HomeMy Public PortalAboutPlanning Board -- 2022-06-06 Minutes0�o§\ XMIIIIIIIaeWs Brewster Planning Board Approved: 06/22/22?q;;
i/i/i/i//i
T /O%�s
o pE �, 9 2198 Main Street Vote: 7-0-0
:( pLDEq a � ree•
i xp Brewster, MA 02631-1898 "'
(508) 896-3701 x1133 lot
brewplan@brewster-ma.gov
FDpgpp0.A{E BREWSTER PLANNING BOARD i..,.,.,
JOINT MEETING WITH SELECT BOARD '''I
MEETING MINUTES to
Monday, June 6, 2022 at 6:00 pm
Brewster Town Office Building (virtual)
Chair Madalyn Hillis -Dineen convened a remote special meeting of the Planning Board held jointly with members of the
Select Board at 6:31 pm with the following Planning Board members participating remotely: Amanda Bebrin, Charlotte
Degen, Tony Freitas, Rob Michaels, Elizabeth Taylor, and Alex Wentworth. Also participating remotely: Jon Idman, Town
Planner and Lynn St, Cyr, Senior Department Assistant, The Select Board Members participating remotely were: Cynthia
Bingham, Mary Chaffee, Ned Chatelain, Kari Hoffmann, and David Whitney. Also participating remotely: Peter Lombardi,
Town Administrator, Donna Kalinick, Assistant Town Administrator, and Jill Scalise, Housing Coordinator.
This meeting will be conducted by remote participation pursuant to Chapter 20 of the Acts of 2021. No in-person meeting
attendance will be permitted. If the Town is unable to live broadcast this meeting, a record of the proceedings will be provided
on the Town website as soon as possible. The meeting may be viewed by: Live broadcast (Brewster Government TV
Channel 18), Livestream (livestream.brewster-ma.gov), or Video recording (tv.brewster-ma.gov)..
Hillis -Dineen declared that a quorum of the Planning Board was present.
6: 33 PM REVIEW DRAFT HOUSING PRODUCTION PLAN UPDATE AND DISCUSS NEXT STEPS (SELECT
BOARD FY22-23 STRATEGIC PLAN GOAL H21112)
Documents:
• 06/06/22 Housing Production Plan Presentation
06/22 Draft Brewster Housing Production Plan
Judi Barrett and Alexis Lanzillotta of Barrett Planning Group participated in the meeting remotely. Scalise explained that
funds from the Community Preservation Act were used to finance the update of the Housing Production Plan (HPP). The
Housing Partnership has been the group facilitating the work on the HPP. Scalise reviewed the project timeline and noted
that the kickoff meeting took place in February 2022 and the project is now in the final steps with a joint public hearing of
the Select Board and Planning Board scheduled for July 11th.
Barrett explained that the HPP is a regulated document. The purpose of a HPP is to identify, understand, and address
the needs of those who are low to moderate income. The HPP will include a housing needs assessment, housing goals,
and implementation strategies. Barrett stated that the overarching goal of a HPP is to determine what types of housing
are needed and how many units are needed to meet the needs of low to moderate income residents. The purpose of the
HPP is to help the community to increase their proximity to the 10% low to moderate housing threshold under Chapter
40B. Data for the HPP is provided from several sources including the American Community Survey (ACS),
Comprehensive Housing Affordability Strategy (CHAS), GIS Maps, interviews with housing -related town boards and
committees, and responses to the public survey.
Lanzillotta reviewed highlights of the needs assessment. Lanzillotta noted that MassDOT and Cape Cod Commission
V redicted a lower population for Brewster than the current population. Data from the 2020 Census is limit
ed at this time
and data related to age is from the ACS. From 2010 to 2020, the population has decreased for those aged 18 and under
and increased for those aged 55 and older. Currently, 14% of Brewster's population is under 18 and 53% is over 55.
There has been a slight decrease in the ratio of population to household in Brewster. In Brewster, from 2010 to 2020
there has been a decrease in family households with children under 18 and an increase in nonfamily households with
householders living alone, most notably in the 65 and older age group.
Lanzillotta summarized data on household incomes in Brewster. Low to moderate income (LMI) households are
households that earn up to 80% of the area median income. In Brewster, the most LMI households (60.9%) are elderly
non -family. Lanzillotta reviewed shifts in income and noted an increase in higher income levels, most notably in the
$200,000 or more income category, from 2010-2020. There was also a decrease in those earning lower levels of income
from 2010-2020. Lanzillotta reviewed household income limits for 2022 and noted that a family of four with an income of
PB Minutes 06/06/22 Page 1 of 4
$86,950 was considered low income. Lanzillotta reviewed FY2020 Income Limits and correlated them to residents of
Brewster. For example, a single person working as a home health aide and earning $28,340 would be considered very
low income. Lanzillotta noted survey responses indicated that those outside the LMI were also having trouble finding
affordable housing.
