HomeMy Public PortalAbout04.20.23 Housing Partnership Packet1
Housing Coordinator Update March 2023
Jill Scalise
Ongoing Activities/ Projects
1. Community Outreach and Education (Housing Production Plan (HPP) Strategy #14)
Responded to email and phone requests for information and assistance, 63 total requests for housing
information (43) or assistance (20). Open office hours Thursday from 10-noon.
New website, and Housing Office webpage, debuted. Completed Housing Program annual report.
2. Brewster Affordable Housing Trust (BAHT) (HPP assorted strategies, Select Board (SB) Strategic Plan H-1)
Continued work throughout report. Exploring oversight & parameters of affordable buydown program.
3. Community Housing Parcel off Millstone (SB Strategic Plan H-4, HPP Strategies #12 & 16)
Zoning Board of Appeals (ZBA) Comprehensive Permit hearing continued for Preservation of Affordable
Housing (POAH) and Housing Assistance Corporation (HAC). Provided information. Compiled Brewster
affordable housing parking lot use data.
Housing Partnership provided a letter of support to the ZBA regarding Millstone affordable housing.
4. Redevelop Existing Properties for Affordable Housing (HPP Strategy #5)
Serenity at Brewster (55+ rental housing, 27 affordable units): With Asst. Manager Kalinick, met with on-
site manager. Affordable units all leased. Approx. 30 market rate units remain available. Bus working well.
5.Comprehensive Permit Projects (HPP Strategy #16)
Brewster Woods (30 affordable rental units): Fully leased. 30 units restored to SHI. CPC closed out funds.
Habitat for Humanity Red Top Road (2 affordable homes): Amended regulatory agreement approved by
Select Board. Received affirmative fair housing marketing plan for homes.
6. Preservation of Housing and Related Support of Brewster Residents (SB H-3, HPP Strategy #20)
Brewster’s rental assistance program- Met with HAC about program. 6 households have monthly assistance.
Community Development Block Grant (CDBG)- 10 housing rehab projects underway, three large projects.
7. Subsidized Housing Inventory (SHI) (HPP Strategy #21 & 22)
212 Yankee Drive- Mold and infestation remediation complete. Housing Trust approved funds for repair of
septic system. Plumber to test plumbing, heating, and piping systems. This will inform scope of work.
11 Sean Circle- Freddie Mac did septic work, looking to sell. Site visit with HAC to determine status.
14 Yankee Drive- CPC approved $62,500 buydown enabled affordable resale. Documents prepared and
signed. Closing completed and home sold.
8. Housing Production Plan (HPP) (Select Board Strategic Plan Goal H-2)
Reevaluating ADU/ACDU bylaw. Met with Town Planner Idman and Asst. Town Manager Kalinick, Met
with CDP about Brewster residents/ADU Resource Center. Also discussed ADU resources with HAC.
Plan to hold educational session about Local Preference for several boards/ committees in June.
9. Collaboration (HPP Strategy #7)
Met with Harwich Housing Advocate as well as HAC about Brewster’s Housing Program; discussed deed
restriction feasibility study with Community Development Partnership; took part in a Tufts/ MHP study,
including survey & interview, on Housing Trusts; and attended Making the Case call & HOME Consortium.
Upcoming Events:
Brewster Woods Ribbon Cutting Tuesday May 9th, time TBD.
Brewster Regional CDBG Housing Rehab & Childcare Interim Public Hearing May 11th at 11AM, Zoom.
Marketing expected to begin in May for two affordable 3-bedroom Habitat homes on Phoebe Way.
Personnel
Participated in CPC, Housing Partnership, and ZBA meetings. Worked with: Assessor’s, Building, Council
on Aging, Finance, Health, Planning, Public Works, Sea Camps Discovery, Water, and Town
Administration.
Attended training for 30B Procurement Law and new website. Completed state ethics training.
