HACbeat May 2022

HAC beat

A newsletter from HOUSING ASSISTANCE CORPORATION

Vol. 31, Issue 27

Learn more about Grow Smart Cape Cod – a collaborative land use mapping project led by Housing Assistance and the Association to Preserve Cape Cod. Story on page 4

Meet two new staff members who will help lead our efforts to shape regional housing policy.

Story on page 5

MAY 2022

INSIDE Donor Spotlight: Brian Dacey, Bayside Building

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We Can Build and Protect by Working Together: Editorial, Alisa Magnotta 3 HAC and APCC Create Cape Tailored Smart Growth Maps

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Stefanie Coxe Joins Housing Assistance Senior Management Team

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89-Year-Old Struggles with Homelessness

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Soaring Real Estate Market Further Depletes Cape’s Rental Inventory

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Danzl Excited for New Challenge as COO

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Single Mothers in Shelter Show Resiliency, Determination, and Strength

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John Terry to Celebrate His Birthday By Walking for Housing

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DONOR SPOTLIGHT

Why I Give Brian Dacey

Brian Dacey and Bayside Building Have a Desire to Do More In the mid-1970s when Brian Dacey was attending Boston College, he was living in the basement of an off-campus apartment, struggling to stay housed. “I had no money to afford a dorm,” he admitted. “The basement was heated with a space heater. I came from a large family and at that point, my father had come across some hard times and he went bankrupt.”

While nearly five decades removed from those difficult times, Dacey continues to be reminded how important the basic necessity of a home is. That was heightened during the pandemic when Dacey thought of those who had lost jobs and were at risk of losing their homes.

And so he made a substantial donation to Housing Assistance in the spring of 2020 to ensure households that were struggling with housing insecurity, but didn’t qualify for public funding, wouldn’t become homeless. “When Covid first hit, so many people were losing their jobs and here we were in the construction industry working for high-income homeowners having us build these beautiful homes, I thought we should be taking an amount each month and putting it into some kind of fund so people can afford to live here,” said Dacey, the owner of Bayside Building, Inc. in Centerville.

Dacey, who started his company in 1981, has stepped up his commitment, serving as an Annual Corporate Sponsor the past two years. He’s done so because he understands just how wide the gap is between those who can afford to live here and those who can’t.

“The availability of housing is out of reach for most everybody,” he said. “It is getting out of hand. Quite frankly, I have guys working for me whose rents are $2,500 or more. They can’t afford to live in the town of Barnstable and can’t even get into the housing market right now because it is out of reach.”

While he has long understood the need for affordable and attainable housing, in recent years Dacey realized that he needed to do more. “When we were in our 20s, we were able to have the all-American dream and buy a piece of land and get married in our mid- to late-20s and raise a family and exist,” he said.

The lack of rentals and skyrocketing real estate market has made that nearly impossible for most young adults. That is problematic, especially for retirees and those nearing retirement who rely on the next generation to work the jobs that make the Cape’s economy work. “If they are not around and all the streets are filled with retirees and vacant homes with no families, who is working the service-related jobs?” Dacey asked. “It is a real concern, that is for sure. We better figure out how we can get our year-round workers to stay here.”

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Less than a decade after Dacey launched Bayside Building, the company partnered with Housing Assistance to construct 12 affordable homes on Anthony Drive in Hyannis. And in 2008, it started construction on another 31 affordable homes it completed as part of the residential subdivision Cotuit Meadows.

Those experiences have shown him the value and joy that affordable housing development can bring. “I felt good about going to a lottery for [the Cotuit Meadow homes] and seeing 50 people who never thought they could own a home having this excitement in their eyes,” he said. “And then they became more exuberant when they found out they won the lottery and got into their home. When you do the walk-through of their home, they feel so grateful. It certainly touches your heart.”

It’s why he is so drawn to both our Cape Community Real Estate department, which helps renters realize their dreams of homeownership, as well as our housing development efforts. Over the next few years, Housing Assistance has 125 units in its development pipeline with plans for more on the horizon.

