what is a municipal affordable trust (maht)?
TRANSCRIPT
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What is a Municipal AffordableHousing Trust (MAHT)?
• Public entity• Created by local legislative body • Create & preserve affordable housing• Led by Board of Trustees
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Subject to public procurement, designerselection, conflict of interest and public meeting laws
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Trust Statute – MGL Ch.44, Sec 55c
“…to�provide�for�the�creation�and�preservation�of�affordable�housing�in�municipalities�for�the�benefit�of�low�and�moderate�income�households…”
• Limited scope• Low and moderate income only
PURPOSE
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Legal Consideration
Open Meeting Law
MGL Chapter 30A, sections 18‐25
• Within two weeks of appointment, trustees must complete Certificate of Receipt of Open Meeting Law Materials
• Some exceptions – executive session if deliberating purchasing, leasing or valuing of real property
• “Public meeting” includes deliberations that involve a quorum – careful with email
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Legal Consideration
Procurement Laws
From MAHT statute:The�trust�is�a�board�of�the�city�or�town�for�purposes�of�chapter�30B�and�section�15a�of�chapter�40;�but�agreements�and�conveyances�between�the�trust�and�agencies,�boards,�commissions,�authorities,�departments�and�public�instrumentalities�of�the�city�or�town�shall�be�exempt�from�said�chapter�30b.
Section 15a of Chapter 40: Requires 2/3 vote of legislative body to transfer land. Exception: Accepted provisions of Section 15a then majority vote for transfer for low and moderate income housing.
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Legal Consideration
Procurement Laws
Construction/capital improvement
• Public construction & bidding requirements
• Prevailing wage
Real property disposition, lease or
acquisition
• Chapter 30b, Section 16 –various guidance
• If bought with CPA funds, exempt from 30b
Contracting professional services
• Three Thresholds• Under $10,000• $10‐50,000 – 3 written bids
• $50,000+ ‐‐sealed bids or proposals
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What can a Trust do?
• Actively address affordable housing needs
• Support local control of housing initiatives
• Engage in real estate activity•Make timely decisions related to housing
• Accumulate funds from variety of sources
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Step 8: Determine operating approach
Funding entity
Active initiator Both?
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Eligible Activities for Trusts
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Affordable Housing
Acquire
Create
Preserve
Support
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AcquireCromwell Court Apartments ‐‐ Barnstable
• 124 units of affordable family rental housing• Built in 1973. Acquired and rehabilitated in 2011.• $500,000 CPA funds
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Create
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Small Scale Production
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Baker Street ApartmentsFoxboro, MA20 family rental unitsOpened in 2005
Butternut FarmAmherst, MA26 family rental unitsOpened in 2011Developer: HAP Housing
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Re‐use
Shoe Shop Place
Middleboro25 rental
(family housing)
Stevens CornerNorth Andover
42 rental(family housing)
Rockport HS ApartmentsRockport31 rental
(age restricted)
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Preserve
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AmherstRolling Green affordable units preserved
• 204 unit multi‐family development• Refinanced in 1998 under Mass Housing’s 80/20 prepayment program (15 year restrictions)• 41 affordable units/Section 8 vouchers, $1.25m bonded w/CPA
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Support
Pre‐develop‐ment
Buy Downs(create)
Down‐Payment Assistance
Rental Assistance
