HomeMy WebLinkAbout2002-11-05
~
II
R
Community
Preservation
Committee
RECEIVED
TOWN CLERK'S OFFICE
NANTUCKET, MA 02554
16 Broad St
Nantucket, MA 02554
.
AUG 0 4 2003
COMMUNITY ~RV f...TION COl\DDTTEE
MINUTES - Tg,AY- NOVEMBER 5, 2002
A meeting of the Community Preservation Committee, CPC, was held on Tuesday, November 5, 2002 at 2:30
PM at the Odd Fellows Hall, 31 Bartlett Road, Nantucket, MA.
Present were: Barry Rector, Chair, Pat Butler, Vice Chair, Ken Beaugrand, Rich Brannigan, Norman Chaleki,
Polly Miller, Neville Richen, Frank Spriggs, Ginger Andrews, and Alice McWade, Administrative Assistant.
The meeting was called to order at 2:40 PM, and a quorum was established. The agenda was approved.
PUBLIC COMMENT
Public Comment is expected to be ongoing throughout the meeting. No comments were raised at this time.
.,
INTERVIEWS
SHERBURNE COMMONS, INC. - $ 50,000
Present on behalf of Sherburne Commons, Inc., SCI, were; Joseph McLaughlin, Vice President, Richard Sykes,
Treasurer and Nancy Whitcomb, Trustee. Mr. Sykes reviewed the application. A copy of the substance of the
application, seven pages, is attached hereto and incorporated herein. This project was endorsed by the CPC last
year for funding in the amount of $75,000. Last year's seed capital budget was $450,000. It is now evident that
the seed capital needed will be $650,000 or more.
The purpose of SCI is to create an affordable residential complex of assisted and independent living for
Nantucket Island seniors. Thirteen units of the proposed 60 unit facility are committed as affordable housing
for qualified low-income seniors and will remain affordable for the entire 50 year term of the property lease. In
addition to the 13 affordable units, four affordable living units for employees are included in the plan.
Additional costs will be incurred because of an increase in the intricacies attendant to the sewer hook up which
will require extra engineering and design work. It is proposed that an independent pumping system will be
created which will in turn become the property of the Town. Some additional major supporters are the
Tuppency-Harris Foundation, The Nantucket Human Services Office, and the Nantucket Bank.
The construction is expected to last one and a half to two years and will hopefully commence at the end of next
summer. To date 20 - 30 people have said they would seek residency in the facility today if it were available.
In response to an inquiry regarding utilization oflast year's award the delay is attributed to the drafting of the
Affordable Housing Restriction that will hopefully be available soon.
It was stated that the requests for funding to the CPC totaled four times as many dollars as available for
allocation. Inquiry was made as to whether receipt ofY4 ofthe requested. amount would allow the project to
1
continue. SCI is committed to completion of the project. The full amount of the request is desired, any award
will be of assistance.
.
NANTUCKET HOUSING AUTHORITY
FUNDING THE MIACOMET HOUSING INITIATIVE - $85,000
The applicant, Bill Snowden, left a message on the CPC cell phone at 1 :50 pm today. He respectfully requested
review of this application be postponed until another date. He was unable to attend the meeting today because
of another commitment that could not be re-scheduled. After a brief discussion, and upon a motion duly made
and seconded it was VOTED: (6 - 0, Mr. Chaleki abstaining, Mr. Richen and Ms. Andrews had not yet arrived),
To re-schedule review of the NHA application, "Funding the Miacomet Housing Initiative", until tomorrow,
November 6,2002 at 2:30 pm.
NANTUCKET HOUSING OFFICE - YEAR TWO - $351,500
For the record, Ken Beaugrand and Norman Chaleki disclosed that they were members of the Board of
Nantucket Housing Authority Properties, Inc., NHAPs.
A request to change the entity submitting the application was presented this date. A copy of the transmittal
letter and the first page of the revised application, two pages, as well as a flow chart indicating prioritization of
CPC applications connected with the Nantucket Housing Office, the Nantucket Housing Authority, and the
Nantucket Resident Housing Partnership, one page, are attached hereto and incorporated herein.
The applicant for this project has been changed to Nantucket Housing Authority Properties, Inc. d/bla the
Nantucket Housing Office. Present on behalf ofNHAPS were; Robert A. Nussbaum, Executive Director,
Nantucket Housing Office, Leedara Zola, Associate Director, Nantucket Housing Office, Christine Silverstein,
Vice President, NHAPS, Renee Ceely, Executive Director NHAPS, Finn Murphy, Nantucket Resident Housing
Partnership, and John Pagini, Planning Director.
Mr. Nussbaum reviewed the application. A copy of the substance of the proposal, ten pages, is attached hereto
and incorporated herein. It is intended that the Nantucket Housing Office be an umbrella organization whose
mission is to solve the housing crisis in Nantucket.
Housing Authority and Town owned land is intended for use in creation of 100 new homeownership units, as
well as the creation of 50 new rental units. The Nantucket Housing Office will also support the Nantucket
Housing Authority in its effort to develop community housing on their Miacomet property, work with the Town
of Nantucket to complete an inventory of developable Town owned property, assemble a community task force
to identify key outreach, financing opportunities and to simplify legal access for employers to purchase and/or
build year-round employee housing.
The flow chart indicates that the Nantucket Housing Office application has the highest priority. Last years
grant, $122,8000 is intended to fund the Nantucket Housing Office whose sole focus for the first year is to
implement ATM 2002 Article 36 (the Nantucket Resident Housing Needs Program/second dwelling covenant).
The forged partnerships that have been created among community groups have broadened the scope of the
Nantucket Housing Offices endeavors considerably. These endeavors are the focus of this application.
Upon inquiry it was noted that the Nantucket Housing Office's Executive Director and Associate Director
commenced work on October 1,2002. The NHAPS is the entity that cuts their payroll checks. Their office is
presently located at 147 Orange. The Nantucket Housing Office is subletting an unused office in that building
2
from Nantucket Sustainable Development Corporation for $1,000 per month. It is hoped that the Nantucket
Housing Office will ultimately move to the Nantucket Housing Authority Community Building allowing it to be
under the same roof as the Nantucket Housing Authority's Office. Small Friends Day Care presently rents a
portion of the facility for $200 per month and contributes $52.00 per month for utilities. Small Friends is
building a new facility on Nobadeer Farm Road and intend to vacate the NHA Community Building by June
2003. Permission to rent that area to the Nantucket Housing Office would have to be obtained from the
Department of Housing and Community Development, the state agency governing the NHA. Whether
permission is obtained and what the rental charge might be are uncertain.
Some of the increases in the budget proposed for the Housing Office in year two were discussed. The rental
figure is increased by 1/3. Anticipated legal costs in last year's application were $25,000, this year the
anticipated cost is listed as $35,000. Presently legal services are provided to the Housing Office by Roger
Mervis, Esq., NHA legal counsel. The expenses of salary for the Executive Director and Program Coordinator
as well as the allowance for housing and medical insurance were also discussed. A copy of the proposed budget,
one sheet, is attached hereto and incorporated herein.