“Having a place to live is a biggie, but it’s become out of reach for too many Cape Codders,” he said. “Thank god you have people like Housing Assistance helping people.”

And it’s why he is committed to doing his part by supporting our mission. “I want to see younger people not get turned away from owning a home and I want to be a part of the solution,” he said.

EDITORIALby Alisa Magnotta EDITORIAL We can build housing and protect our environment by working together.

As Earth Day arrived and we’ve been able to get outdoors more, I was reminded how more than 20 years ago, both the beauty of the environment and the people in our small-town communities attracted me to Cape Cod. I am grateful for the opportunity to raise my children in such a special place, and I am committed to protecting it for future generations.

At Housing Assistance, preserving and protecting Cape Cod means both protecting our water and natural resources and ensuring that our local workforce can afford to live here year-round. We need to provide for people and protect our environment. With smart planning, we can progress toward both goals with every land use decision.

That’s why for the past two years, Housing Assistance worked with the Association to Preserve Cape Cod on the Grow Smart Cape Cod project. Grow Smart created maps of every town on the Cape using the best available data and GIS technology to identify priority areas for natural resource protection and priority areas for moderate-density housing that year-rounders can afford. By agreeing in advance on the data and criteria used, the two organizations hope the project will assist in making local land use policy discussions more productive in addressing the housing crisis and regional environmental challenges.

Together, we are recommending that towns, local land conservation trusts, nonprofit environmental organizations, municipal housing authorities, local and regional housing organizations, developers, the Cape Cod Commission, and other stakeholders work collaboratively on efforts to direct development away from identified priority natural resource areas and direct housing development to identified priority housing areas.

The Grow Smart Cape Cod land use prioritization maps are not meant to be a solution for all the hard discussions and choices about land use we must make at the town level. They are not a regulatory document. But, the maps are a good starting point for fruitful discussions, where all interested parties can have access to the best data available and recommendations for how we can move forward to address our environmental and housing crises at the same time. To learn more, read the article on page 4 in this newsletter.

Housing Assistance has also launched Housing to Protect Cape Cod, a coalition dedicated to sharing facts about our housing crisis and encouraging people to get involved in creating solutions at the town level. Housing Assistance is joined on the coalition by the Cape Cod and Islands Association of REALTORS®, the Homebuilders and Remodelers of Cape Cod, and CapeBuilt Companies. We’ll engage with local businesses and chambers of commerce, as well as individual advocates to help support creation of more housing that our yearrounders can afford.

We need to update zoning, create incentives, and use other tools to encourage people to build smaller, year-round homes closer together. Housing density in appropriate places makes the homes more affordable, uses less open space, and decreases our carbon footprint. We need community supporters to show up at local town meetings to help drive these kinds of changes. Sign up to join the coalition and learn more about how we can preserve our communities and environment at www.HousingToProtectCapeCod.org. Together, we can build a vibrant year-round community where everyone has a stable place to call home.

Alisa Magnotta, CEO

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MAY 2022

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HAC and APCC Create Cape Tailored Smart Growth Maps

Recommended Actions Prioritize spending and available funding sources to leverage resources that will be beneficial for housing, wastewater infrastructure development and natural resource protection.

Housing Assistance Corporation and the Association to Preserve Cape Cod (APCC) have announced the launch of Grow Smart Cape Cod – a land use mapping project that is the result of two years of intensive collaboration between the Cape’s leading environmental organization and leading housing non-profit, proving that the two constituencies need not be at odds.

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Direct investments and local planning initiatives toward land identified in priority natural resource areas and priority housing areas by focusing efforts on acquisitions, regulatory requirements and other land use policy decisions for this dual objective.

Cape Cod faces serious challenges in providing sufficient housing that is attainable and affordable for our year-round residents, as well as ensuring the protection of its remaining natural resource areas, including the region’s water resources. Therefore, APCC and Housing Assistance undertook a town-by-town mapping project to determine both the priority areas for housing and priority areas for natural resources. It is intended to encourage local land use policy discussions to be more productive in addressing the housing crisis and regional environmental challenges.