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Norfolk MAHTSmall Scale Homeownership
17 homes
$300k range
3/year
All on SHI
Sold for $155k in 2015
Sold for $140k in 2014
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Rental AssistanceDukes County Regional Housing Authority
Request funds
Recruit owners
Inspect homes
Screen tenants
Invoice CPC
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Martha’s Vineyard FY2014
• 66 rental assistance subsidies• 147 people on waiting list• $543,000 CPC appropriations• Average monthly subsidy = $499• Average income served = 45% AMI
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Trust Accomplishments
Grants for new production
Homebuyer down payment & principal buy‐
down
Land acquisition
Rental assistance
Pre‐development assistance
Habitat for Humanity
Housing plans & housing
staff
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Five-YearGoalsoftheTrust:Goal1:ActivelyFosterDevelopmentofAffordableHousingGoal2:SupportHomelessnessPreventionInitiativesGoal3:SeekOpportunitiestoPromoteConservation-Based(housingandpreservedopenspace)DevelopmentGoal4:EnhanceLocalandRegionalCollaborationGoal5:ExpandAvailabilityofDirectHousingAssistanceGoal6:PromoteOutreachandEducation
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FosteringDevelopmentofAffordableHousingü EastStreetSchoolsiteforaffordablehousingdevelopmentü ValleyCDCStudioApartmentdevelopment(encouragedby
Town&Trust)ü MassHousingGranttosupportconsultanttaskedwith
identifyingaffordablehousingsites&40Rdistrictü GuidelinesforsubmittingfundingapplicationstoAMAHTü DevelopingaTownHousingPolicytosetaffordablehousing
asacommongoalsharedbytheentiretowngovernment.ü SupportednewTownbylawchangefor“Inclusionary
Zoning”thatwillallowmoreaffordableunitsinfuturedevelopmentsorpaymentsinlieutotheHousingTrustwhereaspecialpermitisrequested.
ü AnnualcommentstoCommunityPreservationActCommitteeonfundingprioritiesforcommunityhousingapplications
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SupportingEffortstoEndHomelessness
• HomelessnessPreventionprogramprimarilyfocusedonfamiliesthreatenedwitheviction(CDBG-fundedprogramoperatedbyFamilyOutreachofAmherst)
• Outreachprogramtoencouragelocallandlordsacceptapplicationsfromindividualsandfamilieswhoarehomeless(collaborationwithAmherstDepartmentofHealth)
• FirsteverLandlordForumonNov.15thatwillfocusonfinancialandotherresourcesavailabletosupportrentingtopersonswhoareverylowincomeorhomeless.
• CSPECdevelopmentinitiativetoexpandcasemanagementservicestoassistinlocatinghousingforandprovidinghousingsupportsforindividualswhoarehomeless(fundedbyMedicaid)
• AdvocacyforcontinuationoftheAmherstseasonalhomelessshelterandforotherservicesforhomelessindividualsandfamilies
• ParticipatingintheTownHomelessSystemscommittee
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PublicEducation§ 2017forum,“WorkingtheAmherstHousingPuzzle:A
communityproblemsolvingforumӤ Website:
https://www.amherstma.gov/2199/Amherst-Affordable-Housing-Trust-Fund
§ 2018forum,“ActLocallytoCreateAffordableHousing”
§ CHAPA(Citizen‘sHousingandPlanningAssociation)Grantreceivedtoprovideconsultationonbuildinglocalcommunitysupportforaffordablehousing
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FinancialSupportq CPAfundingforTrustconsultantq CPAfundingtosupportaffordablehousing
developmentprojectsq Anticipatedfundingfromlocalshort-termrentalfeesq PossiblefundingfromInclusionaryZoningbylawthat
allowspaymentsinlieuofdevelopingnewaffordablehousingunits
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CreatingAffordableHousing
attheEastStreetSchoolSite
APLAYINFIVEACTS
JohnHornik,ChairoftheAmherstMunicipalAffordableHousingTrust
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ACTONE:AFeasibleProject?
ü MovecontrolofthepropertyfromtheschoolstotheTown– NOTTRUST
ü Assesswetlands– 60%NOTBUILDABLEü Sitesurvey-BOUNDARIESü Understandwhatispossibleforsite
development– K-Rü DraftaRequestforProposalswhichspells
out(1) thequalificationsofthedeveloper,(2) minimumrequirementsandhigher
programexpectationsfordevelopmentofaffordablehousing,and
(3) processofselectionofthedeveloper.
