HACbeat, April 2024

APRIL 2024 | VOL. 33, ISSUE 2

A NEWSLETTER FROM HOUSING ASSISTANCE

Making a Difference Motivates Walk for Hope Fundraiser Kathy Haff pictured below, at right, with Deanna Bussiere of Housing Assistance) puts her volunteer efforts into the Walk for Hope because she supports Housing Assistance’s efforts to make housing attainable for anyone who wants to live and work on Cape Cod. “There are so many worthwhile causes, but I feel like if I focus on this one thing and put all my attention to it, I might be able to make a small difference,” she said.

“My friends and family know that if I’m reaching out to them, it’s for something that’s very near and dear to my heart,” said Haff, a retired special-education teacher who lives in Dennis. Her supporters reacted with generosity and made her the top individual fundraiser at last year’s Walk for Hope.

“I have a lot of supportive friends and family. I’m lucky to have them behind me,” said Haff, “I send out emails and letters not just to get money for the Walk, but to make people more aware that the Cape we know is going to disappear. The people who work at the schools, the grocery stores, the fire and police departments just can’t afford to live here.”

In this issue Donor Spotlight: Cape Associates PAGE 2 Editorial by Alisa Magnota: Can the American Dream Still Come True on Cape Cod? PAGE 3 Who Are We Losing?

PAGE 5 The Return of Rent 365 PAGE 6 THRIVE Program Expands PAGE 8 Housing Development Profile: 107 Main Street PAGE 9 Strengthening Advocacy Through Partnerships PAGE 10 A Boost for First-Gen Homebuyers PAGE 11

Registration is now open for individuals and teams who want to fundraise for Housing Assistance Corporation’s sixth Annual Walk for Hope. The three-mile walks will begin at 1p.m. in Falmouth, Hyannis, and Orleans on Sunday, May 19.

Funds raised will support Housing Assistance’s mission to strengthen the Cape Cod and Islands region by empowering individuals, fostering community connections, and increasing affordable housing opportunities.

Continued on page 4

HACbeat April 2024 | 1

DONOR SPOTLIGHT

Cape Associates As a Cape Cod native and the head of a third-generation business, Matt Cole has seen the Cape change – for good and bad.

“As Cape Codders, we’re really good at slowing progress and slowing development,” said Cole, the president and CEO of Cape Associates, a custom building and remodeling company founded by his grandfather in 1971.

“As a builder that can be frustrating. As a resident, I’m glad it doesn’t look like the Jersey Shore around here, but at the same time, we’ve really underbuilt for the last 20 or 30 years, and now we have an acute housing crisis.”

Cape Associates has been a key contributor to Housing Assistance since 2011 and recently made a major donation to support the relaunch of the Rent 365 program (see page 6).

“When you hear the stories of someone that you know, or someone who is a couple degrees of separation away, is displaced because a house gets sold and they can no longer rent it, it hits close to home,” he said. “It certainly affects our employees and our ability to grow our business. Beyond that it affects the quality of life, like when the restaurants and other businesses that you want to go to aren’t open seven days, because the owners can’t staff them. It’s not someone else’s problem. It’s everyone’s problem, because everyone’s quality of life is threatened by a limited workforce.”

Cole said Housing Assistance has an important role to play in addressing the housing crisis. “The number of projects developed, the number of units being built, the number of units in the pipeline, the housing that Housing Assistance owns and keeps as rental housing – I think the results speak for themself,” he said. “ We need more housing units, we need more production and results matter.”

Cape Associates supported the pilot program for THRIVE and has participated as an event sponsor and an annual corporate sponsor over the years. Cape Associates employees also lent their expertise to many Big Fix projects over the years. Cole also has supported new initiatives, such as the Housing to Protect Cape 2 | HACbeat April 2024

The Cape Associates team pitching in at a recent Big Fix.

Cod coalition and Cape Associates co-sponsored the publication of “Unlocking the Potential,” a special report on ADUs (accessory dwelling units).

In another example of Cape Associates’ longtime support of Housing Assistance, Rich Bryant, executive vice president, was the top individual fundraiser for the 2022 Walk for Hope and has run the Falmouth Road When you hear the Race to raise stories of someone that funds for Housing Assistance. you know, or someone “We continue to stay connected with Housing Assistance and have increased our support over the years simply because I think that the housing issue is the number one threat to our community,” Cole said. “Housing Assistance is making a difference.”

