Canton, Massachusetts · Saved source text

20211123T135546

Housing Trust · Date not identified · Record 72761

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CANTON AFFORDABLE USI TRUST 
Present Members: Charles Aspinwall, Lisa Lopez, Michael Loughran, David McCarthy, John 
McSweeney, William Scollins, Laura Smead 
MINUTES 
MONDAY, NOVEMBER IST, 2021 
Salah Meeting Room — Canton Town Hall 
801 Washington Street, Canton, MA 02021 
11:00 — 12:00 PM 
1. The Trust voted to begin the meeting at 11:02am. 
2. Acceptance of minutes from October: Housing Trust voted 7-0-0 to accept the Clerk's (Laura 
Smead) minutes from October with no revisions. 
3. Canton Housing Production Plan RFP - Informational Session with Questions & Answers: Lisa Lopez 
(Chair) led a virtual Information session to Housing Production Plan consultants. The slides and 
notes are attached to these minutes. 
Questions included: 
o Question: Is there any room to expand the timeline past June to ensure we can have the 
robust engagement we are thinking about? 
Answer: Yes, there is the opportunity to extend the contract and rollover funds into a new 
fiscal year. The goal and preference are to complete the plan within 6 months, however. 
The timeline is not sacred, we can expand it if the need arises. 
o Question: Do we have or are anticipating a lot of other community engagement at the same 
time as this work? 
Answer: There could be an opportunity for joint community engagement with the 
Community Preservation Plan update. There is also a Special Town Meeting to see if the 
Town will purchase a church property, if that succeeds, then there will be a public process 
around how to use the property. Otherwise, there isn't any major planning work happening 
that would lead to competing engagement calendars. 
o Question: Has our community have much experience with online tools other than Zoom to 
date? 
Answer: We are interested in learning about alternative tools for virtual engagement. We 
have some experience with surveys. We prefer small in -person engagement, as well as fully 
virtual feedback. Incentivizing the meetings with giveaways or other incentives. One virtual

engagement and one in -person meeting are a minimum — but we encourage more (and 
creative) engagement strategies. 
The meeting was recorded. The Cleric (Laura Smead) will send the recording and meeting 
summary to all those who have requested the RFP. She will also develop a comprehensive 
question and answer document and send it to all those who requested the RFP. Questions are 
due by November P and the answer document will be send out on November 10t^. 
4. The Trust then discussed the draft Declaration of Trust. The final document must be signed by the 
Trust board members and the Select Board and then filed at the Registry of Deeds. There is some 
clarification needed around the Trust's ability to sign contracts with a consultant — or if this needs to 
be done by the Select Board. We may need an addendum to the RFP to clarify this issue. The Chair 
(Lisa Lopez) will reach out to Town Counsel. Mike Loughran (Vice Chair) and Lisa Lopez (Chair) 
will discuss and let the rest of the Trust know next steps. 
S. The Trust's next meeting will be November 23rd, 2021. The RFP responses come in on November 
19d', 2021 so it is a quick turnaround to review and rank proposals. The Clerk (Laura Smead) will 
share some ranking rubrics with the Board members and will contact references. The Board 
members are to send her their ranking before the meeting on November 23,d so she can compile 
results ahead of the meeting. 
6. The Trust voted to conclude the meeting at 11:55am.

�,H QVIN 
_ 01 QLA

Housing Trustees must represent the entire 
community 
1. Committee, staffed for success, 
followed by: 
2. Needs Assessment to fully 
understand Canton situation 
3. Selection of strategies aligned 
with needs and supported by 
community 
a. Secure funding to finance 
strategies 
S. Execute plan(s) 
6. REPEAT number 2-5 for the 
long term 
Self introductions by 7 trustees: representatives of the Select Board, Housing Authority, and 
Community Preservation Committee, the Town Administrator, Town Planner and Finance 
Director, and a member of the public. 
01

I. PRESERVE Canton's current inventory of 
"affordable" fordable" housing 
2. PRESERVE Canton's current percentage of 
"affordable" housing units as the community grows 
At a high level, the two key objectives of a housing trust would be to preserve the current 
inventory of affordable housing we already have — and not lose it to expiring restrictions or 
otherwise — but also to preserve our percentage of affordable housing units as at least 10% 
, as the community grows, to assure that we retain local control over how best to meet our 
housing needs.

