HomeMy Public PortalAboutAffordable Housing Trust -- 2022-05-05 MinutesBrewster Housing Trust
May 5, 2022 5:OOpm Virtual Meeting
Housing Trust Members Present: Donna Kalinick, Tim Hackert, Ned Chatelain, Paul RUChlnskas,
Maggie Spade -Aguilar, Madalyn Hillis -Dineen
Others Present: Robert Tobias -Finance Committee liaison, Jill Scalise, Housing Coordinator,
Glenn Casey
Absent: Vanessa Greene
1. Call to Order: Chair Hackert called the meeting to order at S:OOpm, read the required
notice for virtual meetings, and declared a quorum.
2. Citizen's Forum: Chair Hackert read the rules for citizen's forum with citizens having up
to three minutes to speak. Chair Hackert noted that there was an email from Glenn
Casey in the packet that would be addressed under the Millstone Community Housing
update. Mr. Casey raised his hand and addressed the Trust. Mr. Casey stated that he put
a question in writing why the chief procurement officer disqualified the response to the
request for proposal from Corcoran Jennison and also, was Peter Lombardi acting on
behalf of the Town. Mr. Casey also noted that the Vision Planning Survey had robust
participation and only 5% of the people supported multi -family housing versus 60%
supported conservation of open space/natural resources, especially for water
protection. He believes that developing Millstone goes against these survey results and
would the Trust consider a time out on this project. Chair Hackert stated that the Trust
will respond under agenda item #7.
3. Housing Production Plan Update &Trust discussion of several "Community
Conversation" questions: Ms. Scalise gave an update on the Housing Production Plan.
The Brewster Housing Partnership held a public forum last Thursday to provide
highlights on the initial needs assessment and to get feedback from residents. The
power point presentation from the meeting is in the Trust packet. The latest data
reflects the current situation in Brewster. Barrett Planning will have the draft needs
assessment and goals and strategies in May. This is an update of our current Housing
Production Plan which has been used to steer the housing program. There will be
another community meeting in June. Barrett Planning put together community
conversation Kits to engage input. The Trust will do a shortened version of the
conversation tonight.
Question 1- What housing needs are you most concerned about in Brewster. Trust
members made the following comments: Mr. Ruch inskas-rental housing for those at
meA;
an income or below, housing ownership for those at median income or below and
housing rehab, including energy efficiency upgrades so people can remain in their
homes. Ned Chatelain agreed with Paul but said we also need to really address zoning.
Chair Hackert said he is also concerned about workforce housing as we will not continue
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to be able to provide services in town. Chair Hackert also think we need to do something
about the tear down of small cottages and building of mansions in their place. He agrees
that we need to review zoning to enable housing choice. Ms. Hillis -Dineen agrees with
the prior statements. She wanted to stress that people who had been renting their
homes on a year-round basis are selling their homes to cash in on the market and many
young families are being displaced and there is nowhere for them to go. It is important
to share personal stories of what is happening in our town. Maggie Spade -Aguilar said it
is important to keep tenants in their homes/rentals, eviction help for no fault evictions
because it effects your record and challenges with homeownership because the prices
are so high now. Chair Hackert asked if there is a no-fault eviction, it still shows up on
this database? Maggie said yes, as of 2013. The intent of the data base was to keep
track of eviction cases but it is being used against people. Ms. Kalinick stated that there
is opportunity for looking at top of the shop housing, particularly along 6A. She also
thinks we need to expand the ADU bylaw so more people can use it. Chair Hackert asked
if there is a way to change zoning so that employers can build housing for their seasonal
workforce. Mr. Chatelain said he thinks Yarmouth is working on something for this. Ms.
Hillis -Dineen said this is a regional problem and we need to work with other towns to
find solutions.