“

who is a couple degrees of separation away, is displaced because a house gets sold and they can no longer rent it, it hits close to home.

–MATT COLE

EDITORIAL BY ALISA MAGNOTTA

Can the American Dream Still Come True on Cape Cod? One of my favorite memories working at Housing Assistance is when I walked through one of the partially finished houses in a new affordable home ownership neighborhood we built on Nantucket. The lottery was completed, so the new homeowners were able to walk around with the confidence that one of the houses would be theirs. It was exciting to be there with our hard hats on, walking the framed buildings, matching the room layouts with the architecture plans.

Coming up the stairs were two young girls. I could hear their laughter and the pitter patter of their feet as they ran with elation through the house. Hearing their conversation about who would get which bedroom and whose bed would go where reminded me of my own daughters and our first home. Their joy and pride were palpable.

This was a special moment that I was honored to witness. It was one of those moments in life when a person experiences something for the first time. These little girls were experiencing the excitement of moving into a brand-new home where they would grow up and make memories. The American Dream had come true for this sweet family.

Unfortunately, a recent headline gave a bleak outlook on homeownership opportunities for today’s families: “American Dream of Owning a Home Is Dead.” The Guardian U.S. news site was reporting on a Harris Poll of renters, the vast majority of whom worried they would never be able to afford a home. And based on what we are seeing in our market, that will be true without intentional intervention.

While the poll was national in scope, we know that sentiments are similarly pessimistic among many people living and working here on Cape Cod. Today that dream of homeownership is even further from reality than when I walked that new home seven years ago. With no formal programs to alleviate the cost of construction so home prices are affordable, we build only subsidized rentals.

Needed, yes. But let’s be real – affordable rentals are the least we can do for growing children, working parents, or aging adults. Let’s not stop there.

We all know home prices have soared across the region, pricing out segments of the population, like teachers, firefighters and nurses. Since the ’90s, home production has been happening only in fits and starts, not nearly meeting the needs of our year-round population. Outdated, restrictive zoning, enormous increases in the cost of construction, a lack of funding and opposition to housing development plague even a modest step forward. Hard work is no longer paying off for many of our relatives, friends and neighbors. The opportunity to succeed, own a home and attain a better life – the essence of the American Dream – is fading on the horizon of our future.

This harsh reality is what motivates and challenges all of us at Housing Assistance. We have been working for decades – five, to be exact – to keep the dream of homeownership alive. From rental assistance to energy audits, to financial education and home lotteries, to the construction of new homes, we cover the full spectrum between homelessness and home ownership.

The Cape is a special place, worthy of preservation.

That is why 40% of the region’s land is in permanent conservation. Doing more for the people who live here by adding housing in the right places at the right prices with a commitment to long-term, stable housing with a focus on ownership will help all of us. Studies show time and time again that home ownership provides lasting benefits to individuals and families through wealth creation, increased civic participation and financial acumen. But with total development costs now approaching $650,000 per unit, it is imperative that we collectively invest in housing and allow greater density so homes can share infrastructure and building costs.

The higher the construction price, the higher the sale prices and rents will be.

Continued on page 7

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WALK FOR HOPE: Continued from cover

“Last year, 6,500 people contacted our office for help finding safe, stable housing,” said Housing Assistance CEO Alisa Magnotta. “By participating in the Walk for Hope, you can take meaningful steps toward housing stability for our neighbors and join us as we kick off celebrations for the 50th anniversary of Housing Assistance.”

The Falmouth walk will begin at Peg Noonan Park on Main Street and Elm Arch Way. The Orleans walk will start and conclude at Mid-Cape Home Centers at 15 Main Street.

The Hyannis event, which will begin and end at the Village Green off Main Street (near the post office), will coincide with the Hyannis Open Streets celebration, allowing walkers a chance to enjoy music, food, and family activities.

“We are grateful to Hyannis Open Streets for being open to sharing the space with us, so that we can have a much more visible presence on the Green and taking the Walk right down the middle of Main Street,” said Christina Wiseman, Housing Assistance director of events. “It will elevate the event for our 50th anniversary, and this collaboration will benefit both of our causes.”

