HomeMy Public PortalAboutAffordable Housing Trust -- 2022-02-03 Minutes pt
Brewster Housing Trust
February 3, 2022 5@00pm Virtual Meeting
Housing Trust Members Present : Donna Kalinick, Tim Hackert, Madalyn Hillis- Dineen , Maggie
Spade-Aguilar, Ned Chatelain , Paul Ruchinskas, Vanessa Greene
Others Present : Jill Scalise - Housing Coordinator, Robert Tobias- Finance Committee liaison ,
Peter Lombardi -Town Administrator, Julie Creamer, Alisa Magnotta , Jon Springfield , Jeremy
Lake, Paul Attemann , Juliana Stewart, John Ford , Joe Henderson , Alex Finigan
Absent :
1 . Call to Order : Chair Hackert called the meeting to order at 5 * 00pm , read the required
notice for virtual meetings , and declared a quorum .
2 . Citizen' s Forum : Chair Hackert read the notice from the agenda regarding Citizen ' s
Forum . One resident tried to join but had technical difficulty . Chair Hackert stated that
there would be another opportunity for public comment later in the meeting .
3 . Presentation of Millstone Housing Proposal by Preservation of Affordable Housing
( POAH ) and Housing Assistance Corporation ( HAC) : Including follow up questions
Alisa Magnotta introduced herself as the CEO of Housing Assistance Corp ( HAC ) . At this
point, Paul Ruchinskas, Vanessa Greene and Maggie Spade -Aguilar recused themselves .
Ms . Magnotta said she is here tonight with colleagues from POAH , Union Studios and
Horsley Witten . Ms . Magnotta began the power point presentation . She explained that
HAC is the regional housing agency with 3 family shelters; they administer 1, 200 rental
vouchers; they have given out over $ 6 million dollars in emergency rental assistance
during COVID . HAC does develop their own smaller projects but partners with other
organizations for larger tax credit projects . The group they have assembled tonight has
done various projects together over the last 15 years and HAC and POAH have
partnered on a number of housing initiatives, including the Brewster Woods
development . HAC continues to choose POAH because they have the infrastructure,
resources, expertise and property management component to be successful . Ms .
Magnotta lives in Orleans and she knows how important it is to build and manage
affordable housing successfully . This is not a situation where they build and leave ; they
will be part of the community . Ms . Magnotta provided an example of a successful story
of a resident who was in one of their family shelters, moved into an affordable rental
and then ultimately bought her own affordable home ; assisting and setting up economic
mobility is something they are very proud of.
Julie Creamer spoke of the unique projects that POAH and HAC have worked on
together in partnership with towns and local stakeholders . Each project has a mission
statement and goals . For Millstone, the guiding principles are as follows : range of
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households, sociable neighborhood , small building footprints, traditional building forms,
sustainable, preserve existing woodland and respect buffers . The RFP called for multiple
buildings and traditional building design and stressed the importance of energy
efficiency . Ms . Creamer said it is a beautiful site and after multiple visits, they knew they
needed to limit the disturbed area and respect the surrounding neighborhoods . They
think this is a good starting point and look forward to working with the town and
stakeholders .
