HomeMy Public PortalAboutAffordable Housing Trust -- 2023-04-06 MinutesBrewster Housing Trust
April 6, 2023, S:OOpm Meeting
Housing Trust Members Present: Donna Kalinick, Tim Hackert, Vanessa Greene, Ned Chatelain,
Paul Ruchinskas, Madalyn Hillis -Dineen, Maggie Spade -Aguilar
Others Present: Jill Scalise, Housing Coordinator; Robert Tobias, Finance Committee Liaison
1. Call to Order: Chair Hackert called the meeting to order at S:OOpm, read the required
notice, and declared a quorum.
2. Citizen's Forum: Chair Hackert read the Citizen's Forum description and recognized
Glenn Casey online. Mr. Casey, 288 Fletcher Lane, noted a typo on the date of the draft
Trust Letter of Support and noted the requirement of a yearly public hearing for
Community Preservation Committee (CPC) funding. He also commented on CPC regional
funding and funding of the Brewster Affordable Housing Trust.
3. Millstone Affordable Housing Property update: Ms. Scalise shared a history and
overview of the Millstone Affordable Housing process from Town Meeting vote in 2005
through the current Zoning Board of Appeals (ZBA) comprehensive permit hearing and
potential next steps. Chair Hackert thanked Ms. Scalise and asked when the next ZBA
hearing will be. The next ZBA meeting is on Tuesday April 13th at 7PM.
4. 212 Yankee Drive project update, discussion, and vote to expend funds on septic
repairs: Ms. Kalinick stated that the remediation work is complete including testing of
the mold levels in the home. After meeting with TRI and rehab specialist, the next step is
to bring in a plumber to determine leaks and repairs in the plumbing system and boiler.
The Brewster Affordable Housing Trust, an entity of the Town of Brewster and not a
private Trust, had authorized funding for the remediation and miscellaneous items. By
hiring a plumber to check the functioning of the plumbing system, a more accurate and
limited scope of work can be provided. The plumber identified and repaired the leaks
and the gas inspector made sure everything was working. The next step, possibly today,
is to turn the gas on and determine if the boiler is working. The next step will be to do
the same thing with an electrician for the electrical system. This is small change, smart
money, for example about $2,000 for the plumber, so when the IFB (Invitation for Bids)
goes out, the general contractor will know exactly what needs to be done. This makes
for a straightforward job. There is funding still available for the electrical inspection. As
for the septic repairs funding allocated last meeting, we entered into a contract with Joe
Marten of AccuSepcheck for the repairs. The work will be scheduled shortly. It's exciting
to see the work progressing. After completion the home will go through a lottery for
affordable resale. It is hoped the IFB will go out by early May, with construction over
the summer. Breaking out the remediation will save the Trust money in the long run.
Hopefully all will be set by the first day of school. Mr. Chatelain asked if Ms. Kalinick
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meant residents in the home by the first day of school. Ms. Kalinick replied that it is a
goal or a dream. If the actual work has no obstructions and could hopefully be done in
4-6 weeks. There is also 60 -day lottery process to be timed with going out to bid,
awarding the contract, having the work done, and starting the clock on the lottery
process. Chair Hackert asked if the marketing could start when the work is scheduled.
Ms. Scalise stated that there will be discussions with the lottery agent to make the
process as seamless as possible. We need to make sure that the work is complete for
the timing of the lottery. Seeing what's been done on the home thus far, working with
HAC and TRI has been a helpful, a good decision. Breaking out the septic and
remediation have been key in streamlining the process and getting the best price. Ms.
Spade -Aguilar asked about the IFB process. Ms. Kalinick said an IFB is like a Request for
Quotes (RFQ) where the Town must take the lowest bidder. But the bidder must meet
the criteria, they have to have references for similar jobs, have OSHA certifications, and
meet the prevailing wage law requirements. The home has 3 bedrooms and 2 baths.