A discussion ensued relative to additional costs cited in the proposal for grant writing and lobbying. Inquiry
was made as to why the grant writing was a separate item, not included in the duties of the Executive Director
and/or Program Coordinator. The NHAPS representatives indicated that the Nantucket Housing Office was
understaffed with only two core people and therefore the extra work would require a more specialized approach
than those individuals could offer.
In response to an inquiry regarding the self-sustainability of the Nantucket Housing Office in year three, Mr.
Nussbaum did not envision that it would be. A discussion ensued regarding the amount of program
development addressed in the application vs. a day- to-day grass roots plan to provide affordable housing for
individuals. Presently the emphasis of the Housing Office is on the second dwelling covenant. Once that is
successfully completed other day- to-day programs will be put in place.
OLD BUSINESS
NEW BUSINESS
ADJOURNMENT
Upon a motion duly made and seconded it was VOTED to adjourn this meeting for the day. The next meeting is
scheduled for Wednesday, November 6,2002 at 2:30 pm at the Land Bank. The meeting adjourned at 4:40 pm.
Respectfully submitted by,
/cJ{, rm\Ult L
lAr:ce Mc Wade
Administrative Assistant
3
,"
PROJECT INFORMATION
Pro j ect Title: Sherburne Commons
Scope or Concept of Project:
Overview
Sherburne Commons, Inc., (SCI) is a non-profit Massachusetts organization, whose purpose is to
create an independent and assisted-living residential complex for Nantucket Island seniors in order to
address their need for attainable resident housing while providing personal care needs and household
services. (See Attachment 1) Sherburne Commons began working toward this goal over three years ago
when it was the Nantucket Partnership for Assisted Living (PAL), prior to incorporation. The
organization was formed asa result of the 1997 strategic plan developed by the Nantucket Cottage
Hospital. Although the plan identified the absence of assisted living facilities as a serious gap in the
continuum of health care services for Nantucket seniors, the Nantucket Hospital Board of Trustees
determined that recurring operating deficits would force the Hospital to concentrate on preserving its
critical care hospital facility. Therefore, PAL was created and later incorporated as Sherburne
Commons, Inc. Composed entirely of volunteers, SCI has a thirteen-member Board of Trustees which
includes a President, Vice-president, and Treasurer.
SCI has received broad community support and participation, making Sherburne Commons' single
purpose/project one of Nantuckefs most broadly based community undertakings ever. Community
participants have represented the following organizations: Nantucket Cottage Hospital's Trustees,
Board, and Social Services; Our Island Home (nursing home); Nantucket Elder Services, Human
Services, Board of Selectmen, Finance Committee, Planning & Economic Development Commission,
Planning Board, Zoning Board of Appeals, Fire Department, Historical Association, Historic District
Commission, Comprehensive Plan Steering Committee, Civic League and Town Association; the
Congregational Church; and A Safe Place (domestic violence agency). Additionally, private citizens
have volunteered from a cross section of the year-round population.
Recognizing the need for attainable resident housing in an assisted and independent living facility for
Nantucket seniors, over 200 residents signed endorsements supporting warrant articles approved by
the 2000 Town Meeting to rezone and authorize use of Town-owned land for a non-profit assisted and
independent living facility. (Attachment 2) Further, the January 2001 Special Town Meeting adopted
the Nantucket Comprehensive Community Plan (Plan), which states that Nantucket residents "with
disabilities and other special needs will fmd it increasingly difficult to fmd housing that is designed
appropriately and that has the services they need for daily living...Housing for senior citizens and
those with special needs should be provided through a 'continuum of care' ranging from small,
independent living units, to congregate housing or co-housing, to assisted living, to nursing-home care."
(Attachment 3) The purpose of SCI is to create an affordable residential complex of assisted and
independent living for Nantucket Island seniors in order to meet these needs while addressing
) established housing needs of low to moderate income seniors.
Sherburne Commons Assisted and Independent Living Community
As a resort and vacation destination 25 miles off the coast of Massachusetts, Nantucket Island has
experienced an escalation of real estate prices and a housing crisis that "lies at the heart of most of
Nantucket's economic, social, and even environmental problems." (Plan, Attachment 3) The numbers
ofretirees attracted to Nantucket have further expanded the already growing senior population, which
is particularly impacted by the housing crisis. The lack of affordable housing has resulted in seniors
having to sell their homes and move off the island. With virtually no homes available for less than
$500,000, it is difficult or impossible for non-affluent Nantucket seniors to downsize or to afford
access to supportive services without leaving Nantucket. As they age, seniors typically have
diminishing incomes, but increasing needs.
The housing and health care needs of Nantucket's seniors have been documented in the Nantucket
Cottage Hospital Strategic Plan, the Planning and Economic Development Commission's (NPED) 1998
"Report on Affordable Housing in Nantucket," and in the aforementioned 2001 Nantucket
Comprehensive Plan. In the Report on Affordable Housing in Nantucket, it is clearly demonstrated
that exorbitant housing costs have resulted in new, wealthy residents displacing less affluent year round
residents. The report further identified the impact on seniors and their need for "an assisted living
complex where residents are provided with meals, monitored by personal care attendants, and provided
with maintenance treatment for various diseases such as Alzheimer's, cancer, Parkinson's, and
senility." Recommendation 6 and 7 of the report are to address the needs for shelter for the elderly and
special needs populations, and to develop public /private partnerships, respectively. (Attachment 4)
The November 2000 Nantucket Community Comprehensive Plan established a goal "to meet the
housing needs of senior citizens and those with special needs." To accomplish this goal, the plan set
two objectives: 1) to support and promote any efforts of the Town of Nantucket or other entities to
expand affordable housing opportunities for senior citizens, and 2) to meet the need for housing and
related care for special populations. The Plan specifically recommends the creation of housing units for
the elderly through the use of Town-owned land, the development of an assisted-living and
independent-living facility, and providing care facilities for persons with dementia. (Attachment 3)
The proposed project implements the Report and Plan recommendations and accomplishes the sole
mission of Sherburne Commons.
Currently, there is no assisted-living facility for seniors on Nantucket. Nantucket Cottage Hospital
provides critical care, and Our Island Home provides a 45 bed skilled nursing facility. Landmark
House, a non-profit organization, provides 26 one-bedroom apartments for handicapped, disabled, and
senior residents who meet low to moderate income standards. The Homestead, a non-profit
organization, provides 12 rooms for seniors who are able to take their own medications and manage
their own personal care. Academy Hill Apartments provides apartments, fourteen of which are
subsidized, for seniors over 62, but provides no services. All three of these residential situations are
operated at full capacity and have waiting lists; they are the only options for the elderly who can no
longer maintain their own home. There is no independent-living, assisted-living facility for seniors on
Nantucket.
The project has been developed in accordance with the recommendations set forth in both the Report
on Affordable Housing in Nantucket and the Nantucket Comprehensive Community Plan. In addition
Sherburne Commons Assisted and Independent Living Community
to the community participation and support, Sherburne Commons, Inc., has worked directly with the
Town of Nantucket In April 2001 SCI entered into a 50 year lease at $1.00 per year for a 20 acre
Town-owned site at 21 South Shore Road to develop the proposed facility. (Attachment 5) The site
was previously rezoned in April 2000 for senior residential housing and is a suitable site.