Jeremy Lake from Union Studios spoke about the design components . Though they are
based in Rhode Island , they have done a lot of work on the Cape . Mr . Lake noted that it
is a lovely undeveloped site, but all around it is developed area of Ocean Edge including
town house clusters and a golf course, existing single -family homes and the Captains
Village subdivision . When considering the site design , they studied the studies that had
been done in pre -feasibility . Though the prior concepts spread the development out
more, the cost of infrastructure as well as the access area led them to design a concept
that was more compact and disturbed the least amount of the parcel . In the northeast
corner, the slope of the site is flatter, as you move further into the site , the slope is 5 to
10% more and would present development challenges . They focused on a more
compact development on the northeast corner which will impact less abutters and less
of the existing land . In terms of the site layout, they focused on the following key
features : central green and community building, organized around a loop road , variety
of unit types and open spaces connected by walkways, building orientation considers
solar access, distributed and proximate parking and integrated stormwater with septic
tucked away . The program proposes 45 units total : 15 one bedroom , 25 two bedroom
and 5 three bedroom spread through 10 buildings plus a community building . There is a
variety of building types including one two - story larger multi -family building with 13
units that has an elevator which is important for accessibility . Since it is a larger
footprint, they located it in the middle of the site . The rest of the buildings are a
combination of manor houses with four units that are meant to feel and look like a
single -family home . Union Studios participated with the Cape Cod Commission in a
community by design exercise and the concept of the manor house, similar to a
captain ' s house with 6 bedrooms converted into apartments, was one of the designs
that was desirable on the Cape . There are a few duplexes, also meant to mimic single
family homes as well as the parking spread throughout . Mr . Lake addressed a few of the
questions that were submitted from the Trust . In terms of the black dotted line , that is
the buffer line which respects what was outlined in the RFP . The heavy squiggled lines
reflect the existing tree canopy . It is conceptual at this point . Their goal is to minimize
the number of trees that are removed but they will know more as they move further
along in design . In terms of lighting, they try to minimize the number of light poles on
the site and use dark light designs most lighting will be on the porches for the buildings
and will reflect into the interior of the site . There are grade changes on the site, so they
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have worked with the topography to manage the building heights and site design .
Through the development process they will consider fencing, re- plantings and other
areas where they can minimize the impact on abutters . POAH and HAC have a track
record of thoughtful site design and respecting the abutters and community .
John Ford and Joe Henderson from Horsley Witten discussed the landscape and
engineering design . They are excited about the compact design and how it lends itself to
sustainability . They start with looking at what exists for woodland and tree canopy and
what they can save and add to build sustainability, sociability and character . Native
planting reinforces site character . The compact design allows for using the existing
topography to create drainage . The orange lines are the existing ridges; the topography
flows from north to south . They are proposing green infrastructure integrated through
the site with underground infiltration chambers to do the heavy lifting for drainage .
There are vegetated swales, bioswales, tree trenches and porous pavers which are all
green infrastructure toolkits which reinforce character and sustainability . Joe Henderson
addressed wastewater . He addressed the wastewater system . Horsley Witten has
worked on Innovative Alternative ( IA ) systems for POAH / HAC at Kimber and Lumbar
Woods and Melpet Farms using Bioclere or Advantex systems . They will work with the
local Board of Health and Town to determine what is best for this site . They do plan on
having a backup generator for the septic system which will be back up for the
community building as well .
Paul Attmann from Union Studios has worked on many affordable housing projects . He
discussed the building forms and traditional shapes and massing focused on a common
green and community building which will have storage for residents, a kitchen ,
management office, laundry and community room . The larger building provides a nice
range of housing types with an elevator for accessibility which is important to the team
and lacking in affordable housing . The RFP called for multiple buildings that did not just
put a few large buildings on the site but more than 4 buildings with variety . All the
buildings are two story and respect Cape Cod architecture . There was a request for
drawing from other vantage points which Mr . Attmann displayed , looking from west
east and north . The north view shows how the largest building is integrated and tucked
into the site . The traditional new England building forms include pitched rooves,
covered porches, clapboard siding, double hung divided light windows, painted trim and
clear cedar shakes for accent areas . The Trust had requested building heights . All the
buildings comply with the underlying zoning of 30 feet except the multi -family building
which is slightly higher at 35 to 36 feet . Mr . Attmann showed some examples of projects
that they have worked with POAH and HAC on , such as Forward at the Rock in Dennis .
Jon Springfield , project manager with POAH discussed development capacity as
requested by the Trust . There is a fine line between what is in the pipeline and what is
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under development . HAC has Cape View Way, Bourne and 107 Main Street, Orleans
going into the summer funding rounds and POAH has Attleboro Portfolio, Temple
Landing II , New Bedford in the 2022 winter Round and Lawrence Road , Wellfleet in the
2023 winter funding round . This project would be proposed to enter the winter 2023
funding round with HAC as the lead . They have also heard that DHCD is using the
summer mini funding round to clear out projects that are waiting for funding with ARPA
funding which will free up capacity in the 2023 winter funding rounds . Mr . Springfield
went through the income mix of units and their funding sources . There are quite a few
at the moderate and workforce level which is sometimes difficult to target but
important to provide . This project would include 9 % LITC, DHCD Trust fund and Home,
Barnstable County Home consortium and local support through CPC funds . The MA
workforce housing funding is new and provides funding for up to 80 % of the AMI . Mr .
