HomeMy Public PortalAboutHabitat For Humanity: Paul Hush Way Phase 2Form 11/13/2017 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 $
Habitat for Humanity of Cape Cod, Inc.
60 Paul Hush Way, Phase I, Brewster
BREWSTER COMMUNITY PRESERVATION COMMITEE
Paul Hush Way, Phase II/Tubman Road Community Housing
Grant Deadline: July 1, 2018
Submitted: June 28, 2018
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
June 28, 2018
RE: Paul Hush Way, Phase II Community Housing (formerly Tubman Rd) (8 homes)
Dear Community Preservation Committee:
Thank you for the opportunity to submit a grant application to fund Paul Hush Way Phase II community housing in
Brewster. Habitat for Humanity of Cape Cod, Inc. (a 501(c)3 organization) was founded in 1988 and has significant
experience permitting, building and selling affordable housing. We have built and sold 127 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: June 28, 2018
Project Title: Paul Hush Way, Phase II Community Housing
Project Map/Parcel: 65-74-0
Estimate Start Date: Infrastructure = Fall 2018; , Wall-Raising (Volunteer Construction) Fall 2019
Estimated Completion Date: Family Move-In Fall/Winter 2020 (8 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: Christine Duren, CPC Liaison; 508-667-0821
E-mail: cduren@habitatcapecod.org
Website: www.habitatcapecod.org
Funding Requested: $200,000 for construction ($25,000 per home)
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,
Christine Duren
Christine Duren, CPC Liaison
cduren@habitatcapecod.org; 508-667-0821 (cell)
Contents of Proposal
Contents
1. Project Description .............................................................................................................. 1
Phase I Update: ....................................................................................................................... 1
Phase II Description ................................................................................................................ 1
2. Historic Preservation Projects:............................................................................................. 4
3. CPA Goals/Criteria................................................................................................................ 4
Community Housing Proposals ............................................................................................... 5
4. Community Benefits ............................................................................................................ 6
5. Community Support ............................................................................................................. 6
6. Timeline - Phase Two (8 homes) ........................................................................................ 6
7. Credentials ........................................................................................................................... 7
8. Budget/Need for Public Funds - Hard Costs: Phase II ......................................................... 8
Soft Costs: Phase II .................................................................................................................. 9
Phase II Sources of Funds...................................................................................................... 10
Summary of Phase I Sources & Uses: ................................................................................... 10
Approved Affordable Pricing Model ..................................................................................... 11
9. Maintenance ...................................................................................................................... 12
10. Site Control ..................................................................................................................... 12
Attachments
A. Site Plans and Architectural Plans
B. Private Fundraising Status
C. Developer Experience and Current & Recent Projects
D. Marketing Plan
E. Comprehensive Permit
F. Deeds
G. Board of Selectmen Letter
H. Photos Phase I
I. Financial Statement as of June 30, 2017
Habitat for Humanity | Paul Hush Way-Phase II | CPC Submittal June 28, 2018 1
1. Project Description
Habitat for Humanity of Cape Cod, Inc. proposes to use our tried-and-true “sweat-equity”
model to build eight affordable homes in Phase II 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) now known as Paul Hush Way.
Phase I Update:
The first phase (six homes) of this community housing project was supported by Town of
Brewster CPC grants totaling $847,000 for land acquisition, and further supported with a
$350,000 CPC grant for construction. The 4-bedroom home at 60 Paul Hush Way,
sponsored in a one-week Blitz by the Home Builders and Remodelers Association of Cape
Cod, sold on October 11, 2017. The remaining five purchaser households have all been
approved for their USDA mortgage. The following pre-purchased education workshops
have been completed: Budgeting for Successful Home Ownership (group and individual
sessions); Transition to Home Ownership (preparing for closing day; Understanding the
Documents Related to Closing; Home Maintenance.
We are targeting completions and sales of the five remaining homes in August 2018, in
advance of established deadline for completion of Phase I. The Phase I dedication event is
scheduled for August 7, 2018.
Phase II Description
The subject eight Phase II homes, as is true with all Habitat 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 homes will be affordable to very-
low income households; households earning between 40% and 65% of Area Median
Income. Home sale prices will range from approximately $133,750 to $150,000. We are
pleased that the Home Builders and Remodelers Association of Cape Cod’s 2019 Blitz Build
will once again take place in the subject Paul Hush Way neighborhood in Phase II.
As always, 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 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
Habitat for Humanity | Paul Hush Way-Phase II | CPC Submittal June 28, 2018 2
workshops have proven to be key elements in promoting successful homeownership.
