HomeMy Public PortalAboutHousing Partnership -- 2006-04-19 MinutesMinutes of the Brewster Housing Partnership
Apri119, 2006, 3:30 pm
Brewster Town Office Building, Room A
Present: Gisele Gauthier, Elbert Ulshoeffer, Jillian Douglass, Community Preservation Committee Chair
Elliot Carr, CPC Housing Subcommittee member Paul Ruchinskas, potential new members Jeff
McGlaughlin and Charlene Vincent
Ms. Douglass introduced Ms. Vincent and Mr. McGlaughlin as potential members and thanked them for
coming. She then introduced The CPC members and invited them to express their thoughts on "roles,
goals & strategies" related to the CPA and the Housing Partnership. Mr. Carr stated that major housing
projects will require coalitions. He added that he felt there were opportunities for coordination with open
space projects and potentials for advocacy.
CPC Coordination -Roles, Goals & Strategies
Mr. Ulshoeffer noted that the Partnership had been surprised by the unilateral decision by the CPC to
allocate $95,000 of CPA funding to the Habitat for Humanity Project without consulting with the
Partnership for input. He noted that this 4-unit project has already received substantial subsidy from the
Town in terms of the land donation and in-kind contributions. Given the scarcity of housing funds, it was
noted that had the CPC consulted with the Partnership perhaps a smaller grant would have been
recommended to allow for more funding to be available to leverage the creation of additional units. He
added that CPA funds should be used to leverage private sector investment to create more units and to
foster community partnership in private projects.
Mr. Ruchinskas stated that he did not feel the CPA would take on the role of initiating projects, but its role
is to evaluate and make recommendations. He said he views the Partnership's role as formulating plans
and projects and applying to the CPA when it sees projects that it believes are particularly worthy.
Mr. Carr noted that he felt the CPC had an obligation to advocate for the inclusion of affordable housing
in open space projects where possible.
Mr. Ulshoeffer asked CPC members how they view the Partnership. He noted that it was his opinion that
the CPA funds that the committee was proposing to be allocated to the Slough Road project would be
better used elsewhere to encourage and foster greater production of units. Mr. Carr said he believed the
CPC subcommittee should be soliciting input from the Partnership and that the full committee should, in
most cases, defer to he recommendations of the housing subcommittee. It was agreed that there should be
requirement for all housing applications to the CPC to be forwarded to the Partnership. Mr. Carr added
that he felt the CPC should support coordination by referring potential applicants to the Partnership. Mr.
Carr also suggested the Partnership to consider designating a liaison to attend the CPC meetings and report
back. Ms. Douglass asked if the CPC could not also designate a liaison from the housing subcommittee to
the Partnership, so that the goal of coordination would be a mutually shared responsibility.
Mr. Ulshoeffer asked about the balance of the 30% non-assigned CPA funds. He asked if the CPC would
keep a running tally of the balance and the amount of allocations taken from those pooled funds and going
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towards each of the community purposes (housing, historic preservation and active recreation). Mr. Carr
said that Finance Director will maintain those figures.
157 So. Orleans Road
Andrew Singer addressed the members stating that Mr. Zippo is seeking a vote of support from the
Partnership for their revised plan and revised pro-forma. He passed out the revised documents. He noted
that the project will incorporate saving the existing 3-bedroom house and moving it to the adjacent lot to
create a market rate unit for sale. He stated that the project would consist of 24 2-bedroom condominium
units a lsingle-family 3-bedroom home. Seven (7) of the 25 units would be affordable.(28%).He noted
that the entrance road has been relocated on the revised site plan. He stated that if there is any final profit
over the stipulated 15%, the balance of that profit will go to the town's Housing Fund.
Ms. Gauthier asked who the monitoring agent would be. Mr. Singer stated that none had been selected yet,
but that the Falmouth Housing Authority was consulting on the project.