Question 2: DHCD requires that Housing Production Plans include a section about
barriers to housing such as environmental, infrastructure and zoning which were all
called out in the 2017 HPP. What do you see as barriers and constraints? Chair Hackert
said the lack of large parcels that are available for development and the land costs are
barriers. Mr. Ruchinskas thinks that zoning is the first barrier, then environmental then
infrastructure. Land costs are driven by how we have zoned and the Local
Comprehensive plan is the regulatory framework that will need to address what our
community will look like. Ms. Spade -Aguilar agreed with Paul's order. She wondered if
we can encourage people to subdivide their property like Red Top Rd. Regulations
around short term rentals should be considered and encourage them to have year
round rental instead. Donna Kalinick said that we were fortunate to be able to
redevelop the Wingate property. It took a lot of effort and required a zoning variance
which is hard to obtain. We should consider making re -use easier through regulatory
change. She also stated that we need to continue find ways to work with conservation.
She considers Millstone as a good example of doing development but also preserving
open space on almost two thirds of the parcel. Housing and open space do not need to
be zero sum. Chair Hackert added that this is very important as it relates to the Sea
Camps, particularly the Pond Parcel.
Question 3: Strategies -Ned Chatelain said we should look at multifamily by right in
certain areas of Town and we should look at opening up the ADU bylaw so that one of
the units could be seasonal but the other could be year-round. Ms. Spade -Aguilar said
we should explore the creation of a Community Land Bank/Trust. Mr. Tobias said in
terms of workforce housing funding, we should consider a real estate transfer fee.
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Madalyn suggested we should explore tax relief for folks who rent their homes on a year
round basis. Chair Hackert said the transfer tax issue should be explored further, some
Cape communities already have it. Ms. Kalinick said that she thinks it is important that
we continue to have the support programs in place that we have established such as
rental assistance and housing rehab. It is important for our housing program to be
holistic and address support services that help keep people housed. Mr. Ruchinskas said
that Provincetown has a program to offer financial incentives for people to rent their
homes year-round. We should look at that. Mr. Tobias stated that there are too many
people who are housing cost burdened. Ms. Scalise thanked everyone for their
comments and thinks the community conversations are a good way to engage the
community. Ms. Scalise noted that on page 46 of the power point, there is a slide about
examples of jobs at different incomes and what that means in our community for real
people.
4. POAH &HAC proposal for Millstone Community Housing update- Chair Hackert stated
that we had an opinion from Town counsel that members that had previously recused
themselves no longer need to. In terms of Mr. Casey's email, there were two parts; the
first about the procurement which will be referred to Mr. Lombardi to answer and his
answer will be in the next Trust packet. For the second question, about the next steps
survey results, two town meetings voted to dedicate the Millstone land for community
housing. Ms. Kalinick said there is not more of an update than the last meeting. The
recommendation of award was made to the Select Board. it is now in their hands to
negotiate the Land Development Agreement and long-term lease with POAH & HAC. It
will be taken up in executive session to start with, hopefully in May. Mr. Ruchinskas
wanted to clarify a point in Mr. Casey's email that 18 firms took out the RFP documents.
Mr. Ruchinskas said that many of those were subs and there were only really 4 to 5
actual developer's on the list. Mr. Ruchinskas asked how long the process will take with
POAH/HAC. Ms. Kalinick said that she cannot answer that but these are the documents
that will govern the property for a long time and it is important that the process be done
thoroughly.
5. Housing Trust Goals and Priorities Update- Ms. Kalinick said the Finance Team and Mr.
Chate lain will be meeting on May 19th to begin V of looking at the long-term
financial plan for the Trust. Chair Hackert said for the guidelines work, he, Maggie, and
Jill met and decided that the Eastham guidelines were the best starting place. It will
probably be at our July meeting that draft guidelines will come to the Trust for
discussion. For the Community Forum, it will not be until the fall, but we should
probably choose a date and location this summer then work out the details. Ms. Spade -
Aguilar and Ms. Hillis -Dineen will work on that as well as speakers.
6. Housing Coordinator Update including Serenity at Brewster, Brewster Woods, and
Preservation of Subsidized Housing Inventory (SHI) properties -Ms. Scalise said that
both Serenity and Brewster Woods lotteries for the affordable units are open. Housing
Assistance Corp. (HAC) is overseeing the lotteries and applications will be due on July 1.
