HomeMy Public PortalAboutAffordable Housing Trust -- 2023-11-02 MinutesBrewster Housing Trust
November 2, 2023, 5:00 pm Meeting
Housing Trust Members Present: Tim Hackert, Donna Kalinick, Paul Ruchinskas, Vanessa
Greene, Antone Freitas, Maggie Spade -Aguilar, Ned Chatelain
Others Present: Jill Scalise- Housing Coordinator, Robert Tobias- Finance Committee
1. Call to Order, Declaration of Quorum, Meeting Participation and Recording Statement:
Tim Hackert called the meeting to order at 5:01pm, read the required notice and
declared a quorum.
2. Citizen's Forum: None
3. 212 Yankee Drive update
Donna Kalinick shared that the work at 212 Yankee Drive is progressing well. As seen in
pictures, the walls and ceilings are now up. Donna Kalinick and Jill Scalise visited the site
and chose paint colors. Pearl Construction and project manager Spencer Cleary have
been very responsive in working with the Town. Public Works has done some fall clean-
up work including power washing the deck. The electrical inspection and related work
were completed within the allotted funding. Tempered glass windows in the bathroom
and a storm door will be change orders. A quote for purchase and installation of
appliances has also been requested. These costs will be brought before the Trust at the
next meeting. Jill Scalise added that Housing Assistance Corporation (HAC) will be
overseeing the affordable fair housing lottery for the property. There will be a 60 day
marketing for the property. After speaking with HAC, it is anticipated that marketing will
begin by December 11. Hopefully, there will be pictures and a walk through of the
property prior to the end of marketing. Paul Ruchinskas asked what percentage of
construction was complete. Donna Kalinick answered that the project is about 40-45%
complete. An updated schedule is expected this week with the project almost complete
by December 15th. Tim Hackert summarized that the Trust anticipates work to be
complete by the end of December, marketing to be in place before completion of
construction, and resale in 2024.
4. Housing Program Assistant position update
Jill Scalise shared that resumes and applications have been received. First interviews
were held, and the process is moving forward smoothly. Jill Scalise thanked Susan
Broderick, Human Resources Director, who has been extremely helpful with this process.
Materials needed for start-up and a location in the Planning Department have also been
discussed. Realistically, it would be December when someone is onboard.
5. Community Preservation Committee (CPC) Items: Annual Hearing and Town Meeting
Housing Funding Articles: BAHT Buydown Program and Spring Rock Village
Jill Scalise and Donna Kalinick shared about Brewster Housing initiatives at the CPC
Annual Hearing. The presentation notes are provided in the packet. As for CPC housing
funding requests, the Trust's Buydown Program application has been recommended for
approval by the Housing Partnership, CPC, Select Board and Finance Committee.
Preservation of Affordable Housing (POAH) and Housing Assistance Corporation (HAC)
request for funding of Spring Rock Village has also been recommended for approval by
the CPC, BHP, Select Board and Finance Committee. At POAH and HAC's request, Jill
Scalise wrote a letter regarding Regional Housing and Spring Rock Village. This letter,
provided to the Trust, documents the local and regional need for affordable housing and
the local and regional preferences approved by the State for Spring Rock Village. POAH
and HAC included the letter with CPC funding requests to other regional towns.
Eastham, Truro, and Chatham applications were due November 1St for spring town
meetings. Additional applications will be due in the future. Tim Hackert noted that Town
Meeting will be held on Monday November 13th at 6PM. Donna Kalinick added that
there could be questions related to Spring Rock Village at Town Meeting. POAH and HAC
will also be putting in a pre -application to the state for funding November 15tH
6. Housing Trust Guidelines and 2024 Priority Initiatives Discussion
Jill Scalise introduced the discussion by going through the Housing Trust priorities for
FY22-23. Section 1: Develop and Preserve Affordable Housing. #1 Develop new
affordable housing by building (Housing Production Plan (HPP) #16, #8 & #12): The Trust
has been successful in working on Spring Rock Village. The Trust has also been involved
in the Sea Camps properties. #2: Develop new affordable housing without building: The
ADU bylaw revisions (HPP #1) are on the Town Meeting (TM) warrant. The rental
voucher program (HPP #21) has been evaluated, funded, and continued. The Trust has
not seen an opportunity for a rent -to -own program (HPP #22). #3 Evaluate effectiveness
and reach of Community Development Block Grant (CDBG) for housing rehabilitation.
