HomeMy Public PortalAboutAffordable Housing Trust -- 2022-08-04 MinutesBrewster Housing Trust
August 4, 2022, 5:OOpm Virtual Meeting
Housing Trust Members Present: Donna Kalinick, Tim Hackert. Maggie Spade -Aguilar, Madalyn
Hillis -Dineen, Vanessa Greene, Paul Ruchinskas, Ned Chatelain
Others Present: Jill Scalise, Housing Coordinator
Absent:
1. Call to Order: Chair Hackert called the meeting to order at 5:01pm, read the required
notice for virtual meetings, and declared a quorum.
2. Citizen's Forum: Glenn Casey submitted an email to the Trust that was not in the
packet. Chair Hackert said we would comment on that during the Millstone Community
Housing Agenda update item. Ms. Scalise read the email because it was not in the
packet:
"Good Morning Jill, Again, I am not sure if I will be able to get on zoom because of my internet, I
have a few questions I would like to raise during the citizens comments below. In addition, I
noticed the last packet from 7-7-2022 meeting in the archive is not the revised one that had the
Projected Time Line for Key Milestone Table. Maybe it could be swapped out for the record.
1. The Housing Production Plan received the "Certified Approval" good until May 15th, 2023
based on the SHI (Subsidized Housing Inventory) meeting the 24 unit requirement via the
Serenity Project. Is there currently any inventory projected to become available in 2023 to
extend the certification? 2. The 40 B Application for The Millstone Affordable Housing
Project was submitted in July 2022 and met the projected timeline submittal date outlined in
the Major Milestone Table. I would assume this is still on tract for potential approval on
October 1, 2022? 3. Would it be possible for the Housing Coordinator to update the Projected
Timeline for Key Milestone Table provided by the POAH & HAC Proposal/Award (included in last
months 7-7-2022 BAHT Packet) on a monthly basis? This would be helpful for citizen awareness
and transparency. I would only be looking for an indication of what has been "completed" at
this point and not any revision to actual Projected Timeline dates for Key Milestones. Unless I
am mistaken, I believe only 3 of the 38 Key Milestones have been completed and the Table
projected 13 Key Milestones should have been completed by 84-2022.
3. FY22 Trust Finance Report -Ms. Kalinick said in the packet, there was a spreadsheet
included of the history and year to date expenses and revenues of the Trust, broken
down between CPC and non -CPC funds, including fiscal 22. For CPC funding, we
currently have $518,805.99. Those funds include, $300,000 for preservation of homes
on our SHI, $150,000 for rental assistance and an original allocation of $100,000 from
November 2018 Town meeting to be used for any CPC purpose; most has been used for
Millstone housing. In terms of non -CPC funds, we have $1,202,072.54. That money is
made up of an original allocation of $100,000 to assist the Trust with non -CPC eligible
items and the rest came from short term rental revenues; though some of that money
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came from stabilization due to putting aside money during the pandemic, then
transferring it out. Together, we have a total of $1,720,878.53. Also, in the updated
packet is the submission to the CPC of the annual trust expenses. The Trust is required
to report to the CPC so they can file their CP3 report to the State. Ms. Kalinick went
through the CPC expenses of $4,877.00 that were divided between creation of
affordable housing, Millstone Community Housing, and preservation of SHI homes. Ms.
Kalinick noted that we are in a good position right now but she believes that we will
have much larger expenses in coming year with federal and state rental assistance
programs ending, the rehabilitation expenses of 212 Yankee Drive and local funding that
will go into the Millstone Housing initiative. Ms. Kalinick explained that the $150,000
transfer shown in the start of FY23 is just a technical accounting transfer as the rental
assistance award from CPC was never officially transferred. She will be going to the CPC
next week to request the official transfer and present the CP3. The expenses that were
non -CPC were $7,163.92 and was to insure 212 Yankee Drive because that was not CPC
eligible. Mr. Ruchinskas thanked Ms. Kalinick for the report. He had an edit to the letter
to the CPC; it said FY21, not FY22. Mr. Ruchinskas noted that the majority of the CPC
funds on hand are committed, and we really had about $60,000 available to spend and
of the 1.2 million of non -CPC, about $500,000 of that is committed.
