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HomeMy WebLinkAbout2025-08-28-HPB-min.pdf Lexington Housing Partnership Board (HPB) Meeting Minutes for August 28, 2025 Attendees: Cindy Arens (Sustainable Lexington), Nanette Byrnes, Harriet Cohen (Clerk), Ravneet Grewal, Wendy Manz (Chair), Margaret Heitz, Charles Hornig (Planning Board), Joyce Murphy, Melanie Thompson, Betsey Weiss (Vice-Chair) Absent: Vineeta Kumar (Select Board liaison), Paul Linton, Sarah Morrison (LexHAB), Guest: Linda Prosnitz The Housing Partnership Board (HPB) meeting was chaired by Wendy Manz and minutes were taken by Harriet Cohen. The meeting was held as an in-person meeting. 1. Call to Order: Housing Partnership Board Meeting Ms. Manz called the meeting to order at 7:05 pm. The roll was called. 2. Discussion on Compendium of HPB Housing Policy and Strategy Priorities for SB Ms. Manz thanked the HPB for their contributions to the compendium. The HPB then discussed the general structure of the document. The HPB agreed that the structure is appropriate. See Attachment A for a copy of the compendium. The HPB then prioritized at the category level. After prioritizing at the category level, the HPB discussed and updated the individual items in each category. See Attachment B for a copy of the compendium after the HPB review. 3. Liaison Reports- PB, COA, CPC, LexHAB, Sustainability, AHT Sustainable Lexington: 1. The Select Board just approved an enhancement to our Community Choice Aggregation (CCA) program. Proposed by SLC and allowed by a recent regulatory change, the Town will allocate low-income credits from large independent solar projects to our CCA program and distribute the credits across all the low-income residents in the CCA program. It will result in about 4 cents per kWh lower bills for those residents. (The developers of the large solar projects get an incentive from the state to do this). 2. This actually applies to all residents that have heat pumps: Starting in November, electricity rates will lower by 7 cents per kWh for customers with heat pumps. Residents that had heat pumps installed in the last 3 years will be automatically enrolled and information will be coming soon regarding how other customers with heat pumps can enroll. 4. Discuss LHA becoming a liaison instead of voting member since no one from LHA has volunteered to be on the HPB since the winter of 2024 This item was tabled for future discussion. 5. Review and approve minutes for July 9, July16, August 14, and August 21 Ms. Weiss moved approval of the set of minutes. Ms. Murphy seconded the motion. In favor: Mr. Hornig, Ms. Murphy, Ms. Cohen, Ms. Byrnes, Ms. Weiss, Ms. Arens Against: <none> Abstain: Ms. Heitz, Ms. Grewal 6. New Business There was no new business. 7. Set Next Meeting Date The next meeting will be in person on Sept. 11 at 7:00 pm. 8. HPB Adjournment Ms. Weiss moved adjournment. Ms. Heitz seconded the motion. Upon a motion duly made and seconded, the HPB voted by roll call of 10-0-0 to approve the motion. The meeting adjourned at 9:04 pm. Attachment A: Compendium of HPB Housing Policy and Strategy Priorities for SB Compendium of HPB Priorities and Strategies as of 8/25 For Discussion Only Policies/Priorities A. Prioritize mixed use housing in Lexington Center A. 1 Work with developers, realtors, residents and members of the business community and the Historic District Commission to determine what factors make development of such housing financially viable for private developers, and to set development parameters acceptable to the community. A. 2 Consider designating some center housing for seniors (to be ADA compliant, with elevators). A. 3 Organize campaign, specifically targeting Town Meeting members as well as residents generally, to restore previous by right zoning (52’ height, 4 stories} or to change zoning per conclusions of a.1. A.4 Consider further expediting the permit process for this form of priority development. A.5 Deliverable: mixed use zoning in Lexington Center by 2027. B. Prioritize “missing middle” (in the sense of affordability) housing across town B.1 Consider additional zoning amendments to create smaller individual residential lots and zoning districts permitting denser siting of homes on larger lots (SRDs are a start). B.2 Continue permitting housing units under MBTA Multifamily Zoning as applications are made. B.3 Consider 40R zoning overlays for areas such as Marrett Square, which lend themselves to mixed use B.4 Consider zoning changes which would permit and encourage co-housing B.5 Establish an intergenerational home-share program in collaboration with area towns which would match seniors with spare bedrooms with students who could perform home services in exchange for lower rent B.6 Complete work of bringing Lexington zoning into compliance with state law regarding accessory housing units, and publicize and promote this option among Lexington homeowners; consider further expediting the permitting process for this form of priority development. B.7 Organize campaign, specifically targeting supportive Town Meeting members as well as residents generally around the goal of increasing missing middle housing B.8 Deliverable: 500 additional missing middle homes of diverse types (single family, town house, multifamily, ADU) by 2035. C. Prioritize preservation of existing homes under 2,000 square