Habitat Cape Cod provides the training and establishes a Home Owners Association (HOA)
for appropriate neighborhoods. All homeowners will receive training about their HOA,
which will be fully established upon the sale of the last home, and will serve to ensure care
of the common areas and uphold other standards adopted in its covenants.
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 works with our Brewster buyers and assists them in securing 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 are able to meet the affordable
mortgage payment obligations. The monthly PITI payment (principal, interest, taxes and
insurance) for a 3-bedroom home would be approximately $715. 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 pages 10 &
11 for pricing details.
A new and exciting development that was implemented in Phase I was the installation of
solar panels for energy generation. Solar panels for Phase II homes are pending a
Department of Public Utilities decision on the next solar incentive program (“SMART”).
Whether we can include solar panels for the Brewster Phase II homes will depend on
funding availability at time of construction, but we are quite hopeful. Habitat has recently
installed solar panels on three other project sites. Renewable energy systems, coupled
with the highly efficient air-source 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. We are
very much focused on creating greener and healthier homes on all sites where this
approach is feasible, and have positioned all of 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 A).
All of the major infrastructure work for both phases, save the top coating of the road, was
included and completed in Phase I funding. There is still some lot engineering and sitework
to be performed for Phase II lots including foundations and septic systems. Phase II house
Habitat for Humanity | Paul Hush Way-Phase II | CPC Submittal June 28, 2018 3
lots range from 13,200 to 16,800 square feet, and there is a significant open space
surrounding the house lots.
There will be fourteen homes in total for both phases, one 4-bedroom home, nine 3-
bedroom homes and four 2-bedroom homes. Phase I consisted of six homes (one 4-
bedroom and five 3-bedroom homes).
Phase II (subject request) consists of eight homes:
2 - two-bedroom Ranch style homes (1,008 sf)
2 - three-bedroom Cape style homes (1,276 sf)
4 - three-bedroom Ranch style homes (1,276 sf)
8 (9,592 sf)
This mix is based on Habitat experience with previous lotteries and housing-size need.
Habitat proposed and Brewster CPC approved construction in two phases. Phase One has
six homes closer to Tubman Road and Phase Two will be the eight homes around the circle.
This created a reasonable and historically proven schedule for our volunteers and our
fundraising. We built the full road, including utilities and drainage, as part of first phase.
This overall fourteen home Paul Hush Way community housing project has substantial and
positive history with the Town of Brewster. Through the Community Preservation grant
process, the Board of Selectmen and Town Meeting voters were engaged and in support of
the project. The overall project (both phases) 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 generated no public 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 – over 127 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.
As of September 14, 2017, Brewster had 5.3% of its year-round housing stock listed as
affordable. The State goal per town is 10%. The Brewster 2017 median home price was
$390,000, per the Cape Cod & Islands Association of Realtors. Per the U.S. Department of
Housing and Development (HUD), people who pay more than 30 percent of their income
for housing (mortgage, interest, taxes, insurance) are considered cost burdened and may
Habitat for Humanity | Paul Hush Way-Phase II | CPC Submittal June 28, 2018 4
have difficulty affording necessities such as food, clothing, transportation and medical
care.
When there are affordable homeownership opportunities on the Cape, most often they
are targeted to households earning 80% of HUD Area Median Income (AMI) or $68,950.
Even at 100% of the median household income of $67,340 for Brewster per the Cape Cod
Commission’s CapeStats, and applying the 30% benchmark, a household would need to
earn approximately $103,543 a year to qualify for a mortgage at today’s interest rates.
That results in an income gap of $36,000. Even a family earning 100% of the HUD 2018
AMI for Barnstable County of $86,200, would not qualify.
Because of the very difficult year-round housing & rental market for the average family,
due to the tourist economy, seasonal demands and low wages, Habitat Cape Cod targets
affordability to households earning 60% and 65% of AMI. At 60% of AMI, a family of four
earns $51,720 which is only 50% of needed household income- - the affordability gap is
huge.
Our most recent lotteries clearly illustrate, at a personal level, the need for housing that is
affordable is significant. We received 59 applications for four homes in Marstons Mills, and
80 applications for six homes in Brewster Phase I. There is an undeniable need.
From a pragmatic standpoint, there is no danger of Habitat homes that are not needed and
that stay unsold. Habitat selects our buyers before starting to build, we build in partnership
with our buyer households, and they work with us on their own home, and invest their
sweat equity.
2. Historic Preservation Projects:
N/A
3. CPA Goals/Criteria
CPA Goals/Criteria: Habitat’s Paul Hush Way-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.