(HPP#20) The Town received another 1.7M in CDBG funds and the Trust has not seen a
need for additional funding. #4: Continue to work to preserve 3 Subsidized Housing
Inventory (SHI) properties (HPP# 21). 212 Yankee Drive was discussed earlier, and the
Town continues to work on 11 Sean Circle and 88 Belmont Park Road. #5: Work with
Community Preservation Committee (CPC) to determine future of Affordable Buy -Down
Program (HPP#21). As mentioned earlier, this is on the Town Meeting warrant. #6:
Develop rules and program guidelines for BAHT, particularly around funding (HPP#8).
The Trust guidelines were approved last year. #7: Participate in the Local Comprehensive
Plan (LCP) process, including advocate and explore a review of current zoning as it
relates to housing (HPP #14). The LCP is on Town Meeting warrant. The Planning
Department is working on other zoning changes and the Town has received a grant for
this work. The Trust has completed a lot over the past two years. Ned Chatelain asked
about the timeline of the zoning grant. Jill Scalise responded that the work has not yet
started. The grant was put together by the Town Planner Jon Idman for June 1St and the
Town just received notice of the award last week. Donna Kalinick would like to see Spring
Rock housing continue as a priority. For housing rehab and childcare assistance, the
Select Board has a goal of looking at a childcare stipend not restricted by 80% AMI.
Additionally, Donna Kalinick would like to keep priority #4 continue to work to preserve
subsidized housing. Additionally, the finance team has met on an update of the 5 year
financial plan. Paul Ruchinskas suggested that the priority time frame be FY24-25. Trust
members agreed. Paul Ruchinskas stated, keep #1 Millstone and looking for the next
development site. Keep #4. #2 & #3 can be removed. Donna Kalinick asked about
keeping support of zoning discussions. The Trust may also want to consider hiring a
consultant to look at potential land suitable for affordable housing which would be an
action item. Maggie Spade -Aguilar had mentioned this idea several months ago. Paul
Ruchinskas agreed as this follows the HPP strategies of # 10,11, 12 which include, first,
looking at Town owned land and then at a set of criteria to evaluate sites. Ned Chatelain
and Donna Kalinick noted that is on the Select Board strategic plan to create guidelines
for purchasing land. This is all inclusive guidance for housing, open space or other uses.
Tim Hackert noted that the priority is to identify the next site and the action items
include having a consultant identify what is available. This is something to be
coordinated with the Select Board and could potentially also mesh with other groups like
the Brewster Conservation Trust. Donna Kalinick noted that the Trust's work would be
housing focused. Trust members expressed that it would be nice to work collaboratively
on a project that could combine housing and conservation elements. Paul Ruchinskas
mentioned that initiatives for year-round deed restrictions, while they would develop
new affordable housing without building, would fit better under the advocate segment.
#2 could be eliminated or listed as continue rental assistance program. Jill Scalise stated
the list could include ongoing programs. Based on the discussion, Jill Scalise will create a
draft of the Trust priorities for review at December's Housing Trust meeting. Maggie
Spade -Aguilar would like to have a priority related to the Trust's participation in the
zoning discussion. Donna Kalinick clarified what she would like to keep from priority #7:
Advocate and explore a review of current zoning as it relates to housing. Paul Ruchinskas
noted that this might fit better under advocacy.
Jill Scalise continued with Section 2: Educate. #1: Hold at least annual forums and Select
Board updates as well as regularly post information on the Town website (HPP#14). #2
Hold ongoing joint meetings with other committees. #3: Community Education Sessions
(HPP #7 & #15) All were actively involved in and done over the past two years as listed in
the packet material. Vanessa Greene noted that the Housing Partnership (BHP) is going
through a similar process. It would be helpful to coordinate primary goals for the BHP
and the BAHT and make sure that efforts are not being duplicated. Donna Kalinick asked
if the Trust can keep some iteration of working in conjunction with and supporting the
BHP. Paul Ruchinskas noted this could go under ongoing activity. Vanessa Greene added
that this area is similar to Engage and Communicate. Maggie Spade -Aguilar noted how
much she appreciated the Local Preference Forum and encouraged continued education.
Jill Scalise noted that it is important to coordinate with the BHP's goals and the Trust
may play a supportive role in a community forum.
Jill Scalise continued with Section 3: Advocate & Collaborate. #1 Advocate for the Trust's
current funding strategy that includes CPA, STRR, free cash and/or budget allocations
and CDBG. This was done by the Trust. #2: Develop a 5 -year financial plan (HPP#8). This
was completed and is in the process of being updated. #3: Advocate for a more flexible
CPA funding formula (HPP#7). This was passed last year's Town Meeting. #4: Explore
other potential Trust funding (HPP#9 ) was discussed at many Trust meetings. #5:
Update Housing Production Plan (HPP). The Plan was updated, approved and certified.
