HomeMy Public PortalAbout06.15.2023 Housing Partnership Packet1
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Local Comprehensive Plan
Housing Building Block
and Housing Goal
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Housing
Background and Current Status
The cost and availability of housing in Brewster was identified as the largest single challenge at the June 2017 Vision Planning Workshops, with
an emphasis on how the lack of affordable housing impacts young families. Workshop participants saw housing as key to allowing young families
to stay in Brewster, maintaining the diverse community that residents value, and providing the workforce that the local economy needs.
“Affordable Housing” is a term defined under state and federal law and policy meaning housing affordable to low- and moderate-income
households, i.e., households earning no more than 80% of the area median income (AMI) for the county. In contrast, “attainable” or “workforce”
housing is not a formally defined term. It refers to housing affordable for households whose incomes are too high for “affordable housing” but are
priced out of the market i.e., households earning between 80-120% AMI. In either case, households should not be required to spend more than
30% of their income on housing costs.
Affordable housing identified by workshop participants as the biggest challenge facing the Town. While those with the lowest incomes face the
greatest housing need and challenges, the cost and availability of housing, both for year-round rentals and ownership opportunities, is an issue as
well for many households who do not qualify for affordable housing, making it challenging for both younger families and older residents to remain
in town.
Brewster, like the rest of the Cape, is facing housing issues that are common to a number of resort, tourist-based areas throughout the country that
have a significant percentage of seasonally-used housing stock (44% in Brewster). These areas all have high housing costs, in part because the
average income of second homeowners is greater than that of year-round residents, which can drive up the cost of housing. Brewster’s housing
stock primarily consists of detached single-family homes (75%). Brewster has twice the percentage of residential condominium units (11%) than
in Barnstable County towns on average (ACS 5-Year Estimates, 2016-2020). Environmental and infrastructure factors also contribute to the higher
cost of housing in Brewster. According to the Cape Cod Commission, one of the affordable housing challenges is the gap between the Cape’s
comparatively low wages and high housing costs. While wages have remained relatively stagnant, housing costs have risen dramatically.
Brewster’s housing problem is also exacerbated by its aging population, with few young people and limited local workers.
As for affordable housing, the town has 327 units or 6.8% counted as affordable and needs to add 153 affordable units to meet the 10% goal. The
10% metric, however, understates the range of housing needs that exists in town. Currently, 260 of the affordable units are rental units. In 2021,
31% of all rental units in Brewster were deed restricted affordable housing units. This is reflected in the median Brewster rent of $1,097, which
was artificially depressed by the percentage of subsidized housing. The median rent in 2021 was $1,340, a 22% increase in 2 years.
A challenging housing situation has worsened dramatically since 2017. Intensified with changes associated by the COVID pandemic, the cost of
housing has increased along with a sharp decrease in the number of properties for sale. Additionally, there has been a reduction in the number of
homes used for year-round rentals. In 2022, the median sales price of a single-family home in Brewster was $775,000, an increase of 44% over
$540,000 in 2020, and an 99 % increase from the original Housing Summary statistic of $389,750 in 2015. The affordability gap has also grown
tremendously. The 2022 HUD-defined Barnstable County Area Median Family Income ($115,600) could affordably purchase a home, with
current tax and mortgage rates, at a maximum of $420,579. 85% of Brewster year-round households own their own homes, 31% of which are
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housing-cost burdened (paying over 30% of their income on housing), while 64% of Brewster year-round rental households are housing cost
burdened.
Recent Actions by the Town
Over the past six years, a clear pattern has emerged in Brewster’s housing response. Town support has resulted in a number of housing initiatives
and their corresponding Community Preservation Act (CPA), budget, and free cash funding. Creative collaboration, supportive teamwork, and
resident involvement have exponentially increased the Town’s efforts. Many of the strategies identified in the Town’s 2017 Housing Production
Plan (HPP) have been implemented. In 2017, the Town hired a part-time housing coordinator with CPA funds to coordinate the remaining
strategies identified in that Plan. The Town then created a Municipal Affordable Housing Trust, supported with CPA funds and free cash
allocations. In 2021, the Select Board adopted a policy to allocate 50% of the forecasted new short-term rental revenue to the Housing Trust. In
2017, Ocean Edge Resort received a special permit to create seasonal workforce housing on their property.
In 2018, Town Meeting amended the zoning bylaw with new Accessory Dwelling Unit (ADU) provisions. ADUs are a way to utilize current
infrastructure, assist homeowners, and create environmentally friendly housing. Approximately 16 accessory residential units, which includes
ADUs, have been permitted since 2018.