4. POAH &HAC proposal for Millstone Community Housing update- Ms. Kalinick reported
that the Select Board on August 8, 2022 will have an executive session to discuss the
LDA and Lease with Preservation of Affordable Housing and Housing Assistance Corp.
Assuming they have a successful discussion in executive session, they will vote to sign
the LDA and form of lease in open session. Ms. Scalise referred Trust members to the
letter in the packet from DHCD. It states that POAH and HAC have applied for a project
eligibility letter which is a step towards applying for a comprehensive permit. On the
Select Board agenda on August 8th is a letter of support for this application that the
Board will vote on. Ms. Scalise clarified that this is not a comprehensive permit or 40B
application at this point as referred to in Mr. Casey's email. A comprehensive permit
would go directly to the ZBA. Ms. Scalise noted that on the timeline submitted with the
POAH and HAC proposal, the town would not necessarily know where they are in the
process, for example for design. We have tried to update the Trust and will continue to
monthly and will try to refer to the timeline as requested by Mr. Casey. Ms. Kalinick
noted that the full application for project eligibility is on the website on the housing
page, under Millstone Housing, and will also be in the Select Board packet on August 8th
Ms. Spade -Aguilar asked when we would have a determination from DHCD as the
comment period is through August 13th. Ms. Scalise said we do not have a specific date
but it would be after the end of the 30 day comment period which ends on August 13tH
5. 2022 Housing Production Plan Update and 2017 HPP Certification -Jill Scalise said she
would start with the 2017 HPP. Due to the addition of the 27 Serenity units to our SHI,
our Housing Production Plan has been certified through May 2023 which means that we
are in Safe Harbor, The HPP update has been approved by the Select Board and Planning
Board on July 11,h and has been submitted to DHCD for approval. Ms. Scalise answered
Mr. Casey's last question about whether there were any other projects that were in the
pipeline to extend the certification. Ms. Scalise said that the Millstone Community
Housing if it received its' comprehensive permit would be submitted to DHCD for
approval and certification of the HPP for one year. There are no other projects on the
horizon that would earn further certification. Ms. Kalinick noted that this is the second
time in 5 years that we have received certification and we should be proud of that work.
Even though we all agree that there is more work that needs to be done beyond
reaching the 10%, it is good to make progress. Ms. Scalise said we are now at 6.2% on
our SHL
Financial
6. Housing Trust Goals and Priorities Update -
Financial Plan Update: Ms. Kalinick said that her primary goal since the last meeting was
to get the end of the year finance report done for the Trust. Now that it is done, she will
work with the Finance Director to produce the spreadsheet for the five-year financial
plan which will be reviewed by Mr. Lombardi, Ms. Bernardo, Mr. Chatelain and her prior
to coming to the Trust in either September or October.
Trust Guidelines Update: Ms. Scalise said there are two copies of the proposed
guidelines in the packet, one with ared-lined draft that she will share on her screen. There
are a few housekeeping items then starting on page 5, then we get into eligible activities
where the purchase of a home in certain circumstances was added. Ms. Scalise thanked
everyone for their comments on the draft guidelines. The first question point is around the
Brewster Emergency Assistance Fund, whether it should be kept or the wording should be
changed to a broader scope, like what Chatham has. Chair Hackert asked if we have the right
to do that. Ms. Scalise said it would take a vote of the Trust. Mr. Ruchinskas said it feels like
we are trying to create an assistance fund that is similar to other assistance funds like the
Needy Fund and are we duplicating efforts and creating a larger workload. Mr. Ruchinskas is
not in favor of keeping this option or expanding it. Chair Hackert agrees. Ms. Kalinick said
she is in favor of keeping this and giving us the ability to handle something that comes up.