HAC is the lottery agent. Mr. Ruchinskas commented that most prospective buyers
would like to see close to finished product before deciding whether to purchase.
5. Discussion of BAHT oversight of Buydown Program and possible vote on CPC funding
request: Ms. Scalise shared that last week 14 Yankee Drive sold with buydown funds
and that emptied the buydown account. A woman who grew up in Brewster was able to
purchase the home. Based on the discussions of the Trust and CPC, parameters of a
proposed buydown program are included in the meeting packet for discussion. The
limit is proposed at $50,000, an increase over the current $30,000. Last time $62,500
was needed to make the home affordable. Consistent with the Housing Trust bylaw, any
funds over $50,000 would require approval of both the Trust and the Select Board.
Eligibility would be for up to 80% AMI and an affordable deed restriction on the
property would be required. The program is targeted for affordable homes that are on
the Town's SHI yet unaffordable when being resold. A $300,000 CPC request for funding
is up for consideration, the goal is to have a CPC grant application for the CPC July 11
deadline. Mr. Chatelain is supportive and thanked Ms. Scalise for the proposal based on
previous discussions. Mr. Ruchinskas asked why the last buydown would have needed
approximately $70,000 to get it to an affordable resale price at 70%AMI. Ms. Scalise
explained that the last home resale had a $3000 monthly HOA fee which impacted the
affordable resale price. Also, with the current resale procedure, the buydown is
incorporated into the resale formula and the future home resale price will reflect the
lower, buydown reduced, price. With this procedure, the buydown grant is forgiven at
resale provided the owner is in compliance with the deed restriction. Mr. Ruchinskas is
concerned about the $300,000 funding, if at one buydown per year, stretching the
program out over 5 to 6 years. This would also impact a site acquisition funding request
to the CPC. Ms. Spade -Aguilar is supportive of the buydown program and asked about
the process if repairs need to be made. Ms. Scalise replied that the purchaser gets a
home inspection before purchase. This inspection can identify repairs that need to be
completed. The Town does not have responsibility for determining the needed repairs.
Ms. Kalinick noted the buydown money the CPC had that the awards were generally
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$25,000- $30,000. Ms. Kalinick believes the Trust could lower the request to $250,000
but wouldn't want to go lower. The Town is seeing some turnover of affordable homes.
The $250,000 would likely last 3-5 years. Chair Hackert noted the uncertainty of how
many homes will need assistance. Ms. Scalise noted the Town has had two buydowns in
the past 9 months, with interest rates rising there is a greater need. $250,000 would
work, $300,000 was only a discussion starting point. Madalyn Hillis -Dineen moved to
approve the filing of a $250,000 application to CPC for funding the buydown program in
accordance with the parameters of the program that are in the packet, with technical
correction noted today. Second by Ned Chatelain. Unanimously approved. Donna
Kalinick-Yes, Vanessa Greene - Yes, Paul Ruchinskas-Yes, Ned Chatelain-Yes, Madalyn
Hillis -Dineen -Yes, Maggie Spade -Aguilar — Yes, Chair Hackert-Yes.
6. Discussion of annual funding request to CPC for site acquisition for affordable housing
and possible vote: Mr. Ruchinskas, CPC representative, believes it is worth bringing a
$250,000 request to the CPC for site acquisition for affordable housing purposes. Seeing
how long it takes to move through the process, the Trust needs to start looking at what
our next site might be. While the Trust has $1-1.2 million projected funds at the end of
the year, we don't know what the POAH/HAC ask will be for the Millstone development.
Provincetown committed 3 million to their 65 -unit rental development project.
Contributions by towns are.in the $1-2 million range for most affordable developments.