Event Sponsors CORNERSTONE SPONSORS

“The Hyannis Open Streets committee is thrilled to share the big day with Housing Assistance,” said Open Streets founder Jane Walsh, owner of Red Fish Blue Fish. “Hyannis Open Streets is all about bringing people together in an outdoor space and a big part of the event is getting people out walking. This is a perfect collaboration. Congratulations to Housing Assistance for this milestone of 50 years!”

To register, donate and learn more about the 6th annual Walk for Hope, visit HACWalkforHope.org.

If your business would like to become a Walk for Hope sponsor, contact Christina Wiseman, director of events, at 508-771-5400, ext.

271, or cwiseman@ haconcapecod.org.

KEYSTONE SPONSOR

BEAM SPONSOR

BRICK SPONSORS PILLAR SPONSORS

Glivinski & Associates LaBarge Homes John C. Ricotta & Associates

FRIENDS Joyce Landscaping Law Offices of Bruce A. Bierhans Par Tee Freeze

IN-KIND SPONSOR 4 | HACbeat April 2024

The Cape Cod Game Guy

Who Are We Losing?

“I’d love to stay, but it seems out of reach” This is the first of a series of articles introducing you to some of the Cape and Islands residents who are threatened by the housing crisis.

Just like his father, Jake LaBranche grew up on Cape Cod and he’d like to stay here, but he’s not optimistic that he can.

A 2017 graduate of Nauset High School, where his father is a history teacher and his mother works in the front office, LaBranche studied biology and psychology at Middlebury College in Vermont. Since graduating in 2021, he’s lived at home.

He works as a brewer at Hog Island Beer in Orleans but is “looking for something more serious.” He’s taking graduate level courses online in renewable energy.

LaBranche has asked around about renting a place to share with friends. “It hasn’t made any sense to move out just because I’d be lucky to break even,” he said. “A lot of my friends lived here until the fall after we graduated college, and then they were done living at home and moved offCape. I don’t have many options for splitting the cost of a place with people I know.”

LaBranche, 25, mentioned a friend who’s 36. “He told me that when he graduated from high school, he was able to rent a house with two buddies. He had the master

bedroom, so he paid $600 and his friends each paid $400.

That’s not realistic today.

“I feel like COVID sped things up, but seeing people move here from all over, it kind of cuts us off at the knees.

When I drive through my hometown, I feel like 60% of the houses are empty in the winter. It’s all summer places, and that just drives prices up more. I feel a little bitter. I’d love to stay on the Cape, but it does seem out of reach.

“I’m considering applying for jobs all over the place.

The only way I could see myself staying here is if I find a job that pays me well enough to stay.

But I’m at the point where I’ve seen my friends from college live off Cape on their own for the past three years, while I’ve lived with my parents. It’s reached the point where I’m over that.”

Happy Hope Factory A heartfelt thank you to the amazing women’s group at the Falmouth Jewish Congregation for their generous Happy Hope Factory donation!

Their hand-painted canvas bags filled with goodies will bring joy and smiles to children aged 3-9 years old. From activity books to small toys, toothbrushes and coloring cards, their thoughtful contributions will make a world of difference.

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Return of Rent 365 Helps Save the Locals New funding allowed Housing Assistance to relaunch the Rent 365 program, which encourages homeowners who rent their properties seasonally to do so year-round instead.

“It’s another tool in the toolbox in our efforts to address the ongoing housing needs of our year-round workforce here on the Cape,” said David Quinn, Housing Assistance VP of real estate development.

The Rent 365 program offers a financial incentive to convert a seasonal short-term rental into a year-round rental in order to help solve the housing shortage for Cape Cod’s workforce. Year-round rentals also offer predictability of income and less hassle than the constant turnover required by short-term renting.

“Our goal is to show people that by renting their property year-round, owners can not only offset costs but also contribute positively to our community,” said Quinn. “We need stable housing for the people we rely on to staff our schools, restaurants, hospitals and emergency services.”

To learn more, visit haconcapecod.org/ program-services/rent365.

The website includes links to an application and a FAQs page for interested homeowners.

In 2018, Housing Assistance introduced “Rent 365” as a pilot program strategically designed to increase yearround rental opportunities on Cape Cod. By addressing the seasonal nature of rentals and encouraging homeowners to embrace long-term yearround rental instead of weekly or monthly vacation rentals, Rent 365 is aimed to help foster a thriving stable housing market in our region.

