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Home My Public Portal AboutTubman Road Community Housing James Burr Road, Brewster, one year after Habitat build was complete BREWSTER COMMUNITY PRESERVATION COMMITEEE Tubman Road Community Housing Habitat for Humanity of Cape Cod, Inc. July 1, 2016 Habitat for Humanity of Cape Cod 411 Main Street Ste 6 • Yarmouthport, Massachusetts 02675 www.habitatcapecod.org • 508-362-3559 p • 508-362-3569 f Paul Ruchinskas, Chair Brewster Community Preservation Committee 2198 Main Street Brewster, MA 02631-1898 July 1, 2016 RE: Tubman Road Community Housing Dear Community Preservation Committee: Thank you for the opportunity to submit a grant application to fund community housing in Brewster. Habitat for Humanity of Cape Cod, Inc. (a 501(c)3 organization) has significant experience permitting, building and selling affordable housing. We have built and sold 99 affordable Cape Cod homes to date, and look forward to building more. Habitat works in partnership with families in need to build homes, hope, lives and community. Submission Date: July 1, 2016 Project Title: Tubman Road Community Housing Project Map/Parcel: 65-74-0 Estimate Start Date: Infrastructure Underway, Wall-Raising (Volunteer Construction) Spring 2017 Estimated Completion Date: First Phase Family Move-In Fall 2018 (6 homes) Purpose: Community Housing Applicant Entity: Non Profit Applicant Name: Habitat for Humanity of Cape Cod, Inc. Applicant Address: 411 Route 6A, Yarmouthport, MA 02675 Federal Tax ID: 22-2900430 Primary Contact: Leedara Zola, Land Acquisition & Permitting; 508-280-6144 E-mail: lzola@habitatcapecod.org Website: www.habitatcapecod.org Funding Requested: $350,000 for infrastructure and construction Included in the following pages please find a Project Description, Timeline, Developer Experience, Project Pro Formas, Site and Building Information, as well as other documents requested by the Brewster Community Preservation Committee. We would be pleased to meet with you and other project stakeholders at your convenience, and we welcome the opportunity to answer any questions that may arise as you review our proposal. Sincerely, Leedara Zola Leedara Zola, Land Acquisition and Permitting lzola@habitatcapecod.org 508-280-6144 Form 11/10/2015 Community Preservation Committee Application 3 APPLICATION FOR COMMUNITY PRESERVATION ACT FUNDING Date Application Submitted: Name of Project Applicant: Name of Co-Applicant(s), if applicable: Name of Contact Person: Contact Person’s Mailing Address: Contact Person’s Daytime Phone Number: Contact Person’s email Address: Proposed Project Name: Project Address (or assessor’s parcel ID): Project Synopsis: Category: ☐ Open Space ☐ Historic Preservation ☐ Recreation ☐ Community Housing CPA funding requested $ ______________ Total Cost of Proposed Project $ PROJECT DESCRIPTION Contents of Proposal Project Description ........................................................................... Exhibit A CPA Goals, Community Benefits and Community Support ............... Exhibit B Timeline ............................................................................................ Exhibit C Credentials/Developer Experience ................................................... Exhibit D Project Budget/Pro Formas .............................................................. Exhibit E Habitat Affordable Pricing Model - Draft .......................................... Exhibit F Maintenance ..................................................................................... Exhibit G Site and Building Information ........................................................... Exhibit H Site Plans Architectural Comprehensive Permit Habitat for Humanity |Tubman Road Community Housing CPC Submittal July 1, 2016 1 Project Narrative Habitat for Humanity of Cape Cod proposes to use our tried-and-true “sweat-equity” model to build fourteen affordable homes on the 13.92 acre parcel located off Tubman Road (a portion of the 620 Tubman Road property, the location of the old Bassett Wild Animal Farm). The homes will be affordable in perpetuity; affordability will be protected by a Department of Housing and Community Development (DHCD) Local Initiative Program (LIP) Deed Rider and the homes will count on Brewster’s DHCD Subsidized Housing Inventory (SHI). The home will be affordable to very-low income households; households earning between 45% and 65% of Area Median Income. Home sale price will range from approximately $130,000 to $160,000. Habitat will use our traditional “sweat equity” model to build the affordable homes. With this model our selected purchaser-families partner with Habitat and devote 250 to 500 hours building their homes alongside community volunteers. This promotes homeowners who are well educated on building and maintenance, and fosters pride in homeownership and a true sense of community. Habitat works closely with our buyers, through our rigorous application