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BREWSTER HOUSING PARTNERSHIP
QUARTERLY PROJECT STATUS REPORT
Developer: Habitat for Humanity of Cape Cod, Inc. Quarter Ending Date: March 31, 2023
Project Title: Red Top Road Community Housing (26 Red Top Road) now known as Phoebe Way
Project Representative Contact Name: Beth Hardy Wade, Director of Land Acquisition & Project Development
Address: 411 Main St., Suite 6A, Yarmouth Port, MA. 02675
Telephone Number: 508-362-3559 x 24 Email: land@habitatcapecod.org
Deeds/Agreements: o Comp Permit: Recorded on 1/24/2022: BK 34849 PG 19. Subdivision Plan: PB 694 PG 44. o Deed recorded: 2/28/2022. BK 34935 PG 265. o Regulatory Agreement: 10/20/2022. BK 35434 PG 166 o RNUF/DHCD/SHI approval: Submitted by Jill Scalise on 5/26/2022. o Deed to Habitat buyer:
Project Status:
Permitting: The Town Clerk stamped ZBA decision and plan have been recorded at the Barnstable
County Registry of Deeds. Land transferred from Mrs. Beth Finch to Habitat. And the
Regulatory Agreement has been recorded with the original delivered to the Planning office.
Update: The Brewster Selectboard recently voted to amend the regulatory agreement to
reflect the change in AMI served from both homes at or below 65% to 1 home at or below
60% and the other at or below 80%. DHCD signatures are pending. On receipt of the
executed document, the amendment will be recorded at the registry.
Infrastructure: 50% Complete: Mrs. Finch’s new septic has been installed and her shed relocated.
Infrastructure work is fully underway with lots cleared and road in. The two Habitat home
foundations are in. Trees have been planted along the western bound as a buffer between
the Habitat homes and neighbor. The home’s addresses, 6 & 12 Phoebe Way, have been
confirmed to GIS by Town Assessor, James Gallagher.
Construction: 0% Complete: If all goes as planned, we will host a late October 2023 wall raising at these
homes.
Fundraising: Habitat was awarded FHLBB $60,000 in FHLBB funding in December 2022.
No further updates, however fundraising continues.
Volunteers: N/A
Homeowners: The Final Marketing plan was recently reviewed by Jill Scalise and subsequently submitted to
DHCD for final approval. We hope to open applications on or about May 1st.
Events/Press: Nothing new to report.
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FY 21 Brewster Regional CDBG Grant
Quarterly Report
For the period ending 3/31/23
Administration & Management
The Brewster Regional CDBG grant is progressing very well. We are on schedule to complete the program
on time and despite challenges, including longer-than-usual material delays and the need to hire and
train a new Rehab Specialist. We are fortunate to have two experienced Rehab Specialists working with
us now and they have adapted their skills to coincide with the more stringent requirements of our
program. The town of Brewster is very responsive to all grant needs and is an exceptional lead
community. The fiscal component of the CDBG grant is functioning very well.
Housing Rehab Program
We have 13 projects in the pipeline: 10 under contract of which: 6 completed and closed out, 3 under
construction with 1 septic installation still underway, complicated by town water hook up due to a
contaminated well, 1 was moved over from FY20 when at the 11th hour severe mold was discovered as the
bathroom was getting a tub to walk-in shower for the elderly homeowner. We have 3 projects out to bid
and loans to close next week (April 17th) and several in the application phase. The breakouts are Brewster
4 projects, Dennis 5 projects and Wellfleet 4 projects. Six households are elderly (2 single females and 2
couples) and 3 are families, one with children under 6. Lead and septics are the big money items this grant
cycle. The 2 of the 3 going out to bid have significant lead hazards that must be addressed: one being a
young family with two children under two years old living in an antique home circa 1740. The other lead
project is owned by a senior. There is lead literally everywhere along with a leaking roof and glass fuses.
Each item is an emergency and left undone would pose seriously hazardous conditions for the homeowner.
Sorting through the intense lead reports and searching for the most economical means to address the issue
has been a monumental task, requiring several visits with the rehab specialist, moderate risk GCs and a
high risk deleader. The third project going out to bid is a mobile home. Everything seems to be outside
the box this grant cycle!
Operations
Our new primary rehab specialist hit the ground running with heroic efforts to make up for lost time. We
are now setting our sights on recruiting more GCs for the program. We had 2 new GCs join in on walk
throughs for the new grant and one is working on getting his own GC license after working as a sub for
several years. Since we are working off a substantial waitlist (with more calls coming in every day),
expanding our GC list is now a priority. We now only have 3 GCs from our pre-Covid roster, so it is time to
search out new talent.