Project Description: Sherburne Commons Assisted and Independent Living Community
The proposed facility will provide three categories of housing for individuals over age 62: independent
living, assisted living, and Alzheimer's care. Since the lack of affordable housing is an issue in hiring
and retaining staff, four apartments for staff and their families will be included. A marketing study
conducted by Lubershane Associates, Inc., in 2001 documents the need for sixty residences.
(Attachment 6) The proposed facility will be comprised of 60 one and two bedroom units. Forty
residences will be located in a 46,000 square foot central building and20 in adjacent cottages. Of the 60
units, 18 will be supportive independent apartments in the central building, 8 will be Alzheimer's care
units, and 14 will be assisted-living apartments. Both the cottages and the independent residences will
be designed to accommodate persons requiring assistance with daily living tasks. Based upon the
Lubershane Associates marketing study, it is anticipated that initially the complex will house more
independent residents than those needing personal care. They will, however, have access to supportive
services, and the complex will become a predominantly assisted-living and dementia care facility as
these seniors age in place. Seniors will be able to make the transition to increased services and
assistance and will have increased access to health-care services without having to change their
residence or leave Nantucket.
The Lubershane marketing study indicates that since the Island's housing costs virtually preclude
downsizing, sufficient independent elderly residents should be attracted to the facility to achieve a self-
sustaining rent roll quickly. Thirteen units, twenty-two percent, will be reserved for low-income
residents, defined as households receiving less than fifty percent median household income for
Nantucket County. It is SCI's chartered goal that the remaining units be as affordable as possible to
Nantucket elderly, year-round residents. The Board of Trustees has voted to give first priority to
applicants who have lived on Nantucket for five or more years and second priority to those who have
been year-round residents for more than one year prior to submission of an application. These
priorities will be subject to applicable laws and rules of lending agencies. The thirteen units committed
as affordable housing for qualified low-income seniors will remain so for the entire 50 year term of the
property lease. Estimated monthly fees for units will range from $500 to $4,800 depending on the
type and style of living accommodations, services needed, and the income/asset qualifications for the
affordable units. The design of the building will permit the residents in independent-living units to
benefit from the oversight available from the 24 hour staffing for the assisted-living units. Seniors will
have a wide range of services available that can be selected "a la carte," as well as by service package.
In addition to the 24 hour awake staff and emergency response systems, the variety of services will
include housekeeping, meals, medication management, personal care services, social, recreational, and
wellness activities, and scheduled transportation.
The market study analyzed the relevant market area, demographic trends, market needs, and the
competitive environment within the market areas. The study concluded that 1) there is an unmet
demand for the independent and assisted-living units especially at affordable housing rates, 2) the
Sherburne Commons Assisted and Independent Living Community
proposed facility is appropriately sized and realistic, 3) the project site is appropriate. SCI will be the
General Partner who will own the single purpose entity in charge of overseeing the financing,
construction, and management operations of the project. SCI will institute an affirmative fair marketing
plan to reach out to minorities. At a minimum, 22% of the units will be will be available to low-income
qualified residents, therefore the project will qualify for low-income housing tax credits (LTHTC). SeT
will apply for tax credits for these low-income units through a competitive program offered by the
Department of Housing and Community Development.
Statement of Purpose
The purpose of the project is to create an independent and assisted-living residential complex for
Nantucket Island seniors in order to meet their low to moderate income needs and their housing needs
for appropriate design, health care and household services. These needs are documented by the Report
on Affordable Housing in Nantucket and the Nantucket Comprehensive Community Plan, and the
project follows their recommendations.
Projected Timeline
Sherburne Commons has made significant, tangible progress in bringing the project to a reality. As
discussed above, SCI has acquired a suitable site for the project at minimal cost ina partnership with
the Town. Having this leased site eliminates the most formidable obstacle to realizing the project,due
to the exorbitant land costs on Nantucket. A Project Manager has been working with SCI for two
years, and an architectural firm has been retained. Schematic design has been completed,and
construction documents, drawings and specifications are being completed. SCI has also retained a cost
estimator and an engineering firm for site planning and other engineering services. Local approvals and
financing should be completed by July 2002. Construction should be completed within a 16 month
period.
\
I
Sherburne Commons Assisted and Independent Living Community
Anticipated Proiect Cost. Other Fundine: Source(s). and CPC Fundine: Request
Substantial contributions/commitments have been made by the Tuppancy Harris
Foundation, Osceola Foundation, Jockey Hollow Foundation, Nantucket Bank, Town of
Nantucket, Pacific National Bank Division of Fleet Bank, as well as numerous individual
contributors and each SCI Trustee. In order to augment the exhausted local funding
sources and proceed with the project, SCI is seeking additional grant funding.
The estimated Seed Capital Budget that would take us to our permanent financing
and complete the preconstruction activities has been revised upward to Six Hundred Fifty
Thousand ($650,000.00) Dollars. Our original estimate of Four Hundred Fifty Thousand
($450,000.00) Dollars did not include predevelopment items that are essential to the
financing, permits, fees and infrastructure of the project.
A financial feasibility study is required as part of the financing approval process.
Also, we had originally planned to tie into the present sewer system. However, since
this is not feasible, we will need an engineering survey and design site layout for a
sewage pumping station.
Sherburne Commons has raised over Five Hundred Thousand ($500,000.00)
Dollars to date, and we are requesting Fifty Thousand ($50,000.00) via the Community
Preservation Act (CPA) toward our goal of Six Hundred Fifty Thousand ($650,000.00)
Dollars.
Assistance from the Community Preservation Committee will allow a project
nearly ready for construction to proceed. SCI anticipates approval for tax exempt bond
financing from either Massachusetts Housing Financing Agency at a below market
interest rate through one of its senior housing programs. This source of financing offers
non-recourse borrowing with an 85% - 90% loan to value ratio debt structure and an
amortization period of forty (40) years at tax-exempt rates. The estimated total project
cash cost is Twenty-Two Million ($22,000,000.00) Dollars, of which Eighteen Million
($18,000,000.00) will be borrowed. With all of the key components in place, only
obtaining the final funding for the Seed Capital Budget remains. Final funding of the
project will bring to fruition the effort, research, planning and dedication of Sherburne
Commons Inc., its volunteers and contributors, the Town of Nantucket and the
community-at-Iarge. Completion of the project will accomplish the mission of Sherburne
Commons and provide the underserved senior population of a New England island
community with attainable resident housing that will increase its level of health care
access.
Support Documents (references. pertinent studies. statistics. etc. which demonstrate
the community's need for the proposed proiect):
Exhibit 1
Evidence of non-profit status (excerpt)
Exhibit 2
Citizen Endorsement - Zoning change for Assisted/Independent
Living Community (excerpt)
Exhibit 3
Nantucket Comprehensive Community Plan (excerpt)
Exhibit 4
Nantucket Affordable Housing Report (excerpt)
Exhibit 5
Evidence of Ground Lease (excerpt)
Exhibit 6
Market Study - Executive Study
Lubershane Associates, Inc. (excerpt)
Exhibit 7
Project Development Costs. Project Team.
Also included are the following: Memorandum of Understanding,
Certificate of Non-Collusion and Tax Compliance Certification
List and describe any established records of comparable proiects bv applicant
Sherburne Commons, Inc. will be the General Partner who will control the single
purpose entity in charge of overseeing the financing, construction and management
operations of the project. Since the organization was formed solely to implement
the proposed project, it has no prior experience per se with comparable projects.