process, and also through the construction period. We provide significant homebuyer education including preparation for closing, budget counseling, and workshops in caring for a home and landscaping. Sweat equity and pre-purchase workshops have proven to be key elements in promoting successful homeownership. Habitat also partners with our communities, seeking donations of materials, professional services, and labor. We strive to make our homes welcome in a neighborhood and to be good neighbors. Habitat works to create a collaborative spirit where a whole community can be actively involved in helping to address the affordable housing crisis. Habitat will work with our Brewster buyers and help them secure the very advantageous USDA Rural Development “502” mortgage (with subsidies that can result in an interest rate as low as 1%). If a qualified and selected buyer cannot access a USDA mortgage, Habitat would offer them a zero percent mortgage directly from Habitat. This means that, along with very affordable prices, our buyers pay extra affordable mortgages. The monthly PITI payment (principal, interest, taxes and insurance) for a 3-bedroom home would be around $700. Another added plus to the Habitat model is that as we can offer our own buyer- financing, we can guarantee that at time of lottery selection our families will be able to obtain a mortgage. See Exhibit F for pricing details. A new and exciting and development is the possibility of the installation of solar panels for energy generation. Habitat is has recently installed solar panels on three project sites, with a fourth pending. Renewable energy systems, coupled with the highly efficient air-source Habitat for Humanity |Tubman Road Community Housing CPC Submittal July 1, 2016 2 heat-pumps we use for home heat, create very efficient homes that are not only inexpensive to heat, but also provide great indoor air quality. We hope to create a sustainable funding stream for solar installations for future builds. Whether we can include solar panels for the Brewster homes will depend on funding availability at time of construction, but we are quite hopeful. We are very much focused on creating greener and healthier homes on all sites where this approach is feasible, and have positioned the Brewster homes so they have southern roof planes and are solar-ready. Included with this application please find site plans and architectural plans (see Exhibit H). The project includes a loop road that enters off of Tubman, crosses the Eversource easement, and makes a circle at the back of the parcel. House lots range from 13,000 to 17,000 square feet, and there is a significant open space lot surrounding the house lots. There will be fourteen homes in total, one 4-bedroom home, nine 3-bedroom homes and four 2-bedroom homes. This mix is based on Habitat experience with previous lotteries and housing-size need. Habitat is proposing our construction in two phases. Phase One will be the six homes closer to Tubman Road and Phase Two will be the eight homes around the circle. This creates a good schedule for our volunteers and our fundraising, allows the neighborhood to start maturing sooner, and creates a second opportunity if a buyer family is not selected in the first lottery. We will, however, build the full road, including utilities and drainage, as part of first phase. This project has substantial and positive history with the Town of Brewster. Habitat for Humanity was awarded a $600,000 land acquisition grant envisioning at least six homes (Community Preservation funds), and an additional $300,000 in land acquisition funds (again from Community Preservation) once the site was identified. Through the grant process, Community Preservation, Board of Selectmen and Town Meeting voters were engaged and in support of the project. The project has been before Town Meeting voters twice. In September of 2014 Habitat for Humanity took title to the property. Habitat then worked on housing program parameters, site planning, architectural and permitting. The Brewster Zoning Board of appeals voted unanimously in favor of granting the project’s Comprehensive Permit in February of 2016 (see also Exhibit H). Of note, the public hearing process through the ZBA was likely one of the more friendly in Habitat for Humanity of Cape Cod history. There was no project opposition. With quality, desirable single family homes priced affordably, Habitat for Humanity creates homeownership opportunities for families at income levels not served by other affordability programs. We are an experienced developer, having created 99 affordable Cape Cod homes since our founding as an affiliate of Habitat for Humanity International in 1988. Habitat for Humanity of Cape Cod works in partnership with families in need to build homes, hope, lives and community. Habitat for Humanity |Tubman Road Community Housing CPC Submittal July 1, 2016 3 CPA Goals/Criteria, Community Benefits and Community Support CPA Goals/Criteria: Habitat’s Tubman Development meets the goals and criteria of Community Preservation as it creates permanently deed restricted affordable housing.  