Marketing in the Community
Towns continue to do an excellent job of updating their sites and sharing information. Word of mouth is
by far the most effective and widespread. The COAs are featuring a blurb about the Housing Rehab
Program in each newsletter.
FY21 Program ~ Aftershocks & Inflation.
As if supply disruptions weren’t enough to slow down progress last cycle, this cycle we are grappling with
high costs of everything on Cape Cod and a labor shortage due to the lack of affordable housing for workers
and those that have workers are still super busy. Everything is taking longer to schedule, i.e., permitting,
septic designs & installations, plumbers, electricians, and our high risk deleader is coming from off Cape
and we are using him more and more due to the increased presence of lead in these projects. Prices are
coming in very high, so we are working diligently to enlist other collaborators to leverage funds. For far we
have 5 households that have been referred to Cape Light Compact for heat pumps due to their failed or
non-existent heating situations. Lead paint hazards and septic systems are prevalent in this grant cycle
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and almost every project is hitting their funding capacity and some exceeding. We are struggling to fund
the most critical issues and preventive repair that we used to be able to address (energy efficiency) are
falling off the scope. We have reached out to the Red Cross to enlist their assistance with smokes/CO2s. It
is not much – but every bit helps now.
PERFORMANCE MEASURES - HOUSING REHABILITAION:
# of homeowner units occupied by elderly: 11
# of homeowner units moved from substandard to standard: 10
# of homeowner units made accessible: 3
# of homeowner units brought into compliance with lead safety rules: 5
LEAD PAINT REPORTING
*Applicable Lead Paint Requirement: *Lead Hazard Remediation Action
Housing constructed before 1978 9 Lead safe Work Practices ~ (Hard costs <$5k) 4
Exempt: housing constructed 1978 or later 4 Interim Control or Std Practices ~ (Hard costs $5K -$25K) 3
Otherwise exempt Abatement ~ (Hard costs > $25,000) 2
Exempt: Hard costs <= $5,000
Total 13 Total 9
***as projects come under contract, the performance measures & the lead hazard remediation action will be filled in.
Real Life in Wellfleet: A homebound elderly woman battle health issues, isolation & collapsing floors.
Ø Failed roof – replace roof & gutters; deteriorated siding and trim – replace; replace inefficient doors.
Ø Failed bulkhead and access – bulkhead stairs collapsed causing her primary Homeowner’s Insurer to
cancel her. She currently gets her homeowner’s insurance through the bank that carries her HELOC.
These repairs will allow her to get fully insured again; Barrier removal – steps & railing to access the
driveway, bathroom & kitchen mods to create walk in shower, widened door to bathroom and kitchen
repairs to rotted flooring and counters. Conclusion ~ the building permit was delayed until a septic
inspection could be conducted. Good news here, no septic replacement is needed! The town
conditionally passed the system with a pump & repair, though it will need a new system upon sale of the
home.
Before ~ All kinds of code deficiencies-inside and out.
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After ~ The homeowner’s insurance inspector will be happy to see this repair!
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It should be noted here that we have some of the best humans (GC~Cedar Crest Properties)
working in this program. These kitchen cabinets were infested with mice. Because the project
was hitting the 50K cap, the GC took care of the unwanted intruders as a humanitarian gesture-
no charge. This is one lucky homeowner.
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FY21 Brewster Childcare Subsidy Program
The FY21 Brewster Regional Childcare Subsidy Program has had another successful quarter, with more
applicants joining the program and participating families continuing to bill for their childcare costs. Over the
next quarter, we anticipate that many families will be shifting gears towards summer, a busy season in the
area for local families who are employed in the service sector. We’re prepared to assist those families with the
search for summer childcare and the application process. To date we have received 24 applications and
approved 14, a total of 19 children. We’ve encumbered just shy of 60% of funds so far.