You can get the applications at town hall or at the HAC website. The Town has over 60
people on the list to be notified about the lotteries. The Town is moving forward with
the FY21 CBDG grant with Brewster as the lead. We have received the new HUD
numbers for FY22, the new area median income for a family of four, is 115, 600; this is a
0%+ jump from last year and will expand who is eligible for CDBG and other programs
but it will also increase the affordable and fair market rents. Ned Chatelain stated that
this is a huge jump and why was it so big. Ms. Scalise said that part of it might be due to
the pandemic and there are people who cannot find housing who are leaving the Cape
while the people who are moving in and buying homes have a higher income. These are
just theories. Mr. Tobias asked about the Brewster Woods lottery and what the
situation with the three bedroom units is. Ms. Scalise explained that the three bedroom
units are voucher based so they are for low income. This is the reality of the funding
sources that Brewster Woods received. Mr. Ruchinskas asked about Serenity unit mix
for the affordable units and wanted to make sure they were reflective of the total make
up of the property and they are. Ms. Scalise shared that the Town is now the official
owner of 212 Yankee Drive. The State agreed to forgive the Mass Health lien as long as
the affordable restriction stays in place in perpetuity.
7. Request Extension for Housing Trust Community Preservation Act Grant for
Preservation of SHI housing. Discussion and possible vote -Ms. Scalise said there is a
memo in the packet for the CPC, requesting the extension. We have been actively
working on Sean Circle and Yankee Drive over the last few years. The grant was
approved in November 2019 and expires June 2022. We are requesting an additional
two year extension. Mr. Ruchinskas asked if the Trust will be contributing funds to Sean
Circle, Ms. Scalise said that Trust funds have been expended on the home inspection
and there is work that needs to be done before resale. It is expected that Trust
preservation funds will be needed. Currently, DHCD's legal counsel is working with the
mortgage company to come to an agreement. Ned Chatelain moved to request the
extension from the Community Preservation Committee, Madalyn Hillis -Dineen second.
A roll call vote was taken. Ned Chatelain-Yes, Donna Kalinick-Yes, Maggie Spade -
Aguilar -Yes, Paul Ruchinskas-Yes, Madalyn Hillis -Dineen -Yes, Chair Hackert-Yes.
8. Request for t planning meeting with the Community Preservation Committee -
Chair Hackert asked what the agenda would be for this meeting. Ms. Scalise said this
would be a coordination meeting between the Trust and CPC and looking at items like
the Buy Down program and other discussion points for programs and funding. Ms.
Kalinick said it is important for the Trust to communicate with the CPC since much of our
work is funded through the CPC. It is a key and collaborative partnership and in light of
the upcoming vote at town meeting to move to the state formula, we should have
ongoing conversation with the CPC. Chair Hackert will reach out to the CPC chair. Mr.
Ruchinskas noted that some communities just receive a certain amount of funds from
the CPC every year versus based on particular projects/applications. This could be a
discussion point. Chair Hackert noted that once we have our financial plan, we will want
to discuss that with the CPC since they are a major part of our funding.
9. Town Meeting Warrant Items including possible discussion -
Articles potentially impacting housing funding: Articles 5, 9 & 14
Article 15: Tax Taking of 212 Yankee Drive discussion and possible vote on funding for
property insurance, real estate taxes & miscellaneous expenses -Ms. Kalinick said there
are articles that relate to housing and then a specific article about 212 Yankee Drive.