Habitat for Humanity | Paul Hush Way-Phase II | CPC Submittal June 28, 2018 5
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 5.3% of its housing stock listed on the Department of Housing and Community
Development (DHCD) Subsidized Housing Inventory (SHI) as of September 14, 2017. 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 has demonstrated significant success in private
fundraising for both Phases. Community support for this project has exceeded expectations. Habitat
received support from the Federal Home Loan Bank Boston (FHLBB) Affordable Housing Program (AHP)
for Phase I and is expected to receive the same level of support for Phase II.s. See Attachments for current
funding as of date….
Receive Endorsement by other Town committees and the Brewster public at large. The Paul Hush Way
(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.
3a: 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.
Habitat for Humanity | Paul Hush Way-Phase II | CPC Submittal June 28, 2018 6
4. Community Benefits
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.
This request is for Phase II construction of eight homes to complete this new
neighborhood.
5. Community Support
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.
6. Timeline - Phase Two (8 homes)
Because of the exceptionally strong community support for this initiative, we have moved
up the original schedule for Phase II. We will open home-buyer applications in January-
February of 2019; commence volunteer construction in the late summer/fall of 2019, and
anticipate project completion a year ahead of original schedule in the early fall of 2020.
See Attachment B for current private funding status for both Phase I and Phase II.
Fall 2014 ............................... Habitat took title to the property (Phase I & II)
Winter 2016 .......................... Habitat received Mass General Law Chapter 40B Comprehensive
Permit from the Brewster Zoning Board of Appeals for Phase I & II
Spring 2016 ........................... Habitat received construction permitting (building permits,
Eversource utility agreements); (completed for both Ph I & II)
Summer 2016 – ongoing ...... Habitat Private Fundraising (see attachment xx)
Summer 2018 ....................... Habitat applies to Community Preservation for Ph II (8 homes)
Summer 2018 ....................... Habitat submits request to Federal Home Loan Bank Boston (FHLBB)
Fall 2018 .............................. Infrastructure/Site Work; Road Work
Early 2019 ............................. Buyer Selection process (Affirmative Fair Housing Marketing)
Late summer/Fall 2019 ......... Wall-raising; Volunteer Build
Fall 2020 ............................... Closing; Affordable Deed Rider Recorded; Families Move In
Habitat for Humanity | Paul Hush Way-Phase II | CPC Submittal June 28, 2018 7
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.
7. Credentials
Habitat for Humanity has an experienced development team. We have built 127 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.
Please see Exhibit C for detail on Developer Experience and Current & Recent Projects
Paul Hush Way, Phase II, Brewster
YEAR ‘18 ‘18 ‘18 ‘19 ‘19 ‘19 ‘19 ‘20 ‘20 ‘20 ‘20
QUARTER Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4
Habitat applies to CPC
Habitat applies to FHLBB
Home Buyer Applications
Lot work (grading; septic; foundations)
Wall Raising/Volunteer Build
Cert of Occupancy/Families Move In
Habitat for Humanity | Paul Hush Way-Phase II | CPC Submittal June 28, 2018 8
8. Budget/Need for Public Funds - Hard Costs: Phase II
BREWSTER PAUL HUSH WAY PHASE II - Habitat for Humanity of Cape Cod, Inc. - FUND USES
BUDGET
Site Acquisition $ -
Site Work/Hard Costs
Earth Work $ 5,000
Site Utilities $ 7,200
Roads, Drainage, Utilities $ 178,400
Driveways, Parking, Walks $ 52,000
Other $ -
Lawns & Planting $ 32,000
Sheds $ 20,800
Subtotal Site Work $ 295,400
Direct Construction
Concrete $ 120,000
Carpentry/Doors and Windows $ 272,000
Insulation $ 45,600
Interior Finish $ 124,000
Cabinets $ 30,400
Appliances $ 16,000
Plumbing/HVAC $ 208,000
Electrical $ 92,000
Solar $ 160,000
SAVINGS - Professional Discounts $ 75,000
SubTotal Direct Construction $ 1,143,000
SubTotal Site Wk & Direct Const $ 1,438,400
General Requirements $ 86,304
Builders Profit $ 86,304
Builders OH $ 28,768
Gen Req, Builders OH & Profit - 14.0%
Construction Contingency -5% $ 81,989
TOTAL HARD/CONST COSTS $ 1,721,765
Habitat for Humanity | Paul Hush Way-Phase II | CPC Submittal June 28, 2018 9
Soft Costs: Phase II
Soft Costs
Permits/Surveys (40b) $ 6,000
Architectural $ 2,000
Engineering $ 18,400
Legal $ 4,000
Bond Premium $ -
Real Estate Taxes $ -
Insurance $ 22,736
Security $ -
Site Supervision/Construction Supervision $ 91,800
Const. Interest $ 26,400
Financing/Application Fees $ 1,000
Utilities $ -
Maintenance (unsold units) $ -
Accounting/Cost Cert $ 6,000
Marketing $ 35,025
Family Programs/ Volunteer Services $ 40,600
Subtotal Soft Costs $ 253,961
Soft Cost Contingency -5% $ 12,698
TOTAL SOFT COSTS $ 266,659
HARD AND SOFT COSTS $ 1,988,424
Developer's Fee $ 248,553
12.5% of TDC
TOTAL DEVELOPMENT COST $ 2,236,977
Total development costs per home is $279,622. Total development costs per home for
Phase I was $574,161. This difference is because total land acquisition, major sitework,
and some soft costs were allocated and paid in Phase I.