However, SCI anticipates hiring Sunrise Assisted Living (Sunrise) to manage the
facility. Sunrise is a leading New England and national assisted-living service care
provider with over twenty (20) years of experience and currently operates two
hundred (200) communities. To develop the project, SCI has hired eminently
qualified individuals and firms with extensive experience in comparable projects. A
Project Manager, Clifford Hughes, has been working with SCI for two (2) years and
has over thirteen (13) years of experience financing and developing senior
residential communities in Massachusetts. The architectural firm of EGA
Associates, a prominent national designer of senior housing, has been retained for
preparation of design and construction documents. SCI has also retained Cutler
Associates as cost estimator, an experienced firm in senior housing construction and
a candidate for general contractor. Cutler Associates has Nantucket Island
experience, and one of the largest portfolios of successfully completed senior housing
projects in New England. SCI has contract with Judith Nitsch Engineering for site
planning and other engineering services.
Describe how the project accomplishes the e:oals and objectives of the CPA
The Community Preservation Act seeks to protect each community's unique
character, quality of life and resources through planning efforts from the municipal
level up. As such, one of the three major goals promulgated by the Community
Preservation Act is the creation and preservation of affordable housing. The
proposed Sherburne Commons Assisted and Independent Living Community
directly promotes attainable and affordable resident housing. It is a senior
residential community consisting of cottages and apartments for independent
seniors and an assisted living residence for frail elders residing in Nantucket. A
total of sixty (60) housing units will be developed. Thirteen (13) of the sixty (60)
units (22%) will be reserved for low-income elders (households with less than 50%
of the area-wide median income). Forty-seven (47) units (78%) will be set aside for
mixed income seniors. A separate building of four units will provide affordable
housing for support staff and their families.
As previously stated, Nantucket is in a housing crisis. Escalating housing and land
prices and the exorbitant cost of food, utilities and fuel in Nantucket all severely
impact the ability of the senior population to live in Nantucket. Affordable housing
options are few and oversubscribed. Nantucket elderly often compelled to relocate
off-island, away from family and friends. The need for additional affordable elderly
housing is clear. Sherburne Commons chartered goal is the provision of affordable
elderly, year-round housing. Priority to residents of Nantucket for five or more
years is a stated objective.
In addition to affordable housing, the proposed Sherburne Commons project
supports an additional principle stated in Community Preservation Principles.
Sherburne Commons is a less consumptive land use pattern than alternative site
developments. The proposed sixty (60) unit project is to be located on a site owned
by the Town of Nantucket and specifically rezoned to allow development of a non-
profit, assisted and independent living facility.
.
Miacomet
Village
,
"'"'
Gt
EQUII._8
OPPOllTlIIllTY
Nantucket Housing Authority
INCORPORATED 1984
3 MANTA DRIVE NANTUCKET, MASSACHUSETTS 02554 508-228-0296 Voicemv
October 28,2002
RECEIVED
NOV 0 5 2002
IBy:Q-nc hr C fC-.,
Mr. Barry Rector,
Chairman
Community Preservation Committee
22 Federal Street
Nantucket, MA. 02554
Dear Chairman Rector:
At a meeting held October 22, 2002, the Nantucket Housing Authority voted to respectfully
request the withdrawal of themselves as applicant for the project entitled, "Nantucket Housing
Office, Year Two" (a pending Community Preservation Committee FY 2004 application). We are
not withdrawing the application, but substituting our name with the recently designated Nantucket
Housing Office as applicant. In our stead NHA Properties, Inc. dba the Nantucket Housing Office
will be the applicant and will provide the Community Preservation Committee with a signed
Memorandum of Understanding, signed Tax Compliance Certificate, and signed Certificate of
Non-Collusion, as well as an amended first page of the application, showing the Nantucket
Housing Office as applicant with Federal ID# 04-3247717.
We thank you for your consideration to this matter. Should you need any additional information
please feel free to contact Renee Ceely, Executive Director, at 228-0296.
~
Linda F. Williams
Chairperson
III
. " Nantucket
1-...1 C -ty
.... ommunl
Preservation
Committee
Application for CPA Funding
FY 2004
~~~~~
APPLICANT INFORMATION
Project Title:
Nantucket Housing Office, Year Two
Name of Organization:
Please note ifpublic or private
NHA Properties, Inc. d/b/a
Nantucket Housing Office
(private)
Address
P.O. Box
Town, State, Zip Code
P.O. Box 3148
Nantucket, MA 02584
Telephone:
phone: 508-228-4422; fax: 508-228-4915
E-mail:
(soon to be active e-mail, but may not be yet)
Wehsite:
Contact Person(s) and/or Project Director(s)
Also list appropriate titles
Bob Nussbaum, Executive Director
Names of governing board, trustees, directors or members:
Board of Directors:
Emily Avery,president
Cheryl Bartlett, clerk
Ken Beaugrand
Jamey Bennett
Norman Chaleki
Tim Jensen
Bob Liddle
Beth Ann Meehan
Christine Silverstein, vice president
Paul A. Wolf, Jr., treasurer
Federal Tax Identification Number (if non-profit):
04-3247717
F1J ')nn4 rpr Annlirntinn lITnnf7lrlrpf Hnmi:inu nffirp Pnup 1 nf 1')
Nantucket Community Housing
CPC Applications connected with the Nantucket Housing Office,
the Nantuck(~t Housing Authority, and the Nantucket Resident Housing Partnership
RECEIVED
NOV 0 5 2002
BY:O:nc ~CPc
Note: the green boxes represent other, but
not all, housing initiatives. Since these
application were not put forth under the
Nantucket Housing Office, we c.annot
prioritize them
PROJECT INFORMATION
:PROJECT TITLE
Nantucket Housing Office
SCOPE OR CONCEPT OF PROJECT
The concept of the Nantucket Housing Office is to create an organization with a sole focus of addressing
Nantucket's housing crisis and creating community housing opportunities for year-round Island residents.
The idea of a dedicated housing office is based on much work and coinmunity input. Originally, the Jonathan
Rose Affordable Housing Study (see Exhibit A) helped inform the Comprehensive Planning process in
developing objectives for creating a variety of housing options. The Nantucket Comprehensive Community Plan
then advocated a Housing Office to "promote, implement, and administer programs developed to meet the
housing needs of those committed to year-round residency" (see Exhibit B). And just recently, the Nantucket
Community Housing Action Plan (see Exhibit C), an action plan based on information gathered for the report
Housing Our Community - A Year-round Housing Needs Assessment (see Exhibit D), further defines the
problem and also advocates a series of solutions. As the Nantucket Community Housing Action Plan states:
Nantucket desperately needs to develop a core of housing that does not trade on the open market,
but is preserved to meet essential community needs. This is what we are calling "community
housing". Right now and even more so in the years ahead, we will need this housing to ensure
that our teachers and police officers, our EMT drivers and nurses, our plumbers and our .
municipal officers are still living here among us. Community housing is the hope we can offer
our children, our neighbors, the ordinary hard working citizens all around us who no longer have
any chance of buying a home or even securing safe, affordable year-round rental housing.