Performance Measures:
New Access: 14
Improved Access: 5
No Longer Substandard: 0
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INTERIM PUBLIC HEARING NOTICE
FY21 BREWSTER REGIONAL CDBG GRANT
Pursuant to Governor Baker’s March 12, 2020 Order Suspending Certain Provisions of the Open
Meeting Law, G.L. c. 30A, §18, and the Governor’s March 15, 2020 Order imposing strict
limitation on the number of people that may gather in one place, this meeting of the Brewster
FY21 Regional CDBG Interim Public Hearing on Thursday, May 11, 2023 at 11 am will be
physically closed to the public and conducted via remote participation to the greatest extent
possible. Specific information and the general guidelines for remote participation by members of
the public and/or parties with a right and/or requirement to attend this meeting can be found on the
grant administrator’s website, at www.baileyboyd.com. No in-person attendance of members of
the public will be permitted, but every effort will be made to ensure that the public can adequately
access the proceedings in real-time, via technological means. To participate and/or comment on
your computer or smartphone, go to https://us02web.zoom.us/j/81787933564 or call 309-205-
3325, when prompted enter meeting id# 817 8793 3564. The housing rehab and childcare subsidy
programs will be discussed. Residents from Brewster, Dennis and Wellfleet are welcome and will
be heard. For additional information contact Cassie Boyd Marsh, Grant Administrator, at 508-
430-4499 x1 or email cboyd@baileyboyd.com
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Brewster Housing Partnership
Minutes of the February 16, 2023 virtual meeting
_______________________________________
Members Present: Chair Diane Pansire, Jillian Douglass, Vanessa Greene; Stephen Seaver, Ralph
Marotti,
Guests Present: Presenters David Quinn of HAC, Vitalia Shklovsky of POAH, Select Board
Liaison Cynthia Bingham, Assistant Town Administrator Donna Kalinick
Chair Pansire read the meeting participation statement and declared a quorum present. She
called the meeting to order at 6:00pm with a roll call vote. Call to order: Vanessa Greene – yes;
Stephen Seaver -yes; Jillian Douglass – yes; Ralph Marotti – yes; Chair Diane Pansire – yes.
Assistant Town Administrator informed the Partnership that the Brewster Community
Preservation Committee received the 4 letters from the Partnership and voted as follows:
1. Friends Or Relatives With Autism And Related Disabilities, Phase 2 (FORWARD2) =
$120,000 towards the 8 units in Dennis Hokum Rock Road for Special Needs populations
2. Housing Assistance Corps (HAC) - $50,000 towards 14 units in Orleans at 107 Main St.
3. Preservation of Affordable Housing (POAH) and Community Development Partners
(CDP) =$50,000 towards 46 units at Juniper Hill (Lawrence St.)
Presentation - ZBA Comp. Permit 23-04- Town’s Project off Millstone Road –
Chair Pansire recognized David Quinn, Director of Housing Development for Housing
Assistance Corporation of Hyannis, who introduced the Project and Team.
The site is just over 16 acres. This is the 9th Project that HAC & POAH have partnered to
develop on Cape Cod. Both entities are Private Non-Profit Corporations. This is a Low Income
Housing Tax Credit (LIHTC) Project, which requires specialized expertise and multiple State
approvals, as well as the local reviews, comments and approvals. The project Team includes:
Union Studio, an architectural and community design firm based in Boston
Horsley Witten Group, an environmental engineering firm based in Sandwich
Peter Freeman of Freeman Law Group, LLC, a land use attorney based in Hyannis, who
specializes in LIHTC financing and management.
Mr. Quinn introduced Vita Shklovsky of Preservation of Affordable Housing and she
explained that POAH is based in Boston with regional offices in Chicago and DC. POAH owns,
operates and manages over 1,200 apartments throughout the Midwestern and Mid-Atlantic US. In
addition to developing and constructing Affordable housing, POAH has an internal management
company that manages POAH-developed properties and specializes in preserving distressed
private properties to maintain their on-going financial viability as Affordable neighborhoods
Ms. Shklovsky gave a PowerPoint presentation of the goals of the Brewster project. In
accordance with the Town’s criteria, this project will produce 45 apartments all of which will be
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affordable to households with incomes of 80% or less of Area Median Income (AMI).