Even though in Phase I much of the architectural, engineering, legal, and sitework including
the road way was completed, Phase II will still incur some site work hard costs, and some
soft costs.
Habitat for Humanity | Paul Hush Way-Phase II | CPC Submittal June 28, 2018 10
Foundations, septic systems, driveway and walk bases and tops, trenching for utilities,
minor architectural changes, site and lot landscaping, and legal are a few of the hard and
soft costs that still need to be completed.
Total development costs have been calculated based on accepted bids and historical data.
Phase II Sources of Funds
$ 1,167,500 Proceeds from Sale of Homes - USDA
$ - CPC-Acquisition Funding Phase I
$ 200,000 CPC-Construction Funding Phase II
$ - Other
$ 160,000 Solar Grants-Anticipated
$ 200,000 FHLBB Grant-Anticipated
$ - Habitat Dev Equity ('flex cap")
$ 434,477 HHCC / Private Fundraising
$ - Proceeds from Sale of Homes - NPV HHCC
$ 75,000 Blitz Build contribution (cash equivalent)
$ -
$ -
$ 2,236,977 Total Initial Budgeted Sources
Summary of Phase I Sources & Uses:
USES: SOURCES:
Site Acquisition: $ 847,000 USDA Mortgage Sales: $ 866,750
Total Site Work: $ 743,750 CPC Acquisition Grant: $ 847,000
Total Construction: $ 748,500 CPC Construction Grant: $ 350,000
OH/Gen Conditions: $ 208,915 Solar Grants: $ 144,000
Contingency: $ 127,408 FHLBB: $ 172,587
Total Hard Costs: $2,675,573 HHCC Developer Equity: $ 500,000
Total Soft Costs: $ 386,622 Habitat “flex cap”: $ 140,000
HHCC Programs/Fees: $ 382,774 Habitat Private F-Raising: $ 424,633
Total Dev Costs: $3,444,970 Total Sources: $3,444,970
Habitat for Humanity | Paul Hush Way-Phase II | CPC Submittal June 28, 2018 11
Approved Affordable Pricing Model
The following is a pricing model based on DHCD & HUD affordable housing guidelines and
variables. It was approved by the Habitat for Humanity Board of Directors in April 2018.
Current pricing, approved by the Board is $133,750 for a two-bedroom, $150,000 for a
three-bedroom.
HOUSING PRICE MODEL 1 bedroom 2 bedroom 3 bedroom 4 bedroom
2016/2017 Sales Price $115,500 $131,750 $147,500 $160,750
Allowable 2018 Sales Price $117,500 $133,750 $150,000 $163,250
Down payment $0 $0 $0 $0
Mortgage $117,500 $133,750 $150,000 $163,250
Interest rate 1.00% 1.00% 1.00% 1.00%
Amortization/Years 33 33 33 33
Monthly P&I Payments $348 $397 $445 $484
Tax Rate $8.00 $8.00 $8.00 $8.00
Monthly property tax $78 $89 $100 $109
Hazard insurance $88 $100 $113 $122
PMI $0 $0 $0 $0
Condo/HOA fees (if applicable) $60 $60 $60 $60
Monthly Actual Housing
Cost $575 $646 $717 $775
Necessary Income: $27,597 $31,016 $34,434 $37,221
Household Income: 1 bedroom 2 bedroom 3 bedroom 4 bedroom
# of Bedrooms 1 2 3 4
Sample Household size 2 3 4 5
80% Area Median Income $55,200 $62,100 $68,950 $74,500
40% Area Median Income $27,600 $31,050 $34,475 $37,250
Target Affordable Housing Cost
(25% of 40% HUD AMI income to
housing cost)
$575 $647 $718 $776
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.
Habitat for Humanity | Paul Hush Way-Phase II | CPC Submittal June 28, 2018 12
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.
9. Maintenance
As the Habitat program is one of homeownership, ongoing maintenance is the
responsibility of the homeowners.
There is 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. The
Association will contract 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.
10. Site Control
Attached please find information on the site, our buildings and our permitting process,
including: Site Plan, Building Plans, Comprehensive Permit, Deeds.
