2024-10-14: Sfaa Housing Session 2 Affordable Housing

Click timestamps in the text to watch that part of the meeting recording.

Swampscott Housing Series Session 2: Analysis and Summary

This document provides an overview and analysis of the second session of the Swampscott for All Ages Housing Series, focusing on the definition and landscape of affordable housing in Swampscott.

1. Agenda

Based on the transcript, the likely agenda for the meeting was:

  • 0:08 Welcome and Opening Remarks: Introduction by Marissa Meaney (Town Planner), acknowledgement of organizers and attendees (including Select Board member David Grishman), announcement of next session on ADUs.
  • 1:25 Land Acknowledgement & Introduction of Panel: Moderated by Kim Martin Epstein (Chair, Swampscott Affordable Housing Trust).
  • 3:25 Panelist Introductions:
    • Holly Grace (Benebrith Housing)
    • Kevin Johnson (Swampscott Housing Authority)
    • Joe T. Fault (Wynn Residential)
    • Lauren Canapari (Wynn Development)
  • 4:48 Defining Affordable Housing & Key Concepts: Moderator Kim Martin Epstein explains core terms (cost burden, AMI, subsidies, low-income vs. affordable).
  • 8:23 Swampscott Housing Authority Overview: Presentation by Kevin Johnson covering SHA properties, tenant selection (CHAMP system, priority needs), waitlist size, and potential redevelopment goals.
  • 13:40 Benebrith Housing Presentation: Presentation by Holly Grace covering Benebrith’s mission, resident services model, the completed Michon School project (history, units, waitlist), and the proposed Veterans Crossing project (Pine/New Ocean).
  • 24:51 Q&A on Housing Authority & Benebrith Projects: Audience questions regarding income limits for Veterans Crossing and application process for Michon waitlist. Discussion on local preference and fair housing constraints.
  • 30:27 Wynn Development/Residential Presentation (The Westcott): Presentation by Lauren Canapari and Joe T. Fault covering the Westcott project (unit mix, income levels, amenities, transit-oriented nature), the Chapter 40B zoning process, construction timeline, and the application/lottery process.
  • 37:35 Q&A on The Westcott & General Housing Topics: Extensive audience questions covering Westcott location/access, website, income eligibility (AMI gaps, recertification), pets, utilities, application logistics (deadline, pickup locations, process), security, sub-leasing, background checks, comparison with SHA, and noise concerns. Discussion of Housing Navigator resource.
  • 59:44 Discussion of Supportive Housing & Regional Context: Moderator Kim Martin Epstein discusses supportive housing models. Wynn representatives discuss other regional projects (Salem, Danvers) and emphasize applying for Westcott due to lottery dynamics.
  • 1:03:22 Final Q&A and Closing Remarks: Further questions on application volume, dog barking policies, and clarification on a potential Marblehead Housing Authority partnership with Wynn. An audience member refutes social media rumors about Westcott fire access safety.
  • 1:12:16 Closing Announcements: Marissa Meaney plugs the next session on Accessory Dwelling Units (ADUs).

2. Speaking Attendees

  • Marissa Meaney (Town Land Use and Development Planner): [Speaker 6]
  • Kim Martin Epstein (Chair, Swampscott Affordable Housing Trust / Moderator): [Speaker 1]
  • Holly Grace (Senior Project Manager, Benebrith Housing): [Speaker 4]
  • Kevin Johnson (Executive Director, Swampscott Housing Authority): [Speaker 5]
  • Joe T. Fault (Divisional Vice President, Wynn Residential): [Speaker 2]
  • Lauren Canapari (Senior Project Director, Wynn Development): [Speaker 3]
  • David Grishman (Select Board Member - inferred): [Speaker 12] (Mentioned as present 0:08; asks informed question typical of an official 50:09)
  • Attendee/Organizer (Brief greeting): [Speaker 21]
  • Audience Member / Resident (Asking clarifying questions): [Speaker 20], [Speaker 13], [Speaker 14], [Speaker 7], [Speaker 9], [Speaker 15], [Speaker 8] (Asks multiple technical/clarifying questions), [Speaker 19], [Speaker 16], [Speaker 17], [Speaker 18], [Speaker 10], [Speaker 11]

(Note: Based on content and flow, [Speaker 8] appears to be one engaged resident asking multiple questions across topics, including clarifying application pickup locations alongside town staff.)