For site acquisition, you need to plan on a substantial sum. Ms. Kalinick expressed a
concern for asking at the July 15t application round. Assuming the POAH/HAC receive
their comprehensive permit for the Millstone project, their next step will be to start the
funding application process. We believe they would be putting in an application for
November Town Meeting. Ms. Kalinick would prefer to wait and put in an application in
the May 2024 Town Meeting. Ms. Scalise has done an analysis of the rental assistance
program and doesn't believe that we will need more funding in May. Therefore, the only
housing funding we would be looking at for the December 1 application deadline would
be for the Housing Coordinator. Ms. Kalinick worries about asking for too much but
agrees with Mr. Ruchinskas that there is a dire housing situation on Cape. Brewster is
losing people, businesses are unable to stay open, there is a severe lack of available safe
and affordable housing. Ms. Kalinick thinks the Trust needs to discuss this and come to a
decision. This would be a separate application from the buydown application. Mr.
Chatelain appreciates that the Trust is being more assertive with our process and trying
to get ahead of the ball. The Trust should be as forward thinking as possible. However,
Mr. Chatelain is apprehensive about the lack of specific projects and would like to know
the CPC thoughts. Next year consider the Trust could look at an RFP for land or other
things in the HPP and identify specific properties. Mr. Ruchinskas noted that the CPC did
provide Habitat with an award for $600,000 prior to Paul Hush Way being identified and
developed. This is a precedent the CPC has supported funding for site acquisition. Mr.
Ruchinskas will bring this concept to the CPC. Completing a CPC funding application
would be putting an additional burden on the Housing Coordinator. In worse case, the
application could be withdrawn and held for the next application cycle. Ms. Kalinick
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wasn't suggesting that putting together the application would be a deterrent and
believes there is expertise on the Trust that could help with an application. The
estimated short term rental revenue listed at $400,000 in the 5 -year Trust financial plan
has been increased after going through the budget process. If approved, the Trust will
receive $500,000. It's possible to work on dual tracks while the Trust waits for the
Millstone comprehensive permit process to finish. Ms. Spade -Aguilar asked about the
possibility of doing a town owned land inventory or general inventory of Brewster
properties that might be available for purchase. Rather than asking for money right
now, the Trust could hire someone to do an inventory/ exploration to see what is out
there. Mr. Ruchinskas believed there is little town owned land. Ms. Kalinick responded
that in the 2005 Town Meeting vote, there were other parcels dedicated to consider for
housing. None are as big as the Millstone parcel. There are several smaller lots that
could be put together for building single family homes. The Trust has money available
that the Trust could do this if the Trust desired. Ms. Scalise noted that some time has
been spent going through some Town -owned properties. The Trust has certain priorities
for this year and there is only so much that can be done. One of the hopes is that as the
Town hires a Housing program assistant, there will be more time and opportunity to do
some of these areas. What is the trust looking for? To develop rental properties, home
ownership? Mr. Ruchinskas noted that part of the challenge is that you never know
what might be coming onto the market. By having the funds available, you are ready
when an opportunity arises. Mr. Ruchinskas would be looking for something along the
lines of the Millstone property, 30- 50 apartments. Mr. Tobias wondered if the Brewster
Conservation Trust (BCT) is looking at properties and, if so, it might be a good
partnership opportunity. Chair Hackert had a preliminary discussion with BCT about
working together. BCT has looked at possible sites. Chair Hackert would be willing to talk
with BCT in more detail and asked if the May meeting would be in time. Ms. Kalinick
noted that that would be 2 months to put together the application and asked for Ms.
Scalise's thoughts. Ms. Scalise welcomed Trust assistance in putting together CPC
applications. Ms. Kalinick noted that it takes about a month for her to put together the
CPC Housing Coordinator application. Chair Hackert offered to help. The Trust will bring
this back for discussion next month. Mr. Chatelain added that May 20th is the Sea Camps
first public information session. This encompasses over 120 acres of Brewster Town -
owned land. Ms. Hillis -Dineen said that an idea was brought to her attention about the
possible purchase of cottages for use as ADUs. It will be beneficial to put this decision
off for at least month and gain more information. Chair Hackert and Mr. Chatelain noted
that there will be a lot of information at the May 20th Sea Camps session and that a goal
is to receive input and ideas back from Town residents. Chair Hackert summarized that
the Trust will defer the discussion of the CPC site acquisition funding request to next
month and discuss in the context of CPC input, BCT conversation, and status of
Millstone.