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ACTTWO:PermissiontoProceed
EnterTownCouncil(centerstage)q DeclareEastStreetSchoolsurpluspropertyq Authorizetownmanagertoexecutelanddispositionagreement– SPELLSOUTCONDITIONS
q Authorizetownmanagertosign99-yearleaseq WHYNOW?
q PROS:LONGPROCESS,YOUCANMOVEON
q CONS:MAYBEBETTERIDEAINNEXTFIVEYEARS
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ImplicationsofTownCouncilActions
SiteControl:DeveloperhasalegalcommitmentfromtheTowntoturnoverthepropertyoncecontractualconditionsaremetIFNOT,ONEONEWILLBID
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ACTTHREE:MovingForwardEnterTownManagerandstaff(stageright)q ReleaseRequestforProposals-AFTERREVIEW
q Selectadeveloperq Signlegalagreementsq Monitorfulfillmentofcontractualrequirementsq THISISTMROLEBYCHARTER
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ACTFOUR:Plan&ActionEnterDeveloper(centerstage)q Undertakeduediligenceq Developaplan–E.G.,SIZE,ARCHDESIGN,PARKINGq Withsitecontrol,acquirezoningapprovalsand
funding,andpossiblyHistoricalCommissionreviewq Execute99-YearLeasewiththeTownq Constructaffordablehousing
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Review,Review,Review!!!MANY,MANYREVIEWSAFTERTC
§ DepartmentofHousingandCommunityRenewal– EXTENSIVEREQUIREMENTS
§ AmherstZoningBoard– SPECIALPERMIT
§ AmherstHistoricalCommission(maybe)§ AmherstBuildingCommissioner– PLUMB,ELEC,OTHER
REQ
§ AmherstFireCommissioner
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ACTFIVE:WelcomeTenantsEnterManagementCompany(stageright)IDENTIFIEDINPROPOSAL
q Selecteligibletenants– DHCDRULESq Rentunitsq Maintainpropertyq ANDEVERYONELIVEDHAPPILYEVERAFTER!q BUTONLYIFWEGETBEYONDACTTWO!
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12,570
16,741
0
2,000
4,000
6,000
8,000
10,000
12,000
14,000
16,000
18,000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
IncreasingGapBetweenEnrollment(UndergraduateandGraduate)andCampusResidentialCapacity
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1290
2126
1117
611
227
663
0
500
1000
1500
2000
2500
1960-1969 1970-1979 1980-1989 1990-1999 2000-2009 2010-2017
HousingGrowth,1960-2017
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$1,074 $1,059 $1,078 $1,094$1,122 $1,117 $1,128
$1,201
$1,275
2009 2010 2011 2012 2013 2014 2015 2016 2017
MedianGrossRent
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AmherstAffordableHousingPolicyFundingPriorities• Creationofrentalhousingforfamilies,particularlythoseearning
below50%ofAreaMedianIncome(AMI)andthegrowingnumberofsmallerhouseholdsthatareincreasinglysingleparentswithchildren.
• Creationofrentalhousingforindividualswhorequiresmalleraffordablehousingunits(e.g.,studioapartments),includinghousingforatriskandspecialneedspopulationsthatoftenrequirespecialservicesandhandicappedaccessibility,particularlypersonswhoseincomesarebelow30%AMI.
• Preservationofexistingaffordablerentalhousing,includingsubsidizedunitsandthoseintheprivatehousingmarket,whicharetypicallymorecosteffectivetorehabilitatethantobuildnew.
• Affordablehomeownershipforlowandmoderateincomefamiliesandindividuals.
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Projectednumberofunitstobedeveloped
250UnitswithLessthan80%AMI:ThefirstpriorityisthedevelopmentofnewresidentialunitsthatwillqualifyfortheState’sSubsidizedHousingInventory.Thismeansthattheymustallbebelow80%AMI.However,withinthattheremustbearangeofaffordability.Forprojectswithtenormoreaffordableunits,theaverageAMImustbenogreaterthan60%andatleasttenpercentofunitsmustbenogreaterthan30%AMI.Smallerprojectsshouldbereasonablyconsistentwiththesepriorities.Thetotalnumberofunitstobedevelopedfortheselevelsofaffordabilityis250overthenextfivetotenyears,consistentwithgoalssetintheHousingProductionPlan.