In a community faced with what one consultant termed "one the worst housing crisis in the nation", this
involves a commitment to education and outreach, a commitment to coordination, cooperation and facilitation
among existing housing groups, a commitment to partnering with developers, a commitment to spearheading
municipal initiatives, and a commitment to creating a revenue stream so that the Housing Office and its projects
ean reach a level of self-sustainability and so that housing goals lead to "bricks and mortar" results. More
specifically and immediately, this means implementing the Nantucket Housing Needs Program (see Exhibit E),
and acting as a developer or partnering with developers to build community housing on Town and Housing
Authority Land.
The concept of the Nantucket Housing Office, simply put, is to create an umbrella organization with the
daUnting mission of solving the housing crisis in a market where the median home price is over $800,000.
}>>ROJECT GOAL
List the broad goal(s) of the proposed project
The Nantucket Community Housing Action Plan determines affordable, community housing needs over the next
eight years to be 400 homes and 200 rental units. The Nantucket Housing Office's goal will be to make sure
that these homes become a reality and stay a reality via permanent affordability covenants.
"u ?nn4 rpr Annlirnfinn lIlnnf1Jrla'f Hnu<:inu Offirp Pnup? nf 11
PROJECT OBJECTIVES (SPECIFIC)
List the specific objectives for the project
As mentioned above, the Nantucket Community Housing Action Plan determines affordable, community
housing need over the next eight years to be 400 homes and 200 rental units.
Of the 400 home ownership opportunities:
· 30% should be affordable to households earning between $50,000 and $60,000 per year (approximate
affordable home price: $180,000 - $225,000);
· 40% should be affordable to households earning between $60,000 and $75,0000 (approximate
affordable home price: $225,000 - $299,999); and
· 30% should be affordable to households earning between $75,000 and $100,000 (approximate
affordable home price: $300,000 - $325,000).
. Of the 200 rental units:
· 55% should serve those households earning less than 60% of median income,
· 30% should serve those earning 60% to 79% of median income,
· 5% should serve households earning between 80% to 100% of median income, and
· 10% should serve households earning greater than 100% of median income.
In order to meet the above need, specific objectives can be broken down as follows, based on type of dwelling
(homeownership or rental) and on means of achieving the goal:
400 Homeownership Opportunities:
· Housing Authority and Town Owned Land - 100 new homeownership units to be built on existing
Housing Authority and Town Owned Land
· Municipal Bonding - 100 new homeownership units to be built on land purchased through a municipal
bQnding mechanism
.. Nantucket Housing Needs Covenant - 75 conversions of secondary dwellings to affordable ownership
units by use of the Nantucket Housing Needs Covenant
· Zoning Initiative -75 new homeownership opportunities developed through zoning initiatives such as
inclusionary zoning requirements, managed growth priorities for community housing and targeted
development density bonuses
.
Shared Equity Fund - 50 existing homes purchased by first-time homebuyers with a shared equity
investment funded by a private real estate investment fund.
P1I ,)(ln4 rpr AnnTir.ntinn Wnnfur.kpf l1nu<linu nffir.p Pnup ~ nf "
200 Rental Opportunities
· Outreach and Financial Assistance to Employers - 50 rental units to be created by offering assistance to
employers who house year-round employees
· Housing Authority and Town Owned Land (existing and newly purchased) - 50 new rental units to be
built on existing Housing Authority and Town Owner Land
· Zoning Incentives - 50 rental units created through inclusionary zoning requirements, managed growth
priorities, amnesty for con-conforming rentals and targeted density bonuses.
· Low Income Housing Tax Credit Programs - 50 new units of mixed income, community housing funded
via the u.s. Treasury's LIHTC program
PROJECTED ACTION PLAN AND TIMELINE:
List the steps needed to complete the project. These steps will be critical to completing Project Status Reports
Demonstrate Commitment
· Staff and publicize the Nantucket Housing Office
Milestones and Anticipated Completion:
o Initial Expansion of Board of Directors completed in 2002
o Executive Director Search underway in 2002; if not completed, interim Director hired in 2002
o Permanent Executive Director hired in early 2003
· Successfully launch the Nantucket Housing Needs Covenant Program
Milestones and Anticipated Completion:
o Passage of Bill 2006 completed in 2002
o Public Hearings completed in 2002
o Framework Designed to Administer Program by Winter 2003
o Education/Outreach Roll Out by Spring, 2003
o First Property to Market by Spring, 2003
o Continuing Administration/Enforcement - ongoing
.
Sppport the Nantucket Housing Authority in its effort to develop community housing on their Miacomet
property
Milestones and Anticipated Completion:
o Detailed Plan of Nantucket Housing Office Involvement by Early 2003
o Detailed Milestones (contingent on above plan) by Early 2003
o Implement Above Plans; Completion Depending on Action Items by 2003-04
o Initial Community Housing Units Available by Late 2003
· Work with the Town of Nantucket to complete an inventory of developable Town owned property
Milestones and Anticipated Completion:
o Inventory Finalized and Approved by Town FalllWinter, completed in 2002
o Maintenance of Inventory - ongoing (responsibility of Town?)
"u 7nn4 rpr Annlirminn lIlnnfllrKPf Hnu<:inu Offirp Pnup 4 nf 11
o Determine PlanlDetailed Milestones for Next Steps (work to clear titles, etc.) by Early 2003
o Implement Above Plan~ Completion Depending on Action Items
· Assemble a community task force to identify key outreach, financing opportunities and to simplify legal
access for employers to purchase and/or build year-round employee housing
Milestones and Anticipated Completion:
o Task Force Frameworks Set by Early 2003
o Initial Members on Task Forces by Early 2003 .
o Determine PlanlDetailed Milestones for Next Steps from Each Task Force by Early 2003
o Implement Above Plans~ Completion Depending on Action Items
Municipal Initiatives -ongoing efforts (We anticipate this advocacy to be ongoing, and involvement with
individual stakeholder groups to be ongoing. Peak activity and aCtion items may occur around Town
Meeting when warrant articles may need drafting and/or support.)
· Support Town efforts to expand the waste water treatment capacity critical to achieving these
community housing goals and seek to ensure that the priority for sewer hook-ups goes to community
housing initiatives
Milestones and Anticipated Completion:
o Interface with Comprehensive Waste Water Management Plan (CWWMP) to lobby for priority
sewer hookups for community housing.
· Advocate new, managed growth incentives that give priority to the development of community housing
with permanent affordability provisions
· Advocate development density bonuses that promote community housing with permanent affordability
provlSlons
· Advocate policy that encourages home owners to make apartments and ancillary dwellings available for
year-round use (example: Town may offer amnesty to nonconforming apartments provided that the
owners make them affordable for year-round tenants)
Capacity
· Ensure that the Nantucket Housing Office can act as a Housing Trust and can serve as a vehicle for
receiving tax deductible private donations as well as public funds
Milestones and Anticipated Completion:
o Housing Trust Established in Winter 2002/03
· Ensure that the Nantucket Housing Office has both depth and breadth in its Board of Directors, with a
make up including, but not limited to, community members with real estate development, banking and
legal experience.
