HomeMy Public PortalAboutAffordable Housing Trust -- 2022-11-03 MinutesEL' T17fli
Brewster Housing Trust
November 3, 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 &Robert Tobias, Finance Committee Liaison
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. Citizerti's Forum: Chair Hackert read the Citizen's Forum description. Glenn Casey had his
hand up to speak. Mr. Casey stated that he thought the Community Housing Forum was
a good idea. He had a comment about a Millstone housing slide in the Community
Housing Forum Presentation. In regard to the Millstone Affordable Housing Information
Session, Mr. Casey said he thought they did a good job with the design layout and
addressed two of his questions. He also commented about the financials, expressing
concern about the construction costs, rental fees, and financial feasibility of the
development. Mr. Casey thinks that the costs may end up being $750,000 per unit. Mr.
Hackert stated that the economic issues and financials are complicated. Ms. Kalinick
added that MA is grappling with the cost of developing housing and noted the rents are
set by Housing and Urban Development.
3. Millstone Affordable Housing Property update: Ms. Kalinick shared that POAH &HAC
filed for staff review, a common internal process which includes multiple departments
commenting on a proposal. This occurs prior to a filing of a comprehensive or special
permit. This speaks to the email in the packet from Mr. DiMaggio asking about
coordination between the Millstone Road project and the Millstone affordable housing
development. This is an example of that coordination and communication. POAH & HAC
are moving through the processes they need to do for the regulatory permitting. Ms.
Scalise added the Community Information Session POAH & HAC held in October was
well attended with over 40 attendees. The session has been posted on the Housing
Office webpage for viewing. Chair Hackert watched the forum and felt that it was done
well.
4. Housing Forum follow-up —Chair Hackert noted that the forum was well attended and
seemed to go well. Ms. Hillis -Dineen was pleased with the turnout and appreciated the
ability to reconnect with people. Ms. Spade- Aguilar agreed and shared how nice it was
to see people in person. The participating organizations provided a lot of great
information. There are plans for another forum in the spring. Ms. Kalinick added there
was a good mix of participants including residents looking for financial assistance,
residents interested in the overall Brewster Housing Program, and folks with questions
about Accessory Dwelling Units. There was also a good mix of local organizations
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participating. Ms. Kalinick thanked Maggie Spade -Aguilar, Madalyn Hillis -Dineen, Jillian
Douglass, Ralph Marotti, and Jill Scalise for their work on the forum. Chair Hackert
echoed the thanks. In response to Mr. Casey's comment about a slide from the Housing
Forum presentation, Ms. Scalise clarified the difference between the terms affordable
housing and subsidized housing. Some affordable units are subsidized so that the
tenants are only paying 30% of their income for rent, others are not subsidized to that
degree, yet the rents are considered affordable based on the area median income level.
Chair Hackert agreed and thanked Ms. Scalise for the clarification.
5. Housing Trust Financial Plan and possible discussion: Ms. Kalinick highlighted material
in the packet including the Trust account balances and the Housing Program five-year
financial plan. Donna Kalinick, Town Administrator Peter Lombardi, and Finance Director
Mimi Bernardo form the Town budget team. They met with Ned Chatelain and
developed the enclosed format for the Housing Program finances and financial forecast.
Ms. Kalinick walked the Trust through the 5 -year plan including projects (expenses) and
the sources of funding going out to FY27. Some of the numbers are estimates, for
example future rental assistance funds. The last category is Community Preservation Act
(CPA) funds revenue and expenses, including the target CPA allocations with the
estimated CPA revenues. Looking at expected CPA housing revenues (30% target
housing allocation) and Housing Trust CPA expenses, in FY24 this would be
approximately $459,000 for CPA housing funds and the anticipated Trust CPA requested
expenses would be $391,000. Ms. Kalinick noted that this doesn't leave a lot of money
for outside organization CPA housing applications. The financial plan is a first pass, and
they are looking for input. Mr. Chatelain pointed out that the end balance is relatively
stable, around $1 million, and that there is not a lot of room for outside applications.
The meeting with the CPC is important to look at this global picture. Mr. Chatelain
thanked Ms. Kalinick and the team for their work on the financial plan. Ms. Kalinick
noted that a part time housing program assistant is included in FY 24 and that the
Millstone Community Housing funding was adjusted from $500,000 from Trust and
$500,000 from CPA to $750,000 from Trust and $250,000 from CPA. Town development
of other properties refers to potential other opportunities for town -led projects. This
land has not been identified although it could be related to the Sea Camps properties.