The initial Rent 365 incentive program created 26 yearround rentals in one year, with incentives of $1,000 to convert from seasonal to year-round rental. Housing Assistance surveyed participants in the Rent 365 program and those who inquired but did not participate. One of the primary obstacles that prevented people from becoming first time landlords were the upfront costs of getting the apartment/house ready for year-round rental. The financial incentive provided by the Rent 365 program goes a long way toward eliminating that obstacle.

Funded by a donation from Cape Associates (see page 2), the relaunch of Rent 365 features increased cash incentives of $2,000 for a 1-bedroom unit, $2,500 for a 2-bedroom unit and $3,000 for units with 3 bedrooms or more. Homeowners seeking to participate in the Rent 365 program are required to meet specific eligibility criteria.

“I think the 365 Incentive Program is a great bonus,” said a landlord who participated in the initial program. “I want to support year-round living.”

Warm Feelings Some Cape families were warm and cozy this winter thanks to the Lyndon Paul Lorusso Charitable Foundation, which awarded Housing Assistance a $30,000 grant to cover energy and fuel costs for people who don’t qualify for fuel assistance. The grant also allowed for the purchase of space heaters that can be borrowed by households waiting for heating system repairs. Due to the limited number of HVAC contractors, repairs can take up to 4-6 weeks.

6 | HACbeat April 2024

EDITORIAL: Continued from page 3

We are thrilled with the recent momentum we have seen in several towns. It appears most people get it now: housing is infrastructure and the more attainable options available the better for all. Let’s create places where young families have a chance to invest in an asset they can hand down to their children and long-term rentals where a retired couple can age in place, so we have housing diversity that meets the moment of their American Dream.

Currently, we have nine projects in the pipeline … a mix of apartments and condominiums from Falmouth to Orleans, including both rental and ownership opportunities. Every single project needs additional funding from towns and the state to layer on top of our bank loans and tax credits to move forward. We have hit a new high in both demand and construction costs.

The governor’s pending Affordable Homes Act proposes new funding streams and several innovative programs that would put affordable homeownership back into play throughout the Cape. We welcome our local towns to join us in supporting and investing in the creation of long-term, stable, attainable housing across our region.

Working together, we can preserve the American Dream on Cape Cod for the next generation.

Alisa Magnotta Chief Executive Officer, Housing Assistance

Make a lasting impact

The Sustainer Circle Join our community of monthly donors and become a valued member of Housing Assistance’s Sustainer Circle.

Through automated monthly donations of all sizes, members make a lasting impact year-round providing housing and hope on Cape Cod & the Islands.

With your support, we can have a more significant impact – donate monthly today! haconcapecod.org/get-involved/monthly-donations

NEW MEMBERS WILL RECEIVE A SPECIAL THANK YOU! To celebrate your loyalty and continued investment in Housing Assistance, you will receive our 50th anniversary commemorative tote bag.

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THRIVE Program Expands to Assist New Work Areas Nearly two years after it was created, the THRIVE program has been expanded to offer financial assistance to those who work in education or for nonprofits. This is an addition to the Cape residents employed in childcare or working with people with developmental disabilities who were eligible when THRIVE (Tools to Help Residents in a Vulnerable Economy) was launched in June 2022.

“Anyone who works for a nonprofit or works in education and has a year round rental and is rent-burdened (paying more than 30% of their income toward rent) is now eligible for the program,” said Heidi Archibald, Housing Assistance’s senior director of leased housing. “We identified those as important industries to have staffed on Cape Cod.” Designed to assist employees who are an essential part of the Cape workforce and who are struggling to pay for housing and other bills, THRIVE provides a monthly stipend of $450 toward rent for up to 24 months. Participants work with a HUD-certified counselor on financial plans with longterm goals in mind.

Among those who’ve been assisted by THRIVE is Nicole Lavelle, a special ed teacher who lives in Harwich with her daughter.

“I was working three or four jobs, and I was just so burned out,” she said. “My daughter MacKenzie is 12, so my whole thing is just being able to keep a roof over her head. I called Housing Assistance and asked about some other programs, but I wasn’t eligible for those. Then they mentioned THRIVE and said I’d qualify if I worked with people with disabilities.