Habitat has owned the property since the closing on the land in October 2014. The
purchase was encouraged by the Town of Brewster and funded with Brewster CPA fund,
voted by Town meetings.
Site and Building Information, Page 10-1EXHIBIT A
Site and Building Information, Page 10-2
Site and Building Information, Page 10-3
Site and Building Information, Page 10-4
Site and Building Information, Page 10-5
Site and Building Information, Page 10-6
Site and Building Information, Page 10-7
EXHIBIT B
Phase II Private Fundraising to Date
Phase I Private Fundraising
SOURCE AMOUNT
C & I United Way $ 8,000.00
Elizabeth Anton Fund $ 8,900.00
Bank of American Fdtn $ 10,000.00
Bennett Foundation $ 10,000.00
Private Donor #1 $ 50,000.00
Charlesbank Homes $ 50,000.00
Brewster Baptist Church $ 55,100.00
Brewster Faith Build $ 65,564.00
BREWSTER PH I PRIVATE FUNDRAISING $ 257,564.00
SOURCE AMOUNT
First Parish Brewster $ 48,000.00
Private Donor #1 $ 50,000.00
Heintzelman Foundation $ 50,000.00
Private Donor #2 $ 50,000.00
BREWSTER PH II PRIVATE FUNDRAISING $ 198,000.00
Developer Experience and Development Team
Habitat for Humanity of Cape Cod works in partnership with families
in need to build homes, hope, lives and community.
OUR HOMES:
Habitat for Humanity of Cape Cod has built 127 homes throughout the Cape Cod region since our
founding as an affiliate of Habitat for Humanity International in 1988. Currently, we have 16 homes
under construction, and 31 plus homes in pre-development, feasibility and permitting
Our Development Team: Habitat for Humanity of Cape Cod has an experienced and committed
Development Team. Warren H. Brodie heads our legal permitting. Warren has been involved with Habitat
since 2003, first as a member of the Land Acquisition Committee, and currently serving on the Board of
Directors. Warren has been involved permitting dozens of Habitat projects. For our Brewster project, we
are fortunate to have the engineering firm J.M. O’Reilly Engineering, with their breadth and depth of
services and experience. We are also proud to work with Brown, Lindquist, Fenuccio & Raber Architects,
Inc..
Our Construction Team: Habitat for Humanity of Cape Cod relies on the skills and passion of over 600
volunteers. On any given job site, anywhere from 130-260 different volunteers will give of their time and
resources to help build the homes and ensure our success. We have volunteers with specialized skills or
licenses, others with decades of experience working with their hands, and we also have volunteers who
have never worked with tools before. All are welcome! We have active volunteers in their nineties and
volunteers as young as six (while construction volunteers must be at least 16 years old, we have
woodworking and other projects appropriate for youth groups). Some volunteers work a single 7-hour
shift, others put in 700 hours over the course of a multi-home project. Volunteers come from the Cape
and beyond, from all walks of life, and bring a variety of perspectives. They all share a simple passion: the
desire to make a difference for working families on Cape Cod and doing so while working side by side with
their neighbors.
Habitat also relies on Bob Ryley as our Director of Construction. Bob has forty plus years experience as a
general contractor and sub-contractor in wood frame, has worked throughout the Cape and Islands, and
has made training and instruction a particular focus. Bob was a member of the Habitat Board from 2006 to
2010, and volunteered as a Crew Leader, an Instructor, and on a Youth United home. Bob is a member of
the Green Building Council and has been a driving force behind Habitat’s efforts to reach Net Zero.
Habitat is led by Executive Director Vicki Goldsmith, who brings over three decades of Cape Cod
affordable housing experience to the team, and is well respected throughout the region. Habitat also has a
strong staff that supports the breadth and depth of programs that make up the Habitat experience.
EXHIBIT C
Habitat for Humanity of Cape Cod, Board of Directors
The Board is made up of dedicated individuals from many fields, including construction, real estate,
social services, finance, and faith leadership. Their collective expertise helps guide our programs,
informs our strategic direction, and assesses the effectiveness of our organization. These men and
women lead us in our mission to build homes, hope, lives, and community.
Nancy Smith
President - Nancy has spent 40 years as a consultant to the food ingredient industry, 22 of those years at
Arthur D. Little, Inc., where she was Vice President and managing director of the company’s
international consulting practice to the food, beverage and food ingredient industries. Currently, she is a
partner of TFG (formerly The Food Group) a boutique consulting firm focused on the food ingredient
industry. Her consulting activities focus on helping clients understand the critical interfaces among
technology investment, business strategy and market opportunities. Nancy was a member of the
Habitat for Humanity of Cape Cod’s 25th gala event committee and has been a volunteer in the Habitat
office helping in resource development. She splits her time between her homes in West Yarmouth and
Waltham.