Milestones and Anticipated Completion:
o Initial Board Expansion completed in Winter 2002 /03
o Additional Members as Needed - ongoing
FlJ 'Jnn4 rpr Annlirntinn Mnnfllr1rptFfrtlJ~inu nffirp Pnup ~ nf , 1
-. Identify an experienced development partner (for example, initiate outreach to find a friendly Chapter
40B development partner or professional non-profit developer willing to work pro actively within the
community)
Milestones and Anticipated Completion:
o Initial Outreach by Early 2003
_ 0 Partner Selection by Spring/Summer 2003
o Determine PlanJDetailed Milestones for Next Steps by Summer 2003
o Implement Above Plan; Completion Depending on Action Items
ltROJECT EVALUATION AND MAINTENANCE:
Describe how you will monitor progress to identify what works and what needs improvement.
Indicate how continuation of the project will be secured after the grant.
In a macro sense, progress will be charted by number of community housing units produced and year-round
Islanders housed. However, the goal is over an eight year span, and achievements will not be equally spread
Clver the eight years. For the initial few years of operation progress may be tracked by starts, for example:
· How many of the Nantucket Community Housing Action Plan projects have been started?
· How many of the different solutions have been mapped out in detail?
· Which of the above stated milestones have been achieved?
· Of newly created milestones, how many of these-have been achieved?
· How many effective partnerships have been forged?
· How much advocacy has had beneficial results?
It is also important to note that the Nantucket Community Housing Action Plan as well as the Nantucket
Comprehensive Community Plan set out a number of strategies to address our housing crisis. All strategies will
not have an equal success rate, and all strategies do not require an equal amount of effort. Some strategies may
not work at all, while some may surpass expectations. The Nantucket Housing Office must maintain a fluid yet
focused approach, evaluating progress, listening to the tenor of the community, and reacting appropriately. In a
way, community acceptance will be the critical yardstick by which to monitor progress.
Additionally, the Nantucket Housing Office is a long-term project. The office, and the crisis it is addressing,-
will not go away after a few years. While seed money is critical so that the office canfocus immediate attention
on the housing need (and not on operating expense needs), the office will need to work towards a self-sustaining
framework. Continuation of the Nantucket Housing Office and its projects will be funded by a range of public
and private revenue sources (see the following section), including development fees from the community
housing ventures that the Nantucket Housing Office oversees.
1<lJ 7nn4 rpr Annfjrntinn Nnnf1JrKPt l-ln1l.<:;nu nffirp Pnup Ii nf 11
ANTICIPATED PROJECT COST:
Line itemization should be furnished
The Nantucket Community Housing Action Plan estimates that the above programs, over an eight year period,
will require an investment of approximately $53.5 million. This figure can be broken down as fOllows:
Home Ownership
100 Homes to be Built on Town and Housing Authority Land: 100 x $125,000 $12,500,000
100 Homes to be Built on Newly Acquired Land: 100 x $125,000 = $12,500,000
75 Homes Using the Second Dwelling By-Law: 75 x $ 25,000 = $ 1,875,000
75 Homes Using the Second Dwelling By-Law: 75 x $ 25,000 $ 1,875,000
50 Homes Using Shared Equity Ownership 50 x $ 250,000 = $12,500,000
Rental OOlJOrtunities
50 Employer-assisted Units: 50 x $25,000 = $ 1,250,000
50 New Units on Town and Housing Authority Land: 50 x $25,000 = $ 1,250,000
50 New Units through Zoning and Municipal Initiatives: 50 x $0 = $ -0-
50 New Units Using Tax Credits: 50 x $75,000 $ 8,750,000
Administration (for 3 years) $ 1,000,000
TOTAL = $53,500,000
OTHER FUNDING SOURCE(S), INCLUDING PRIV ATE/PUBLIC/IN-KlND:
In order to fund the preservation and creation of community housing, the Nantucket Housing Office will need
much more than the Community Preservation Act. The Nantucket Housing Office must seek to create a revenue
stream from the following sources:
· The value of existing Town and Housing Authority owned land that will be used for community housing
· Development fees from developing or partnering with developers of community housing
· Municipal Bond Funds with repayment potentially coming from programs such as a dedicated room
occupancy tax on vacation rentals and/or development impact fees
· HOME & Community Development Block Grant (CDBG) funds (state and federal affordable housing
funds)
· Housing Tax Credit Funds
· Private Shared Equity Investment
· Private Donations
"'1 'Jnn4 rpr Ann/it'ntinn Wnnfuda>f Hnwdnu nffit'P Pnup 7 nf "
The Nantucket Housing Office realizes that creating this needed revenue could be, in and of itself, enough work
fi)r an entire office. Fortunately, Community Preservation Act funds were already secured for the first year of
operating expenses. However, even with this funding, the Nantucket Housing Office will need to quickly forge
partnerships with groups experienced in these funding programs listed above, will need an individual with -
fundraising experience and the willingness to commit time and energy on the Board of Directors, and will need
a partner who can facilitate a major fundraising program.
CPC FUNDING REQUEST
$351,500
Vve are heartened by the initial Community Preservation Act seed funding provided for year one ($122,800).
The amount requested for year one represented funding necessary for an office with the sole focus of
implementingArticle 36 (the Nantucket Resident Housing Needs Program/second dwelling covenant - See
Exhibit E). Now that community groups have forged partnerships and produced a detailed action plan, the scope
of the endeavor has broadened considerably.
nUDGET
Briefly describe expected project costs
Personnel (existing)
Personnel (new)
Operating Expenses (e.g. printing, telephone, postage, materials)
Other Expenses
Please See Attached Spreadsheet Budget, Exhibit F.
lJmDGET JUSTIFICATION
Provide an explanation for why each type of expense is needed:
Operating expenses are needed so that the newly formed Nantucket Housing Office can focus as much energy
as possible on program work in order to effectively address Nantucket's housing crisis.
In terms of specifics:
· Payroll - Executive Director: The success of the Nantucket Housing Office will lay heavily on two
related factors: 1) hiring an effective and entrepreneurial Executive Director and 2) creating an ongoing
revenue stream for the office based on the development of community housing units as set out in the
Nantucket Community Housing Action Plan. And it all begins with attracting an experienced and
dedicated Executive Director to manage this start up enterprise and to help the organization reach a self-
sustaining level. Ironically, given Nantucket's cost of housing, this challenge will be substantial. The
salary for this person needs to reflect the industry standards, the specific job description, and
Nantucket's high cost status.
The following summarizes what the directors of other housing offices in Massachusetts currently earn:
F'lJ ?nn4 rpr Annlirntinn Nnnt1Jf'lrpt l-Tnflcinu {}ffif'P Pnup R nf 11
o The Association of Public Housing Authorities surveyed Directors in 2000-2001. The range
of Director salaries in New England is from $25,000 (part-time) to over $115,000. The
median salary for the 104 Directors responding was $45,000. Over three-quarters of Public
Housing Authority Directors receive pension and medical benefits. The Housing Authority
Director on Martha's Vineyard started in 2001 with a $60,000/year salary. That Authority
manages 28 units of housing and has a number of comparable new housing initiatives.
o Peter Gagliardi, the current Chairman of the Board of Directors of CHAP A, a statewide
affordable housing advocacy organization, provided the following information:
- The Massachusetts Non-Profit Housing Association includes most of the regional
housing development corporations, including Housing Assistance Corporation in
Barnstable, and South Shore Housing Development Corporation in Kingston. The range
of salaries for these Directors is $75,000 - $95,000.
