Loading...
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 1 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 2 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 3 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 4 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 5 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 6 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 7 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 8