Charles Orr
Vice President- Charles is a Registered Architect with Hutker Architect in Falmouth with over 25 years of
architectural experience, and serves as Principal and Senior Project Designer of the Falmouth Office.
Charles has served for several years on HHCC’s Land Acquisition Committee and together, with staff at
Hutker Architect, are the designers of the 2013 Namskaket Road homes in Orleans. Charles says “My
aspiration for Habitat is to create such wonderful homes that communities will be approaching Habitat
to have them in their neighborhoods!” Charles lives in Falmouth.
Linda Cebula
Treasurer - After attaining her license as a CPA, and having spent many years in the corporate world in
major retailers, Linda started consulting with small businesses and individuals. Her practice includes
financial management and administration, tax and audit preparation. Upon relocating to the Cape, she
has served on the Habitat Finance Committee for the past 3 years and has been a construction volunteer
for many years. In addition to Habitat, her community involvement includes: Harwich Board of
Selectmen, Chatham Historical Society (Trustee and Treasurer), and Cape Women’s Coalition (Co-Chair).
She lives in Harwich Port with her husband, Robert MacCready, and their cats.
Debra Anderson
Clerk – Deb is an Assistant Vice President of Cape Cod Five Cents Savings Bank, working in their Trust
and Asset Management Group as an Estate Officer. Deb has over forty years of financial and banking
experience with Cape Cod Five and other financial institutions. She has been involved with Habitat for
Humanity for many years, working not only on the first women’s build in Harwich, but has also been
involved in some capacity with other builds, working on the Credit Review Committee, and she is
currently running the Financial Workshops and budget meetings for new homeowners with another
Cape Cod Five volunteer. Deb was first introduced to the Habitat organization through her church,
Dennis Union, who covenants with Habitat on an annual basis. Deb resides in the Town of Dennis with
her husband, Gary. She enjoys traveling and spending time with her large family, children and two
grandchildren.
Peter Kimball
Clerk - Peter is president of AP Kimball Construction based in Yarmouth Port. He has more than 10 years
of residential construction management and 30 years of business experience. Peter was team leader for
Blitz Build 2013 in Orleans, where the Homebuilders and Remodelers Association of Cape Cod (HBRACC)
built a Habitat home in one week. He currently serves on the Town of Yarmouth Old Kings Highway
Historic Committee as well as President-Elect of HBRACC. Peter resides in Yarmouth Port with his wife
and business partner, Angela.
Frank Almeida
Frank recently retired from 39 years of Federal Government service as a Fisheries Biologist and
Administrator. For the past 10 years he was Director of the NOAA Fisheries science lab in Woods Hole,
MA and Deputy Director of facilities in 6 northeastern states. Frank became active with Habitat as a
construction volunteer on our 75th house in Orleans during 2011-2012. He has quickly become a valued
regular on our sites and has chalked up many hours at the build sites. Frank lives in Falmouth.
Warren Brodie
Warren is the principal of Law Offices of Warren H. Brodie, P.C., a law firm with offices in Wellesley and
Mashpee. Warren has been involved with Habitat since 2003 as a member of the Land Acquisition
Committee, which seeks developable land and assist in obtaining all permits necessary for the
construction of affordable homes. Warren presently chairs the committee, and has been involved in
over 30 Habitat homes. Warren has also been active on builds, and he participated in Habitat’s 2006 trip
to the gulf region in the wake of Hurricane Katrina. Warren lives in Waquoit, MA.
Linda Jean
Linda spent 32 years in civil service employment with multiple federal agencies. Prior to retirement she
was the Executive Director of the Enterprise Acquisition Division at Hanscom Air Force Base. She was
responsible for the cost, schedule and performance management of contracts valued in excess of $12B
worldwide. In 2008, after retirement, Linda established Seaview Consulting providing services to DOD
and civilian contractors in the preparation of proposals and grants. From May 2014 –July 2015 she was
the Interim Executive Director of the Yarmouth Chamber of Commerce. She has a Masters of Business
Administration and a Bachelor of Science, Criminal Justice – Law Enforcement. Linda lives in West
Yarmouth with her husband John Nellenbeck.
Steve Jenney
Steve is CEO and President of Oceanside, Inc. Steve has been involved in the restoration industry for
over 25 years. Serving as Director of Operations at Oceanside for over 20 years and having worked
previously as an Insurance Adjuster for a local adjustment firm. In 2012, Steve had the opportunity to
purchase Oceanside, Inc. Steve holds a Mass. Construction Supervisors license as well as many other
certifications. He was born and raised on Cape Cod and attended schools in Yarmouth. He now lives in
West Barnstable with his significant other, Eileen Kennedy. He is the proud father of three daughters
and two stepsons. Four of our five children have recently graduated from college and the youngest in
her junior year at Seton Hall. Steve and Ellen are avid golfers and spend time between the Cape and
Myrtle Beach when the weather changes. Oceanside is proud to be a supporter of many charitable
organizations on the Cape including Cape Kids Meals, Community Connections, Cape Cod Military
Foundation and the Sandwich Food Pantry to name a few.