She suggested that we reach out to Chatham and find out under what circumstances it has
been used but she is also fine if the majority of other members are not in favor as that is the
process. Chair Hackert said we can follow up with Chatham and talk about this again next
month. Ned Chatelain said that he is okay with leaving this in, knowing that it may not be a
primary activity but may backfill programs that are ending on the state level. Chair Hackert
said we do also have the ability to revisit the regulations in the future. Ms. Scalise noted that
this is currently for SHI residents only. She will talk to Chatham and report back. Under
CDBG, the program for home rehabilitation is now up to $50K from $40K so that change was
made. It was made clear that under support programs, it is loans and grants for individuals
versus under development. The questions come up under funding guidance, making it clear
that all units must be deed restricted. Clarification was made under the amount of award:
$100,000 per unit with a maximum amount of total award for a project to be determined by
the Trust; tax credit rental units are limited to $50,000 per unit. Ms. Scalise noted that there
were no comments from Trust members on the length of loans section following; 10 to 15
years for $20,000 and 30 years for anything over $50,000. Ms. Kalinick questioned the word
"limited" in the award per unit when we go on to say the Trust can award a total award and
asked Mr. Ruchinskas to weigh in. Mr. Ruchinskas said later in the document, we added in
language that allows the Trust to waive or change a guideline with a unanimous vote of the
Trust. Ms. Kalinick thought we discussed in the last meeting whether this was a loan. Mr.
Ruchinskas said they are typically loans but function as a forgivable grant, but it is a loan,
recorded as a mortgage. Ms. Spade -Aguilar said she was uncertain in drafting the language
of loan versus grant and if it is over $50K, it has to go to the Select Board. Chair Hackert said
it is a grant but it is loan that is forgivable over a number of year. Ms. Kalinick said we will
have to include language about Select Board approval for grants/loans over $50,000 because
that is how the current Trust bylaw is crafted. We will have to have further discussion about
whether to amend the bylaw at a future town meeting to remove that provision. Mr.
Ruchinskas said he thinks the terms of the loans are appropriate based on the awards and if
it a tax credit project, the loans are likely to be longer than 30 years anyway. The language
was changed to $50,000 or more. In the next section, the following was added: a Land
Development agreement is required, Select Board approval for transactions over $50,000
and making it clear what low and moderate income is and that the Trust cannot fund
projects that are solely over 100% of the area media income. Ms. Kalinick asked that the
sentence about Select Board approval be flip flopped so it is clear that in addition to Housing
Trust approval, Select Board approval is required. Under updating of the guidelines, it was
made clear the guidelines will be updated based on fiscal year priorities. Under Selection
Criteria, there were suggestions to use some of the Chatham language and not to prioritize
them but just list them. Ms. Scalise read the whole text of bullet one. Mr. Ruchinskas asked if
we should change the language to make it clear that all the projects don't have to have a
range of incomes. Ms. Spade -Aguilar said she left in there that even if all the units don't
meet the eligibility to go on the SHI, we could still fund them. Eastham had that language.
Mr. Ruchinskas said he thinks the mission of the Trust is to support a variety of incomes but
each individual proposal may not meet that so it is just to clarify the language that they do
not have to have a range but we would fund a range. Ms. Spade -Aguilar said she thinks it is
the word range that has to be fleshed out of what we mean by range. Ms. Kalinick said this is
the criteria and if this is what will be used to judge proposals, we need to be clear. She thinks
the intent of the language is correct. We want to support a range of housing, incomes,
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and we all agree that we would support housing that is not eligible for the SHI.
Ms. Scalise said she thinks if we change the word from shall to may, that should cover it. The
Trust agreed. On the next bullet, which is advance the creation of year-round affordable
rental housing, Ms. Scalise noted that there is a question about local preference and funding
projects outside Brewster. Mr. Ruchinskas said this was his comment and he thinks we
should be clear as to whether we will fund anything outside of Brewster. Mr. Chatelain asked
if we can statutorily fund projects outside of Brewster? Ms. Kalinick said she does not know
the answer and will have to look into it. Ms. Kalinick said she will find out and in the inter!m,
Trust members should think about how they feel about this issue. Ms. Kalinick said the CPC
does fund outside of Brewster and if you look at Pennrose, it is a mile from the Brewster line
and there will be Brewster residents who live there. Chair Hackert said we will take this up at
thC next meeting. Ms. Scalise said there are just a few more bullets to go through. Identify
and take advantage of existing structures and/or properties that have discounted or nominal
acquisition costs, such as town owned or tax foreclosure properties, to make the
development of affordable housing more financially feasible. Minimize impacts on the built
environment such as accessory apartments, small infill developments in existing
neighborhoods, or buy -down initiatives that convert existing housing into affordable units.