Springfield gave an example of a postal worker who qualified under this program . Mr .
Springfield said that they are commitment to stay with the community long term , not
just develop , and create vibrant communities .
Julianna Stuart, Vice President of Community Impact, has been working very closely with
their property management division . They are currently managing over 500 units in
Barnstable County which provides a lot of resources and , also , they have built
partnerships with local agencies to assist residents . Their mission is to provide stable
housing for residents . Lately, they have been hosting vaccine clinics and helping
residents apply for rental assistance and working on food stability issues . They also run
summer programming for youths, health and wellness programs and working with local
agencies to create opportunities . They are also dedicated to economic mobility and self
sufficiency programs for families to save for the future . They administer surveys in their
communities . They have a resident advisory board that provides input to POAH on their
strategic goals and initiatives and host focus groups for residents to provide feedback .
Alisa Magnotta said that they would take questions now and thanked the Trust for their
time . Chair Hackert noted that it was a very good and detailed presentation that
addressed a lot of the Trust' s concerns . Ms . Hillis- Dineen asked for clarification on the
solar panels and the feasibility of having them done at the outset . She thinks that solar
panels are a step to affordability and financial independence when it reduces the
electric bill . Ms . Creamer said it is their goal to meet passive house standards . They have
yet to build something new that did not involve other funding sources to meet their
energy goals . For example , at Melpet Farms, they closed without the funds but then
were able to get funding for the solar before the project was done . They will look for
funding that supports sustainability . Ms . Kalinick asked if there was any potential to put
storage in the larger multifamily building as well as the community building . Ms .
Creamer said they will consider it, but it may not be financially feasible and it would
require deeper excavation and they would have to bring the elevator down . They feel
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that the community building is the right amount of storage and there will be ample
closets within the units as well . Ms . Kalinick said she understands that storage requires
sprinkling and a radio antenna for fire which are added expenses . Ms . Kalinick asked
that they expand on the management component and how often someone would be on
site as we have found in our housing work that on site management is very important to
success . Ms . Creamer said that for this site there would be a maintenance supervisor
there at least 3 days a week and a property supervisor at least 3 days a week with one
day of overlap . Ms . Creamer said there is always maintenance staff on call 24/7, at least
3 for the Cape . They do have a robust presence in Brewster with Kings Landing and
Brewster Woods coming online this summer . The demands of the property supervisor
include certifying incomes and managing people moving in and out, but they have a
good team and systems in place . Ms . Kalinick asked what their approach would be
around communication if awarded in terms of the community, the town and the
abutters . Ms . Kalinick has experience with this team in their work at Brewster Woods
which has been very collaborative . Mr . Springfield said it is important to get input early
on from the community through the permitting processes . They try to hold true to their
commitments within some constraints . It is important that POAH is there throughout,
development, building and managing their properties . Ms . Magnotta stated that it is
unique that Ms . Kalinick and the Town has been so involved in the Brewster Woods
project, but the communication has been good and supports housing . Ms . Magnotta
also said having one company involved from start to finish is a key component . Chair
Hackert asked for a revision of the site design that showed the natural ridgeline . Chair
Hackert asked about how the project would be named . The Trust prefers not to have
the word Millstone in the title . Ms . Magnotta said that naming is very personal , and they
would work with the community to come up with a name or come back with some
suggestions to consider . Mr . Tobias asked about what the Ocean Edge abutters can
expect to see . Mr . Lake said there is not enough information at this point to answer that
question though they feel they have provided a fair amount of distance . There needs to
be more study but consolidating the buildings does lessen impact . He also noted that
color choice plays an important role . Jon Ford said that the Ocean Edge properties are
lower, and they could supplement with landscaping and fencing . There are 2 buildings
where there is a 30400t buffer on our property and theirs . They will be sensitive to this
issue as they move further in design . Chair Hackert stated that the development will be
below the natural ridgeline so there is some buffering of the site lines . He thinks the
visual impact is for the 2nd floor units due to the differential .