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Target housing production within identified housing areas and natural resource protection efforts in identified natural resource areas.

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Rezone land within identified priority natural resource areas to reduce development potential and sprawl.

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Rezone identified priority areas for housing to simplify and streamline the development of multifamily housing opportunities that are affordable and attainable to our year-round population.

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Invest in wastewater infrastructure, which improves the affordability of housing construction and benefits water quality significantly.

“It highlights how environmental protection and housing development can co-exist to the benefit of the Cape.”

“There’s so little land available that we have to be focused and targeted on where we allow construction,” said Housing Assistance CEO Alisa Magnotta. “As decision-makers balance the need for open space and housing, this map will be a fact-based guide for making sure we’re using the limited land resources for their highest and best use.”

“The map is intended to encourage more productive policy discussions by municipalities, advocates, and citizens on local land use to help address the region’s housing crisis and its environmental challenges,” said Andrew Gottlieb, executive director of APCC.

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The project is thanks to Barnstable County and its Economic Development Council License Plate Grant Program through the Cape Cod Commission. Housing Assistance and APCC used the best available data and geographic information system (GIS) technology to identify priority areas for natural resource protection and priority areas for moderate-density housing that year-rounders can afford. The objective of this mapping project is to focus proactive attention on these identified priority areas.

Grow Smart Cape Cod supports three goals: highlighting the role of wastewater infrastructure development in helping to improve water quality, fostering housing density and affordability in priority housing areas, and protecting the most critical lands for habitat and other natural resources. continued on page 6

Long-time Housing Champion Stefanie Coxe Joins Housing Assistance Senior Management Team Between July and December, 291 households, most with good incomes and rental history, came to Housing Assistance for help because their landlord was selling their home and they couldn’t find a year-round rental.

“The housing crisis has become so acute that we can no longer afford to remain on the sidelines of housing policy and advocacy,” said Housing Assistance CEO Alisa Magnotta. “We’re an excellent service provider but that is no longer sufficient in a housing market where we’re losing ground faster than our eroding shores. We need to fix the underlying housing supply problem, so our front line staff have options to provide clients in need.”

Stefanie Coxe

Magnotta explained, “To help Housing Assistance expand our resources and influence, I’m thrilled to bring Stefanie Coxe in to serve as our Chief External Affairs Officer. She will oversee marketing, communications, and bolster our advocacy and government affairs initiatives.”

As a Smarter Cape consultant, Coxe successfully passed zoning bylaws in most Cape towns to allow accessory dwelling units. She brings extensive political and advocacy expertise to Housing Assistance. As the Executive Director of the Regional Housing Network of Massachusetts, Coxe led the charge during the pandemic to advocate for meaningful reforms and resourcing of the state’s emergency rental assistance program, which resulted in preventing over 80,000 evictions statewide.

Coxe’s relationships and experience with the Cape’s political leadership go back decades. She has worked as an aide for two state representatives and a U.S. Congressman representing the Cape over her career and now owns Nexus Werx LLC, a political consulting and lobbying training company.

As a consultant, she co-authored our 2018 report titled “Housing on Cape Cod: The High Cost of Doing Nothing.” What the report predicted then is coming true at an accelerated pace: businesses closed multiple days in the height of summer due to staffing shortages attributed to the displacement of locals; municipalities grappling with major hurdles attracting and retaining employees, impacting services; and year-round traffic at an all-time high as workers are recruited from over the bridges.

“Households making a combined $200,000 are struggling to find rentals or buy,” said Magnotta. “With such limited supply, whoever has the most money is going to win out and that means local working families will continue to be displaced unless and until we take housing production seriously.”

“Advocating for zoning changes and housing projects will help Housing Assistance achieve our strategic plan goal of increasing inventory, diversity, and affordability of housing in our region with a minimal impact on our environment,” said Magnotta.