Outside applications for funding refers to the potential for funding requests now that
the Trust has funding guidelines. The financial plan is a document will be repeatedly
updated based on real information. Ms. Spade -Aguilar stated this is great and asked
about the CPA preservation of SHI homes and the Community Development Block Grant
(CDBG) funds. Ms. Kalinick explained that the Trust has $300,000 in CPA preservation
funds but the additional $200,000 will not be added until the first funds are spent.
Secondly, the agreement Brewster made with the CDBG funds is that Brewster would be
the lead community for one year, then it is a Select Board decision whether to continue
as the lead community. It's been a positive experience and not a huge lift as the
administrator, Bailey Boyd Associates, has been extremely helpful. Internally, Ms.
Kalinick and Ms. Scalise appreciate the lead community opportunities and information
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and will be requesting that Brewster continue as the lead community for the next grant
cycle. Mr. Ruchinskas complimented Ms. Kalinick and Mr. Chatelain on their work and
asked about the Short -Term Rental Revenue (STRR) policy of 50% of estimated revenue
going to the Housing Trust, noting that in many communities the CDP (Community
Development Partnership) is encouraging 100% to affordable housing. Mr. Chatelain
said this is an important question and will become more relevant as the Town gets a
better grasp of what those revenues will be. The Select Board has and will continue to
evaluate the policy. It is not currently in discussion. Ms. Greene asked about the 5%
escalator on the STRR and whether the Trust has ever had grants and donations or if
there is a plan to accept donations. Ms. Kalinick responded that the estimates are based
on last year's financial forecast, when this year's forecasts are complete, the numbers
can be updated. It is very difficult to determine the actual amount of the STRR based on
the information provided by the state. As for grants and donations, this has also been
brought up by Mr. Tobias at past meetings. It is also something in the financial plan for
future possibilities. Ms. Kalinick noted that we have had technical assistance grants such
as for Mass Housing Partnership grant for the Millstone housing property. Ms. Hillis -
Dineen commented about how well thought out and complete the financial plan is and
that it is nice to see the financial growth of the Trust since its inception. Ms. Spade -
Aguilar asked about the sources listed and there was a clarification that CPA and CPC
were the same. Mr. Ruchinskas stated that the CPA calculations would be helpful for the
joint meeting with the CPC. Mr. Tobias also found the presentation helpful. Chair
Hackert asked about potential sources of grants to pursue and if the Trust should
explore sources. Ms. Hillis -Dineen supported the suggestion and has done research for
grants. Ms. Scalise noted that she has done some work looking for possible grants, that
there are grants the Town has received, like the $1.68 million MassWorks grant for
Brewster Woods, and that she has talked with residents about possible donations to the
Trust. This is an area that can continue to be developed and pursued. Chair Hackert said
the financial plan will be tweaked and then discussed at the next Trust meeting. Ms.
Kalinick added that the financial plan will ultimately go to the Select Board as the
financial plan is on the Housing Trust goals and the Select Board Strategic Plan. Ms.
Kalinick noted that before the financial plan was started, she reached out to Mass
Housing Partnership to see if they had a financial proforma for trusts. They did not, but
they did ask the Trust to share any financial plan that was created.
6. Community Preservation Committee (CPC): Chair Hackert communicated with CPC
Chair Ellis who shared two possible dates (November 30 &December 14th) for a joint
meeting with the CPC. Topics for the meeting include projected Housing Trust funding
requests to the CPC, potential annual CPA funding of the Trust, oversight of the
affordable home buy -down program, and the Trust financial plan. Ms. Scalise explained
that the buy -down program currently provides up to $30,000 to help purchase an
affordable, deed restricted home in Brewster. These properties have mostly been
homes already on the Town's Subsidized Housing Inventory (SHI) but still not affordable.
Questions include whether the CPC continues with oversight of the buy -down program
and whether $30,000 is an appropriate buy -down amount. Some towns have a larger
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buy -down amount, like $300,000, to purchase a market rate home and make it
affordable. However, this remains difficult with today's housing costs and mortgage
rates. There is currently $62,500 in the CPC Buy -down account and the Town has
averaged one buy -down a year for the past 5 years. Questions to be addressed include:
What does the Town see as the goal of this program and what is the best way to
facilitate that goal? Mr. Ruchinskas commented that this has been a preservation
program. With interest rates increasing, it is worth considering increasing the amount to
$50,000. The market rate buydown is really a policy question about the reasonable
acceptable use of the funds to purchase one affordable unit. As to oversight, Mr.