100Unitsat80-100%AMI:Additionalunitsshouldbedevelopedthatareabove80%AMI.Thereisaneedtoservebothindividualsandfamilieswithanincomethatqualifiesthematthislevelaswellaspersonsbelow80%AMI.
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“Local”SourcesofFundingSubsidiesq CommunityPreservationActq CommunityDevelopmentBlockGrantq TaxIncentiveFinancingq TownSurplusProperty
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Delegating TasksWho does what?
Chairperson• Provides leadership
• Sets agenda• Keeps trustees on‐task & moving forward
Trustees• Attend meetings, provide input & vote
• Complete assigned tasks
• Participate in subcommittees
• Be local AH advocate
• Board packet
Staff• Provides TA (perhaps feasibility studies, RFPs)
• Lends continuity to projects
• Completes admin tasks
• Communicates with other town staff/boards
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Trusts & Fair Housing
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Legal Consideration
Federal Fair Housing ActMA Anti‐Discrimination Law
Protected Class
Disparate impact
Discrimi‐nation
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Key Fair Housing LawsProtected Classes
Federal (Fair Housing Act)• Race• Color• National Origin• Religion• Sex• Familial Status• Disability
State (M.G.L. c. 151B) All federal bases plus:• Ancestry• Age • Marital Status• Source of Income/Public Assistance • Sexual Orientation• Gender Identity• Veteran History/ Military Status• Genetic Information
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Two Key Fair Housing Concepts
Disparate Impact“Discriminatory Effect”
Affirmatively Further Fair HousingObligated to FH
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Discriminatory Effect RuleThree Part Burden Shifting Test
Is it likely that policy or practice will negatively impact members of a protected class?
Is the policy or practice necessary to achieve substantial, legitimate, non‐discriminatory interests?
Is there a less discriminatory alternative that would meet the same interests?
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Disparate Impact
• Local plans or zoning bylaws prioritize studio and 1‐bedroom units, restricting the number of bedrooms by unit rather than by development or lot.
• A town is predominantly white and decides to advertise new affordable housing units with flyers at the local library, community center and Town Hall.
• Planning or zoning approval processes mandate or prioritize townhouses.
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Obligation toAffirmatively Further Fair Housing
End residential segregation
Promote housing choice
Eradicate discrimination
Address disparities in
housing needs & access to
opportunity
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How to Affirmatively Further FH
Affirmative Fair Marketing
• Follow DHCD’s marketing & resident selection plan guidelines
• Market to those least likely to apply
Zoning
• Consider ways that zoning may be creating disparate impact
Diverse Housing Options
• Multi‐family AND single family
• Rental AND homeownership
• Family AND senior
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Local Preference
Subject to subsidizing agency approval
Evidence of need
Certain categories 70% limit
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Examples of AFHMP Problems
Marketing
• Local preference advertised
• Limiting language, e.g., “empty‐nesters,” “young professionals”
• Advertising/outreach not designed to reach protected classes in the region
• Marketing only in English & not in non‐English media
Application Process/Selection
• Application period is too short
• Language access and reasonable accommodation information not provided
• Selection process not clearly described
• Preferences are misstated as eligibility criteria or defined improperly
Inconsistency
• Criteria inconsistent with AFHMP guidelines
• Criteria inconsistent with applicable subsidy program requirements
• Inconsistent language within the AFMHP or inapplicable language
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Wrapping UpCreating a culture of support
• Balance people with places and systems
• Tell “story of us” rather than “story of them”
• Connect housing to other social issues and outcomes
• Where you live affects you
• Consider language that we use (e.g. home vs housing)
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MHP Online Resources
On our website: http://www.mhp.net/community/publications‐and‐
materials
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Questions?
Massachusetts Housing Partnershipwww.mhp.net
Shelly GoehringProgram [email protected]
Direct line: 857‐317‐8525