HomeMy Public PortalAboutAffordable Housing Trust -- 2023-05-11 MinutesMW
Brewster Housing Trust
May 11, 2023, S:OOpm Meeting
Housing Trust Members Present: Donna Kalinick, Tim Hackert, Vanessa Greene, Ned Chatelain
(left early), Paul Ruchinskas, 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: None
3. Millstone Affordable Housing Property update: Jill Scalise informed the Trust that the
Zoning Board of Appeals (ZBA) met on May 9 and received revised plans that were
based on input throughout the process. The ZBA closed the public hearing and will be
reviewing the draft decision at their next meeting on June 13tH
4. 212 Yankee Drive project update, discussion, and vote to expend funds on septic
repairs: Ms. Kalinick said that since our last Trust meeting, the septic work was
completed and inspected by the Health Department. We did find out that the boiler
does need to be replaced. We hope to get the Invitation for Bid (IFB) out in the next 3 to
4 weeks. A breakdown of expenses was included in the Trust packet. Donna & Jill need
to meet with legal counsel and go over the expenses and what is CPC eligible. There is a
gap between what we authorized for expenditure and what is estimated for expenses
because the back taxes are included in the sheet, but they will be paid out of the
proceeds of the re -sale. Once we have a firm number for the construction, that will
come back to the Trust for authorization and will be added to the spreadsheet. Public
Works will come back to finish the landscaping. Ms. Spade -Aguilar asked for clarification
on the items that need to go back to legal counsel. Mr. Hackert asked if it would be
completed by Labor Day. Ms. Kalinick said while the work is straightforward and the
house is open to the studs, we still have to contract, order materials and complete the
work. Ms. Scalise added that nothing has moved quickly, and it is more realistic that by
the end of 2023, it will be complete, particularly with the 60 days fair market lottery and
then, the closing.
S. Update on Status of Housing Trust Priority Initiatives for FY2022-FY2023-Jill Scalise said
she thought it might be good to revisit what the Housing Trust priorities currently are
and then after the summer, the Trust would work on the FY23/FY24 goals. The current
priority initiatives were approved in January. Ms. Scalise noted that a page was missing
in the packet and in the Trust application. The first initiative was to develop community
housing by building, working on the Millstone Road property. Ms. Scalise color coded
the initiatives and cross referenced them to the updated Housing Production Plan.
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Millstone is moving forward and in the comprehensive permit phase. The second
initiative was to look at housing at the Cape Cod Sea Camps properties. We have a trust
member and liaison for both committees, get regular updates and the community
engagement process is beginning with a forum on May 20th. Next initiative, continuing
on developing affordable housing without building was to revisit the ADU bylaw. Staff
has met with ADU resources, met internally and the Planning Board has started the
process of review of the ADU bylaw for updates. Also, the COA is interested in holding
an ADU information session in the fall. Ms. Spade -Aguilar asked what the Planning
Board will be looking at to make the process easier. Ms. Scalise said they have only had
one meeting; there will be more information at the next Trust meeting. Mr. Ruchinskas
asked what the timeline is; Ms. Scalise said fall town meeting. Ms. Greene asked if the
same group who worked on the model bylaw template is providing an update. Ms.
Scalise said they are not, but now there are ADU resource centers to assist residents.
Next initiative was to evaluate the effectiveness of the rental assistance program and
revisit the prospect of rent to own properties. We have updated the rental assistance
program to up to 120% of fair market and will be discussing the program further today.
We have not identified properties for rent to own, but the CCSC might be an option.
Next initiative, evaluate the effectiveness and reach of the CDBG rehabilitation program.
Today, the program held an interim public hearing. The program is doing well. About
63% of the funds have been encumbered for child care vouchers and the housing
rehab. is going well. The Town has committed to being the lead community for the next
grant year. Ms. Scalise noted that this is an extremely rewarding program that benefits
residents. Mr. Ruchinskas asked when the current grant year ends. Ms. Kalinick said
September of this year and they expect to hear about the new grant in July which is
more money and runs 1.5 years. Ms. Kalinick agreed that she enjoys working on the
CDBG program and that being the lead community has not been overburdensome. Ms.