#6: Participate in the LCP Process (HPP #14) The Trust did this for two years. #7: Work
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with other housing partners in Town & in surrounding towns. (HPP #11,12 &22) This is a
large area. The Trust was active in numerous areas. However, there were not guidelines
for land created. Donna Kalinick suggested that #1 could go into ongoing or rework into
community preservation for development. Keep some version of #7, whether ongoing
or stand alone, as this is important to what the Trust does. Ned Chatelain asked whether
advocate would be a good place for engage with state law changes. Paul Ruchinskas
stated there should be a mention of housing acquisition fund as an action item under
develop and preserve.
Jill Scalise continued with Section 4: Engage & Communicate. #1: Provide opportunities
for residents to share their thoughts and ideas. A Community Forum was held as well as
monthly Citizen's Forum opportunities. An informal diversity inclusion group was created
in 2020 without much follow-up. Donna Kalinick noted that this flows with the Select
Board's efforts and suggested that Trust participate in Select Board's diversity efforts.
Maggie Spade -Aguilar commented that other Towns have Diversity, Equity, & Inclusion
(DEI) working groups and asked about the Select Board's work. Donna Kalinick stated the
Select Board had a DEI audit done in 2022 and received a state grant to look at Town
policies and practices. The findings will inform how to move forward. Maggie Spade -
Aguilar and Donna Kalinick both noted the importance of housing involvement on any
possible working group. This is another area that may include BHP participation.
Jill Scalise stated this concludes the overview of the current Trust priorities and
continued the discussion by referencing the Housing Production Plan (HPP)
Implementation Strategies and noted how the priorities connect with the strategies.
Vanesa Greene asked about attainable housing, this is for folks above 80% AMI.
Jill Scalise will prepare a draft of the Trust priorities for the December meeting as well as
updates to the Housing Trust Guidelines.
7. Housing Coordinator update including Habitat for Humanity Phoebe Way
Jill Scalise highlighted the Habitat for Humanity Phoebe Way upcoming Community Kick-
off and Wall Raising dates. Habitat received 30 applications for the two homes, one build
is a veteran's preference. The chosen households to build and purchase the homes will
be introduced at the community kick-off. Jill Scalise and Donna Kalinick as well as several
additional Trust members attended the Housing to Protect Cape Cod Summit last week.
This was a great opportunity to bring folks together from different backgrounds and
across the Cape to work to protect the Cape Cod community. Donna Kalinick noted that
Catalyst Architects won the Gold Award from Cape Cod Homebuilders and Remodelers
Association (CCHB&R) for their design of Brewster Woods. There was an article in the
Cape Cod Chronicle about Brewster Woods Passive House Certification. Jill Scalise
continued that 6 Sachemus Trail was resold, and the deed restriction violation was
addressed. Donna Kalinick noted the amount of time and effort involved by the Housing
Coordinator in this resale. The Housing Program is grateful for the Town's good
relationship with the Executive Office of Housing and Livable Communities (HLC) and for
HLC's guidance and assistance. Jill Scalise added that the Town is moving forward on 11
Sean Circle, trying to make sure the affordable home is habitable prior to resale.
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8. Cape Cod Sea Camps updates
Tim Hackert stated that there was a joint meeting between the Select Board, Bay and
Pond Committees to address policy issues that had been raised by the consultants. The
consensus was to retain the discussion of housing on one or both of the parcels.
Following up at a Pond Committee meeting, a consultant from Horsely-Whitten shared
how stormwater and wastewater requirements could be addressed on the Pond
Property. There will be Community Forum # 3 on November 30th at 6PM. Donna Kalinick
noted that the consultant from W,X,Y did high level examples of potential housing on the
Pond and Bay parcels. On the Pond parcel, housing would be limited to 6 acres of the 66
acres, away from the pond. Tim Hackert added that one perspective is that conservation
and open space are important, and these would have 65-70% of the parcel. The acres
that might be identified for housing abut residential neighborhoods, half of the 'housing
area' would remain open space, and the wastewater treatment could also assist in
addressing concerns regarding the Herring River Watershed water quality issues. Donna
Kalinick and Tim Hackert noted that there are many complex issues, and it is important
to take a long term view. Maggie Spade -Aguilar noted the four housing scenarios are all
in an area of approximately 9% of the property. Ned Chatelain thought the presentation
by Horsely Witten provided excellent information. Tim Hackert added the Cape Cod
Chronicle had an article about the meeting.