- The Massachusetts Association of Community Development Corporations represents
several dozen Community Development Corporations across the Commonwealth.
Executive Director salaries for this group of non-profits range from $50,000 - $75,000.
For a detailed Nantucket Housing Office Executive Director job description, please see Exhibit G.
· Payroll - Program Coordinator/Support Services: As a small, entrepreneurial office, the Executive
Director will need more than an administrative assistant; the Executive Director will need a fairly high
level associate, able to accomplish program management as well as administrative tasks. Additionally, in
terms of managed capacity growth, it will be important to have the potential to groom an existing staff
person to take on an Associate Director role.
· Payroll - Housing Allowance: The Nantucket Housing Office must lead by example. The Nantucket
Community Housing Action Plan calls for employer-assisted housing; it would be hypocritical not to
acknowledge that even a well compensated Executive Director faces a housing crisis.
· Payroll - Incentive: It might be an effective business practice for the Nantucket Housing Office to
provide.incentives for staff based on performance and tied to specific outcomes.
· Outreach: Key to the success of the Nantucket Housing Office will be its ability to continue the
educational process started by the Nantucket Comprehensive Community Plan and the Year-round
Housing Needs Assessment. In its fledgling years, the Nantucket Housing Office will need to run a series
ot advertisements and mailings for educational forums focused on a range of actions laid out in the
Nantucket Community Housing Action Plan. In addition to normal mailings, the proposed budget
accounts for mailing 12,000 - 15,000 printed pieces over the 12 month period, and monthly
advertisements placed in the Inquirer & Mirror.
· Professional Services: The Nantucket Housing Office Executive Director will need the services of
several consultants given the broad array of initiatives envisioned by the Nantucket Community Housing
Action Plan. This line item will cover expenses such as legal fees, consultants, grant writers and
lobbyists. Example of use for these funds might include: legal fees to assist in the creation of contract
instruments and the negotiation of contracts with buyers, renters, and development partners in a range of
initiatives, and sellers (within the new secondary dwelling program); fees to hire a lobbyist to advocate
for Nantucket's interests on Beacon Hill regarding legislation such as the dedicated sales tax,
development impact fees, and changes in the Chapter 40B law, as well as with the bureaucracy for
funding support to a HOME consortium, special fmancing, and grant funding.
Pll 7004 rpr AnnJirntirm Nnnt1lrKPt Hn1l~;nC1' nffirp PnC1'P Q nf II
· One-Time Expenses: Title work is needed to clear questionable title on Town and Nantucket Housing
Authority land as a first step towards utilizing as much of this resources as possible for the creation of
community housing.
· One-Time Expenses: Project Development Seed Funding: This is a fund pool necessary so that the
Nantucket Housing Office can function effectively as a developer or development partner. It will cover
items such as feasibility analysis, site engineering, etc. Note this is a revolving pool. Funds will be
recouped as projects progress via development fees.
]~IST/DESCRIBE ANY ESTABLISHED RECORDS OF COMPARABLE PROJECTS BY APPLICANT
This is an expansion and continuation of the affordable housing initiative of the Nantucket Housing Authority.
For more information on the Nantucket Housing Authority, please see Exhibit H.
])ESCRIBE HOW THE PROJECT ACCOMPLISHES THE GOALS AND OBJECTIVES OF THE CPA
The Nantucket Housing Office directly meets the Community Preservation Committee's requirement of
'''creation, preservation and support of housing for the community".
The Nantucket Housing Office will also:
· Protect the unique character of our community by promoting infill development and medium-scale
projects in areas designated Town in the Nantucket Comprehensive Community Plan.
· Promote housing with existing, adequate infrastructure, without putting additional burden on that
infrastructure
· Promote infill and cluster development that preserves open space and natural resources
· Promote community housing using less consumptive land use patterns
RELEVANCE TO COMMUNITY:
Indicate how the project is important and innovative.
Describe how this project is relevant to the current and/or future needs of Nantucket Community
The Nantucket Housing Office is of utmost importance to the future of Nantucket. As one housing advocate
notes:
We believe that the lack of affordable housing is the single most critical issue facing Nantucket.
The quality of life for all Island residents will be materially diminished if this problem is not
solved. The exodus of Islanders is creating a "hollowing out" of our community. Our economic
well-being, our identity, and our community character depend on the contributions these
Islanders make to our town.
FIll ?nn4 rpr Annlirntinn NnnturKPt T-Tn1/.~inu nffirp Pnup In nf 11
SUPPORT DOCUMENTS
(should include letters of support; references; pertinent studies or statistics, etc.)
For Letters of Support please see Exhibit I. For other Exhibits referenced in the text of this Application, please
use the following table:
Table of Exhibits
Exhibit A
Exhibit B
Exhibit C
Exhibit D
Exhibit E
Exhibit F
Exhibit G
Exhibit H
Exhibit I
Jonathan Rose Affordable Housing Study
Nantucket Comprehensive Community Plan, Chapter 2: Housing Needs
Nantucket Community Housing Action Plan
HousingOur Community - A Year-round Housing Needs Assessment (Executive
Summary and Full Report)
Nantucket Zoning Code, Chapter 139, Sec. 7(G) & Sec. 7(A)(2)(f); Nantucket Housing
Needs Program Regulations Nantucket Zoning Code (DRAFT); Nantucket Housing
Needs Covenant (ownership units) (DRAFT)
Nantucket Housing Office, Proposed 2003 Budget
Nantucket Housing Office - Executive Director Job Description
Nantucket Housing Authority - Background Information
Letters of Support - Nantucket Resident Housing Partnership; Nantucket Sustainable
Development Corporation; Nantucket Planning and Economic Development Commission
Additional Attachments:
Certificate of Non-Collusion
Tax Compliance Certification
PI~se submit 12 copies of all proposal materials to the attention of the Chairperson of the CPC
Deadline for all projects is Sept 3, 2002. Projects must be in the hands of the Chairperson at this time.
Community Preservation Committee
16 Broad Street Nantucket, MA 02554
Fv 7004 rpr Annlirntinn lIlnnfllrh>f Hnwdnu Offir,p Pnup " nf "
.-11
II
~
Community
Preservation
Committee
16 Broad St
Nantucket, MA 02554
COMMUNITY PRESERV A nON COMMITTEE
MINUTES - TUESDAY- NOVEMBER 5, 2002
A meeting of the Community Preservation Committee, CPC, was held on Tuesday, November 5,2002 at 2:30
PM at the Odd Fellows Hall, 31 Bartlett Road, Nantucket, MA.
Present were: Barry Rector, Chair, Pat Butler, Vice Chair, Ken Beaugrand, Rich Brannigan, Norman Chaleki,
Polly Miller, Neville Richen, Frank Spriggs, Ginger Andrews, and Alice McWade, Administrative Assistant.
The meeting was called to order at 2:40 PM, and a quorum was established. The agenda was approved.
PUBLIC COMMENT
Public Comment is expected to be ongoing throughout the meeting. No comments were raised at this time.
