09/02/2025 AFFORDABLE HOUSING Minutes

Home Browse Search

permit issuance and construction/completion. Some Phase 1,previously intended to be for-sale units, have been converted to rentals,enhancing future SHI eligibility. •LeClair Village: 39 rental units, all affordable and permanently restricted. SHI and Safe Harbor Mechanics • SHI Tracking: The state determines what portion of a development counts,with all rentals in a project added to the SHI with at least 25%are affordable under Chapter 40B. • Safe Harbor:Achieving the town's annual unit goal(e.g., 37 units per year)triggers one year of"Safe Harbor,"giving the town leverage over"unfriendly"40B proposals. Reaching 10%SHI provides extended Safe Harbor protections. •Annual Production Goal: The On Commons project(65 units)should qualify the town for at least one year of Safe Harbor once the comprehensive permit is received. •Open Questions: What is the precise window for Safe Harbor credit post- permit?The Committee will confirm statutory time frames. There is a need for more clarity and tracking on the number of truly affordable(not just SHI-counted)units, especially due to affordability expirations(e.g., some units are set to expire in 2045). There is a role for"friendly"(town-initiated) versus"unfriendly"(developer-proposed)40Bs in achieving SHI/Safe Harbor. •Affordability Monitoring: The State determines rents/pricing thresholds annually based on AMI and household size.Restrictions and adjustments are managed at the state and Housing Authority level. Additional Issues •Lease Term Requirements:There was a discussion of short-term rental conversions and the negative effect of weekly/summer renting as opposed to year-round workforce housing.Enforcement and incentives for year-round leases remain a challenge. •Taxation:AirBnB/ADU taxes are in effect when units are used as short-term rentals; less so for family/long-term rentals. •Deed Restrictions:For both rentals and ownership, strict rules about resale,increasing rates,and qualifying incomes ensure sustained affordability. •Tracking/Sustainability:As expirations approach or deed restrictions lift,previously affordable units risk falling off SHI rolls,making affordable housing a persistent moving target. Mary Waygan,Chair,Planning Board, spoke on several issues. Barnstable/Hyannis Initiatives: Many commercial properties(motels)have been converted into affordable/rental housing(e.g.,Flats on Main in Hyannis and Plaza Del Sol in Mashpee). Importance of creative reuse, opportunistic property conversion,and supportive zoning/regional policy. Barnstable opted for greater development flexibility by not capping growth with 0%sewer financing. •Cape Cod Commission's Regional Policy Plan: Ms.Waygan distributed a copy of the plan to the Committee. The Public Comment period is open until September 24,2025. The Regional Plan supports dense/infrastructure focused development and preservation of natural open space outside service areas. The Committee was encouraged to submit comments aligning RPP goals to the Town's Housing Production Plan(HPP). •County and Regional Coordination: Mashpee participates in the Barnstable County Regional Shared Housing Office,with meetings twice monthly(resources for towns). Consultant Assistance is being provided by Barrett Planning and Housing Assistance Corporation is working as technical consultants/subcontractors. •Proposed Transfer(Taylor Swift)Tax: There was a brief discussion of a possible 2%real estate transfer tax for sales over$2 million,with revenue to be directed to the town affordable housing funds. Prior attempts at passage(e.g.,homes over$1 million)were less popular. Mashpee Commons Presentation •Tom Ferran,Director of Construction&Planning for Mashpee Commons,will present an update, likely focused on Jobs Fishing Road/Phase 1 affordable units,at the October meeting. The Committee anticipates discussion will focus on current building plans (approx. 11 duplex buildings, 54 units),site layout,common areas,and overlap with On Commons. Financing •A brief discussion on roles in securing financing,including state,county,philanthropic,trust funds.