9. Town Meeting housing related article update and discussion: Planning Board
representative Tony Freitas shared that the Accessory Dwelling Unit Bylaw amendments
would simplify the bylaw and make it easier to use while still addressing water and
building concerns. Tony Frietas provided examples of the proposed bylaw changes. Paul
Ruchinskas asked about the required affidavit to be filed with the Building
Commissioner. Jill Scalise added the proposed bylaw provides some flexibility for the
Building Commissioner to determine what is required in the affidavit. The Planning
Board reached out to the Building Department, Health Department, Housing Office and
community about what would be beneficial in their work to remove barriers and
streamline the ADU process. Tony Frietas shared that housing and conservation can
work well together. Maggie Spade -Aguilar asked about which units a year-round resident
can live in. Tony Frietas replied, the homeowner can live in either unit. Paul Ruchinskas
stated the proposed bylaw looks like a good improvement. Donna Kalinick shared that
the Town has been working on a Local Comprehensive Plan (LCP) since the creation of
the 2018 Vision Plan. Last year the LCP did not pass at Town Meeting around particular
Wing Island concerns. An LCP is a guidance document for your community. Just because
something isn't in an LCP, doesn't mean that you can't do it. For example, the Cape Cod
Sea Camps purchase. The Vision Planning Committee streamlined the language, brought
the LCP in line with 2023, and removed specific references to projects that are no longer
on the table. Donna Kalinick noted the importance of plans and that a failure to plan
doesn't mean that change doesn't happen. It means that change happens, but you
haven't planned for it. Ned Chatelain recused himself for the discussion of the Citizen
Petition Articles regarding short term rentals. Tim Hackert shared about the two citizen's
petition articles which the Select Board and Finance Committee did not support. Tim
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Hackert read from the Provincetown Donahue study on short term rentals. It is not clear
whether the regulation of short term rentals has a significant benefit for affordable
housing. The Health Department provided estimated costs to oversee a short term
registration program. The Select Board has an item to address short term rentals in their
Strategic Plan. Several towns do have short term bylaws, these have taken a while to be
drafted and approved. Paul Ruchinskas stated this is a concept worth pursuing but not
ready to be adopted at this time. Maggie Spade -Aguilar applauded the citizen's work on
the warrant article and liked the idea behind these articles. Donna Kalinick encouraged
anyone interested in creating a citizen's petition to work with the Town to submit the
petition in the best form. Looking at short term rentals is on the Select Board Strategic
Plan and in the Housing Production Plan. Finance Committee Liaison Robert Tobias
stated the Finance Committee had issues with the form of the petition, not the merit,
and encouraged citizens to work with the Town when creating citizen's petitions. Tony
Frietas stated that short term rentals and housing advocacy are two separate issues. The
Town needs to be a big tent: conservation, housing, part-time residents, all working
together to solve the housing challenges. Tim Hackert added that Brewster has 1100
short term rentals, this is quite large, and the Town has an interest in making sure short
term rentals fit with the community character. Tim Hackert continued and mentioned
Article 11, the Community Preservation Act exclusion for folks under 80% AMI. Ned
Chatelain returned and thanked Tim Hackert for highlighting this warrant article. This is
an attempt to bring state authorized tax relief to residents of Brewster and to help folks
to stay in Brewster.
10. Example & Discussion of potential site, 2750 Main Street, for affordable housing
development. Tim Hackert noticed a listing for 9 Y acres in Brewster, a potential site for
affordable housing. This would be about $2 million dollars for a housing site and an
example of what purchasing land might cost. Tony Freitas also noticed a commercial
building for sale on Main Street which has the potential for affordable rental units.
Donna Kalinick noted, with current zoning, the only path for rental housing at this Main
Street location is a Comprehensive Permit project.
11. For Your Information
Donna Kalinick shared that included in the packet is a Fact Sheet on the Housing Bond
Bill, this includes a local option transfer fee.
12. Matters Not Reasonable Anticipated by the Chair
13. Approval of Minutes from October 5, 2023 and joint meeting with CPC January 11,
2023
Ned Chatelain moved to approve minutes from the January 11th joint meeting CPC &
Housing Trust with Scribner's edits. Second Donna Kalinick. Unanimously approved.
Ned Chatelain moved to approve October 5, 2023 minutes with Scribner's edits. Second
Paul Ruchinskas. Minutes approved with an abstention by Tony Frietas.
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14. Next Scheduled Meeting: December 7, 2023
15. Adjournment
At 6:51PM Ned Chatelain moved to adjourn the meeting. Second Tony Frietas.
Unanimously approved. Meeting adjourned.
Respectfully Submitted,
Jill Scalise, Housing Coordinator
Packet Materials: 12.07.23 BAHT Meeting Packet ibrewster-ma.goy)
Approved: December 7, 2023