HomeMy Public PortalAboutHousing Partnership Packet 05.19.22Brewster Housing Production Plan
Draft Goals and Strategies
May 17, 2022
1
Regulatory Framework for Housing Production Plan Goals & Strategies
Per state regulations, a Housing Production Plan must include the following types of goals and
strategies:
Goals
760 CMR 56.03(4)(c)
Affordable Housing Goals. The HPP shall address the matters set out in the Department’s guidelines,
including:
1. A mix of types of housing, consistent with community and regional needs that:
(a) Is affordable to households at not more than 30% AMI, more than 30% but not more than
80% AMI, and more than 80% but not more than 120% AMI;
(b) Provides for a range of housing, including rental, homeownership, and other occupancy
arrangements, if any, for families, individuals, persons with special needs, and the elderly;
and,
(c) Is feasible within the housing market in which they will be situated.
2. A numerical goal for annual housing production, pursuant to which there is an increase in the
municipality’s number of SHI Eligible Housing units by at least 0.50% of its total units (as
determined in accordance with 760 CMR 56.03(3)(a)) during every calendar year included in the
HPP, until the overall percentage exceeds the Statutory Minimum set forth in 760 CMR
56.03(3)(a). . .
Strategies
760 CMR 56.03(4)(d)
Implementation Strategies. The HPP shall address the matters set out in the Department’s guidelines,
including an explanation of the specific strategies by which the municipality will achieve its housing
production goal, and a schedule for implementation of the goals and strategies for production of units,
including all of the following strategies, to the extent applicable:
1. the identification of zoning districts or geographic areas in which the municipality proposes to
modify current regulations for the purposes of creating SHI Eligible Housing developments to
meet its housing production goal;
2. the identification of specific sites for which the municipality will encourage the filing of
Comprehensive Permit applications;
3. characteristics of proposed residential or mixed-use developments that would be preferred by
the municipality (examples might include cluster developments, adaptive re-use, transit-oriented
housing, mixed-use development, inclusionary housing, etc.); and/or
4. municipally owned parcels for which the municipality commits to issue requests for proposals to
develop SHI Eligible Housing; and/or
Brewster Housing Production Plan
Draft Goals and Strategies
May 17, 2022
2
5. participation in regional collaborations addressing housing development.
DRAFT Goals for the Brewster 2022 Housing Production Plan Update
Goal 1: Increase and diversify year-round housing options in Brewster for a range of income
levels and household types.
Increase the supply of market-rate and affordable rental housing for all types of households,
such as young singles and couples, families, and seniors.
Diversify housing types and forms to meet local needs.
Use targeted approaches to preserve and increase the availability of housing affordable to
households earning in the 30%, 50%, 100%, and 120% area median income ranges.
Ensure an adequate supply of housing that is affordable and accessible to seniors and people
with disabilities.
Integrate affordable housing into existing neighborhoods and developments through infill,
reuse or repurposing of existing buildings, and the redevelopment of underutilized buildings or
properties.
Review and update Brewster’s zoning and other housing regulations and policies to support
development that increases fair, affordable housing and housing choice.
DHCD requires a stated numeric goal for annual housing production by which there is an increase of SHI-
eligible units by at least a 0.5 percent of the municipality’s total year-round housing units based on the
current decennial census. This information is not available for 2020 yet, but based upon the 2010 Census
Year-Round Housing Count, Brewster’s annual numeric goal should be at least 24 units. Estimates based on
extrapolated 2020 year-round housing counts yield a slightly higher goal of 25-26 units annually. See tables
below.