Lanzillotta reviewed housing occupancy trends between 2010 and 2020. She noted that the total number of housing units
used for seasonal, recreational, or occasional use increased by 6.1 %. Along with this increase, comes a decrease in the
availability of year-round housing rentals. Renter -occupied units decreased from 9.9% in 2010 to 8.8% in 2020.
Lanzillotta reviewed housing affordability and availability and noted that the sales price for homes is increasing and
available housing units are decreasing. It is harder to find affordable housing units in Brewster than in other Cape towns.
Lanzillotta explained that housing cost burden exists when someone is paying more than 30% of their income to their
housing. Lanzillotta noted that lower income households tend to be more cost burdened than other households. She
pointed to data that indicated that 21% of moderate income residents were cost burdened from 2014-2018. Lanzillotta
reviewed housing mismatches and stated that an estimated 29% of Brewster homeowner households are cost burdened.
The average median sale price for a single-family home in Brewster is $710,000. For a person earning the area median
income, the maximum amount they would have available to spend on a single-family home is $420,579. This leaves an
affordability gap of $289,421. There is also a housing mismatch for renters. 41% of Brewster renter households are
housing cost burdened. The fair market rent for a 2 -bedroom unit is $1,879. To afford a 2 -bedroom unit, a household
income of $75,000 is needed. The median household income for renters in Brewster is $35,000.
Lanzillotta reviewed data on the subsidized housing inventory (SHI) from 2017-2022. She referenced the 10% mandate
of affordable housing units from the state and noted that 34% of Brewster residents have incomes at 80% of the area
median income which would make them eligible for a unit on the SHI. Lanzillotta noted that Brewster has very limited
multifamily housing options available and most are deed restricted.
Lanzillotta reviewed barriers for consideration included in the housing needs assessment such as environmental,
infrastructure, regulatory, and socio-political considerations. Lanzillotta discussed regulatory considerations and noted
that multifamily housing was only allowed in the commercial high density (CH) zoning district unless a planned residential
development is proposed. In Brewster, 2.5% of the town falls within the CH zoning district. Lanzillotta reviewed regulatory
considerations and again noted that multifamily dwellings are only allowed in CH by special permit with 130,000 SF plus
101000 SF per bedroom. She also noted that the current accessory dwelling unit (ADU) bylaw precludes smaller homes
from adding an ADU. Lanzillotta also stated that the town does not have a mixed-use bylaw that allows commercial and
residential mixed uses in a specific zoning district.
Lanzillotta reviewed socio-political considerations. She stated that input gathered during the HPP community
engagement process indicated public acknowledgement that the cost of housing is a barrier for the average household
and that supply is an issue at a range of income levels. Strong political leadership regarding housing issues and raising
community awareness about the relationship between housing and other issues the community is facing is needed.
Lanzillotta reviewed goals and strategies of the HPP that are in alignment with Department of Housing and Community
Development (DHCD) requirements. She stated that survey responses indicated the highest priority for the community is
helping people stay in year-round housing affordable to them. The survey also indicated that people felt that there were
not enough rental units for smaller or larger households, not enough homeownership opportunities, and not enough
starter homes. The survey results also indicated that there were not enough apartments or accessory dwelling units. The
housing goals will focus on creating a mix of housing types feasible within the market and affordable to a range of income
levels. There is also a numerical housing production goal.
Lanzillotta summarized the housing goals of the HPP: 1. Increase and diversify year-round housing options in Brewster for
a range of income levels and household types. 2. Prevent displacement of current residents and facilitate housing mobility
for households looking to move within or into Brewster. 3. Align development with the principles of the Town's Local
Comprehensive PlanNision Plan. 4. Continue to build capacity to produce housing through staffing funding, regional
partnerships, advocacy and education, and relationships with nonprofit and for-profit developers. Lanzillotta stated that
based on 2010 Census data, the current number of SHI units needed to request certification of a HPP is 24. This number
may change as the 2020 year-round housing count is not yet available.