Kathleen Nagle
Kathleen is a top producing Real Estate Agent with Kinlin Grover working out of their Wellfleet office.
She specializes in representing clients who want to purchase single-family homes or income/investment
property on the Outer Cape. Prior to moving to the Cape she worked for the Nine West Group at their
corporate headquarters in Stamford, CT . When Kathleen moved to the Cape in 2000 she was introduced
to Habitat by working on a build site in Orleans as well as in Chatham. From there she served on the
Family Selection Committee, and then as a Family Partner in Eastham and Wellfleet. Kathleen lives in
Wellfleet.
Sue Partridge
Sue is an HR professional with over 25 years of experience. She is Director of Human Resources for
Convention Data Services in Bourne, MA, where she's been for 10+ years. She's also held HR leadership
positions in healthcare and human services, and began her career in banking and manufacturing. Sue is
active with the Cape Cod Human Resources Association, currently serving as VP/Program Chair. She also
serves on the SHRM MA State Council. Sue earned her BA from Bridgewater State University and holds
SPHR and SHRM-SCP designations. She grew up in Norwood, MA, spent much of her adult life in the
Wrentham and Plainville areas, moving to the Cape 11 years ago, when the nest emptied. Sue and her
husband Brad live in West Barnstable with their 13 year old Bichon Frise. They are very lucky to have 2
sons, 2 daughters-in-law and a precious granddaughter who they love to spend time with. Sue also
enjoys the beach, yoga, reading and all the other good things life on the Cape can offer.
Wil Rhymer
Past President - Wil is an Assistant Vice-President of Cape Cod Five Cents Savings, and the Wellfleet
Branch Manager. In addition to his banking and finance expertise, he brings us his broad connections in
the community, his experience and expertise with non-profit organizations and his enthusiasm for our
mission and work. About his work with Habitat, Wil says, “It makes me smile when I see the smiles on
the faces of families helped by Habitat who otherwise would not be able to own their own home. I hope
to continue to play a part in bringing more smiles to Habitat families.” Wil lives in Brewster.
Jill Scalise
Jill has been helping to reduce homelessness, professionally and on a volunteer basis, for 25 years. She
has a Masters of Social Service with a concentration in Advocacy, Planning and Program Development.
Since 2004 she has worked for the Cape Cod Council of Churches as the Director of Case Management
and Hospitality Housing, where she helps those seeking housing and provides support services to those
now in housing. “I believe my experience will be helpful in understanding both the needs of, and
resources for, families moving into Habitat homes.” Jill lives in Brewster.
Rev. Dr. John Terry
John serves as pastor of the Federated Church of Hyannis. He previously served churches in New
Hampshire, Georgia, New York City and Cleveland. He is currently co-chair of the Board of Champ House
(a safe and nurturing campus for homeless youth and adults). John lives in Hyannis.
Father Joe Towle
Joe is a retired Catholic Priest who has always been dedicated to working with people on the margin,
whether in Latin America or in the United States. He is an active volunteer with both the Family Pantry
of Cape Cod in Harwich and Habitat for Humanity, where he is a regular on the construction sites. Joe
says, “I look upon construction with Habitat as an undoing of some of the destruction in the world.” Joe
lives in Harwich Port.
Ron Winner
Ron has almost 40 years of experience in the lumber and building materials industry, selling to builders
and architects. He joined Shepley Wood Products in 1989 as their first outside lumber salesman. He has
worked on Habitat builds in the past and looks forward to more hands-on building. Ron hopes “to work
to help Habitat continue the great work it is already doing.” Ron lives in Hyannis.