Canton's housing needs reflect our location 
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Location 
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Norfolk County 
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MA Route 128 
• Population of 
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Comrnuter Rail 
24,370 (2020) 
• 20 miles south of 
• 3 commuter rail 
Boston, MA 
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stations 
- 30 miles north of 
ail ( S 
• 2 rail stations 
Providence RI 
within walking 
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200+ year old New England town whose character and identity is primarily based on single 
family housing. Though there has been new construction, particularly in the last 20 years, 
also significant percentage of aging housing stock. Currently, it is a very attractive suburb 
of Boston, both because of its easy commute to Boston (car and public transportation), 
good schools and amenities. 
12

housing more acute 
❑ Living costs up 
❑ Unemployment rate improving, but slowly 
❑ Uptick in foreclosure activity 
❑ Hunger rates in the Boston area remain higher 
❑ SNAP and unemployment assistance recently ended 
The Need 
Living costs are up, while benefits are down. 
Prices in the Boston area, as measured by the Consumer Price Index have increased 
4% over the last 12 months; Energy prices are especially notable - have jumped 
26.1% 
The median sales price on a home in Canton has increased 24.1% in the past year — 
from $588,000 to $730,000. Monthly payments on this mortgage would be 
approximately $2,761 and require a $146,000 down payment (20%). This means an 
individual or couple would need to make $110,440 in order to not be cost -burdened 
(or pay more than 30% of their income) towards the mortgage on a median priced 
single family home. 
Likewise, median rents on a 1-bedroom apartment in Canton are up 31% from 1 
year ago ($2,403). This means an individual or couple would need to make $96,120 
a year in order to not be cost burdened by rent for a 1-bedroom apartment. 
The median household income in Canton is $105,919 (2019 dollars). That means 
that half of Canton residents couldn't afford the current market rate rental or 
mortgage rates without being cost -burdened. 
The Norfolk County unemployment rate is at 5% compared to 8.7% at the same time last 
year, and 15.5% at its peak in April 2020. However, that is still higher than the 2.7% in 
March of 2020. There are a lot of people working, but who are just not making enough to 
get by. 
The Norfolk County register has reported a sobering indicator for the third quarter of 2021. 
There has been an uptick in foreclosure activity in Norfolk County. A total of 18 foreclosure

deeds were recorded versus 9 filed during the third quarter of 2020. In addition, there was a 
significant increase in the number of notice to foreclose mortgage recordings, the first step in 
the foreclosure process. Register O'Donnell stated, "While the eastern Massachusetts 
economy remains on a solid footing, there are still those in Norfolk County experiencing 
economic hardship, in many cases through no fault of their own." 
A recent article in the Boston Globe (August 2021) documents that despite a graduate 
decline throughout this year, hunger rates remain much higher than in 2019. 
Pandemic era benefits to SNAP and unemployment assistance have now recently ended 
(September and October respectively). 
Project Bread's FoodSource Hotline, which helps people apply for SNAP benefits, chief 
executive is anticipating a "huge spike" in calls come October. 
5

Canton Reserve, 40-lot permitted 
subdivision,Toll Brothers 
Copperworks Townhomes(2021) 
Beyond the very high prices, Canton's status as one of the oldest villages in New England 
works to create housing challenges. That's because our housing stock, which includes 
many older homes, is disproportionately conventionally sized and designed single family 
homes of 3-4 bedrooms, all on the upper floors. There are, relatively speaking, many fewer 
town houses, duplexes, 2 families, or homes of 1 or 2 bedrooms with an open design and 
ground floor bedroom. Why this matters a great deal will become apparent in a moment. 
0

Beyond the very high prices, Canton's status as one of the oldest villages in New England 
works to create housing challenges. That's because our housing stock, which includes 
many older homes, is disproportionately conventionally sized and designed single family 
homes of 3-4 bedrooms, all on the upper floors. There are, relatively speaking, many fewer 
town houses, duplexes, 2 families, or homes of 1 or 2 bedrooms with an open design and 
ground floor bedroom. Why this matters a great deal will become apparent in a moment.

y 20 0, 4 % of residents will be over 50 
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It is projected that 
the population will 
continue to get 
older. 
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1,000 
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20.34 3549 5054 6584 85and older 
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With those 65-84 the fastest growing demograph 
Ell