METHOD #1: Based on Estimated 2020 Year-Round Housing Count,
Extrapolated from 2010 Percentage of Vacant Units for Recreational, Seasonal, or Occasional Use
2022 2023 2024 2025 2026 Five Year Overall Goal
Total Year-Round Census Units 5,180 5,180 5,180 5,180 5,180
Target SHI Units 26 26 26 26 26 130
Revised SHI Count 294 320 346 372 398 398
Revised SHI 5.7% 6.2% 6.7% 7.2% 7.7% 7.7%
10% Requirement 518 518 518 518 518
Gap 224 198 172 146 121 121
METHOD #2: Based on Estimated 2020 Year-Round Housing Count,
Extrapolated from 2010 Percentage of Total Housing Units for Year-Round Housing
2022 2023 2024 2025 2026 Five Year Overall Goal
Total Year-Round Census Units 4,981 4,981 4,981 4,981 4,981
Target SHI Units 25 25 25 25 25 125
Brewster Housing Production Plan
Draft Goals and Strategies
May 17, 2022
3
Revised SHI Count 293 318 343 368 393 393
Revised SHI 5.9% 6.4% 6.9% 7.4% 7.9% 7.9%
10% Requirement 498 498 498 498 498
Gap 205 180 155 131 106 106
METHOD #3: Based on 2010 Year-Round Housing Count
2022 2023 2024 2025 2026
Total Year-Round Census Units 4803 4803 4803 4803 4803 Five Year Overall Goal
Target SHI Units 24 24 24 24 24 120
Revised SHI Count 292 316 340 364 388 388
Revised SHI 6.1% 6.6% 7.1% 7.6% 8.1% 8.1%
10% Requirement 480 480 480 480 480
Gap 188 164 140 116 92 92
Goal 2: Prevent displacement of current residents and facilitate housing mobility for
households looking to move within or into Brewster.
Preserve Brewster’s existing supply of year-round rental housing.
Ensure that seniors can age in place or within the community.
Provide direct assistance to income-eligible households experiencing housing insecurity or
looking for a new home.
Preserve the affordability and attainability of Brewster’s existing affordable housing stock.
Goal 3. Align development with the principles of the Town’s Local Comprehensive
Plan/Vision Plan.
Build support for addressing housing needs through partnerships with groups and organizations
connected to each of the Vision Plan’s eight core elements.
[In conjunction with Goal 4] Ensure adequate staff capacity and other resources for addressing
the housing-related goals and actions of the Vision Plan.
Continue to thoughtfully address concerns about issues sometimes seen as conflicting with the
development of fair, affordable housing.
Balance housing goals with protection of the natural environment by targeting housing
production in and near areas where development already exists; in denser development nodes;
or in areas with higher “walkability scores” and multimodal transportation opportunities.
Goal 4: Continue to build capacity to produce housing through staffing, funding, regional
partnerships, advocacy and education, and relationships with nonprofit and for-profit
developers.
Ensure regular collaboration between housing staff and other departments, Town bodies,
regional entities, housing developers, and other relevant groups.
Brewster Housing Production Plan
Draft Goals and Strategies
May 17, 2022
4
Explore additional funding sources to support housing-related initiatives.
Build awareness of affordable and fair housing needs within Brewster and the larger region, as
well as Brewster’s role in addressing these issues.
Investigate and leverage available federal, state, and regional housing funds and resources.
DRAFT Strategies Brewster 2022 Housing Production Plan Update
These are modeled after the four overarching categories for strategies from the 2017 HPP (Regulatory
Strategies, Funding & Assets, Education & Advocacy, and Local Policy & Planning) with the addition of a
fifth category, Community Resources & Local Support.
Regulatory Strategies
1. Reevaluate the existing ADU and ACDU bylaws and other references to accessory apartments
and explore amendments to streamline these provisions and improve their efficacy.1
2. Amend zoning to clearly allow mixed uses/”top-of-the-shop” housing in business-zoned areas.
3. Allow small affordable units on nonconforming lots that are otherwise unbuildable under
zoning.
4. Reevaluate the existing multifamily dwelling bylaw (Section 179-34) and consider amending to
allow for more realistic density and lot size requirements that would facilitate the production of
multi-unit residential development.2
5. Explore the adoption of an inclusionary zoning bylaw that requires residential developments
over a certain number of units to include a minimum percentage of affordable units.