The Town has initiatives to both preserve housing and support housing without new construction. In 2021, along with Dennis and Wellfleet,
Brewster was part of a $1.3-million-dollar regional Housing Rehabilitation and Childcare Community Development Block Grant (CDBG). As the
lead community, Brewster was awarded another $1.3-million-dollar regional CDBG grant to continue the program in 2022. In response to the high
price of rental housing and impact of COVID pandemic on workers, the Housing Trust created a rental assistance program funded with a CPA
grant and managed by Housing Assistance Corporation. The Town also continues to operate an affordable home ownership buydown program
funded through the CPA.
Partnerships with non-profit organizations and effectively using Chapter 40B Comprehensive Permits were additional strategies in the HPP. In
2018, the Town used CPA funds to purchase an access parcel and officially designated the 16 acres of Town-owned land off Millstone Road for
community housing. Upon the recommendation of the Brewster Housing Trust, the Select Board accepted a proposal to build a compact grouping
of 45 energy efficient affordable rental apartments which leaves most of the property untouched. Partnerships with non-profits and effectively
using Chapter 40B Comprehensive Permits were additional strategies in the Housing Production Plan (HPP) that have been pursued. Brewster
Woods, comprised of thirty affordable rental apartments for those in the low to moderate income bracket on Housing Authority land off Brewster
Road, opened in February 2023. Elevation Financial, working in partnership with the Town, redeveloped the former vacant Wingate Rehabilitation
Center into Serenity at Brewster with 132 apartments for people aged 55 and over. Construction was completed in July 2022. 20% of the units are
deed restricted affordable for households up to 80% of the Area Median Income (AMI).
In 2022 Brewster completed an update to its 2017 Housing Production Plan (HPP). This plan assesses the community’s housing needs, sets goals,
and guides the implementation of Brewster’s Housing Program over the next five years. The HPP aims to produce 24 units of affordable housing a
year as Brewster works towards the state mandated 10% affordable year-round housing stock. Brewster’s 2017 HPP met this production goal twice
and is currently certified by the state until May 15, 2023. Funded with a Community Preservation Act grant, the 2022 HPP was prepared by Barrett
Planning Group with a robust outreach process led by the Housing Partnership. The Select and Planning Boards approved the HPP update in July
2022; state approval followed in August 2022
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Key Issues Moving Forward
There is no single solution that will provide all the needed housing options for our residents and workforce. While the unanticipated pandemic has
shown how housing intertwines with physical, economic, and community health, the 2021 Cape Cod Sea Camps purchase demonstrates the
Town’s ability to mobilize around a common goal. Looking forward, the Town updated the Housing Production Plan in 2022. The updated HPP
will help the Town better understand the impacts of the pandemic, reassess the housing needs, and retool strategies for the next five years. A
summary of the 2022 HPP is provided in Section 7. The lack of a centralized or smaller scale wastewater treatment infrastructure limits the
development potential of available land. Rehabilitation and support programs will also be needed to both create and preserve housing.
Opportunities ahead for increasing housing options include expanded collaboration with Town and community entities, as well as an ongoing
commitment to funding. Additional possibilities exist for joint work with conservation and environmental groups as well as businesses and the
Chamber of Commerce. Zoning remains an area of potential housing opportunity, including reassessing the current ADU bylaw provisions.
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HOUSING (HO)
GOAL:Provide more affordable, attainable, accessible, safe, and fair housing, and support residents to maintain and preserve
their current housing in order to remain in the community
PURPOSE 1: Achieve the Commonwealth’s goal of 10% affordable housing by 2029
Actions:
HO1. Implement the 2022 Housing Production Plan (HPP) Update.
HO2. Collaborate with existing local and regional groups to conduct public forums educating the general public on what affordable housing
is and why it is important in Brewster.
HO3. Work collaboratively with other towns to increase opportunities for affordable housing.
PURPOSE 2: Establish attainable housing by promoting housing choices to allow families, single individuals, older adults, and
seasonal and year-round workers to live, work, and prosper in the community
Actions:
HO4. Review and consider revising, as appropriate, the zoning bylaw to clarify/allow mixed use developments.
HO5. Evaluate the Accessory Dwelling Unit (ADU) bylaw provisions to improve efficacy, explore incentives for a greater number of ADUs,
and connect owners to community resources to provide support and assistance in developing ADUs.
HO6. Support creative funding and collaborative partnerships (public/private) in the development of community housing, including incentives
for year-round rentals.
HO7. Work collaboratively with other towns to increase opportunities for attainable housing.
HO8. Review and evaluate the zoning bylaw with the aim of promoting more opportunities as appropriate for various types and forms of housing,
including two-family residential/duplex; multi-unit/multi-family residential; and mixed-use residential development.
HO9. Prioritize and incentivize the adaptive reuse of existing buildings for housing.