Contribute to the preservation of Brewster’s unique character. Habitat will create housing for low income households, which helps to preserve the vibrancy and diversity of the community.  Boost the vitality of the Town. Habitat will create housing for low income households which helps keep families living in Brewster, and adds to the town’s local workforce.  Enhance the quality of life for Brewster residents. Habitat will create the opportunity for low income households to have the stability and security of affordable homeownership.  Serve a currently under-served town population. Habitat will create deed restricted affordable housing. Brewster currently has 5.1% of its housing stock listed on the Department of Housing and Community Development (DHCD) Subsidized Housing Inventory (SHI). The State goal is 10%. Low income families are an under-served population. Home ownership opportunities for the very-low income are virtually non- existent.  Demonstrate practicality and feasibility. Habitat is a well respected and experienced developer. We have a long track record of success, and are permitted and ready to go with our Tubman Development.  Demonstrate a positive cost/benefit relationship. Habitat relies heavily on volunteer labor, using both our homebuyers “sweat equity” contributions and our community volunteers. We also rely on donations of materials and Habitat friendly pricing. This helps us keep our construction costs low.  Leverage additional public and/or private funds. Habitat will embark on expansive private fundraising, and also hopes to be successful with a two separate Federal Home Loan Bank Boston (FHLBB) Affordable Housing Program (AHP) grant applications.  Receive Endorsement by other Town committees and the Brewster public at large. The Tubman Development has been before Town Meeting voters twice via CPC funding articles, has been to the Board of Selectmen numerous times, has been before the Brewster Housing Partnership, and went through a public hearing process as part of our Zoning Board of Appeals Comprehensive Permit application. Category Specific Criteria: See the following page for the Town of Brewster Community Preservation Committee Criteria check-sheet. The Community Benefits of this project are as described throughout this application. This project will create a neighborhood of fourteen new, high quality, deed restricted homes. Community Support is listed in the last bullet point under CPA Goals/Criteria (above), and is also evidenced by the support letter Habitat received from the Board of Selectmen as part of Habitat’s Local Initiative Program application to the state (see the following pages). Form 11/10/2015 Community Preservation Committee Application 5 Town of Brewster Community Preservation Committee CATEGORY SPECIFIC CRITERIA (Identify which of the following criteria apply to your project.) Open Space Proposals  Permanently protect important wildlife habitat, including areas of significance for biodiversity, diversity of geological features and types of vegetation, contain a habitat type that is in danger of vanishing from Brewster or preserve habitat for threatened or endangered species of plants or animals.  Provide opportunities for passive recreation and environmental education.  Enhance or protect wildlife corridors, promote connectivity of habitat and prevent fragmentation of habitats.  Provide connections with existing trails or potential trail linkages.  Preserve scenic views or border a scenic road.  Protect drinking water quantity and quality.  Provide flood control/storage.  Preserve important surface water bodies, including wetlands, vernal pools or riparian zones.  Preserve priority parcels in the Town’s Open Space Plan/maximize the amount of open land owned by the Town of Brewster. Historical Preservation Proposals  MANDATORY: Must be on the State Register of Historic Places or have a letter from the Brewster Historic Commission indicating that the resource has been determined to be significant in the history, archaeology, architecture, or culture of Brewster.  MANDATORY: Project must meet Secretary of the Interior Standards for rehabilitation and/or restoration of Historic Preservation Properties.  Protect, preserve, enhance, restore and/or rehabilitate historic, cultural, architectural or archaeological resources of significance, especially those that are threatened;  Protect, preserve, enhance, restore and/or rehabilitate town-owned properties, features or resources of historical significance;  Protect, preserve, enhance, restore and/or rehabilitate the historical function of a property or site;  Demonstrate a public benefit and/or public access, or  Otherwise provide permanent protection for maintaining the historic resource.  