6. Allow and incentivize the adaptive reuse of existing buildings for the creation of affordable and
mixed income housing.
7. Working with the Board of Health and utilizing the findings of the ongoing Integrated Water
Resource Management Plan, continue to identify appropriate I/A (innovative/alternative)
wastewater treatment systems to enable the creation of denser housing development that can
support the inclusion of affordable units.
Funding & Assets3
8. Continue to work with nearby communities on the Cape by pooling CPA funds and other
revenue to construct affordable housing in suitable locations throughout the region and meet
regional housing needs.
1 ADUs and ACDUs are found in Sections 179-42.2 and 42.3, and Accessory Apartments are found in Section 179, Table 2,
Footnote #13.
2 What about considering outside of C-H? Internally we have only discussed the density and lot size issue.
3 Add ARPA-specific strategy?
Brewster Housing Production Plan
Draft Goals and Strategies
May 17, 2022
5
9. Explore the adoption of a real estate transfer fee with revenue supporting the affordable
housing trust.4
10. Consider establishing a Housing Opportunity Fund under the Affordable Housing Trust and
regularly applying for CPA funds to build and replenish this resource annually.5
11. Explore local property tax incentives for the creation of affordable housing, such as offering a
reduction of property taxes to an owner renting an affordable unit.6
12. Fund the creation of additional Brewster Housing Authority units to provide more deeply
affordable rental options for both families and seniors.7
13. Explore using municipal resources to support the establishment of a nonprofit Community Land
Trust (CLT) to facilitate more affordable homeownership opportunities.8
14. Develop and issue an RFP for the acquisition of land for the creation of affordable and
workforce housing9 and/or
15. Inventory existing Town-owned land and develop and issue an RFP for the development of
affordable and workforce housing on properties identified as suitable for housing
development.10
Education & Advocacy
16. Develop a shared strategic plan for the Brewster Housing Partnership and Brewster Affordable
Housing Trust that includes a comprehensive community education program regarding fair and
affordable housing.
17. Connect community education initiatives to each of the overarching topics of the Local
Comprehensive Plan/Vision Plan.
18. Ensure regular participation by staff and members of Town bodies in available trainings on
housing-related issues including fair housing, local and regional housing needs, comprehensive
permit administration, and other relevant topics.
4 Pending Bill S.868/H.1377 – “An Act empowering cities and towns to impose a fee on certain real estate transactions to support
affordable housing.”
5 This is somewhat distinct from applying for specific projects and instead allows for moving funds from the CPA pool to the AHT
pool, although of course the BAHT would still have to apply to annually. Hingham follows this practice and has for several years,
with their AHT stating in their 2021 CPA application, “Often unknown opportunities to create new affordable housing units arise and
require immediate responses…. Replenishing the ‘opportunity fund’ will allow the Trust to respond quickly to those opportunities…”
6 Depending on the direction of the Vision Planning process with the consideration for a Town Center or Town Centers, the Town
could also explore establishing tax increment financing (TIF), which requires that there be a TIF-designated area as approved by the
Economic Assistance Coordinating Council. Not sure if it’s premature to include a strategy related to this, although perhaps not
since only 20% of LCP survey respondents said “No Town Center.”
7 We suggested this route because the BHA may have more flexibility for creating deeply affordable units than a private developer
utilizing the LIHTC program; developer interviews will be helpful for understanding this better.
8 A CLT keeps the costs for homeownership low(er) by selling homes on land owned by the CLT. While the homeowner
purchases the home, they merely lease the land from the CLT, keeping the purchase price lower.
9 “Workforce housing” developed under MassHousing’s workforce housing program must already include 20% units affordable at
or below 80% AMI in addition to the workforce units.