Develop a range of projects to serve a range of housing needs including housing for families,
seniors, and special needs populations; this one gets at the range discussion that the Trust
just had. Encourage mixed -income development to promote diversity and inclusion. There
was a change in this criteria to include energy efficiency; Projects provide additional public
benefits such as open space, environmental/conservation, energy efficiency, historic
preservation, public safety, economic development, etc. Mr. Ruchinskas asked about the use
of the word attainable and asked that attainable be deleted- it should just say affordable.
There were two changes in the application- to add a section about providing information
about the development team and whether we should include all the glossary terms or just
link them. It was decided to link them. Ms. Spade -Aguilar asked about the statutory
reference in page 4, establishment of the trust; she through it should just be chapter 44 with
no B. Ms. Scalise will check but she thought she took the language from the town meeting
article. Ms. Scalise said the entire document will be sent to legal to review.
Housing Forum Update: Ms. Hillis -Dineen said they met with Jill and decided that given the
time constraints, they decided to do a smaller forum this fall and then a larger forum and fair in
the spring. Possible dates are October 27th or October 18th or November 3rd. Ms. Spade -Aguilar
said this forum would mainly be an update on Trust activities, explanation and assistance with
applications and an update on the Housing Production Plan. Ms. Kalinick asked if the Housing
Partnership would be involved. Ms. Spade -Aguilar said they would. Ms. Kalinick was concerned
about Halloween activities and the 27th. Ms. Hillis -Dineen said she thinks most events would be
Friday or Saturday and Thursday seemed to work the last time. Ms. Scalise said these dates
were open on the Library schedule and they were going to talk to the Housing Partnership too.
As. Scalise also said that the Vision Plan is due to be adopted in the fall so that would be a
component of the bigger fair and forum in the spring. Ms. Scalise said she would bring the dates
to the Housing Partnership for input.
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7. 212 Yankee Drive update, discussion and possible vote -Ms. Scalise and Ms. Kalinick did
asite visit with Building Commissioner, Davis Walter. He made a series of
recommendations about what work needs to be done. This list would be used to create
a scope of services for an invitation to bid. In the packet, the list is highlighted for items
that are CPC eligible, which items would have to paid for by the Trust and items that we
are unsure about. Ms. Scalise looked into the sales price of the home, using DHCD's
price calculator at 70% of the AMI and it was between $200,000 to $225,000 which
would be a mortgage payment of about $1,500 monthly. There are also outstanding
taxes of about $16,000. It is expected that there would be about 100 to 125K that would
be recouped on the re -sale of the property. Chair Hackert asked if there was a priority of
who gets paid back first between the CPC and the Trust. Mr. Ruchinskas said the terms
of the CPC award is that if there are funds that are recouped, they would remain with
the Trust for any affordable housing purpose. Ms. Kalinick said she and Jill spoke with
legal counsel about this and the Trust would retain the funds but the portion that was
CPC would still have the CPC restrictions. Mr. Chatelain said he would support doing the
items on the list that would get the home back into live-in condition as quickly as
possible. Chair Hackert asked what the motion should be. Ms. Kalinick said we are
discussing the items that the Trust would fund and the gutting is one that is in question
and could be expensive. There is a question around the upgrades around energy
efficiency. Are we willing to put all the items on the list whether they are CPC or eligible
or not. Ms. Spade -Aguilar asked if there is any estimate on costs, especially for the
gutting. Ms. Scalise said the original estimate was about $100,000 but did not include
gutting. Ms. Spade -Aguilar wondered why it was not CPC eligible. Ms. Kalinick said we
will talk to legal counsel about that and the original estimate did not include energy
upgrades. Ms. Kalinick said this will not be a lump sum bid because we have to know the
line item costs so we could bid some of the optional items as add alternates. She and Jill
will also reach out to Cape Light Compact to see if there are any programs that could
assist with the energy upgrades. Mr. Chatelain said he supports this approach but would
only be supportive of funding items 2, 31 5 through 12. He thinks the other items could
be done by Mass Save at little cost to the homeowner. He is supportive of returning the
property to its original condition but is apprehensive about adding new items on. Chair
Hackert asked if we need to wait to find out which items will be CPC versus the trust.