Project site should not be privately owned unless there is demonstrable public access and benefit. Community Housing Proposals  Contribute to the goal of achieving 10 percent affordable housing;  Promote a socioeconomic environment that encourages diversity;  Provide housing that is harmonious in design and scale with the surrounding neighborhood;  Ensure long-term affordability;  Promote use of existing buildings or construction on previously-developed or Town-owned sites;  Convert market rate to public subsidized units;  Provide an appropriate mix of rental and ownership housing;  Give priority to local residents, town employees, employees of local businesses as allowed by law. Recreation Proposals  Support multiple active and passive recreation uses;  Serve a significant number of residents and visitors;  Expand the range of recreational opportunities available to all ages of Brewster residents and visitors;  Benefit other Brewster committees providing recreational resources to residents;  Promote the use of alternative corridors that provide safe and healthy non-motorized transportation Habitat for Humanity |Tubman Road Community Housing CPC Submittal July 1, 2016 4 Timeline – Phase One of Homes (6 homes) Fall 2014 ............................... Habitat takes title to the property Winter 2016 .......................... Habitat receives Mass General Law Chapter 40B Comprehensive Permit from the Brewster Zoning Board of Appeals Spring 2016 ........................... Habitat applies to Community Preservation Spring 2016 ........................... Habitat works on construction permitting (building permits, Eversource utility agreements); Summer 2016 ...................... Infrastructure/Site Work; Road Work Summer 2016 – ongoing ...... Habitat Private Fundraising Fall 2016 ............................... Habitat submits for Federal Home Loan Bank Boston (FHLBB) Affordable Housing Program (AHP) funding Early 2017 ............................. Buyer Selection process (Affirmative Fair Housing Marketing) Spring/Summer 2017............ Volunteer Build Fall 2018 ............................... Closing; Affordable Deed Rider Recorded; Families Move In Phase One Phase Two Tubman Road Community Housing ‘16 Q3 ‘16 Q4 ‘17 Q1 ‘17 Q2 ‘17 Q3 ‘17 Q4 ‘18 Q1 ‘18 Q2 ‘18 Q3 ‘18 Q4 Spring 2020 Fall 2021 CPC Application Construction Permits Infrastructure/Road/Utilities Private Fundraising FHLBB AHP Application Buyer-Family Application Wall Raising/Volunteer Build CO/Families Move In Phase Two: Wall Raising Phase Two: Families Move In Note: construction schedules are subject to change, and it is important for Habitat to keep some flexibility in our overall region-wide build plan. Based on other projects, funding timing and volunteer availability the above schedule may change. Habitat for Humanity |Tubman Road Community Housing CPC Submittal July 1, 2016 5 Developer Experience Current and Recent Projects Project Name Address Housing Type No. of Units Total Dev Cost Subsidy Program Date Complete Reference (Town Adm) Old Stage Rd Barnstable Single Family Ownership 2 $437,469 DHCD 40B Applied for Building Permit Tom Lynch 508-862-4610 Rabbit Run Eastham Single Family Ownership 1 $215,336 DHCD LAU Applied for Building Permit Sheila Vanderhoef 508-240-5900 Virginia Street Yarmouth Single Family Ownership 6 $1,394,278 DHCD 40B Under Const. William Hinchey 508-398-2231 Main Street Chatham Single Family Ownership 4 $859,411 DHCD 40B Under Const. Jill Goldsmith 508-945-5105 Oak Street Harwich Single Family Ownership 7 $1,389,121 DHCD 40B Under Const. Christopher Clark 508-430-7513 Sesame Street Barnstable Single Family Ownership 2 $486,148 DHCD 40B Under Const. Tom Lynch 508-862-4610 Glenwood Falmouth Duplex Ownership 2 $306,000 DHCD 40B Under Const. Heather Harper 508-548-7611 Bevan Way Orleans Single Family Ownership 6 $1,602,740 DHCD 40B Under Const. John Kelly 508-240-3700 Ginger Lane Barnstable Single Family Ownership 1 $160,232 LIP/LAU 5/2014 Tom Lynch 508-862-4610 Park Place Mashpee Single Family Ownership 2 $266,000 DHCD 40B 4/2014 Joyce Mason 508-539-1400 Yellow Brick Road Truro Single Family Ownership 1 $133,000 LIP/LAU 7/2013. C. Greenhalgh 508-349-7004 Sandy Meadow Way Eastham Single Family Ownership 2 $266,000 LIP/LAU 4/2013 Sheila Vanderhoef 508-240-5900 Russell Road Mashpee Single Family Ownership 1 $133,000 DHCD 40B 4/2013 Joyce Mason 508-539-1400 Flintlock Road Bourne Single Family Ownership 1 $133,000 DHCD 40B 2/2013 Thomas Guerino 508-759-0600 Nickerson Road Orleans Single Family Ownership 1 $133,000 LIP/LAU 4/2012 John Kelly 508-240-3700 Habitat for Humanity has an experienced development team. We have built 99 affordable homes on the Cape. We have successfully worked with State, local and private funding sources. All our homes meet or exceed DHCD Local Initiative Program guidelines. All current Habitat Marketing and Lottery Materials are approved by the DHCD. Habitat has a highly experienced Director of Construction who has over three decades experience as a General Contractor