Affordability mix will accommodate eligible households with incomes ranging from very low
income households (30% AMI)up to moderate-income households (80% AMI) and all units will
count towards the Town’s year-round Subsidized Housing Inventory (SHI). The mix will be a as
follows:
Unit Size 30% AMI 60% AMI 80% AMI Total
1 Bed 10 5 15
2-Bed 4 16 5 25
3-Bed 4 1 5
8 27 10 45
Representative monthly rents based on current AMIs would indicate ranges as follows:
1-Bed $591 to $1,739
2-Bed $821 to $1,957
3-Bed $1,252 to $2,153
Rents will be adjusted annually to meet future HUD and DHCD restrictions at occupancy.
Because the 16 + acre site has never been undeveloped and is in a natural forested state,
the design disturbs as little tree vegetation and surface soil as possible, and preserves 72% of the
site in Open Space by establishing a “village-concept” grouping, with all construction concentrated
in the Northern “point” of the V-shaped property. A majority of the wings of the V-Shape will
remain undisturbed. There are 11 buildings surrounding a communal treed “green space”. 9 of the
buildings are 2-story Town-Houses of 2 to 4 apartments each. 1 building is a larger 2-story multi-
family apartment building, housing 13 apartments. The center 1-story building is a community
building, with an on-site management office, communal laundry and meeting space. All buildings
will incorporate traditional Cape Cod architecture, maximizing environmental sustainability
concepts. Construction will incorporate greater-than-code Energy Efficiency, seeking all-electric
“Passive House” certification, with solar-ready capacity. There will be an elevator in the 2-story
multi-unit “Manor House”. All utilities will be under ground. The neighborhood will be serviced
by a looped system off the public water supply, with 5 hydrants. Septic waste will be managed by
a pumped secondary treatment Alternative Innovation (AI) system, with leaching fields to the west
of the buildings providing additional above grade open space as a grassed field with future
recreation capacity. Landscaping will incorporate low-maintenance plant varieties and there will
be no landscape irrigation. Stormwater bio-retention and slopes will accommodate 100% of
estimated 100-year stormwater flows on-site.
75 formal off-road parking spaces are proposed, 5 of which will meet ADA standards. This
is a ratio of 1.6 parking spaces to each apartment. An internal walkway will connect to Millstone
Road. Internal drives will accommodate the Brewster Fire Department’s ladder engine radius.
The Zoning Board of Appeals has held one initial meeting on this project and hearings
continue to accept public input. A waiver for building set-backs is being requested from the upper
southern lot line to allow for minor encroachment into the required vegetative buffer, at a point
where the neighboring parcel provides deeded green open space.
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Vice Chair Douglass expressed excitement about a design that has been so thoroughly
vetted. She stated that while working for POAH she found the design, construction and layout of
POAH’s local properties to be very comfortable for residents. She added that she has been referring
to this project as Brewster Ridge and asked that the project be named as soon as possible.
Ralph Marotti asked about the solar panels. Mr. Quinn noted the buildings are solar-ready.
Ms Shklovsky indicated that solar is planned, even if it must be phased. Mr, Marotti asked about
exterior lighting. Mr. Quinn noted that HAC/POAH standardly seeks Night Sky Compliance to
minimize night glow. Mr. Marotti asked if the 1.6 parking ratio meets visitor parking needs. Ms
Shklovsky added that this standard has been successful at other POAH properties, but that this will
be further addressed by the ZBA.
Ms Kalinick, speaking as a member of the Brewster Affordable Housing Trust stated that
POAH and HAC’s proposal met or exceeded all of the Trust criteria and that Team professionals
have been very accommodating of flexible design suggestions. She noted that the development
includes Electric Heat pumps and will have solar if financially feasible.
Vice Chair Douglass noted that if anyone wanted to see a similar development, they could
visit Melpet Farm on Route 134 in Dennis
Chair Pansire sated that she also was excited about the design and feel. She asked about
accoustical insulation to reduce sound between multi-family units. Ms. Shklovsky noted that she
will bring that recommendation back. Chair Pansire asked about future development potential
within the open space areas. Assistant Administrator Kalinick explained that the current
development agreement does not permit for future construction. It was noted that there is a propane
back-up generator for the pumped septic system which will have excess capacity to electrify the
community building’s office during a power failure.