feet C. 1 Introduce programs to support current owners of smaller homes in maintaining and upgrading their homes, to make demolition and replacement less likely: C.1(a): Low interest loan funds or grants for critical repairs, energy efficiency improvements and accessibility upgrades (AHT?) C.1(b): Tax abatements for homeowners who preserve their homes rather than selling them for teardowns C.1(c)): Partnerships with non-profits or vocational program for lower cost rehab and repair services C.1(d): Voluntary deed restrictions or covenants to keep properties attainable for a set period of time in return for repair assistance. C.2 Encourage owners of smaller homes to test the market for their homes as they are, before selling to developers for demolition (realtors). C.3 Deliverable: Reduce the rate of teardowns by 10% by 2030 D. Prioritize increasing the number of subsidized (deed-restricted) housing units in town by a number that will make a true 10% of Lexington housing affordable (whether or not eligible for inclusion in the Subsidized Housing Inventory D.1 Consider adopting an Affordable Housing Overlay (AHO) District focused on transportation corridors, with limited parking requirements D.2 Consider further expediting the permit process for this form of priority development D.3 Work with the Affordable Housing Trust and LexHAB to find ways to subsidize or support affordable home ownership as well as rentals D.4 Deliverable: 10% of Lexington housing units to be affordable by 2035. E. Work on expanded funding sources for subsidized housing E.1 Continue to support robust funding for the Affordable Housing Trust and other housing programs from the Community Preservation Fund, commensurate with the allocations for historical resources and open space/recreation. E.2 Adopt a Select Board policy that takes Lexington’s housing needs into consideration when appointments are made to town boards and committees, particularly the finance committees, so that this issue is adequately represented in their deliberations E.3 Stay abreast of state and federal grants, training programs, and other resources, and make timely applications on behalf of the town when appropriate E.4 Advocate in the state legislature for Lexington’s pending home rule petitions, which would allow surcharges on certain real estate transactions to be earmarked for housing needs E.5 Support other potential state legislation, such as the statewide Real Estate Transfer Fee (RETF) which would supply additional funds for housing. E.6 Deliverable: Continuing reliable funding stream for support of subsidized housing F. Umbrella Priority: Communication, education and engagement of the community regarding Lexington’s continuing housing needs F.1 Create a full-time or part time position of Housing Officer to help plan and manage a multi- pronged campaign over a year to three-year period to listen to the community’s housing goals and concerns, and to engage residents and stakeholders across the community in a long-term housing enterprise they can support F.1(a) Stakeholders needed to be heard from include: the Select Board, the Planning Board, the Community Preservation Committee, the Finance Committees, the Affordable Housing Trust, LexHAB, the Lexington Housing Authority, the Housing Partnership Board, the Regional Housing Services Office, (including staff) and the following: Lexington business leaders, Lexington lending institutions, local realtors, the Coalition on Aging, the Historical Commission and the Conservation Commission. F.1(b) Submit a non-binding resolution to the next Town Meeting acknowledging the existence of a housing crisis and expressing the Town’s support for increasing the housing stock. F.1(c) Carry out ongoing training sessions for housing advocates, including housing needs and data, and also listening and negotiating skills F1(d) Plan and carry out a program of listening meetings, discussions, education programs and planning sessions to acquaint the community with current accurate data on Lexington’s housing stock and housing needs, and to discuss realistic strategies for dealing with housing issues. F.2 Deliverable: A wide community consensus in Lexington on housing needs and goals, and a plan to move forward supported by Town Meeting and the wider community. Appendix B: Compendium after Editing by the HPB Compendium of HPB Priorities and Strategies as of 8/28 (meeting edits) For Discussion Only Policies/Priorities A. Prioritize mixed use development in Lexington Center A.1 Work with developers, real estate agents, residents, members of the business community, and the Historic Districts Commission to determine what would make development of such housing financially viable for private developers, and set development parameter s acceptable to the community. A.2 Offer incentives to create center housing for seniors (to be ADA compliant, with elevators). A.3 Organize a campaign, targeting Town Meeting members as well as residents generally, to restore the previous by right zoning (52’ height, 4 stories) or to change zoning per conclusions of A.1. A.4 Expedite the permit process for mixed use development. A.5 Deliverable: mixed use mid-rise zoning in Lexington Center by 2028. B. Prioritize less expensive housing across town B.1 Bring Lexington ADU zoning into compliance with state law; publicize and promote this