Scalise thanked the finance and administration teams for their work and willingness to
continue with the program. Next initiative, #4, continue to work on the SHI units that
are in distress. We continue to work on Yankee Drive, Sean Circle and Belmont Park. We
are working with DHCD, but the process is very long and complicated. For example, for
Belmont, the Town is not on the deed rider and enforcement of the deed rider lies with
DHCD. The Town did take the step of taxing the property at the full rate because it was
out of compliance by not being owner occupied. Mr. Hackert asked if this might be a
house that we need to buy back into the SHI. Ms. Scalise said the deed restriction is still
in place, it is just out of compliance, but it is a situation where the Trust might want to
make an offer to buy once we have completed the work on Yankee and settled Sean
Circle. Next initiative, #5, work with the CPC to determine the future of the buy down
program. That meeting and decision has been made and we will be putting in a funding
application. Next initiative, #6, create Trust program guidelines and rules; the Trust
created guidelines in September and entities can now come before the Trust to ask for
funding. Next initiative, #7, support and participate in the Local Comprehensive Process
(LCP), including review of zoning; the Trust did this, and the LCP is being worked on
again to be brought to the Fall town meeting. Moving to Education, hold at least annual
forums, Select Board updates and post regular information on the website. A forum was
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held in October and regular updates are provided. Also, hold regular joint meetings with
other committees. We did that with the CPC, and we are looking at a joint meeting with
multiple committees involved in July about the exploration of Local Preference. This ties
into the next initiative to engage in community education forums. Advocate and
collaborate includes for funding strategy from CPC, short term rental revenue, free cash,
budget allocations and CBDG funds which is ongoing. Create a 5 year Trust Finance Plan
which was completed. Advocate for a more flexible CPA funding formula, that was
accepted at spring town meeting. Support the LCP process and collaborate and work
with other towns and regional entities is ongoing. Engage and communicate to allow
residents to provide input which is done at every Trust meeting plus during the
Millstone process. Create a DEI work group- this has not been done yet. Mr. Ruchinskas
asked about the timing for the FY23/FY24 initiatives. Chair Hackert said probably in July.
Ms. Scalise said the strategies for the updated HPP are in the packet and should be
considered in creating new initiatives.
6. Discussion of BAHT oversight of Buydown Program and possible vote on proposed
terms- Chair Hackert said at the last meeting we did not have on the agenda to vote so
we will vote on the parameters tonight. Ms. Spade -Aguilar asked about the wording on
80% AMI- she asked if that could be changed to up to 80% AMI. Also, regarding the re-
sales, the same change should be made, up to 70% AMI. Ms. Scalise said that line is very
specific to the pricing. "Set to" was the proposed change. Mr. Ruchinskas asked if we
have to go to the Select Board for any award/expenditure over 50K, like the work at 212
Yankee. Ms. Kalinick said that we will have to go to the Select Board when the responses
to the IFB come in. Mr. Ruchinskas suggested that we may want to revisit the $50K limit
which would be a change in the bylaw. Ms. Greene asked about the first-time
homebuyer language and what the exceptions are. Ms. Scalise said there is a very
specific definition of first time home buyer, but one exception is anyone over 55 or a
displaced homemaker or someone who has not owned a home in 3 years. There were
(3) clarifications to the terms. Ms. Kalinick moved to approve the buy down program
terms with the three changes discussed, Ms. Spade Aguilar second. The Trust vote was
unanimous, 5 to 0.
7. Discussion of annual funding request to CPC for site acquisition for affordable housing
and possible vote: Mr. Ruchinskas said he went back to the CPC and reported on the
trust discussion. Mr. Ruchinskas said he has been thinking about it and reviewed the
HPP strategy about looking at town -owned land. He asked about the DHCD next funding
round and how that relates to the Millstone funding request by POAH/HAC. Ms. Kalinick
said that her understanding is that POAH/HAC will start the funding process once the
comprehensive permit phase is complete and intends to put a funding application into
CPC for the fall town meeting and apply to the BAHT in tandem. There will be at least
one more ZBA meeting to review the draft decision, possibly two and then the appeal
period if the comprehensive permit is approved. Chair Hackert said he spoke with
Brewster Conservation Trust, and he had a general discussion with them, but there were
no concrete properties discussed. At the last meeting, Ms. Spade -Aguilar suggested we
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hire someone to assist with looking at the town and other available property. Chair
Hackert said there are two decision points -when we ask the CPC for development
money and if we hire a consultant to assist with looking at land. Chair Hackert is in favor
of waiting to ask for development money until after our priority project, Millstone, has
completed the funding phase. Mr. Ruchinskas agrees but stated he would advocate
strongly for this to be in our work plan for FY24. Mr. Ruchinskas said there is plenty of
land still around the police station, but we need to look at the specific encumbrances
around that property. There was consensus to wait on asking for development money
and there will be discussion of looking at hiring a consultant in July.