Rents will not exceed 30% of the household’s monthly income and include a utility
allowance as a discount toward rents for each household, based on the utilities that are not provided
by the landlord. It is currently anticipated that renters will receive an allowance for heat and hot
water, but will be individually responsible for separate accounts for unit electric, phone and cable.
Mr, Marotti moved that the Housing Partnership vote to endorse HAC/POAH’s
Local Comprehensive MGL 40B Permit application for 45 units of Affordable Housing on
the 16-acre Town parcel located off Millstone Road and encourage the Brewster Zoning Board
of Appeals to approve the development. Ms. Douglass seconded the motion. The roll call vote was
Marotti – yes; Greene – yes; Douglass- yes; Pansire – yes; Seaver- abstain. (Letter to be drafted
by Douglass and relayed to Town by 3/10/23)
Housing Updates – Donna Kalinick = “lots of inquiries”. “Gotten pretty bad out there”.
Residents are moving into Brewster Woods. CCRTA will provide a bus shelter at Frederick
Court to serve the neighborhoods on Brewster Road. Brewster has applied for a regional grant of
$ 1.7 million in CDBG funds. Brewster will serve as the lead community (Dennis & Wellfleet are
our co-applicants). Current year’s CDBG Grant is 75% expended. The Housing Trust Rental
Assistance Program has 6 participants, currently and rent assistance has been increased to up to
120% of fair market rents.
212 Yankee Drive- mold remediation and demolition have been completed. DPW assisted with
clean-up and yard work. Vice Chair Douglass thanked Ms. Kalinick for stepping-up during Ms.
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Scalise’s leave and commended her administrative work as the lead Town for CDBG and CCRTA
bus stop initiatives.
Chair Pansire asked if an ADU could be built on a LIP or HOP ownership home? Assistant
Kalinick says this has not been considered, but should be reviewed as a future zoning topic. Vice
Chair Douglass suggested that the Town consider creating a program that would bring revolving
low interest loans and financing to income-eligible property owners seeking to create deed-
restricted Affordable ADUs on their Brewster properties, regardless of their LIP or HOP status.
2022 Annual Report – Mr. Marotti thanked the Chair. Vice Chair Douglass moved acceptance
of the Annual Report. Ms. Douglass seconded the motion. The roll call vote was Marotti –
yes; Greene – yes; Douglass- yes; Pansire – yes; Seaver- abstain.
Meeting Format – Starting March 1, 2023, new procedures will require a quorum of members to
to be present live for meeting. Whoever chairs the meeting must be present live. Hybrid for public
attendance Members must attend a minimum of 50% of all meetings in-person. Next meeting is
scheduled for 3/16/23. 4 members will need to attend live at the Brewster Town Hall.
FYI – CDP Trainings will be available by recording on the CDP web site.
Local Preference – Ms. Kalinick provided statistics related to applicants for occupancy via new
lotteries. Data comes from lottery applications (current addresses). She concludes 80% of
applicants for Brewster Woods and Serenity had On-Cape addresses. It was noted that it would be
helpful to have the number and origin of all applicants and the bedroom sizes sought. It was noted
there are already wait lists for Brewster Woods units.
Cindy Bingham requested that Ms. Kalinick share her statistics with the Select Board, She
confirmed she intends to share with Planning Board, Select Board, Trust Board and Zoning Board
of Appeals.
Ms Greene asked is there are any current statistics related to displaced Brewster residents seeking
local preference to return to Brewster. Ms. Kalinick said no. Ms, Douglass suggested that the
Partnership could request (redacted) Housing Authority wait list data related to numbers for each
size of unit.
Minutes – October 20, 2022. Douglass moved approval of the October 20, 2022 minutes.
Greene seconded. Douglass – yes; Greene- yes; Marotti -yes; Pansire – yes. Seaver -abstain.
Minutes of January 19, 2022. Marotti moved approval; Greene seconded. Marotti - yes;
Greene= yes; Douglass – yes; Pansire – yes; Seaver -abstain.
Next meeting is scheduled for March 16, 2023
Adjournment - Marotti moved adjournment. Douglass seconded. Marotti - yes; Greene=
yes; doulas – yes; Pansire – yes; Seaver -abstain.
Respectfully submitted,
Jillian Douglass, Vice Chair BHP
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