10 As was done with Millstone Road, which the plan would explain should this strategy be included.
Brewster Housing Production Plan
Draft Goals and Strategies
May 17, 2022
6
19. Consider hosting an annual Housing Forum and inviting regional partners to cohost.
Local Policy & Planning
20. Continue to make good use of Chapter 40B, including the Local Initiative Program (LIP), as a
vehicle for creating affordable housing.
21. Continue to monitor the impacts of short-term rentals on the availability of year-round rental
units and review local policies accordingly.
22. Develop criteria for assessing a property’s suitability for the creation of affordable and attainable
housing.11 (See Strategies 14 and 15.)
23. Develop specific design guidelines for multi-unit housing within the Old King’s Highway Historic
District.12
24. Increase housing staff capacity to ensure continued and consistent collaboration with the
Building, Conservation, Health, and Planning Departments.
Community Resources & Local Support
26. Continue the CDBG-funded housing rehabilitation program to enable income-eligible
homeowners to make critical home repairs.
27. Evaluate the Rental Assistance Program and consider offering a Family Self-Sufficiency
component to the program.
28. Evaluate the “buy down”/down payment/closing cost assistance program and consider
adjustments to meet current needs.
29. Explore other opportunities for direct support for eligible households, including partnerships
with local non-profits and housing assistance providers.
11 Such criteria can be used in a variety of ways – as part of an RFP for acquiring land for housing, for assessing properties being
considered for acquisition, and for evaluating current Town-owned properties for the potential to create housing. See strategies 14
and 15.
12 Or Town-wide? This has the benefit of addressing concerns that really come from poor design rather than density and can
facilitate development if developers know what to expect.
Save the Date
Housing Plan
Town-Wide Meeting
Thursday June 16th at 6PM
More information soon…
Brewster Housing Coordinator Update April 2022
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, 58 total requests for housing
information (28) or assistance (30). Updated Housing Office webpage.
Outreach, including webpage postings and emails, for the Housing Production Plan Community Meeting.
2. Brewster Affordable Housing Trust (BAHT) (HPP Strategy #7)
Trust met, addressed numerous items throughout this update.
Worked on Housing Trust Guidelines with Trust sub-group.
3. Community Housing Parcel off Millstone (Select Board Strategic Plan Goal H-3, HPP Strategy #15)
Following the Trust’s recommendation, the Select Board accepted the proposal from Preservation of
Affordable Housing (POAH) and Housing Assistance Corporation (HAC) to build compact, energy efficient
neighborhood of 45 units of affordable rental housing on Town land off Millstone Road. The next step is for
the Select Board to negotiate a Land Development & Ground Lease Agreement with POAH & HAC.
4. Redevelop Existing Properties for Affordable Housing (HPP Strategy #6)
Serenity at Brewster (55+ rental housing, 27 affordable units): Phase 2, 91units, expected to open in
Summer 2022. Presented Regulatory Agreement, signed by Elevation Financial, to the Select Board who
agreed to execute the agreement which governs the 27 affordable units. Regulatory Agreement then sent to
Department of Housing & Community Development (DHCD). Also worked with HAC on applications and
marketing for the Serenity affordable apartments.
5. Comprehensive Permit Projects (HPP Strategy #14)
Brewster Woods (30 affordable rental units): Worked with HAC on application and marketing materials.
Habitat for Humanity Red Top Road (2 affordable home ownership): Regulatory Agreement with DHCD.
6. Preservation of Housing and Related Support of Brewster Residents
Reviewed Regional CDBG Housing Rehabilitation and Childcare Administration proposal. Bailey Boyd
Associates hired to administer program. With Fiscal Team, attended training for the $1.3 million CDBG.
7. Subsidized Housing Inventory (SHI) (HPP Strategy #10)
Agreement with the State on tax taking of 212 Yankee Drive to Select Board, article on Town Warrant.
Followed-up with DHCD legal counsel about the work to be done for affordable resale of 11 Sean Circle.