And I was like, ‘Thank you, Lord. This is the one time the sun shines upon me.’ It was so difficult to make ends meet before this.”

As part of the program, Lavelle works with Shannon Pyne, Housing Assistance’s lead housing counselor and community educator. “I feel so supported because it’s not just about the monetary part of it, but also to have somebody who will listen and sympathize,” said Lavelle.

8 | HACbeat April 2024

“I had certain goals that I wanted to meet, and then the economy changed so much, so fast that my five-year plan does not look anything like it did. THRIVE literally saves me from having to work a day job and a night job. When would I ever see my kid?”

To be eligible for THRIVE, applicants must have at least one household member working in childcare, disability care services or education or for a nonprofit. Other criteria apply. To learn more, visit haconcapecod.org/programservices/rental-voucher-programs/thrive/ or call 508-7715400, ext. 241.

THRIVE is supported through a combination of donations from the United Way, the United Way Board, the Bilezikian Family Foundation, and American Rescue Plan Act (ARPA) funds.

“

It was so difficult to make ends meet before THRIVE. – NICOLE LAVELLE

107 Main ‘an Excellent Example of Collaboration’ The site of a former Masonic Hall is the future home of 14 affordable apartments in Orleans. In 2022, Housing Assistance was selected by the town to develop the 1.25-acre property. With local permitting finalized and all funding committed, the development partners expect to break ground on the project this spring, with a projected completion date of fall 2025.

Located close to downtown Orleans, the units will be a mix of 1 three-bedroom, 4 two-bedroom and 9 one -bedroom apartments. All units will be restricted for households below 80% of the county median income. One unit will be fully handicapped accessible.

“107 Main Street has tremendous local support and is an excellent example of collaboration between a town, developer, and state agencies to meet local housing needs,” said David Quinn, Housing Assistance VP of real estate development.

Since its inception in 2019, the Orleans Affordable Housing Trust (AHT) worked on a plan to redevelop the former Universal Lodge property at 107 Main Street. The AHT gathered input from residents, other committees and boards, town staff and outside consultants to help outline a vision for the project.

The following town boards and committees voted to support the project: Select Board, Affordable Housing

Rendering of 107 Main Street

Trust, Affordable Housing Committee, Community Preservation Committee, Town Meeting, Site Plan Review Committee, Architectural Review Committee, Board of Health and the Zoning Board of Appeals.

The design and construction team includes SV Design, Coastal Engineering and Cape Associates. Project partners include the co-developer Preservation of Affordable Housing (POAH), Massachusetts Executive Office of Housing and Livable Communities, Barnstable County American Rescue Plan Act (ARPA), Town of Orleans Affordable Housing Trust, Cape Light Compact, Mass Save, Eastern Bank and the Orleans, Brewster and Eastham Community Preservation Committees.

Housing Assistance is the largest developer of affordable housing in the region and has built almost 600 units since its founding in 1974. Another 250 units (including 107 Main) are in the development pipeline.

Upcoming Classes and Workshops

Learn more and register at haconcapecod.org.

Money Matters

First-time Homebuyer

HomeSafe

Free two-night workshop that will help you set financial goals, make a spending plan and identify ways to create an emergency fund.

Overview of the homebuying process.

Topics include money management, mortgage loan programs, insurance and more.

Fulfills the post-purchase education requirements and provides a forum to share experiences with other homeowners.

April 23 and 25 May 21 and 23 June 3 and 5

May 15 and 18 June 11, 13 and 18

June 8

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Strengthening Advocacy Through Partnerships Housing to Protect Cape Cod (HPCC) is partnering with established local organizations to maximize its advocacy efforts. That includes a new collaboration with Love Live Local, a local nonprofit focused on building resiliency in the local economy.

Their voice matters, and I’m working diligently to gather more groups that have an active membership that are willing and able to communicate to elected boards and committees.”

Jen Cullum, Housing Assistance’s director of community engagement and advocacy, is leading the initiative. “The idea is that we will team up with active local groups that share our mission of diverse community and economy and work together on the housing crisis,” she said. “Dovetailing our intent with these local partnerships and organizations makes us much more vibrant.”