8. Discussion and possible vote on Rental Assistance Program: Continuation, program
terms and Request for Quotes (RFQ)- Ms. Scalise provided a memo with background.
The rental assistance program had been a 2020 Trust priority and there was a task
group. There was also a local group that looked at rental assistance during the
pandemic. The BAHT established the rental assistance program with a covid emergency
component in 2022. The program is funded with CPC funds, $225,000 total has been
allocated through Town Meeting. There is a fact sheet in the packet with suggested
updates if the BAHT wants to continue. The BAHT put out an RFQ for administration and
HAC was chosen. There are currently 7 participants in the program; we have seen an
increase in participation since the decrease in federal and state COVID related funding.
Jill shared a quote from HAC about the impact of the program on residents, stressing
that the ongoing stipend is key. Since July 2020, 77 Brewster households have received
$381,000 in other funding assistance, like RAFT; $36,000 has been encumbered through
the local rental assistance program. The maximum stipend is $500 per month with a
$25.00 monthly administration fee. With the current funding rate, the cost for 10
households would be $63,000 per year or $189,000 for 3 years with administrative costs
to be determined with a new RFQ. Ms. Spade -Aguilar asked if we have seen an increase
in participation since we increased the AMI. Ms. Scalise said we did not increase the
AMI; we increased the fair market rent to 120%. We are still waiting for the new 2023
HUD rates. It has enabled a few more households to access the program. Four out of the
five households are seniors, all are receiving the maximum benefit, all are at or below
60% AMI and none of the households have children under 18. Ms. Kalinick asked how
far over 10 households can we go before we start to worry about funding. She would
like to consider letting more than 10 households in due to the loss of federal and state
funding. She would like to go to 15, but understands you have to have the money to
fund for 3 years. Ms. Scalise said people are approved for one year of funding then are
re-evaluated; having the funding for 2 years is important. It would be $94,500 a year for
15 households. We currently have $150,000 in the program after the $36,000
encumbered. Ms. Kalinick said she would like to advocate for going to 15, but we will
have to keep an eye on it and apply for more funding sooner than later. Maggie said she
is in favor but worries about a requirement to the landlord to not raise the rent more
than the normal cost of living. Chair Hackert said we are not trying to implement rent
control but assist people within the existing housing stock. Ms. Spade -Aguilar said she
understands that we are not talking about a rent control policy, but not encouraging
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landlords to increase rent based on a stipend being in place. Ms. Scalise said there has
not been anyone who has completed a full year yet. That evaluation will take place this
summer and then we may have a decision point. Mr. Ruchinskas understands Ms.
Spade-Aguilar's concerns, but we should be consistent with state program guidelines.
Mr. Ruchinskas wondered if we would need to extend beyond the three years and
worries that people would lose their housing because of lack of funds after the 3 years.
Ms. Scalise explained that there is about a 3 year wait for mobile vouchers now and HAC
is working to get people who are receiving rental assistance on the waitlist for mobile
vouchers. It is a discussion point for the Trust if this does not work. It was decided that
the Trust should approve the guidelines and the continuation of the program, but we
can revisit these issues after the year is up. Ms. Kalinick explained that the last RFQ was
a one-year contract with the option for a two-year renewal. She would like to do a 3 -
year contract, funding is only certified for one year. We would include the fact sheet in
the RFQ with the language that the trust may update the guidelines. The Trust will need
to monitor the program. HAC has provided good information. Ms. Scalise said in the fact
sheet and guidelines, we have removed the covid pandemic component. She will also
update the documents to reflect up to 15 households with discussion with the Trust if
that limit is reached. The outcomes and metrics have been updated to remove the
pandemic component as well. Mr. Ruchinskas asked if the $500 has been sufficient. Ms.
Scalise said there was one household that was declined because $500 was not enough,
but $600 or $700 would not have been enough. The administrator will bring trends that
they see to the Trust for discussion. HAC has been very resourceful in assisting people.