8. Housing Production Plan (HPP) (Select Board Strategic Plan Goal H-2)
Continued work with Barrett Planning on Plan update including outreach, preparation for, and participation
in forum. 881 Housing Needs surveys received. Interactive, virtual Housing Plan Community Forum held.
Housing Partnership met, assisted Barrett Planning with outreach, inputting surveys, and staffing Forum.
9.Collaboration (HPP Strategy #9)
Attended Community Development Partnership’s Lower Cape Housing Institute Land Use Workshop, and
CHAPA’s Making the Case for Housing Zoom and Fair Housing Symposium.
Presented at Lower Cape Housing Peer Group and Brewster Housing Coalition meeting.
Upcoming Activities
Brewster Woods and Serenity at Brewster: Applications for the affordable apartments at both locations
are available from HAC CCRE@haconcapecod.org, 508-771-5400, ext. 284, and due July 1st, 2022.
Personnel
Participated in Housing Trust, Housing Partnership, and Select Board meetings.
Also worked with: Accounting, Building Dept., Council on Aging, Health Dept., Select Board, Town
Administration, and Treasurer’s Office.
BREWSTER WOODS Brewster, MA
29 new affordable rental homes for families
Affordable and Voucher Programs
One, Two, and Three-Bedroom Apartments in a
BRAND NEW modern community!
Anticipated Move-In Date: Fall 2022
Off-street parking, central laundry, tenant storage, on-site
management & 24-hour emergency maintenance!
LOTTERY APPLICATION DEADLINE: July 1, 2022
Applicants for all units will be chosen through a lottery
which will be held within 30 days of the deadline.
Attend our Informational Meeting
Zoom Call Wednesday May 18th
www.HAConCapeCod.org/Lotteries to Register
TO REQUEST AN APPLICATION
Email:
CCRE@haconcapecod.org
Application available for download at
www.haconcapecod.org/lotteries
Call: 508‐771‐5400 EXT 284
Visit: Housing Assistance Corporation
460 W Main St, Hyannis, MA 02601
508-771-5400; TTY on all lines
Also available at the Brewster Town Hall and
Brewster Ladies Library
Applications must be fully completed and
received or postmarked by July 1, 2022
Mail completed applications to:
Housing Assistance Corporation
c/o Brewster Woods
460 W Main St, Hyannis, MA 02601
Or scan and email to:
CCRE@haconcapecod.org
MONTHLY RENT
Size Planned Monthly Rent (non Section 8 PBV / 811)
1 Bedroom 60%: $1,094
2 Bedroom 60%: $1,312
INCOME LIMITS - Maximum Gross Income
Household Size
(# of people)
30% AMI—Project
Based Section 8
(7 units)
60% AMI—Tax Credit
(19 units)
1 n/a $40,860
2 $23,340 $46,680
3 $26,250 $52,500
4 $29,160 $58,320
5 $31,500 n/a
6 $33,840 n/a
Minimum Gross Annual Income Limits Based on Bedroom Size (for apart-
ments without Section 8 PBV) unless tenant has a voucher:
Size Minimum (60%)
1 Bedroom $31,179
2 Bedroom $37,392
Applicants below min. income but with sufficient assets to cover rent are encouraged to apply.
There are 7 units with Section 8 PBV Project Based Subsidies.
Submit an application to the lottery for consideration for these units.
Rent for Section 8 PBV will be 30% of household adjusted gross income.
Preference to homeless applicants.
Rent includes heating, cooling, water, sewer, electric
Unit Mix 1BR 2BR 3BR
Section 811* 3
PBV—30% AMI 4 3
60% AMI 5 14
Total 8 18 3
*Section 811 not part of the lottery process
Affordable Home Rental Lottery
Serenity Apartments at Brewster
Age 55 and older community
Income and Asset Limits apply 80% AMI
Information Session
Zoom Call on Wednesday, May 11th, 2022 at 5:30PM
Registration Required
Visit www.HAConCapeCod.org/Lotteries to Register
Application Deadline
Applications must be submitted by
5PM on July 1st, 2022.