Mr. Singer noted that Mr. Zippo is the applicant, not the Falmouth HA. Mr. Singer stated that Mr. Zippo is
seeking a waiver with respect to building permit fees and that it would be his intention to donate the full
value of the waiver to the Housing Fund. Mr. Ulshoeffer noted that the Town would likely want to
negotiate relative to the waiver of fees, but that in the Town of Dennis the waiver is only granted on the
affordable units and the value of any waivers is usually captured elsewhere. He has seen waivers granted
for all units, but only in return for an equal value contribution.
Ms. Gauthier asked if there was a policy related to this. Ms. Douglass reported that the Selectmen have a
policy that they will consider requests for waiver of fees on any or all of the units created by a 40B project,
but the value of the waiver is considered a subsidy and must be quantified in the request. She added that
they do consider conditions. She added that inspection fees are not waive-able under the Selectmen's
policy. Ms. Gauthier said she would work with the ZBA and the Selectmen to gain support for a policy
related to fees and fee waivers for the production of affordable units.
Mr. Singer noted that the project would include a nitrogen removing septic system. All 24 units would be
connected and the house may have it's own system. He noted that the discharge is anticipated to be 6,700
gallons per day, which is less than the DEP threshold. No DEP discharge permit will be required. The
septic calculation is based on 110 gals bedroom/day. The site is just outside the GWPD.
Ms. Gauthier asked if the units would be designed to be wheelchair accessible or meet visit-ability
guidelines. Mr. Singer reported that the bedrooms are on the 2°d floor in all of the units except the house.
There are 2 bathrooms; one on the 1St floor and one on the 2°d. He noted that perhaps the first floor could
meet standards for wheelchair visitors. He noted that the financing source for the project would be NEF or
MHFA. There are no local or regional funds sought. He noted that the revised proforma reflects the
moving costs for the house, the increase in the septic costs the adjusted prices and the sale revenue from
the additional 3-bedroom market rate unit. The estimated profit is 9.69%. The cost per unit is $233,000.
Ms. Gauthier noted that the monitoring costs have not been included. She asked if the condo fees would be
adjusted for the incomes of the affordable units buyers. It was noted that the fair market prices would be in
the area of $320,000, while the affordable prices will be $125,000 and that the fees should reflect the
difference in value or the percentage of monthly housing costs for the affordable buyers. Ms. Gauthier also
noted that the monitoring costs associated with a bio-clear septic system had not been factored into the
pro-forma either and may be a factor in the affordability of monthly housing costs.
Mr. Ruchinskas noted that maintenance costs can affect monthly affordability. Ms. Gauthier noted that
there can is also be a social issue associated with lower condo fees. Mr. Ruchinskas noted it is an issue of
fairness associated with the reduced resale value of a deed restricted unit. Mr. Singer noted that condo fees
would likely be based on a percentage interest. Ms. Gauthier noted it is not based on value and that owners
share an equal percentage of interest if value is not considered.
Mr. Ulshoeffer moved that the Partnership voted to support the 157 So. Orleans Road proposal as
amended and presented here. Ms. Gauthier seconded the motion and the vote was unanimously in
favor.(3 yes, 0 no, 0 abstentions)
Mr. Ulshoeffer asked Mr. Singer to thank Mr. Zippo for his willingness to work with the Town and his
cooperation towards maximizing the affordable housing benefits from the project. He noted that the
Partnership would love to see a higher percentage of affordable units and to see rental units. He
encouraged the applicants to present any of these options if the opportunity arises and to keep these
preferences in mind when applying to the ZBA for the waivers from zoning associated with the
Comprehensive Permit. He added that if this project were seeking public money or subsidy, it would be
held to a higher standard. He stated that if the project were seeking CPA funds, he would expect the CPC
to also demand a higher percentage of affordability.
Other Business
Ms. Gauthier noted DHCD was holding a workshop in Boston on open space and affordable housing. Mr.
Carr requested a copy of the minutes of this meeting be submitted to the CPC and the ZBA. The next
meeting was scheduled for May 17 at 3:30p.
The meeting was adjourned
Respectfully Submitted,
Jillian Douglass SIGNED ~ ~5 APPROVED ~ 1 ~~
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