HO10. Evaluate the use of Town-owned properties for creative housing solutions, including reuse of Town-owned buildings for housing.
HO11. Evaluate the acquisition of land by the Town for housing, including for joint purposes such as open space uses.
HO12. Encourage housing in areas near transportation, public services, and economic activities.
HO13. Explore potential housing programs, opportunities, and funding for those earning 80% to 120% of Area Median Income (AMI).
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HO14. Consider programs and regulatory amendments to allow for and support seasonal workforce housing.
PURPOSE 3: Preserve existing year-round housing
Actions:
HO15. Promote ability for residents to transition to different forms of housing and remain in Brewster over a lifetime by providing a wide range
of housing choices.
HO16. Explore solutions to allow residents to age in place, including funding or subsidizing building adaptations, support programs, co-
housing, and co-pairing situations.
HO17. Evaluate the ADU bylaw provisions to improve efficacy, explore incentives for a greater number of ADUs, and connect owners to
community resources to provide support and assistance in developing ADUs.
HO18. Support creative funding and collaborative partnerships (public/private) in the preservation of community housing, including incentives
for year-round rentals.
HO19. Analyze the impacts of short-term rental operations in town and consider adopting policies, regulations, or programs to govern or
document short-term rental operations.
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Housing Coordinator Update May 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, 43 total requests for housing
information (28) or assistance (15). Open office hours Thursday from 10-noon.
Outreach for the Cape Cod Commission’s Housing Survey.
New 2023 HUD income limits reported. Median Family Income for Barnstable County is $124,300.
2. Brewster Affordable Housing Trust (BAHT) (HPP assorted strategies, Select Board (SB) Strategic Plan H-1)
Reviewed Housing Trust’s progress on BAHT priority initiatives.
Trust approved parameters for Affordable Buydown program.
Drafted initial job description for the Housing Program Assistant position to be funded by Housing Trust.
3. Community Housing Parcel off Millstone (SB Strategic Plan H-4, HPP Strategies #12 & 16)
Preservation of Affordable Housing (POAH) and Housing Assistance Corporation (HAC) Zoning Board of
Appeals (ZBA) Comprehensive Permit application: public hearing closed, 1st draft decision provided, case
continued to June. Assisted Town Planner, consultant, and Asst. Town Manager with draft decision.
4.Comprehensive Permit Projects (HPP Strategy #16)
Brewster Woods (30 affordable rental units): All units leased. POAH and HAC held an encouraging ribbon
cutting ceremony that was well attended by Brewster staff, residents, legislators & project representatives.
Habitat for Humanity Red Top Road (2 affordable homes): Marketing ready to begin when the state
approves the fair housing marketing plan.
5. Preservation of Housing and Related Support of Brewster Residents (SB H-3, HPP Strategy #20)
Brewster’s rental assistance program- Researched and provided rental program evaluation memo. Housing
Trust voted to continue rental assistance program. RFQ will be issued in coming months.
Community Development Block Grant (CDBG)- Attended public hearing. Childcare funding approved for
10 Brewster children, $36,000 encumbered. 5 Brewster housing rehabilitation projects approved thus far.
6. Subsidized Housing Inventory (SHI) (HPP Strategy #21 & 22)
212 Yankee Drive- Site visit. Still assessing scope of work for Invitation for Bid, hope to complete in June.
7. Housing Production Plan (HPP) (Select Board Strategic Plan Goal H-2)
ADU/ACDU bylaw review and evaluation. Assisted Town Planner Idman & Asst. Town Manager Kalinick
with research and presentation to Planning Board.
The Town Planner, with staff input, compiled a MA “One Stop’ Community Planning Grant application for
funds to examine the current zoning bylaw and identify impediments and opportunities for multi-unit and
mixed-use residential housing.
8. Collaboration (HPP Strategy #7)
Asst Town Manager and Housing Trust Chair staffed a Housing Program table at the Council on Aging
(COA) Wellness Fair. Met with COA Director. Also, met with a COA Board member and provided letter of
support for COA grant request for benches on Brewster Road.
Participated in Cape Cod Hoarding Task Force Session, Community Development Partnership regional
meeting on year-round deed restrictions, and HOME Consortium.
Upcoming Events:
Local Preference Information Session planned for Summer 2023
Personnel
Participated in Housing Trust, Housing Partnership, Planning Board and ZBA meetings. Attended Town
Meeting. Worked with: Assessors, Building, Council on Aging, CPC, Finance, Health, Planning, Public
Works, Water, Town Administration & ZBA. Completed cybersecurity training.
Special thanks for the ongoing involvement of and terrific support from the Planning Department (Jon
Idman, Lynn St Cyr & Ellen Murphy) and Assistant Town Manager Donna Kalinick.
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