Chair . Hackert asked if there were any public comments . Glen Casey said it was an
excellent presentation and he appreciates the compact design and the attention to the
buffers as it related to the ridgeline , though he does not agree with clear cutting trees .
Mr . Casey asked if the soonest the construction could start is February of 2024,
assuming all the prior steps go smoothly and on time . He is also concerned about the
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projected costs with a 5 % contingency since CPI is running at 7 %, could the costs
increase as much as 3 million . He appreciates the compact design but is concerned
about the clear cutting of the forest . He asked if the Town could commit to not coming
back in the future and developing the rest of the land . Chair Hackert said there are
development constraints for septic and the design is for this project . Mr . Lombardi said
that the way the RFP was structured , and next steps would be for the Select Board to
negotiate a Land Development Agreement and this policy decision could be considered
in those future negotiations . Mr . Casey asked what the next steps are if Mr . Lombardi or
the Trust make a recommendation to the Select Board . Chair Hackert said the next step
is for the Trust to get the financial feasibility back, review and score the RFP and then
make a recommendation to the Select Board . Mr . Lombardi said there are criteria that
were included in the RFP that are used to rate the proposal , feedback on financial
proforma , additional supporting materials, the presentation , references are all taken in
their totality in the recommendation to the Select Board . Irene Szturo thanked the Trust
for the work they have done , and the presentation was exceptional and encouraging .
Ms . Szturo asked about an undocumented wetland near the golf course and the eastern
box turtles that live there . Ms . Creamer said that Horsley Witten has assisted them with
these issues . There are extensive environmental studies that are done . Horsley Witten
as a local company works to find a solution . They did deal with box turtles on their
property in West Barnstable . Chair Hackert thanked POAH and HAC for their excellent
presentation .
• Discussion of POAH & HAC proposal for Millstone Community Housing .
Proposal review process next steps & Update on Proforma Review — Mr . Lombardi said
that LDS Consulting is under contract to do the review and has all the materials . We
expect them to complete the financial proforma review for the next meeting . Chair
Hackert said we will also continue with our review of the proposal with Ms . Shufelt . Ms .
Scalise said that Ms . Shufelt will be there , and trust members are asked to do their own
scoring before then and the Trust will go through all the scoring publicly . Mr . Lombardi
asked if there is anything else we want from POAH & HAC . Chair Hackert asked for an
additional drawing; there were no other requests . Mr . Ruchinskas, Ms . Greene and Ms .
Spade -Aguilar rejoined the meeting and Mr . Lombardi left .
4 . Housing Coordinator Update, including Preservation of SHI homes and Community
Preservation ( CPC) extension request . Ms . Scalise said that the December update is in
the packet . For January updates, the results of the home inspection for Sean Circle were
provided to DHCD . For Yankee Drive, the Town is moving forward through the courts for
the tax taking . The CPC did not have time to take up the request for extension from the
Trust because they were hearing the spring housing applications . All three requests,
Pennrose Orleans development, Housing Coordinator and CDP Housing Institute were all
approved and will move forward to Town meeting . Ms . Scalise and Ms . Kalinick
attended a kickoff meeting with Barrett Planning for the update to the Housing
Production Plan ( HPP ) . The Housing Partnership will have their first meeting for the HPP
next week . Ms . Scalise noted how important the update is as we have used the HPP as
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our guidebook to make decisions about the housing program . There has been a lot of
change in the last few years in the housing situation and it is important to have an
update with community input . Ms . Scalise included a report from Cape & Island realtors
annual report about the changes in the local market and how much the cost of home
ownership has increased , the median sales price is up 30% to $ 612, 850 from 2020,
$ 470, 000 . There is also a sharp decrease in the number of houses for sale . It is
important to understand what the conditions on the ground are right now . The Cape
Cod Commission did a new homeowners survey and will be presenting the results . Ms .