Coxe said it was important to amplify the voices of locals who don’t typically speak up. “Decisions are made by those who show up,” she said. “Unfortunately, that is too often those who already have housing and who say ‘not in my backyard.’ Flipping that dynamic necessitates making civic engagement easier by providing the public with tools, training, and ease of access.”

Ann Schiffenhaus

In addition, HAC hired Ann Schiffenhaus to work under Coxe as the Director of Community Relations and Advocacy. As a former high-level account executive, she will use her entrepreneurial skills and mindset to help employers engage in housing advocacy. Schiffenhaus joins Scott Lajoie, Director of Government Affairs in the External Affairs Department. continued on page 8 HACbeat |

MAY 2022

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89-Year-Old Struggles with Homelessness When you meet Mary*, you’re struck by how cheerful, friendly, and outgoing she is. Her welcoming demeanor belies not only her age – she’ll turn 90 in June – but what she has been through the past year.

From last June through the beginning of this year, she slept in her car.

While Housing Assistance’s Homeless Outreach team works with individuals of all backgrounds, seeing someone Mary’s age who was without a home was troubling. “We were told she was living behind a supermarket in her car,” said Outreach Specialist Patty Alonso. “It bothered me for sure.”

Talk to Mary and she downplays her situation. She made the best of a horrible situation.

In many respects, her routine last summer seems quintessentially Cape Cod. She’d wake up at 5 a.m. with the sunrise and head to Cumberland Farms for her morning coffee. Then, she’d make the short drive to Hyannis Harbor where she delighted in feeding the birds and watching the boats pass by.

Despite these pleasant memories, Mary faced the harsh reality of being homeless during the later years of her life. Sadly, it’s becoming more common on the Cape. Currently, Housing Assistance is working with 25 homeless individuals who are over the age of 65.

It’s never easy being homeless. For Mary, it meant relying on the generosity of complete strangers, some of whom gave her blankets to keep warm or money for a nice meal.

continued from page 4 “Current local zoning laws have resulted in 82 percent of our housing inventory being single-family homes all mostly priced out of reach for local residents. Going forward, we need to move away from this development pattern and instead increase yearround housing through affordable moderate-density development in priority housing areas,” said Magnotta. “Our Smart Growth Cape Cod project will emphasize that housing development and protecting the environment can, and should, co-exist.”

APCC and HAC compiled and analyzed existing GIS data layers.

To identify high priority areas for housing, a set of criteria was created focusing on wastewater infrastructure, existing development patterns, and growth potential; the criteria was applied to each of the 15 towns across the Cape. Areas identified as high priority for 6

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Basic hygiene was difficult. “Someone told us about Duffy Health Center offering showers. I did it once, but couldn’t do it again,” she said.

Sometimes she had enough money for a motel giving her the luxury of a warm shower, a basic necessity that many of us tend to overlook.

This is not how anyone should live, let alone an 89-year-old mother of four who once owned a repertory

Homeless Outreach Efforts Current caseload

187

Individuals served in 2021

244

Individuals over age 65

25

theater as well as a hotel and a thrift shop with her late husband who died in 2006. Fifteen years later, she became homeless after her MidCape home was foreclosed on. “I loved that house,” she said, before admitting that, “I lost my life. I never imagined this is where I would be at 89.”

At her lowest, Housing Assistance was able to move her into our Angel House shelter in Hyannis. Today, it’s the little things that mean the most to her. “We have a stove, a microwave. When I saw this place, I fell in love with the kitchen and my bed is very comfortable,” she said. “This place means everything to me because it is a home. To me it was the world and it still is.”

Working with the homeless isn’t easy, especially when there’s nowhere to house them. “That makes a tough day so much harder,” Alonso said. “But I love this work. Somebody like Mary keeps me going. You’ve got to love what you’re doing and the people you’re helping.” *Client’s name has been changed to protect her identity.

natural resource protection are consistent with the 2018 Cape Cod Regional Policy Plan’s criteria for Natural Areas Placetypes and utilize existing state GIS mapping of natural resource areas.