Article 9, CPC funding includes a request for the funding of the Housing Coordinator
salary; from CDP for funding of the housing institute and a request from Pennrose for
redevelopment of the Cape Cod 5 building in Orleans into rental housing, including a
number of workforce units. CDP and Pennrose both have similar asks from other Cape
Towns, Mr. Ruchinskas spoke to Article 14, the proposed change to the CPC bylaw to
adopt the state funding formula. The CPC has determined that the needs of the
community could not all be funded with the current formula where 50% of CPC funds go
to open space. The CPC received funding to do a 5 year CPC plan that included focus
groups and public forums. In the end, they concluded that adopting the state formula
would allow more flexibility in funding, including any potential Sea Camps funding
requests. The CPC also adopted target guidelines that at least 30% of the funds would
be spent on open space and housing each. The article is just for the change in the bylaw
to the state formula of 10% open space/recreation, 10% historic, 10% housing and 70%
available for any bucket. Mr. Ruchinskas said that Brewster Conservation Trust is
opposing the proposed change in the bylaw. Ms. Kalinick said that both the Trust and
the Housing Partnership sent letters of support to the CPC in the adoption of the state
formula as giving the Town the most flexibility. Ms. Kalinick also noted that applications
go to CPC and are referred to sub -committees: Historic Commission, Housing
Partnership, Recreation Commission and Open Space Committee for recommendation
back to the CPC then town meeting votes on the final allocation. There are many checks
and balances in place. Ms. Kalinick said that she feels strongly that this discussion not
become again a discussion about housing versus open space; all these buckets are
important to the Town, recreation, historic, open space and housing and this change
just allows the Town the most flexibility. Mr. Chatelain asked if we should take an
official vote on the article. Ms. Kalinick stated that we do not have vote on the agenda
on this item but it is clear that our letter of support indicated our position and support
for the adoption of the article and as individuals, we can speak at town meeting.
10. For article 14, 212 Yankee Drive, this article would transfer care and control of the
property to work on the rehabilitation and re -sale of the unit. Ms. Kalinick thanked Ms.
Vitale, Treasurer Collector, for all her work on this property. For right now, we need to
insure this property. We cannot insure it through our regular municipal insurance
company, MIIA but they have found us another company to provide property and
liability coverage at $7,163.92 for a year. The Trust does need to take a vote on this
expenditure. There have been some legal bills but the tax title counsel has been paid out
of our tax title town funding. There will be some legal bills going forward so we should
approve some funding for that as well. If town meeting votes to approve the article, we
will have a more robust discussion about funding for the rehab work and the back taxes
on the property. Jill and Donna will answer any questions on town meeting floor but
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Trust members can talk in support of this housing article. This is a great house that we
are happy to have worked through the process to get to this point after many years. The
State being willing to work with us on the Mass lien issue was very validating. Ned
Chatelain moved to approve funding up to $10,000 for insurance and related expenses,
including legal fees for 212 Yankee Drive, Paul Ruchinskas second. A roll call vote was
taken. Ned Chatelain-Yes, Donna Kalinick-Yes, Maggie Spade -Aguilar -Yes, Paul
Ruchinskas-Yes, Madalyn Hillis -Dineen -Yes, Chair Hackert-Yes.
11. Cape Cod Sea Camps Updates- Ned Chatelain and Mr. Ruchinskas said both committees
had preliminary meetings in April, including introductions and history and are meeting
again next week for site visits at the parcels. Ms. Kalinick and Mr. Lombardi are working
with Reed Hildebrand to develop a Scope of Work to hire a consultant with an
interdisciplinary team to assist with the comprehensive planning and public input
process.
12. For Your Information: None
13. Any other business not anticipated: None
14. Approval of Minutes from April 7, 2022: Ned Chatelain moved to approve the minutes
of April 7,2022 with one technical comment from Chair Hackert, Paul Ruchinskas
second. A roll call vote was taken. Ned Chatelain-Yes, Donna Kalinick-Yes, Maggie
Spade -Aguilar -Yes, Paul Ruchinskas-Yes, Madalyn Hillis -Dineen -Abstain, Chair Hackert-
Yes.
15. Next Meeting: June 2, 2022, at S:OOpm virtual.
16. Adjournment: Ned Chatelain moved adjournment at 6:37pm, Paul Ruchinskas second.
A roll call vote was taken. Ned Chatelain-Yes, Donna Kalinick-Yes, Maggie Spade -Aguilar
- Yes, Paul Ruchinskas - Yes, Madalyn Hillis -Dineen -Yes, Chair Hackert-Yes.
Respectfully Submitted,
Donna J. Kalinick
Assistant Town Administrator
Approved June 2, 2022
Meeting Packet: https•//portal laserfiche com/Portal/DocView.aspx?id=171876&repo=r-
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