7. Discussion and possible vote on letter(s) of support for CPC regional housing requests
Mr. Ruchinskas explained that the CPC received 4 Housing applications, 3 for projects
outside of Brewster. In response to Mr. Casey's public comment, Mr. Ruchinskas
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clarified that support of regional projects is in the original language of the CPC act. The
Vineyard has also been doing regional projects for a while. The CPC had thoughtful
discussions about each of the funding requests and whether the CPC should be funding
projects outside of the Town and balancing that with the desperate need for affordable
housing on the Cape. The Finance Committee also had conversations about local
preference and the benefit to Brewster residents. Now almost every town on the Lower
Cape has an affordable housing program at some point of development. The support for
special needs housing is stronger than for general affordable housing. Even without local
preference, folks are interconnected, they may live in Eastham and work in Brewster.
This is a conversation worth considering. Mr. Ruchinskas has been impressed by the
thoughtfulness of discussions at CPC, Finance Committee and Select Board. Mr.
Ruchinskas recused himself at this point, and did not discuss the topic or vote, because
he is a board member of two of the applicants: Community Development Partnership
(CDP) and Housing Assistance Corporation (HAC). Mr. Chatelain is supportive of all the
projects and hopes that the other towns will also support the Brewster Millstone
development. All share the benefits of a diverse community and the employees and
assets of our regional community. Ms. Kalinick pointed out that in the CPC 5 -year plan,
which received public input, they specifically looked at regional CPC requests. The CPC is
working from a plan that they have in place and received community input for, as is the
Trust. Looking at the updated HPP, implementation strategy #7 directly addresses this
question. Town committees go through planning processes to get community and
stakeholder input. The CPC does hold a public hearing annually, does a lot of outreach
around it, and people come who have funding requests in the coming year and beyond,
attend and provide input to the CPC. Mr. Chatelain added that the CPC goes beyond
statutory requirements and is incredibly communicative and responsive as
demonstrated in Chair Ellis' presentations on the CPC funding requests. Ms. Hillis -
Dineen commented that it is a regional problem and needs a regional solution. Ms.
Spade -Aguilar agreed and is all for working with other towns. Brewster residents go to
other towns and benefit from the resources of other towns that enrich our lives. Chair
Hackert noted that 40% of Cape Cod workers live over the bridge. This is a regional
issue. Ms. Hillis -Dineen made a motion to issue the drafted letter of support with
technical changes including the corrected date. Mr. Chatelain second. Unanimously
approved. Donna Kalinick-Yes, Vanessa Greene - Yes, Ned Chatelain-Yes, Madalyn Hillis -
Dineen -Yes, Maggie Spade-Aguilar—Yes, Chair Hackert-Yes. After the vote, Mr.
Ruchinskas returned to the meeting.
8. Housing Coordinator update: The January/February Housing Update is included in the
packet. Ms. Scalise thanked Ms. Kalinick for the excellent job covering the housing
program with competence and compassion while Ms. Scalise was on 6 weeks of medical
leave. Brewster Woods opened and is fully leased. A Brewster Woods resident came up
to Ms. Scalise to share her family's gratitude to be back in Brewster after 5 years away
because of housing issues. The Town has applied for a FY22/23 $1.7 million regional
CDBG grant. The housing rehab stories are powerful, the program helps people remain
in their homes and be safe. The Town involvement has been a team effort of the
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Finance Department, Administration and Select Board. The Brewster Rental Assistance
Program is currently providing monthly rental assistance for 6 households. Housing
Assistance Corporation is managing the program. The current contract runs through
2023. The Trust will need to decide whether to put out an RFQ to continue the program.
There is still funding available, and this will be an agenda item for the May Trust
meeting.