Accompanying the map is a series of recommended actions that towns and advocates for housing and natural resource protection can take to move our communities toward our goals in both areas.

“This will be an important tool for towns to consider when revising their Local Comprehensive Plans, and it’s a great compliment to the Cape Cod Commission’s Regional Policy Plan,” said Magnotta.

Additionally, Cape Codders concerned about our environment and our year-round community can have a trusted resource that is agnostic and fact-based.”

Learn more at GrowSmartCapeCod.org.

Soaring Real Estate Market Further Depletes Cape’s Rental Inventory With real estate at record highs, it’s become the perfect time to sell a home on Cape Cod. That has only exacerbated a rental market where there was already an extreme lack of inventory for households at all income levels.

Last summer, over 100 households came to Housing Assistance because their landlord had sold their rental to capitalize on the redhot market. In 2021, Housing Assistance’s intake team fielded a total of 325 calls from households in a similar situation.

It’s led to a new demographic that the agency is now assisting.

“People with plenty of money to pay their rent and who never had a problem, now their landlords don’t want to rent to them anymore because they can sell their home,” said Information Client Services Manager Liz Belcher.

Having worked at Housing Assistance for over two decades, Belcher said, the situation “is really bad and I’ve been doing this work for 30 years. This is the worst I’ve ever seen it. It used to be, check back with us in October because year-round rentals are hard to find in the summer time. Now, it’s hard to find any rentals on the Cape that you can afford.”

The problem has only worsened this year as real estate prices show no signs of easing. “It is not demographic- or income-based,” Belcher said. “It used to be a problem for households with low income, but now it’s people making $80,000 and $90,000 a year who have no place to rent because there is not enough inventory.”

Compounding the problem is there is no immediate solution because rentals are in such limited supply on the Cape. Belcher said the alternative for many is to either move off-Cape or move in with a family member, “which is not good for anyone if people end up doubling up. A lot of people are ending up on the street. There are so many more people on the street than we’ve seen in a long time.”

Adding Inventory Over the Short- and Long-Term Over the next three years, Housing Assistance will add 125 new affordable rentals in Bourne, Mashpee, Brewster, and Orleans through its housing development efforts.

While this will help to alleviate the high demand for rentals, Housing Assistance is also working to add units more quickly through its My Home Plus One program, which provides technical assistance and financial incentives for homeowners to create an Accessory Dwelling Unit (ADU) on their property.

Since the program was launched at the end of last year, 160 homeowners throughout the Cape have expressed interested in constructing an ADU. “That is why our ADU program is so important. It doesn’t take the kind of time it does to build a multi-family development,” said Information Client Services Manager Liz Belcher. “It is a partial solution. Nothing is a complete solution because there are many pieces to the puzzle. which requires multiple solutions to our housing crisis.”

Progress is being made at Brewster Woods, a community of 30 rental units serving low and moderate income households.

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Danzl Excited for New Challenge as COO In January, Cassi Danzl celebrated her 5-year anniversary at Housing Assistance by taking on a new challenge as the agency’s Chief Operating Officer (COO). It’s just the latest step in her career growth after joining the agency in 2017 as our Director of Family and Individual Services before being named our Senior VP of Programs and Client Services last year.

Prior to coming to Housing Assistance, Danzl was the center director for Arbour Community Services’ outpatient mental health clinic in West Yarmouth, where she worked with Walter Phinney, who served as our COO from July 2016 until the end of December.

Cassi Danzl “Walter is very good about having an organizational approach to making changes and management decisions,” said Danzl about what she has gleaned from Phinney, who is currently assisting our HR department on a part-time basis while working toward becoming a licensed mental health counselor.

In her new role, Danzl is taking a holistic approach to both the agency’s strategic planning efforts as well as its entire operations, including our client-centered programs, leased housing services, Housing Community Education Center (HCEC), case management, homeless prevention, and family shelters.

