A regular meeting of the Housing Advisory Board started at 7:30 pm on Wednesday, October 29, in the fourth floor conference room at Town Hall. The board supervises the town’s housing trust fund and monitors Brookline’s inventory of assisted housing.
Beals Street: This year the board has been helping to develop Beals St. townhouses as assisted lodging, in partnership with Pine Street Inn of Boston, whose representatives were on hand to present plans. The property was bought from a private owner about a year ago, but the project was delayed because construction bids exceeded available funds. After scaling back requirements, Pine Street Inn was looking for an additional $0.65 million commitment to complete renovations.
Brookline previously contributed $1.29 million toward the project. The board agreed to allocate an additional $0.23 million from the housing trust, $0.25 million from the town’s federal community development block grant and $0.17 million from the town’s allocation of federal HOME funds.
The units will count toward the town’s quota of 10 percent of its housing stock assisted for the benefit of low-income and moderate-income residents, needed to become exempt from Chapter 40B projects like the one now proposed at Hancock Village. At a cost in town funds so far of about $63 thousand per unit, Beals St. units represent a significant addition to the assisted housing stock and a very efficient use of funds.
Dummer Street: Patrick Dober, executive director of the Brookline Housing Authority, presented an update on this year’s other major addition to the assisted housing stock: the Dummer St. project begun this summer, as yet unnamed. It will add 32 public housing units occupying the space of former ground-level parking adjacent to Trustman Apartments on Amory, Egmont and St. Paul Sts., which is being moved underground.
New housing site beside Dummer St. looking west
Source: Brookline Housing Authority, October 17, 2014
So far, Brookline has contributed about $2.0 million in housing trust funds and $2.3 million from federal funds toward the Dummer St. project. The investment of about $134 thousand per unit leverages nearly twice as much in other funding, also a significant addition to the assisted housing stock and an efficient use of town funds.
Losses: Offsetting additions to Brookline’s assisted housing are impending losses from expirations of 1970s agreements and federal programs. The board reviewed both of the investor-owned projects that will be affected: 307 units known as The Village at Brookline–at 99 Kent St. and on Village Way nearby–and 80 units at Beacon Park–1371 Beacon St., opposite the foot of Winchester St.
Privatization is expected to be spread over up to 13 years. Preliminary agreements with owners are expected to keep up to 116 of the expiring units under assistance for up to 17 more years. However it may be difficult for Brookline to add assisted units fast enough to compensate. The 63 new assisted units expected next year are an unusual event. During the past 15 years, Brookline added an average of about 12 assisted units per year.
Projections: With assistance for 387 units expiring over about 30 years, after deducting the 63 new units opening next year, Brookline needs to add an average of about 11 assisted units per year just to hold the current inventory level. To achieve its Chapter 40B quota, Brookline needs hundreds of more assisted units. So far, no one has identified a source of funding anywhere near what would be required to get them.
Housing in conventional Chapter 40B projects can be an extremely expensive way to add assisted units. The project now proposed at Hancock Village would add about 32 assisted units in a project of about 160 total units, according to discussions at the most recent hearing session at the Zoning Board of Appeals. If that were a condominium project, it would add a net of only 16 assisted units counting toward Brookline’s 40B quota, while Brookline will have to provide public services for residents in ten times as many units.
However, according to Virginia Bullock, Brookline’s housing project planner, when a project provides rental housing, the state is currently counting all the units–assisted and market-rate–toward a community’s 40B quota. Ms. Bullock said that the state’s current rules will delay subtraction of units from Brookline’s 40B quota until 2044 for Village at Brookline and until 2028 for Beacon Park–provided the projects continue as rentals.
Ms. Bullock said Brookline currently needs 488 more assisted units to gain exemption from Chapter 40B: that is, Brookline needs for the qualifying assisted units to become 10 percent of total housing units. If Hancock Village were to come in at 160 units–plus counting the Beals St. and Dummer St. units–then Brookline’s 40B deficit would fall to 287 units. Brookline could eventually achieve its 40B quota by continuing to assist buying or building small numbers of qualifying units. However, at its recent rate, that could take more than 50 years, during which Village at Brookline and Beacon Park units would both drop out of the inventory counted toward the 40B quota.
Brookline might accelerate progress toward achieving its 40B quota by inviting so-called “friendly 40B” projects that agree to provide permanently assisted units and permanent rental housing. It did a “friendly 40B” several years ago at St. Aidan’s, on the corner of Pleasant and Freeman Sts., but market-rate units there have been sold as condominiums that do not count toward the 40B quota. Considering its high costs of providing services, especially in public schools, it might be less expensive for Brookline to raise funds, assist purchase of at least 287 units or assist construction of at least 319 units, and qualify them. Several years ago, Lincoln carried out such a project.
– Beacon staff, November 6, 2014
Inventory of assisted housing, Brookline Planning Department, August, 2013
Housing Authority: renovations, programs and project development, Brookline Beacon, August 11, 2014
Zoning Board of Appeals: Hancock Village 40B, getting to Yes, Brookline Beacon, November 4, 2014
Lincoln Housing Plan, Town of Lincoln, MA, 2014