9. Cape Cod Sea Camps updates, including viewing Pond Parcel Video: The May 20th Sea
Camps Community Forum will be held in the afternoon. The Trust watched the Pond
Parcel video. The video is posted on the website and available to view. Chair Hackert
reported the Pond Parcel Committee had a due diligence report. This information will be
available at the forum. Short term uses like guided walking groups and kayaking
programming continue at the Pond Parcel. Ms. Kalinick and Mr. Chatelain noted that
they are looking forward to getting public input at the May 20th forum. Ms. Spade -
Aguilar added that the Bay Parcel Committee is having a site visit and that the initial
presentation on site conditions was really interesting. Mr. Tobias asked if there is a
remote way to participate on May 20th. There is not. Ms. Kalinick shared that it was
important for the first forum to be held in person. The consultant is planning to have
other opportunities like surveys for folks who cannot attend in person to provide input.
10. Status of Housing Trust appointments: Housing Trust appointments end at the end of
June. Ms. Greene, Ms. Hillis -Dineen, and Mr. Ruchinskas' terms will end. Chair Hackert
asked for folks to update their plans at the next meeting. Ms. Hillis -Dineen will not be
continuing on the Trust and has brought up the open position to the Planning Board.
Ms. Scalise also reminded the Trust of the state ethics training requirement.
11. For Your Information: Ms. Scalise highlighted the Town Forum for Town Meeting on
Tuesday April 18th at 613M at Town Hall or remote. Town Meeting is on Monday May 1St
at 613M at Stony Brook Elementary School. There is a Lower Cape Peer Group on
Thursday April 13th from 3-4:30PM. Ms. Kalinick noted that the Town launched a new
website. Folks can now sign up for specific emails for agendas and minutes for different
boards and committees. Chair Hackert noted that last month the Trust talked about the
transfer tax legislation. A presentation can be arranged that would include the Select
Board and take place at a future date. Secondly, the Cape Cod Chronicle had an article
today that the Chatham Select Board issued a letter of support for the year-round deed
restriction legislation. Ms. Kalinick added that when the Trust has the joint meeting with
the Select Board about the transfer tax, it is likely that the year-round deed restriction
legislation will also be discussed. There are questions about how year-round deed
restrictions would function, how they would be funded, and whether you would need a
separate Housing Trust. Mr. Ruchinskas noted that Senator Cyr said part of the issue
they are struggling with the transfer tax is that they passed legislation for the room
rental tax but many municipalities aren't using the funds for wastewater of affordable
housing. There may be a connection with the transfer legislation and town
requirements. Discussion will continue about these topics as a future agenda item.
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12. Any other business not anticipated: None
13. Approval of Minutes from March 2, 2023: Donna Kalinick moved to approve the March
2, 2023 minutes with technical edits from Chair Hackert. Ned Chatelain seconded. A
vote was taken. Approved. Donna Kalinick-Yes, Vanessa Greene - Yes, Paul Ruchinskas-
Yes, Ned Chatelain-Yes, Maggie Spade -Aguilar- Abstain, Madalyn Hillis Dineen- Yes,
Chair Hackert-Yes.
14. Next Meeting: May 4, 2023 at 5PM
15. Adjournment: Ned Chatelain moved adjournment at 6:50 PM, Maggie Spade -Aguilar
seconded. A vote was taken. Unanimously approved. Donna Kalinick-Yes, Vanessa
Greene - Yes, Paul Ruchinskas-Yes, Ned Chatelain-Yes, Maggie Spade -Aguilar- Yes,
Madalyn Hillis Dineen- Yes, Chair Hackert-Yes.
Respectfully Submitted,
Jill Scalise, Housing Coordinator
Meeting Packet: 04.03.2023 BAHT Packet (brewster-ma.�,ov
Approved: May 11, 2023
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