3. Meeting Minutes

Opening and Introductions: Marissa Meaney, Town Land Use Planner, welcomed attendees 0:08, acknowledging organizers (Swampscott for All Ages, Senior Center, Community Development Dept.) and Select Board member David Grishman. She announced the next session on Accessory Dwelling Units (ADUs). Kim Martin Epstein, Chair of the Affordable Housing Trust and moderator, provided a land acknowledgement 1:25 before introducing the panelists: Holly Grace (Benebrith Housing), Kevin Johnson (Swampscott Housing Authority), Joe T. Fault (Wynn Residential), and Lauren Canapari (Wynn Development) [3:25 - 4:37].

Affordable Housing Definitions: Moderator Epstein defined key concepts 4:48, explaining that “affordable housing” means housing costs do not exceed 30% of income. She distinguished this broader concept from “low-income housing,” which targets specific income levels and generally requires development and/or operational subsidies (like Section 8) to be feasible. She also introduced the concept of Area Median Income (AMI) as determined by HUD, noting various income bands (30%, 60%, 80%, 100-110% AMI) targeted by different programs and developments.

Swampscott Housing Authority (SHA): Executive Director Kevin Johnson presented on the SHA 8:23. He differentiated state-aided public housing (like Swampscott’s) from federal housing authorities (like Lynn’s) and private developments. SHA manages four properties: Ryan Place (communal), a 200-unit family project (post-WWII), Duncan Terrace, and Doherty Circle 9:38. Tenant selection for state-aided housing uses the CHAMP system 11:42, prioritizing needs (veteran status, local residency, disability, etc.) rather than a simple numbered list common in federal programs. Johnson highlighted the significant demand, citing approximately 60,000 individuals on the waitlist for Swampscott SHA properties 12:35, with a large portion seeking family housing. He stated SHA is exploring redevelopment options for its aging properties, noting the typical 4-5 year timeline for such projects [12:35 - 13:40].

Benebrith Housing (Michon School & Veterans Crossing): Holly Grace presented on Benebrith Housing, a non-profit developer 14:04. She highlighted their focus on quality design and robust resident service coordination 18:09, linking residents to external support services. Grace detailed the successful redevelopment of the former Machon School into 38 units of affordable senior housing (55+) 20:28. The Machon is fully leased with a waitlist of approx. 100 names, though applications are still accepted 21:37. She introduced Benebrith’s next proposed Swampscott project: Veterans Crossing, planned for the town-owned site at Pine and New Ocean Street 22:35. The concept involves approx. 42 units for ages 55+, with a veteran’s preference and tailored resident services. This project is currently planned to target incomes up to 60% AMI 25:25.

Q&A (SHA/Benebrith) & Fair Housing: Audience questions focused on income limits for Veterans Crossing 25:25 and how to apply for the Machon waitlist (contact info provided 26:52). Moderator Epstein explained the concept of local preference in affordable housing 27:41, noting the need to balance town priorities with federal Fair Housing requirements, meaning projects rarely consist of 100% local residents. An audience member inquired about income calculation for recertification 29:20; Joe T. Fault clarified it depends on the program (subsidized programs may allow deductions, tax credit programs use gross income) 29:45.

Wynn Development/Residential (The Westcott): Lauren Canapari introduced the Westcott project (114 units) near the commuter rail station 32:43. She explained the use of Chapter 40B zoning 31:12, a state statute allowing denser development for affordable housing projects, particularly relevant as Swampscott’s affordable housing stock is only 4%. The Westcott is a mixed-income project (units at 30%, 60%, 110% AMI, and market rate), not age-restricted 40:05, and features high-quality finishes, amenities (roof deck, pet spa 33:01), parking, and sustainable design (Passive House standard 35:07). Construction is expected to complete in May 2025, with move-ins aimed for June 2025 34:08. Joe T. Fault detailed the application process 37:35. Applications are available online (TheWestcottSwampscott.com 39:04) and at Town Hall, the Library, and the Senior Center [51:05, 55:38, 56:08]. The application deadline for the lottery is in December, with the lottery itself held in January 52:22. Applicants do not need to be present for the lottery. He emphasized that all income levels within the project undergo the same application and background check process 54:41. Both Wynn representatives strongly encouraged interested parties to apply, noting that application numbers often exceed initial move-ins due to various factors [46:20, 1:04:33].