Ruchinskas noted that the Housing Coordinator does all the background work for the
approval of homebuyer requests. One consideration is that this is time sensitive, and the
CPC meets twice a month while the Housing Trust meets once a month. Mr. Chatelain
concurs that the buydown program needs a good look. Ms. Greene agrees that more
conversation is needed. Ms. Hillis -Dineen suggested considering an award limit as a
percentage of the home's cost. Chair Hackert requested that at the December meeting
the Trust put together a list of issues regarding the buy -down program. These can then
be brought to the CPC joint meeting. Ms. Kalinick noted that this means a November
meeting date would not work. The Trust should also provide the CPC with the Housing
Trust Guidelines. With these guidelines, there may be funding requests made directly to
the Trust. The current buy -down program is allowing people to purchase current SHI
homes. Even at a $300,000 buy -down, it would still be difficult to purchase market rate
homes at an affordable price. Ms. Spade -Aguilar asked how the buy -down has worked
thus far. Ms. Scalise replied that almost all buy -down homes purchased have already
been affordable homes. The buy -down was needed because of the resale formula the
properties were not actually affordable. Chair Hackert will follow-up with the CPC. Mr.
Ruchinskas cautioned about the buy -down program not dominating the CPC joint
meeting. Ms. Kalinick noted that the CPC is almost out of buy -down funding and the
date for applying for funds is approaching. If CPC buy -down funds were expended, with
the Trust Guidelines, a request could potentially come to the Trust to fund a buy -down.
Mr. Ruchinskas noted the original buy -down CPA funding request came from the CPC.
Chair Hackert stated that a draft letter of support for the Town Administration Housing
Coordinator CPA funding application is in the packet. Ms. Kalinick is preparing and
submitting this application. Mr. Chatelain made a motion to approve the Chair signing
the letter of support with revisions and corrections as noted. Second- Madalyn Hillis -
Dineen. A roll call vote was taken. Donna Kalinick-Yes, Maggie Spade -Aguilar - Yes, Paul
Ruchinskas- Yes, Vanessa Greene - Yes, Madalyn Hillis -Dineen -Yes, Ned Chatelain-Yes,
Chair Hackert-Yes.
7. 212 Yankee Drive update on contract to preserve and rehabilitate affordable property,
including discussion and possible vote on funds for needed expenditures such as a
septic inspection: Paul Ruchinskas recused himself from this discussion because he is on
the Board of Housing Assistance Corporation (HAC). Ms. Kalinick noted that the packet
includes the signed contract with Housing Assistance Corporation (HAC), who is using
The Resource Inc. (TRI) as a subcontractor. An onsite visit was held this week with Ms.
Kalinick, Ms. Scalise, the DPW Director and Foreman, the Building Commissioner, and
multiple members of HAC and TRI. There was a walk-through of the exterior and interior
of the home. The DPW has agreed to do some of the outside work, including a clean-up
and removal of some trees and patio bricks. There is a lot of Town support, as shown
with the DPW involvement, for the Town's housing initiatives. Next steps, TRI will have
their rehab specialists go through the home. After mold testing, they will work on the
scope of the work. The septic system has not been tested in years and needs to be
inspected. Funds are needed for this inspection. The Trust had allocated $10,000 for
insurance, legal, and other expenses. Ms. Kalinick stated it should be clear that the Trust
will be spending funds on the septic. Ms. Scalise shared that the inspection is estimated
to be under $1,000 but there may also be other small items that need to be addressed
without returning to the Trust for funding. The septic inspection needs to be done
before resale and is valid for 2 years. Mr. Chatelain said the inspection should be about
$400. Ms. Kalanick noted the Trust spent about $8,000 on insurance, this leaves about
$2,000 to spend on legal and other miscellaneous items such as this. Ms. Kalinick
requested a reaffirmation vote that allows discretion to perform these smaller
expenses. During the Housing Forum, the Cape Light Contact and The Resource Inc were
both present and were contacted about 212 Yankee Drive, Chair Hackert asked about
authorizing $2,500 in additional funds. Ms. Kalanick agreed that would be helpful. Mr.