Ms. Kalinick said we do not need to know that until it is time to sign a contract so we
have a little time. Chair Hackert asked if the vote is to proceed to with the invitation to
bid, with upgrades listed as alternates and a line item bid. Ms. Kalinick said that she
would just make it clear that there are some items that the Trust is wiling to pay for and
some that we would discuss after the bids are open. Mr. Chatelain moved that we put
this out to bid for a line item bid with the expectation that the Trust would pick up the
non -CPC eligible items that are necessary to return the home to live in condition and the
add alternate items to be discussed at a later date, Madalyn Hillis -Dineen second. A roll
call vote was taken. Mr. Ruchinskas wanted to make sure the add alternate items would
be discussed again at a future meeting before the vote. They will. Donna Kalinick-Yes,
Maggie Spade -Aguilar -Yes, Vanessa Greene -Yes, Madalyn Hillis -Dineen -Yes, Paul
Ruchinskas-Yes, Ned Chatelain-Yes, Chair Hackert-Yes.
8. Housing Coordinator Update including Serenity at Brewster and Brewster Woods -Ms.
Scalise mentioned two items -Serenity had their grand opening this morning. The lottery
was held for the 27 affordable units last Tuesday. Serenity is now going through the
process of leasing both the affordable and market units. Ms. Scalise noted that Rieko
ith
Hyashi from DHCD who we are worked wfor years came for the ribbon cutting then
Ms. Scalise took her around to Brewster Woods and Millstone. Brewster Woods had
their lottery as well. There were 241 applications, 125 were qualified for the lottery with
38 Brewster residents. Brewster Woods is delayed with supply chain issues and will
likely be opening in October or November. For Serenity, there were
72 applications for 27 units, 53 were qualified and 14 were Brewster residents as we
had 50% local preference in the Serenity lottery and there were exactly 50% applicants.
Ms. Scalise said there was also a buy down for an existing SHI home this morning as
well. Ms. Kalinick noted that Ms. Scalise delivered a check for the closing, went to the
Serenity ribbon cutting, made a short video, took Rieko around Brewster then came
back here to get ready for the Trust meeting.
9. Cape Cod Sea Camps updates- Ms. Kalinick said the two committees continue to meet.
The Town is interviewing Reed Hilderbrand next week as a potential consultant to assist
with the comprehensive planning and community outreach. Ms. Kalinick said the Pond
Parcel Committee is working on a short video to familiarize the public with the pond
parcel. The beach at the bay parcel is going well and there are several community
events happening this summer- movie nights, Brewster band and touch a truck. Mr.
Ruchinskas said because access to the parcel is challenging, the video would familiarize
the public with the parcel. Ms. Spade -Aguilar said the Bay parcel is focused on short
term uses, the pool for next summer and potential housing for lifeguards. Ms. Scalise
will be going to the next Bay Parcel meeting to talk about housing. Chair Hackert said
the National Seashore has experience with housing lifeguards. Ms. Spade -Aguilar said
that Orleans does the same.
10. For Your Information: Chair Hackert said for September we will talk about the Rental
Assistance program and election of officers. Ms. Kalinick wanted to remind everyone
that the public comment period is open for the draft LCP goals. She thinks it is important
for residents and Trust members to provide comment on the goals, the vision statement
and if the plan goals are working together cohesively and providing for the future.
11. Any other business not anticipated: None
12. Approval of Minutes from July 7, 2022: Paul Ruchinskas moved to approve the
minutes of July 7,2022. Ned Chatelain second. A roll call vote was taken. Donna
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Kalinick-Yes, Maggie Spade -Aguilar -Yes, Vanessa Greene -Yes, Madalyn Hillis -Dineen -Yes,
Paul Ruchinskas-Yes, Ned Chatelain-Yes, Chair Hackert-Yes.
13. Next Meeting: September 1, 2022 virtual
14. Adjournment: Madalyn Hillis -Dineen moved adjournment at 6:39pm, Vanessa Greene
second. A roll call vote was taken. Donna Kalinick-Yes, Maggie Spade -Aguilar - Yes,
Vanessa Greene - Yes, Madalyn Hillis -Dineen -Yes, Paul Ruchinskas-Yes, Ned Chatelain-
Yes, Chair Hackert-Yes.
Respectfully Submitted,
Donna J. Kalinick
Assistant Town Administrator
Meeting Packet: https;//portal.laserfiche.com/Portal/DocView.aspx?id=173833&repo=r-
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