Extensive Q&A (Westcott & General): A significant portion of the meeting involved audience questions about the Westcott and general affordable housing topics. Key points clarified:

  • Location/Access: Westcott entrance is off Essex Street 37:39. Fire department access was confirmed to be adequate, refuting social media rumors [44:58, 1:11:01].
  • Income Eligibility: Clarification was sought on AMI income gaps (e.g., between 30% and 60% AMI) 41:31; generally, applicants must meet the criteria for a specific band. Income increases after move-in do not typically lead to eviction but are handled per program rules during recertification 42:20. Recertification is annual for most programs, biennial for the 110% AMI workforce housing 48:22.
  • Rent/Utilities: Rent levels are restricted by AMI bands. Utilities (electric, etc.) are paid by the tenant but factored into the maximum allowable rent calculation via a utility allowance [47:32, 58:21].
  • Pets: Pets (dogs up to 70 lbs, cats) are allowed [50:09, 50:33]. Noise issues (e.g., barking) are handled through standard lease enforcement procedures 1:07:19.
  • Resources: The state’s Housing Navigator website (housingnavigatorma.org, likely) was highlighted as a central resource for finding affordable housing lotteries across the Commonwealth [46:41, 1:06:27].
  • Local Preference: The Westcott includes a local preference for Swampscott residents 1:03:07.

Other Housing Models & Regional Context: Moderator Epstein discussed supportive housing models targeting specific needs (homelessness, health issues, domestic violence survivors) 59:44. Wynn representatives mentioned other regional projects in development (Salem waterfront, Salem State South Campus age-restricted, Danvers project with New England Homes for the Deaf) 1:01:49. A potential partnership between Wynn and the Marblehead Housing Authority for redevelopment was confirmed to be in very early stages [1:09:30, 1:10:13].

Closing: Marissa Meaney reiterated the invitation to the next session on ADUs, framing it as a way for individual property owners to potentially create smaller-scale affordable housing opportunities 1:12:16.

4. Executive Summary

This second session of the Swampscott for All Ages Housing Series provided residents with crucial information on affordable housing definitions, existing local resources, and upcoming development projects. Moderated by Affordable Housing Trust Chair Kim Martin Epstein, the panel featured representatives from the Swampscott Housing Authority (SHA), Benebrith Housing, and Wynn Development/Residential.

Key Takeaways for Swampscott Residents:

  1. Defining Affordability: Housing is considered “affordable” if costs (rent/mortgage, utilities) consume no more than 30% of a household’s income. Many projects use Area Median Income (AMI) levels (e.g., 30%, 60%, 80%, 110% AMI) to determine eligibility and rent, requiring subsidies for lower-income units 4:48.
  2. Significant Local Need: Swampscott faces high demand for affordable options. The SHA reported a waitlist of approximately 60,000 individuals for its properties 12:35, and the completed 38-unit Michon senior housing project has a waitlist of about 100 21:37. Swampscott’s overall housing stock is only 4% affordable, well below the state’s 10% goal, creating urgency for new projects 31:12.
  3. Project Updates & Opportunities:
    • The Westcott (Wynn): 114 new mixed-income apartments (not age-restricted) near the train station are under construction, aiming for June 2025 move-ins 34:08. Significance: This project, utilizing Chapter 40B zoning, represents a substantial addition to Swampscott’s housing stock. Action: Applications for the rental lottery are open now (TheWestcottSwampscott.com) with a December deadline for the January lottery [39:04, 52:22]. Apply even if the list seems long 46:20. Local preference applies 1:03:07.
    • Veterans Crossing (Benebrith): A proposed project of ~42 units for ages 55+ with a veteran’s preference is planned for town land at Pine/New Ocean St 22:35. Significance: This targets a specific need for senior and veteran housing, leveraging town-owned land. Development is still in early stages.
    • Michon School (Benebrith): This 38-unit senior (55+) complex is fully occupied, but the waiting list remains open 21:37. Contact info: 781-584-8177 26:52.
    • Swampscott Housing Authority (SHA): Manages existing state-aided public housing (Ryan Place, family housing, Duncan/Doherty) 9:38. SHA is exploring redevelopment of its older properties to better meet current needs 12:35. Significance: Redevelopment could significantly upgrade and potentially expand housing for the lowest-income residents but is a long-term prospect. Apply for SHA housing via the state’s CHAMP system 11:42.
  4. Key Resources:
    • Housing Navigator MA: A statewide website listing affordable housing lotteries and openings (likely housingnavigatorma.org) [46:41, 1:06:27]. Significance: Centralized resource for applicants looking across the region.
    • CHAMP: The online application portal for state-aided public housing, including SHA properties 11:42.
  5. Important Concepts:
    • Chapter 40B: A state law facilitating affordable housing development by streamlining zoning in towns below the 10% affordability threshold 31:12. Essential tool for projects like Westcott.
    • Local Preference: Towns often prioritize local residents for affordable units, but Fair Housing laws require broader marketing and limit the percentage reserved solely for locals 27:41.
    • Resident Services: Many non-profit and some private developments include coordinators who connect residents with support services (health, financial, social) [18:09, 59:02].