Chatelain made a motion to approve an additional $2,500 and the use of these funds
along with the remainder of the original $10,000 allocation to be used for inspections
and other miscellaneous costs to move the project forward. Second- Madalyn Hillis -
Dineen. A roll call vote was taken. Donna Kalinick-Yes, Maggie Spade -Aguilar - Yes,
Vanessa Greene - Yes, Madalyn Hillis -Dineen -Yes, Ned Chatelain-Yes, Chair Hackert-Yes.
Local Comprehensive Plan (LCP) discussion and possible vote of support: Ms. Scalise
shared that housing is one of the key components of the LCP. The housing program
worked collaboratively with the Vision Planning Committee (VPC) on the LCP and on the
Housing Production Plan (HPP) which is included in the LCP appendices. The LCP has
been a several yearlong process with community input, it has been recommended by
the VPC, endorsed by the Select and Planning Boards, and is on the Town Meeting
Warrant for adoption. Materials about the plan are included in the packet. The HPP is
guided by the state and focuses on obtaining the 10% mandate of lowAo-moderate
income housing. Explaining broader scope of the LCP, Ms. Scalise read LCP housing goal
and purposes. The LCP and HPP are side by side documents that complement each other
and will guide the Town's housing program. Ms. Scalise asked if the Trust would like to
make a statement of support for the LCP. Chair Hackert noted the housing focus of the
pIan and the opportunity to express support and then asked if there were any
questions. Ms. Kalinick made a motion: The Housing Trust supports the adoption of the
LCP as approved by the Planning and Select Boards, Mr. Chatelain seconded. A roll call
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vote was taken. Paul Ruchinskas- Yes, Donna Kalinick-Yes, Maggie Spade -Aguilar - Yes,
Vanessa Greene - Yes, Madalyn Hillis -Dineen -Yes, Ned Chatelain-Yes, Chair Hackert-Yes.
8. Housing Coordinator Update: Ms. Scalise highlighted a few items. Several folks
attended the "Housing to Protect Cape Cod" session held earlier in the day. The
September Housing Coordinator report is in the packet along with the monthly CDBG
report. It's encouraging to see the households being aided with new septic systems,
roofs, and childcare assistance. Brewster Woods received the needed building
component and has begun waitlist final documentation for leasing. Donna Kalinick and
Peter Lombardi have been very helpful collaborating with Cape Cod Regional Transit for
a bus stop to begin in January. Ms. Kalinick has worked hard on Brewster Woods,
overseeing the MassWorks grant and continuing to help the project move forward. Ms.
Kalinick shared the excitement on site, including workers cheering, when the second
switchgear truck arrived. The end reward will be the 30 households moving into
permanent housing in January. Chair Hackert thanked Ms. Kalinick for all her efforts to
move Brewster Woods forward and for the cooperation of so many people in the Town.
9. Cape Cod Sea Camps updates: Tim Hackert noted that there are several Sea Camps
items on the Town Meeting warrant. Mr. Ruchinskas said the Pond Committee is waiting
for the consultant to begin work. Ms. Spade -Aguilar shared that the Bay Parcel
committee is also looking forward to the consultant beginning work. The committee has
been working on plans for the pool and the parking lot. Mr. Chatelain added they will be
doing a site visit on Monday about the pool and parking logistics. Ms. Kalinick also noted
there is a Town Meeting article for funding the consultant.
10. For Your Information: Ms. Scalise included flyers for the Lower Cape Housing Institute
which is supported by Brewster CPA funds. A workshop on Zoning for Rural
Communities will be held November 151h. Special Town meeting is November 14th at
bpm at the Stony Brook Elementary School.
11. Any other business not anticipated: Tim Hackert shared that Robert Tobias sent an
interesting article about Cincinnati working to retain rental housing.
12. Approval of Minutes from October 6, 2022: Paul Ruchinskas moved to approve the
minutes of October 6,2022 with technical comments from Chair Hackert. Madalyn Dineen second, 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,
13. Next Meeting: December 1, 2022 at SPM, Virtual
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14. Adjournment: Ned Chatelain moved adjournment at 6:35pm, Paul Ruchinskas 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,
Jill Scalise
Housing Coordinator
Meeting Packet: 11.03.22 BAHT Packet (laserfiche.com)
Approved: January 5, 2023
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