building residences on the Cape and Islands before joining Habitat. Team resumes are available upon request. Habitat for Humanity |Tubman Road Community Housing CPC Submittal July 1, 2016 6 Project Budget / Pro Formas Habitat for Humanity |Tubman Road Community Housing CPC Submittal July 1, 2016 7 Project Budget / Pro Formas Habitat for Humanity |Tubman Road Community Housing CPC Submittal July 1, 2016 8 Draft Affordable Pricing Model Of note, the following is a draft pricing model based on affordable housing guidelines and variables. It has not yet been approved by the Habitat for Humanity Board of Directors. Current pricing, approved by the Board in 2014, is $126,000 for a two-bedroom, $140,250 for a three-bedroom. Housing Cost: 2 bedroom 3 bedroom 4 bedroom Sales Price $131,750 $147,500 $160,750 0% Down payment $0 $0 $0 Mortgage $131,750 $147,500 $160,750 Interest rate 1.00% 1.00% 1.00% Amortization 33 33 33 Monthly P&I Payments $390.75 $437.46 $476.76 Tax Rate $8.00 $8.00 $8.00 monthly property tax $88 $98 $107 Hazard insurance $99 $111 $121 PMI $0 $0 $0 HOA fees (if applicable) $60 $60 $60 Monthly Actual Housing Cost $637 $706 $764 Necessary Income: $30,595 $33,908 $36,695 Household Income: 2 bedroom 3 bedroom 4 bedroom # of Bedrooms 2 3 4 Sample Household size 3 4 5 40% of Area Median Income $30,575 $33,950 $36,675 Target Affordable Housing Cost (25% of income to hsng cost) $637 $707 $764 Pricing is set so that a household earning 40% of area median income, as adjusted for family size, can afford a home. The figure of 40% has been adopted based on past practice and experience as the number that creates an appropriate "window of affordability" and allows those families ready to take on home ownership to qualify. Variables used in the calculator include a 1% USDA interest rate with a 0% down payment and a 33 year term. For a tax rate, as Habitat sets a consistent price for all our homes throughout the Cape, so we have used $8.00 per thousand. There is no PMI so this is not included. We do include a Home Owner Association fee that is typical for a small-to-medium size Habitat development. We also amend the standard Housing Affordability "rule of thumb" that 30% of income goes to housing, changing it to 25% which further increases affordability. Habitat for Humanity |Tubman Road Community Housing CPC Submittal July 1, 2016 9 Maintenance As the Habitat program is a homeownership, ongoing maintenance is the responsibility of the homeowners. There will be a homeowners’ association for the Brewster development that is responsible for maintenance of all common areas, including the roadway and drainage facilities, and will also be responsible for the open space area. Habitat has put significant effort into creating a solid structure for our homeowner associations. Habitat works with our buyers to help them understand the roles and responsibilities of a home owner association and stays involved through the first year to set the association off on a strong and positive path. Habitat also works with a professional property management firm to assist the home owner association in various administrative tasks such as required legal filings and fee collections, and this firm serves as a professional resource. Sample home owner documents are available upon request. Additionally, Habitat homeowners have had significant experience in building, as well as education on home maintenance and lawn care. Habitat for Humanity |Tubman Road Community Housing CPC Submittal July 1, 2016 10 Site and Building Information Attached please find information on the site, our buildings and our permitting process, including:  Site Plan  Building Plans  Comprehensive Permit In an effort to save paper and photocopy we have not included copies of the Department of Housing and Community Development (DHCD) Local Initiative Program (LIP) deed rider or the DHCD Regulatory Agreement. These are standard documents and they are important safeguards that serve to provide a roadmap to creating and preserving affordability. We are happy to provide these on request. Habitat has site control. However, also to save paper and photocopying, we have not included copies of the deed documents. The purchase was nuanced and there are a series of recorded documents, including the deed from the seller (Smithsons) to Habitat, a deed from Habitat to the Town (conveying an approximate 4 acre portion of the original, larger lot to the Town for municipal purposes), a minor land swap with the Smithsons so that the access road off of Tubman could conform to Town of Brewster Subdivision Rules and Regulations, and an easement to the Smithsons for a horse trail along the property’s edge. There is also a Contingent Fee Interest from Habitat to the Town of Brewster, which serves to catalog the development program and timing that Habitat agreed to with the Town and the CPC. We are happy to provide these documents on request. 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