Lanzillotta reviewed housing strategies of the HPP including the regulatory strategies of reevaluating the existing ADU
and ACDU bylaws, amending zoning to clearly allow mixed uses, conducting an inventory of nonconforming. lots and
consider allowing small affordable units on otherwise unbuildable lots, reevaluating the existing multifamily dwelling bylaw,
PB Minutes 06/06/22 Page 2 of 4
exploring measures to require/encourage inclusion of affordable units in residential developments over a certain number
of units, allowing and incentivizing the adaptive reuse of existing buildings for the creation of affordable and mixed income
housing, and working with the Board of Health to utilize findings of the ongoing Integrated Water Resource Management
Plan to create denser housing development that can support inclusion of the affordable units,
Lanzillotta reviewed housing strategies related to funding and assets including continuing to work with nearby
communities on the Cape by pooling CPA funds and other revenue to construct affordable housing to meet regional
needs, developing a five-year financial plan for the Brewster Affordable Housing Trust (BAHT), based on the BAHT five-
year financial plan, exploring other funding opportunities to support housing initiatives at a range of income levels,
considering establishing a Housing opportunity Fund under the Affordable Housing Trust, exploring local property tax
incentives for the creation of affordable housing, continuing to partner with the Brewster Housing Authority units to provide
more deeply affordable rental options, exploring the feasibility and potential benefits of supporting the creation of a
nonprofit Community Land Trust to facilitate more affordable homeownership opportunities, developing criteria for
assessing a property's suitability for the creation of affordable and attainable housing, inventorying existing town -owned
land using criteria developed to determine suitability for housing and develop and issue an RFP for the development of
affordable and attainable housing on properties identified as suitable for housing development, based on findings of the
town -owned land inventory, developing and issuing an RFP for the acquisition of privately held land for the creation of
affordable and attainable housing, developing a shared strategic plan for the Brewster Housing Partnership and Brewster
Affordable Housing Trust, connecting community education initiatives to each of the overarching topics of the LCP and
Vision Plan, continuing to ensure regular participation by staff and members of town bodies in available trainings on
housing -related issues, and consider hosting an annual Housing Forum and inviting regional partners to cohost,
collaborate or cosponsor existing regional opportunities.
Lanzillotta reviewed housing strategies related to local policy and planning including continuing to make good use of
Chapter 40B including the local initiative plan (LIP) as a vehicle for creating housing, developing design guidelines for
multi -unit housing, increasing housing staff capacity to ensure continued and consistent collaboration with Building,
Conservation, Health, and Planning Departments.
Lanzillotta reviewed housing strategies related to community resources and local support including continuing the CBDG
funded housing rehabilitation program to enable income -eligible homeowners to make critical home repairs, evaluating the
rental Assistance Program and consider offering a Family Self -Sufficiency component to the program, continuing efforts to
preserve SHI homes including evaluating the "buy down"/down payment/closing cost assistance program, and explore
other opportunities for direct support of eligible households.
Kalinick noted how important the 2017 HPP has been in guiding the efforts of the housing program for the last five years.
The HPP update will guide the efforts of the housing program for the next five years.
Lanzillotta outlined the next steps in completing the HPP update including a community meeting on June 16th. Prior to the
June 161h community meeting, a draft plan will be shared with the Select Board and Planning Board for comment. The
public will also be asked to provide comments.
Taylor referenced the Community Block Grant program and appreciated the work done through that program. She stated
that the HPP was an inclusive, well-done plan. Taylor asked if areas for housing would be reconsidered once a final
report was available from DEP. Lombardi stated that the DEP review was in the initial phases and most likely data would
not be available in the next year. Kalinick noted that Brewster Woods does have an I/A system, the RFP for Millstone
Road included a request for an I/A system, and Serenity Brewster has an on-site small package treatment system. Taylor
suggested the Planning Board start looking at various maps of Brewster to determine potential changes to zoning.
Hillis -Dineen thanked Barrett Planning Group, Jill Scalise, and Donan Kalinick for all their work on the HPP. She also
thanked the housing survey participants..Whitney also thanked those working on the HPP for all their efforts. Kalinick
reviewed next steps including the comment periods on the draft report and the June 16th community meeting. She stated
that the final plan requires the approval of the Select Board and Planning Board. A joint public hearing of the Select
Board and Planning Board is scheduled for July 11th.
Jillian Douglass of the Housing Partnership thanked Barrett Planning for all their work on the HPP update. She thanked
Donna Kalinick and Jill Scalise as well as the town committees working on housing issues. Douglass also mentioned the
town's success with friendly 4013s and the need for the town to actively acquire land to produce housing.
PB Minutes 06/06/22 Page 3 of 4
Motion by Degen to Adjourn Planning Board Meeting. Second by Bebrin. Roll call vote. Michaels -aye;
Wentworth -aye; Degen-aye; Freitas -aye; Bebrin-aye; Taylor -aye; and Hillis -Dineen -aye. Vote: 7-0-0.
The Planning Board adjourned at 7:40 pm and the Select Board continued meeting.
Respectfully submitted,
Lynn St. Cyr
for Depftment Assistant, Planning
PB Minutes 06/06/22 Page 4 of 4