Mr. Ruchinskas moved to approve the Rental Assistance for 3 years, serving up to 15
families and to issue an RFQ for a 3 -year contract, Ms. Spade -Aguilar second. The Trust
vote was unanimous, 5 to 0.
9. Housing Coordinator update: Ms. Scalise started with the ribbon cutting celebration for
Brewster Woods that took place earlier in the week and was a celebration of the many
organizations and people who helped make Brewster Woods happen. There are two
beautiful buildings with solar and a CCRTA bus stop. It was great to see families walking
around with kids and bikes and chairs on the front porch of the neighborhood. One of
the residents who spoke is a senior from Brewster who works in the permit office and
was able to remain in town. Habitat is waiting for their market plan to be approved then
they will start the marketing for the 2 new homes on Phoebe Way. Ms. Scalise shared a
letter from a young woman who received buy down funds and thanked the housing
program for helping her buy her own home- she grew up in Brewster and is thrilled to
be returning. All of the CPC housing related articles passed at town meeting and
$500,000 of short-term rental revenue was approved to be transferred to the Trust. Mr.
Ruchinskas said he appreciates the CDBG reports, but can they provide the breakdown
of childcare vouchers per town. Mr. Ruchinskas said he was surprised that there were
still 30 market rate units available at Serenity. Ms. Scalise and Ms. Kalinick met with the
onsite manager recently to discuss the property. Serenity did increase the market rent
rates in phase two and we did express our concern about that at the time.
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10. Information and possible discussion on Year -Round Deed Restrictions- Chair Hackert
included an article from the Chronicle about the Chatham Select Board submitting a
letter of support for the legislation. We will have further discussion with the Select
Board about this. Ms. Scalise said that CDP is doing a feasibility study for a year round
deed program and Jill Scalise and Jon Idman provided input into the scope.
11. Cape Cod Sea Camps updates: Chair Hackert said there will be a community forum on
May 201h on site. Ms. Kalinick said registration is open and all the information is posted
on the Sea Camps project page on the website. There will be two sessions, childcare and
rides available. All of the discovery material and an overview video is posted for people
to watch prior to attending. Chair Hackert said at the last Pond meeting, BCT presented
a water quality report related to the pond and MA Audubon presented on potential
programming. The Forum will be very interactive. The Bay property will be open that
day from 9 to 4 for people to walk around. Ms. Spade -Aguilar was not at the last
meeting, but the YMCA did present their potential program on the Bay property. Ms.
Kalinick said she wants to make it clear that this will be one of the areas that we will ask
residents to weigh in on whether they are supportive of this or other partnerships. Ms.
Kalinick said the pool will be open to residents on June 26th and they originally thought
they would have another entity, like the Y run the pool, but it ended up that the Town is
running the pool program and was able to get enough lifeguards. There are a lot of
details that have to be worked out as you open more programming on the property and
more staff required to have the property open. Ms. Spade -Aguilar said there are also
events happening on the Bay such as the dance movement event on Saturday,
sponsored by the Cultural Council.
12. Status of Housing Trust appointments: Ms. Greene, Ms. Hillis -Dineen and Mr.
Ruchinskas are all up at the end of June. Ms. Hillis -Dineen will not be continuing. The
Planning Board will have to vote on a new member. BHP and CPC will have to vote on
their members and then it will go to the Select Board for their appointment process.
13. For Your Information: Chair Hackert included a superman article where Superman is
supporting housing and an article from the Chronicle about employers buying housing
for their employees that will be in the next packet. Chair Hackert thanked Mr.
Ruchinskas for speaking at town meeting. Ms. Scalise said there is a Housing Survey that
the Commission has going on right now and encouraged folks to take it. The COA is
having a health and wellness fair on Friday and the housing program will have a table
there.
14. Any other business not anticipated: None
15. Approval of Minutes from April 6, 2023: Donna Kalinick moved to approve the April 6,
2023 minutes with technical edits from Chair Hackert. Vanessa Greene seconded. The
vote was unanimous, 5 to 0.
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16. Next Meeting: June 1, 2023 at 5PM
17. Adjournment: Donna Kalinick moved adjournment at 6:38 PM, Mr. Ruchinskas
seconded. Unanimously approved, 5 to 0.
Respectfully Submitted,
Donna Kalinick, Assistant Town manager
Meeting Packet: )5.04.2023 BAHT Meetin Packet brewster-ma. ov
Approved: July 6, 2023
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