was approved by the Department
of Housing and Community Development (DHCD) in July 2017. The HPP has a five-year
term and is set to expire on June 29, 2022.
The Plan, which includes housing needs, goals, and implementation strategies, has
guided the Town’s housing work over the past four years. Initiatives such as hiring a
Housing Coordinator, creating a Municipal Affordable Housing Trust, and amending the
ADU bylaw, are all strategies outlined in the Housing Plan. The new plan will include the
latest census data, explore present housing trends, involve outreach to the community,
and be compiled in coordination with the Vision Planning effort.
Having an approved HPP allows the Town to request DHCD’s Certification of Municipal
Compliance. This certification can occur when, in one year, a Town produces affordable
housing units totaling at least 0.5% of the Town’s total year-round housing units.
Presently, in Brewster, this formula equals the production of 27 Subsidized Housing
Inventory, affordable units in one year. Certification of Municipal Compliance is often
referred to as ‘safe harbor’ because it provides a Town with more control over the
Comprehensive Permit process. Brewster received DHCD certification of the current
Housing Plan for one year from April 2018- April 2019.
To update the HPP, a Community Preservation Act grant application is being submitted
to the Community Preservation Committee. If approved, this will provide the funding
needed to update the HPP in a timely manner. We are available to answer any
questions about the proposed update of the Housing Plan.
Office of:
Town Administrator
Housing
Brewster Housing Coordinator Update May 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, 46 total requests for housing
information (31) or assistance (15). Office hours held on Thursdays from 10-12.
• Website announcement about childcare funds with Community Development Block Grant (CDBG).
2. Millstone Parcel (Select Board Strategic Plan Goal H-3, HPP Strategy #15)
• At public Housing Trust meetings, Laura Shufelt, Mass Housing Partnership (MHP), continued working
with the Trust to draft the Millstone Request for Proposal (RFP).
3. Brewster Affordable Housing Trust Fund (BAHT) (HPP Strategy #7)
• Funding for the Trust was approved at Town meeting: $250,000 in the operating budget, from short-term
rental revenue, and $150,000 in capital free cash. $150,000 from CPA funds for two additional years of the
Brewster Rental Assistance Program (B-RAP). The program is managed by Housing Assistance Corporation
(HAC). Residents referred to HAC for assistance.
4. Brewster Housing Partnership (BHP) (HPP Strategy #16)
• Partnership met and continue to work on housing advocacy, outreach, collaboration, and coordination.
5. Subsidized Housing Inventory (SHI) (HPP Strategy #10)
• Follow-up regarding several affordable homes that are out of compliance. Sent email to Department of
Housing and Community Development (DHCD) detailing concerns about the properties.
6. Preservation of Housing and Related Support of Brewster Residents
• Brewster COVID-19 Relief Fund: Continued providing staff support for housing requests.
• CDBG funding for home rehabilitation and childcare approved. Email follow-up and outreach about the
availability of childcare applications, still waiting for housing rehabilitation applications to open.
7. Redevelop Existing Properties for Affordable Housing (HPP Strategy #6)
• Elevation Financial Group is redeveloping 873 Harwich Rd. into 132, age 55+ rental units, Serenity
Brewster. Communication with Elevation about Local Action Unit (LAU) application, fair housing
marketing plan, and affordable unit lottery. DHCD site visit and follow-up about LAU requirements.
• The Planning Board approved minor modifications to the site plan.
• Prepared Serenity project update and LAU process memo for Select Board.
8.Comprehensive Permit Projects (HPP Strategy #14)
• Brewster Woods (30 affordable rental units): Infrastructure work almost complete. Bi-weekly construction
meetings. Donna Kalinick overseeing Massworks grant and coordination. DHCD site visit.
• Habitat for Humanity Red Top Road- Site visit by DHCD for the Local Initiative Program (LIP) application
which is in 30-day application review and comment period.
9. Housing Production Plan (HPP)
• Explored funding sources for update of HPP which expires June 2022. Met with Cape Cod Commission.
10.Collaboration (HPP Strategy #9)
• Participated in MA Making the Case for Affordable Housing Zoom and had meeting about ADU bylaw.
• Town provided letter of support for Latham Centers grant application which includes affordable housing.
New Projects/ Upcoming Activities.
• Brewster Woods: Groundbreaking Ceremony Tuesday June 22 at 9:30AM at Brewster Rd construction site.
Personnel
• Worked with: Assessor, Building Dept., CPC, Council on Aging, Health Dept., Housing Partnership,
Housing Trust, Planning Dept., Select Board and Town Administration.
• Attended Housing Trust, Planning Board, and Town Meeting.
• Trainings: Housing Choice Webinar, Eviction Moratorium Session, CHAPA Rental Assistance Update, and
State of the Cape Virtual Summit.