HPCC Offers Municipal Leader Training

It is widely recognized that the economy is directly affected by our lack of housing, both for year-rounders and seasonal workers, Cullum said. Under the direction of Amanda Converse, CEO of Love Live Local, members are already very engaged in advocating on behalf of small businesses Cape-wide.

“We are excited to be working with Amanda Converse and her exceptional membership to get the word out to our elected officials that housing must be a top priority,” said Cullum. “We will provide training for any member who would like to come forward and advocate on behalf of housing for our Cape community.”

Other community partnerships are also on the front burner. Through a generous Diversity, Equity and Inclusion grant awarded by Rockland Trust, HPCC will join forces with Amplify POC, People of Action and the Health Ministry. The grant will help HPCC provide training sessions to the groups’ membership on how local government functions and how to speak at public meetings. HPCC will also partner with the Cape Cod Chapter of the NAACP on housing equity issues.

The goal? “We’re going to give wings to the voices that aren’t typically heard at town meetings when housing is discussed,” Cullum said. “We’re committed to bringing their voices to the forefront so that the people making the laws can hear from the people who are impacted by them.

10 | HACbeat April 2024

Housing Assistance is collaborating with the Housing to Protect Cape Cod Coalition to provide a series of workshops for elected and appointed municipal leaders who want to take a deeper dive into housing policies.

The next training will be at 5 p.m. on April 10, when Provincetown Select Board member Leslie Sandberg will speak about “Year-Round Deed Restrictions, A How-To Guide.” A program initiated in Provincetown was modeled after one in Vail, Colorado, and aims to deed restrict properties to reserve them for housing for year-round residents. Register for the Zoom session at housingtoprotectcapecod.org/event-directory.

Previous sessions were recorded and can be viewed online. Those topics include “Housing Trusts 101,” a panel discussion with Rob Brennan, Smolak & Vaughn LLP; David Quinn, VP of real estate development for Housing Assistance; Leslie Sandberg, Provincetown select board member; and Tucker Holland, Nantucket housing director.

Brennan and John Smolak also led a workshop on “40Y and 40B The Good, the Bad, and the Ugly,” which covers how towns can use these state statutes to their advantage.

The most recent workshop was “Form-Based Code and Housing Production,” led by Barnstable town planner Elizabeth Jenkins.

All past workshops can be viewed at housingtoprotectcapecod.org/ municipal-leader-trainings

07.11.24 Save the Date

Our annual Oysters & Champagne fundraiser at the Wequassett Resort’s Garden Terrace Enjoy summer’s delicacies while making an impact during this elegant evening overlooking Pleasant Bay. Guests will be invited to Fund-A-Need and commit to ensuring the thousands of households we serve each year have access to affordable, stable housing.

STASH Gives a Boost to First-Generation Homebuyers Are you a first-generation homebuyer ready to purchase a home this year in Massachusetts? Through MAHA’s STASH: First Gen Home program, you could be eligible for a $20,000 matching grant for down payment assistance when you purchase.

be a barrier for first-time homebuyers who don’t have the family backing that some other first-time homebuyers may have.”

“The funding for the program expires December 31, 2024, so it’s a fairly short timeline,” said Heidi Archibald, Housing Assistance’s senior director of leased housing.

“It’s structured for people who are already on the home ownership path and need another $20,000 to get priced into the market.”

Completion of a firsttime home buyer course is among the requirements, and financial education courses are a required part of participation. “They really have to be mortgage-ready and then take the course and then have a few months to complete the purchase, but if they do all of these things, they have an opportunity for a $20,000 grant,” said Shannon Pyne, Housing Assistance’s lead housing counselor and community educator.

STASH is intended as a resource to help put first-generation homebuyers on a level playing field with those who have intergenerational assets. The grant can be used on any home, including deed-restricted properties, which are more affordable.

“The $20,000 can be added to whatever they currently have saved toward a down payment to help them get over that bump into a range of Yes, I would qualify versus, No, I don’t qualify,” said Archibald. “That savings component can

Applications are accepted on a rolling basis. Applicants must be referred by a MAHA partner agency, including Housing Assistance.

For general info about the program, visit mahahome. org/STASH. For more info about the application process, contact Shannon Pyne at spyne@haconcapecod.org.

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460 W. Main Street Hyannis, MA 02601 508-771-5400 haconcapecod.org

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