Canton has a housing "disconnect" 
30% of households (� 2,700) income qualified for 
"Affordable Housing" 
BUT only -- 500 homes with affordability restrictions 
AND restrictions on = 300 homes due to expire 
SO critical to preserve the affordable homes we have 
The reason we say that Canton has a housing disconnect is that fully thirty percent of our 
households are income qualified for what is considered as Affordable Housing. This means 
almost 2,700 households of our 9,000 Canton households would be income qualified for 
one of those affordable homes — such as the apartments or condos designed to be 
affordable in the new Revere development. But there are only about 500 homes in Canton, 
including apartments, condos, and single family homes , that have affordability restrictions. 
Something I did not mention a moment ago when speaking of the restrictions on the rental 
or purchase price is that some restrictions are legally "in perpetuity" meaning they last 
forever. But some restrictions are term limited, meaning they will expire after a certain 
period of time, after which the rent or purchase price on that home can revert back to 
market prices. In Canton, we know that restrictions on almost 300 homes are due to expire 
in the next 15 years. So to repeat, we currently have about 2,700 households who would 
qualify for affordable housing but only about 500 of such homes available, and most of 
those will lose their affordability restrictions over time. So, it is really important to do 
something now to preserve the affordable homes — we can also call them moderately 
priced housing choices - we have now. 
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l } e e 30 4 I f 1 1 i I 
Reason # 1 
As more housing units 
developed, 
"denominator" grows 
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But our 12% status is at risk for two reasons. The first is that as more housing units are 
developed, the denominator grows and unless we are doing a good job of making sure that 
at least 10% of all the new units are moderately priced we will fall behind. 
10

Canton's 12% "affordable" status is at risk 
Reason #2 
Affordability restrictions not always in perpetuity. 
Over next 15 years, restrictions on 296 Canton 
homes will expire. 
Without action, Canton's affordability % could 
drop to 8.3% by 2035. 
The second reason is that as we've explained, a unit is affordable only if its rent or sale 
price is subject to a legally enforceable restriction. Some restrictions are forever. If 
restrictions are not in perpetuity they are time based. 10, 15 or 20 years, after which they 
expire and property reverts to market rates. Over the next 15 years, the restrictions on 296 
Canton homes are due to expire. Without action, Canton's affordability restriction could 
drop to 8.8% by 2035. And this calculation INCLUDES the 76 affordable units gained as part 
of the Revere Copper Works project as well as another property scheduled to come on line. 
11

5-9 llilI 
P ! f 
• Housing Production Plan comprised of local targets, strategies & capacities. 
(DHCD requirements are guidelines only). 
❑ Furthers work of 2015 Housing Action Plan, Community Preservation Plan 
and Master Plan 2035 
❑ Preserves overall SHI of 12.6%- through preservation of existing subsidized 
units and incremental addition of new subsidized units. 
❑ Communicates vision and specific strategies and locations for housing that 
serves diverse needs: low -to -moderate income households, workforce 
housing, and market rate housing options. 
Li Range of household and housing types: seniors & families, others as identified 
(special needs, universal design) 
❑ $50K budget 
12

u Review of previous plans 
u Existing conditions — existing SHI confirmation/research 
❑ Community engagement — both in -person and virtual (2) 
u Housing needs and demand assessment (latest census data, community 
input) 
❑ Regulatory and non -regulatory constraints on housing development, 
especially in the focus areas identified in the Master Plan 
u Specific strategies for achieving goals and implementation — 
methods/locations/capacity 
u Meetings with Housing Trust (3) 
❑ Meetings to present recommendations (1) 
For example, what are the various ways of addressing expiring restrictions. How feasible 
generally, and specifically given Canton's landlords. 
13

❑ Regional shared housing service office (MAPC) 
❑ Update to Community Preservation Plan 
a Recent Ponkapoag School site assessment for 
affordable housing (Mass Housing Partnership/Town) 
14

Timeline 
All questions due by 
Question responses provided 
Proposal Due Date 
Anticipated Date of Award 
Anticipated Contract Start Date 
Anticipated Contract End Date 
Mon, Nov 8 at 10:00 AM 
Wed, Nov 10 
Fri, Nov 19 at 12:00 PM 
Beginning of December 
mid -December 
June 30, 2022 
15

❑ Table of contents 
❑ Relevant experience 
❑ All signature pages 
❑ Project understanding and project approach 
a Firm background 
❑ Firm organization and resumes 
❑ Consultants and resumes 
❑ Client references 
❑ Separate price proposal 
16

This is a marathon, not a sprint 
❑ Need community engagement & buy in 
❑ Want to be thoughtful & strategic 
❑ Good data key to strong start 
17