option among Lexington homeowners; and expedite the permitting process for this form of priority development. B.2 Create mixed-use zoning overlays for areas for small commercial areas. B.2 Permit housing under MBTA Multifamily Zoning as applications are made. B.4 Change zoning to permit and encourage co-housing. B.5 Establish an intergenerational home-share program in collaboration with area towns which would match seniors with spare bedrooms with students who could perform home services in exchange for lower rent. B.6 Amend zoning to permit smaller individual residential lots to encourage smaller dwellings. B.7 Amend zoning to permit sustainable missing middle housing types or multiple one - family dwellings (SRDs are a start). B.8 Deliverable: 500 additional homes of diverse types (single family, town house, multifamily, ADU) and prices by 2035. C. Prioritize preservation of existing homes under 2,000 square feet C.1 Introduce programs to support current owners of smaller homes in maintaining and upgrading their homes, to make demolition and replacement less likely: C.1(a) Low interest loan funds or grants for critical repairs, energy efficiency improvements, and accessibility upgrades (AHT?) C.1(b) Tax abatements for homeowners who preserve their homes rather than selling them for teardowns C.1(c)) Partnerships with non-profits or vocational program for lower cost rehab and repair services C.1(d) Voluntary deed restrictions or covenants to keep properties attainable for a set period of time in return for repair assistance. C.2 Encourage owners of smaller homes to test the market for their homes as they are, before selling to developers for demolition (real estate agents). C.3 Deliverable: Reduce the rate of teardowns by 10% by 2030. D. Increase the number of subsidized (deed -restricted) housing units in town to at least 10% of Lexington’s housing units (whether or not eligible for inclusion in the Subsidized Housing Inventory) D.1 Adopt an Affordable Housing Overlay (AHO) District focused on transportation corridors, with limited parking requirements. D.2 Expedite the permit process for this form of priority development. D.3 Work with the Affordable Housing Trust and LexHAB to find ways to subsidize or support affordable home ownership as well as rentals. D.4 Deliverable: 10% of Lexington housing units to be subsidized by 2035. E. Expand funding sources for subsidized housing E.1 Support robust funding for the Affordable Housing Trust and other housing programs from the Community Preservation Fund, commensurate with the allocations for historical resources, open space, and recreation. E.2 Adopt a Select Board policy that takes Lexington’s housing needs into consideration when appointments are made to town boards and committees, particularly the finance committees, so that this issue is adequately represented in their deliberations. E.3 Stay abreast of state and federal grants, training programs, and other resources, and make timely applications on behalf of the town when appropriate. E.4 Advocate in the state legislature for Lexington’s pending home rule petitions, which would allow surcharges on certain real estate transactions to be earmarked for housing needs. E.5 Support other potential state legislation, such as the statewide Real Estate Transfer Fee (RETF) which would supply additional funds for housing. E.6 Deliverable: Continuing reliable funding stream for support of subsidized housing. F. Umbrella Priority: Communication, education and engagement of the community regarding Lexington’s continuing housing needs F.1 Plan and manage a multi-pronged campaign over a one-year to three-year period to listen to the community’s housing goals and concerns and to engage residents and stakeholders across the community in a long-term housing enterprise they can support. F.1(a) Stakeholders include: the Select Board, the Planning Board, the Community Preservation Committee, the finance committees, the Affordable Housing Trust, LexHAB, the Lexington Housing Authority, the Housing Partnership Board, the Regional Housing Services Office (including staff), Lexington business leaders, Lexington lending institutions, local real estate agents, the Council on Aging, the Historical Commission, and the Conservation Commission. F.1(b) Submit a non-binding resolution to the next Town Meeting acknowledging the existence of a housing crisis and expressing the Town’s support for increasing the housing stock. F.1(c) Carry out ongoing training sessions for housing advocates, including housing needs and data, and listening and negotiating skills. F1(d) Plan and carry out a program of listening meetings, discussions, engagement programs, and planning sessions to acquaint the community with current accurate data on Lexington’s housing stock and housing needs and to discuss realistic strategies for dealing with housing issues. F1(e) Organize a campaign, specifically targeting supportive Town Meeting members as well as residents generally, around the goal of increasing missing middle housing. F.2 Ensure that professional resources are available to implement housing strategies, such as creating a full-time or part-time position of Housing Officer F.3 Deliverable: A wide community consensus in Lexington on housing needs and goals and a plan to move forward supported by Town Meeting and the wider community.