Overall Significance: The session underscored the critical shortage of affordable housing in Swampscott and the multi-pronged approach being taken – utilizing existing public housing, redeveloping town assets (Machon, Pine St.), and enabling larger private developments (Westcott) via tools like 40B. While new projects offer hope, the long timelines and high demand highlighted the ongoing challenge for the town.

5. Analysis

This session effectively served its purpose of educating Swampscott residents on the complexities of affordable housing, showcasing both ongoing efforts and future plans within the town. The structure, moving from definitions to specific entity presentations (SHA, non-profit, private developer), provided a logical flow.

Strengths & Dynamics:

  • Moderation & Framing: Kim Martin Epstein’s moderation was effective. Starting with definitions 4:48 established a common vocabulary, crucial for a topic rife with jargon (AMI, subsidies, 40B). Her land acknowledgement 1:25 also framed the discussion within a context of equity and historical awareness, aligning with the series’ goals.
  • Panel Representation: The panel offered diverse perspectives: the public sector (SHA), non-profit development (Benebrith), and large-scale private development/management (Wynn). This allowed for comparison of models, funding mechanisms (implied), and target populations.
  • Transparency & Detail: The Wynn representatives (Canapari & Fault) provided considerable detail on the Westcott project, including timelines, amenities, application logistics, and addressed numerous practical audience questions with apparent preparedness [32:43 onwards]. Their repeated encouragement to apply despite potential waitlists seemed aimed at managing expectations while maximizing the applicant pool [46:20, 1:04:33]. Benebrith’s presentation effectively highlighted the value of resident services 18:09 and the successful reuse of a town asset (Machon) 20:28. Kevin Johnson (SHA) effectively conveyed the immense scale of need facing the Housing Authority 12:35 and positioned SHA as a critical player needing resources for future redevelopment.
  • Audience Engagement: The extensive Q&A period demonstrated high resident interest and awareness. Questions moved beyond simple curiosity to specific concerns about eligibility gaps 41:31, practicalities of apartment living (pets 50:09, noise 1:06:55), application processes, and even safety rumors circulating on social media 44:58. This engagement suggests residents are actively seeking solutions and scrutinizing new developments. The refutation of the fire access rumor by an informed resident 1:11:01 highlights the value of public forums in countering misinformation.
  • Implicit Themes: The discussion implicitly highlighted the tension between the slow, complex process of housing development (funding cycles, permitting, construction timelines mentioned at 12:35, 31:12) and the urgent, large-scale need evidenced by waitlist numbers. The reliance on state tools like Chapter 40B 31:12 and resources like Housing Navigator 46:41 underscored the interconnectedness of local efforts with state mandates and platforms.

Effectiveness & Positioning:

  • Developers (Benebrith & Wynn): Both effectively presented their projects as high-quality additions to the town. Benebrith emphasized its non-profit mission and resident support focus. Wynn highlighted its experience, the scale of the Westcott project, and its role in meeting diverse income needs, including “workforce” housing 33:01. Their handling of detailed, sometimes pointed, questions suggested confidence in their plans and processes.
  • Swampscott Housing Authority: Kevin Johnson successfully communicated the SHA’s critical role and the immense pressure it faces due to demand far outstripping supply, subtly making the case for future town support for redevelopment initiatives.
  • Town Staff/Trust: Marissa Meaney and Kim Martin Epstein acted as facilitators and educators, providing context (4% affordability 31:12), definitions, and promoting engagement with town processes and resources.
  • Weaknesses: The technical difficulties with slides 14:38 were a minor disruption but underscored the reliance on visual aids. While AMI bands were discussed, the practical implications of falling between bands 41:31 remained a point of some confusion, highlighting the inherent complexities of program eligibility.

Overall: The meeting appeared successful in informing residents and demystifying aspects of affordable housing development. The collaborative tone between different types of developers and town representatives, coupled with high resident engagement, suggests a community grappling earnestly with its housing challenges. The session effectively positioned upcoming projects like the Westcott and Veterans Crossing as tangible steps forward, while simultaneously reinforcing the scale of the underlying need.