Previous and Current Habitat Affordable Housing Developments
Current and Recent Projects
Project
Name Address Housing Type No. of
Units Total Dev Cost Subsidy
Program
Date
Complete
Reference
(Town Adm)
River Road Barnstable Single Family
Ownership 4 $1,584,327 DHCD 40B Under Const Mark Ellis
508-862-4610
143 Route 6 Truro Single Family
Ownership 3 $1,279,919 DHCD 40B Under Const Rae Ann Palmer
508-349-7004
Paul Hush
Way
Brewster
Phase I
Single Family
Ownership 6 $5,525,954 DHCD 40B Under Const Michael Embury
508-896-3701
So Yar Rd &
Janall Dr Dennis Single Family
Ownership 3 $844,347 DHCD 40B Under Const Elizabeth Sullivan
508-760-6148
Orchard &
Quinaquisset Mashpee Single Family
Ownership 2 $593,849 DHCD 40B Under Const. Rodney Collins
508-539-1400
Old Stage Rd Barnstable Single Family
Ownership 2 $437,469 DHCD 40B 8/2016 Tom Lynch
508-862-4610
Rabbit Run Eastham Single Family
Ownership 1 $215,336 DHCD LAU 6/2016 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 7/2016 Christopher Clark
508-430-7513
Sesame
Street Barnstable Single Family
Ownership 2 $486,148 DHCD 40B 7/2015 Tom Lynch
508-862-4610
Glenwood Falmouth Duplex
Ownership 2 $306,000 DHCD 40B 1/2015 Heather Harper
508-548-7611
Bevan Way Orleans Single Family
Ownership 6 $1,602,740 DHCD 40B 9/2015 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. Charleen Greenhalgh
508-349-7004
Sandy
Meadow 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
Habitat for Humanity Cape Cod - Marketing and Lottery Information
MARKETING PLAN FOR HOMEOWNERSHIP APPLICANTS
Time period: Application deadline shall be at least 60 days from the announcement of
availability of applications. Marketing for these homes is scheduled so that purchasers are
selected in time to participate, alongside volunteers, in the building of their homes.
Notice of application availability and public workshops:
Notice of application availability and public information workshops sent to all persons who
have requested information about our application process in the last 12 months
Notices sent to area newspapers: The Cape Cod Times (regional paper), and any other
weekly or daily serving the Town where the new homes will be located.
Two advertisements in regional newspaper (Cape Cod Times) and local newspaper
(Provincetown Banner)
Public Service Announcements to local radio stations and local access cable TV
Notices and fliers sent to Local Town Hall, Libraries and local Chamber of Commerce
Notices and fliers sent to churches in the Town and surrounding Towns
Notices and fliers sent to area housing and social service agencies, and organizations serving
the Cape’s minority population, including:
Multi-Cultural Development Committee of Cape Cod Community College
NAACP
Housing Assistance Corporation — Cape Home Ownership Center
Cape Cod Child Development (Head Start Programs)
Cape Cod Council of Churches
Community Action Council
Area Housing Authorities
Area Town Halls
Additional service and charitable agencies serving low-income as may be identified
Posting, as required on MAHA and CHAPA websites, Massachusetts Housing Authority
(MAHA) website: http://www.massaffordablehomes.org/defau1t.aspx and the Citizen’s
Housing and Planning Association: http://www.chapa.org/.
Fliers distributed through the town’s Elementary and Middle Public Schools, as allowed by
the Superintendent
At least two public information sessions are held in the town to inform and assist potential
applicants
Applications will be available at one accessible Town location as well as from Habitat’s
office.
EXHIBIT D
LOTTERY PLAN
The lottery process will conform to standards consistent with the requirements of the
Department of Housing and Community Development’s (DHCD) Local Initiative Program (LIP).
Habitat will pre-qualify candidates according to its established criteria and then conduct the
lottery, which will not be public, but which will be monitored by a representative of Housing
Assistance Corporation (HAC) or any alternate monitoring agency as may be designated by
DCHD, and acceptable to the Town. Post-lottery, before notification of lottery winners, the
eligibility and qualifications of lottery winners will be certified by monitoring agent. HHCC Board
of Directors (as Lender) will do final certification of the results.
Local preference: If approved by DCHD there will be local preference pool for the lottery for up
to 70% of the homes. The definition of local resident will be in conformance with DHCD’s
Affirmative Fair Marketing Plan and will include households currently living in Town,
households with a member employed by a local business or the municipality or school district,
or with a household member attending public school in the Town. In conformance with DCHD
standards, no more than 70% of the units for this project may receive a local preference. The
applicant pool for the remaining home shall be OPEN meaning there will be no local preference
in the application selection for homes in this pool. Per previous agreement with DHCD, for all
homes, eligible qualified applicants who live or work in the 15-Town service area (Barnstable
County) of Habitat for Humanity of Cape Cod shall receive a preference over those who do not.
Household size/bedroom size: There will be a preference system within the selection process
for households that will utilize all bedrooms of their home, with at least one person to a
bedroom, with couples presumed to share a bedroom unless medical documentation is
presented to demonstrate a true need for separate bedrooms. If there is no household of
number/composition to fill all bedrooms, the earliest selection in the lottery of the size
household that would fill all but one, will be given the opportunity to select a larger house size,
and so on.
Phase II Photos
EXHIBIT H