Scalise included a report on rental assistance . Ms . Spade -Aguilar shared that both the
Emergency Rental Assistance and Eviction diversion programs will be ending . We expect
both Serenity Brewster and Brewster Woods to be completed this summer and the
lotteries to take place this spring . Ms . Scalise included the final copy of the Trust goals
the Housing trust voted at their last meeting . Mr . Ruchinskas asked Mr . Chatelain who is
a realtor about the number of transfers reported , he thought it , was low . Mr . Chatelain
thought that was just for December 2021 .
5 . Affordable Housing Trust Annual Report . Ms . Kalinick and Ms . Spade -Aguilar worked
together on the draft report . Ms . Kalinick asked if anyone has any changes, please email
her directly with the changes .
6 . Cape Cod Sea Camps Planning Committees : Ms . Kalinick shared that the Select Board
chose their members for representatives for the planning committees ; Mary Chaffee
and Ned Chatelain for the Bay and Kari Hoffmann and Dave Whitney for the Pond . The
Select Board members have been working through the applicants and expect to make
recommendations at their first March meeting . The Housing Trust has a seat on the
Pond parcel . Mr . Ruchinskas did submit for that seat . Once the committees are seated
with all the voting members, the Trust will have to discuss an appointment to the liaison
role for the Bay . Mr . Chatelain said they had more than 60 applicants for the two
committees and the pool is very talented and thanked everyone who applied .
7 . Local Comprehensive Plan ( LCP ) Schedule : Ms . Kalinick said at the last meeting, we
talked about the importance of the Trust participating in the LCP process . She included
the timeline for the LCP adoption . The LCP Committee just launched a survey for all
residents and sent out postcards . The Trust had provided comments to two Vision
Planning Committee members but it important that Trust members complete the survey
and encourage residents to do so . There will be some pop- up events in town : Once the
draft LCP is complete, there is a review process and then it goes to a town meeting vote .
Part of the reason the update to the Housing Production Plan is so important is because
it is a component of the LCP . We have communicated to them that we intend to
complete the update by July 15t . Ms . Spade -Aguilar asked if the Brewster Vision
committee is still in place . Ms . Kalinick said they ended that committee once the Vision
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Plan was adopted and created a new committee to work on the LCP , called the Vision
Planning Committee . They are both still listed under committees on the website .
8 . For Your Information : Ms . Scalise said that the CPC committee will be holding a public
forum on February 9th at 4pm . Mr . Ruchinskas said the Trust did submit a letter of
support for the change of the CPC bylaw, but he encouraged members to attend and
provide their feedback . Ms . Kalinick asked about next steps after the Public Forum . Mr .
Ruchinskas said the CPC would consider the feedback then take a vote in March . If there
is a recommendation to change the formula , it would go to Town meeting as a Select
Board article .
9 . Any other business not anticipated : None
10 . Approval of Minutes from January 6, 2022 : Ned Chatelain moved the minutes of
January 6, 2022, with minor technical comments from Chair Hackert, Maggie Spade -
Aguilar second . A roll call vote was taken . Tim Hackert-Yes, Donna Kalinick-Yes, Maggie
Spade-Aguilar- Yes, Madalyn Hillis - Dineen -Yes, Paul Ruchinskas-Yes, Ned Chatelain -Yes,
Vanessa Greene - abstain .
11 , Next Meeting : March 3, 2022 at 5900pm virtual .
12 . Adjournment : Ned Chatelain moved adjournment at 6 : 43pm , Paul Ruchinskas second .
A roll call vote was taken . Tim Hackert-Yes, Donna Kalinick-Yes, Maggie Spade -Aguilar-
Yes, Madalyn Hillis- Dineen -Yes, Paul Ruchinskas -Yes, Ned Chatelain -Yes, Vanessa
Greene -Yes .
Respectfully Submitted ,
Donna J . Kalinick
Assistant Town Administrator
Housing Trust public packet : http : // records . brewster-
ma gov/WebLink/0/ edoc/ 169100/ BAHT% 20Packet % 2002 . 03 . 2022 . pdf
Approved March 3 , 2022
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