Applications must be complete with
required documentation. Paper
applications can be returned at
Housing Assistance Corporation;
460 West Main Street, Hyannis,
MA 02601.
CCRE@haconcapecod.org ; 508-
771-5400 EXT 284
Where to find the Application
Brewster Town Hall
Brewster Ladies Library
·www.haconcapecod.org/lotteries
·HAC Office
Available Units and Rent (including utilities)
Units will be awarded by Management Company based on availability and/or waiting list post lottery
Brewster Housing Partnership
Minutes of the April 28, 2022
Housing Production Plan Virtual Community Forum
_______________________________________
Members Present: Jillian Douglass, Vanessa Greene, Diane Pansire, Sarah Robinson, Stephen
Seaver
Guests Present: Donna Kalinick (Assistant Town Administrator), Jill Scalise (Housing
Coordinator), Alexis Lanzillotta (Barrett Planning Group), Judi Barrett (Barrett Planning Group),
Gregory Zapato (Barrett Planning), Maggie Spade-Aguilar (Housing Trust) and over 20
additional community members.
Chair Douglass called the meeting to order at 6:05PM declared a quorum and read the meeting
participation statement.
Chair Douglass introduced the members of the Housing Partnership and then Jill Scalise,
Housing Coordinator. Ms. Scalise began the Housing Production Plan Community Forum. After
an update of the current Housing Production Plan accomplishments, Ms. Scalise introduced
Alexis Lanzillotta and Judi Barrett of Barrett Planning Group. The Housing Production Plan
Update project overview, timeline, survey results, and housing needs assessment highlights were
shared. The material presented can be found at housplanpresentation.pdf (brewster-ma.gov)
Breakout groups were then held on the following topics: Housing Needs, Development
Constraints, Mapping Housing Solutions, Plan Goals & Strategies, and Regional Context.
Attendees had the opportunity to participate in three separate breakout groups.
The group gathered for closing thoughts from the five breakout groups:
For Housing Needs, Ms. Spade -Aguilar shared the people are desperate for an increased number
of rental units and the difficulty to meet the increasing rents.
For Development Constraints, Ms. Lanzillotta shared about the impact of short-term rentals and
the possibility of addressing zoning constraints.
For mapping housing Solutions, Ms. Scalise mentioned there was a lot of creativity among all
the groups. Participants discussed mixed-use zoning, especially in areas that are walkable and
good connections with public transportation.
For Plan Goals and Strategies, Ms. Douglass stated one consensus item was people are housing
cost overburdened. There is a lack of options. Brainstorm ideas included tax abatements, tax
incentives, caps on seasonal and short-term rentals, public purchases of properties through trusts
or land banks, redevelopment of commercial or underutilized properties, and expanding ADUs.
For Regional Context, Ms. Kalinick noted three major themes: Brewster and Harwich booth used
to be working class communities where people could have families but that is no longer the case.
Secondly, some of the regional projects the town has been involved in, like Dennis Veterans
home and Orleans Cape Cod Village, have a lot of value and we should continue to explore
regional partnerships. Lastly in discussing the Cape Cod Commission strategies, there is a need
for more multi-family housing in Brewster. This would be more accepted if the design standards
were more like Cape homes and fit in the character better. Also, with top of the shop housing,
which is multi-family housing, there’s an opportunity for year-round housing for people who
work here.
Ms. Lanzillotta shared that additional feedback is welcome. Ms. Scalise noted that the
presentation slides are available on the Housing Office webpage and thanked everyone for their
participation and the Housing Partnership for hosting the forum.
Ms. Pansire made a motion to adjourn, seconded by Ms. Robinson. Sarah Robinson-yes, Diane
Pansire-yes, Vanessa Greene- yes, Steve Seaver-yes, Jillian Douglass-yes. The meeting was
adjourned at approximately 7:55PM.
Respectfully submitted,
Jill Scalise
Housing Coordinator