INTERVIEWS
SHERBURNE COMMONS, INC. - S 50,000
Present on behalf of Sherburne Commons, Inc., SCI, were; Joseph McLaughlin, Vice President, Richard Sykes,
Treasurer and Nancy Whitcomb, Trustee. Mr. Sykes reviewed the application. A copy of the substance of the
application, seven pages, is attached hereto and incorporated herein. This project was endorsed by the CPC last
year for funding in the amount of$75,000. Last year's seed capital budget was $450,000. It is now evident that
the seed capital needed will be $650,000 or more.
The purpose of S<;I is to create an affordable residential complex of assisted and independent living for
Nantucket Island seniors. Thirteen units of the proposed 60 unit facility are committed as affordable housing
for qualified low-income seniors and will remain affordable for the entire 50 year term of the property lease. In
addition to the 13 affordable units, four affordable living units for employees are included in the plan.
Additional costs will be incurred because of an increase in the intricacies attendant to the sewer hook up which
will require extra engineering and design work. It is proposed that an independent pumping system will be
created which will in turn become the property of the Town. Some additional major supporters are the
Tuppency-Harris Foundation, The Nantucket Human Services Office, and the Nantucket Bank.
The construction is expected to last one and a half to two years and will hopefully commence at the end of next
summer. To date 20 - 30 people have said they would seek residency in the facility today if it were available.
In response to an inquiry regarding utilization of last year's award the delay is attributed to the drafting of the
Affordable Housing Restriction that will hopefully be available soon.
It was stated that the requests for funding to the CPC totaled four times as many dollars as available for
allocation. Inquiry was made as to whether receipt of~ of the requested amount would allow the project to
I
,;
continue. SCI is committed to completion of the project. The full amount of the request is desired, any award
will be of assistance.
r NANTUCKET HOUSING AUTHORITY
FUNDING THE MIACOMET HOUSING INITIATIVE - $85,000
The applicant, Bill Snowden, left a message on the CPC cell phone at 1 :50 pm today. He respectfully requested
review ofthis application be postponed until another date. He was unable to attend the meeting today because
of another commitment that could not be re-scheduled. After a brief discussion, and upon a motion duly made
and seconded it was VOTED: (6 - 0, Mr. Chaleki abstaining, Mr. Richen and Ms. Andrews had not yet arrived),
To re-schedule review of the NHA application, "Funding the Miacomet Housing Initiative", until tomorrow,
November 6, 2002 at 2:30 pm.
NANTUCKET HOUSING OFFICE - YEAR TWO - $351,500
For the record, Ken Beaugrand and Norman Chaleki disclosed that they were members of the Board of
Nantucket Housing Authority Properties, Inc., NHAPs.
A request to change the entity submitting the application was presented this date. A copy of the transmittal
letter and the first page of the revised application, two pages, as well as a flow chart indicating prioritization of
CPC applications connected with the Nantucket Housing Office, the Nantucket Housing Authority, and the
Nantucket Resident Housing Partnership, one page, are attached hereto and incorporated herein.
(
The applicant for this project has been changed to Nantucket Housing Authority Properties, Inc. d/b/a the
Nantucket Housing Office. Present on behalf ofNHAPS were; Robert A. Nussbaum, Executive Director,
Nantucket Housing Office, Leedara Zola, Associate Director, Nantucket Housing Office, Christine Silverstein,
Vice President, NHAPS, Renee Ceely, Executive Director NHAPS, Finn Murphy, Nantucket Resident Housing
Partnership, and John Pagini, Planning Director.
Mr. Nussbaum reviewed the application. A copy of the substance of the proposal, ten pages, is attached hereto
and incorporated herein. It is intended that the Nantucket Housing Office be an umbrella organization whose
mission is to solve the housing crisis in Nantucket.
Housing Authority and Town owned land is intended for use in creation of 100 new homeownership units, as
well as the creation of 50 new rental units. The Nantucket Housing Office will also support the Nantucket
Housing Authority in its effort to develop community housing on their Miacomet property, work with the Town
of Nantucket to complete an inventory of developable Town owned property, assemble a community task force
to identify key outreach, financing opportunities and to simplify legal access for employers to purchase and/or
build year-round employee housing.
The flow chart indicates that the Nantucket Housing Office application has the highest priority. Last years
grant, $122,8000 is intended to fund the Nantucket Housing Office whose sole focus for the first year is to
implement ATM 2002 Article 36 (the Nantucket Resident Housing Needs Program/second dwelling covenant).
The forged partnerships that have been created among community groups have broadened the scope of the
Nantucket Housing Offices endeavors considerably. These endeavors are the focus of this application.
( Upon inquiry it was noted that the Nantucket Housing Office's Executive Director and Associate Director
commenced work on October I, 2002. The NHAPS is the entity that cuts their payroll checks. Their office is
presently located at 147 Orange. The Nantucket Housing Office is subletting an unused office in that building
2
4 \ .
rtom Nantucket Sustainable Development Corporation for $1,000 per month. It is hoped that the Nantucket
Housing Office will ultimately move to the Nantucket Housing Authority Community Building allowing it to be
under the same roof as the Nantucket Housing Authority's Office. Small Friends Day Care presently rents a
It portion of the facility for $200 per month and contributes $52.00 per month for utilities. Small Friends is
building a new facility on Nobadeer Farm Road and intend to vacate the NHA Community Building by June
2003. Permission to rent that area to the Nantucket Housing Office would have to be obtained from the
Department of Housing and Community Development, the state agency governing the NHA. Whether
permission is obtained and what the rental charge might be are uncertain.
Some of the increases in the budget proposed for the Housing Office in year two were discussed. The rental
figure is increased by 1/3. Anticipated legal costs in last year's application were $25,000, this year the
anticipated cost is listed as $35,000. Presently legal services are provided to the Housing Office by Roger
Mervis, Esq., NHA legal counsel. The expenses of salary for the Executive Director and Program Coordinator
as well as the allowance for housing and medical insurance were also discussed. A copy of the proposed budget,
one sheet, is attached hereto and incorporated herein.
A discussion ensued relative to additional costs cited in the proposal for grant writing and lobbying. Inquiry
was made as to why the grant writing was a separate item, not included in the duties of the Executive Director
and/or Program Coordinator. The NHAPS representatives indicated that the Nantucket Housing Office was
understaffed with only two core people and therefore the extra work would require a more specialized approach
than those individuals could offer.
In response to an inquiry regarding the.self-sustainability of the Nantucket Housing Office in year three, Mr.
Nussbaum did not envision that it would be. A discussion ensued regarding the amount of program
development addressed in the application vs. a day- to-day grass roots plan to provide affordable housing for
individuals. Presently the emphasis of the Housing Office is on the second dwelling covenant. Once that is
l'successfully completed other day- to-day programs will be put in place.
OLD BUSINESS
NEW BUSINESS
ADJOURNMENT
Upon a motion duly made and seconded it was VOTED to adjourn this meeting for the day. The next meeting is
scheduled for Wednesday, November 6,2002 at 2:30 pm at the Land Bank. The meeting adjourned at 4:40 pm.
Respectfully submitted by,
~;1i~f
Administrative Assistant
( 11
3