Since arriving here over five years ago – she and CEO Alisa Magnotta started on the same day – Danzl has been impressed with “the excellent team of people we have working here who are mission-based and community-oriented. And there is always a very high level of innovation happening here where we’re trying to impact the region and our community in a positive way.”

Having come from the medical world – Danzl is a certified mental health counselor – she understands how critical housing is from a health perspective. “A lot of what has happened in the last 5 to 10 years is there has been so much more research about housing as a social determinant of health,” she said. “People’s housing circumstances have such a huge ripple effect across so many facets of their lives.”

She was excited for the opportunity to expand her responsibilities in an organization that is having such a positive impact in that equation while making new strides under Magnotta’s tenure. “One of the things I’ve really learned from Alisa is the importance of innovation and thinking outside the box and trying to get in front of things so we can be proactive and not reactionary,” she said. “I continue to be impressed with our ability to zig and zag to make sure we’re providing our essential services to the community while being cognizant of the pandemic and people’s health and safety.”

continued from page 5 Schiffenhaus said her ultimate goal is to educate everyday people about the overall impact of not having enough of the right kind of housing and how to get engaged to change the course of events. That includes working people and business owners, along with concerned parents and grandparents. “We know there’s a silent majority who want housing opportunities for locals. Our job is to make those voices heard.”

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“We can fast track our marketing and advocacy efforts with the expertise Stefanie and Ann bring,” said Magnotta. “Together, we’re stronger,” said Magnotta.

A 14th-generation Cape Codder, Coxe said, “I want to make sure that another fourteen generations can continue to live here.

We’re rapidly losing the sustainability of our home. The Cape is in the fight of its life; it’s now or never. But with the engagement of other locals who love our community, I know we can turn the tide.”

Single Mothers in Shelter Show Resiliency, Determination, and Strength Last year, a 29-year-old single mother of a 1-year-old son arrived at our Carriage House shelter in North Falmouth, with no driver’s license, no bank account, no credit, and a poor rental history. The worst part is that she had suffered domestic abuse from her previous partner, with whom she had her son.

“She was completely disorganized when she came here, but when she left, she had managed to get her son in daycare and she is now working,” said Gemma Rehm, program director at Carriage House.

She spent 11 months at shelter where she worked to build her credit, opened up a bank account, and started taking driving lessons with the goal of getting her license. In December, she left a changed person, moving into a new apartment on the Upper Cape.

“She has really come around and she is really happy,” Rehm said. “It is a great story.”

Being a single mother is challenging enough. Being a single mother in shelter is monumentally more difficult.

Currently, Housing Assistance has 22 single mothers in its three family shelters – Carriage House, the Village at Cataumet in Bourne, and Angel House in Hyannis.

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Outside our Carriage House shelter in North Falmouth “Being a single mom could possibly be the toughest job in the world,” said Paula Mallard, vice president of homeless services. “It takes a lot of work and determination. We see the single moms in shelter do their best and do it everyday by keeping their family together.”

Admiration and respect – those are the two words Mallard and Rehm had for the single mothers in shelter who are courageously working to become better people, not only for themselves, but for their children. “They are very resilient,” Rehm said. “When you’re facing homelessness, you have a whole different range of problems. Just look at all the housing obstacles they have, from their credit and their housing history. …These things can be very hard, but most of them go after it and tackle it. And most of them are very motivated.”

They are also “very caring and very nurturing,” Rehm said.

At our shelters, staff work diligently to provide the support and resources single mothers need so they can eventually be selfsufficient. The goal is to ensure that success stories like the one that happened at Carriage House last year continue to be the norm and not the exception.

rogersgray.com

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John Terry to Celebrate His Birthday By Walking for Housing What’s the best way to celebrate your birthday? If you’re Rev. Dr. John Terry, you walk a few miles, each step intended to address the region’s housing crisis. That is exactly what Terry will do this month when he turns 79 on the same day as this year’s Walk for Hope – Sunday, May 22.

“I’m helping a friend whose husband died and he was the main source of income. She is going to have to give up her house and she has nowhere to go,” Terry said, one of the personal reasons he will be participating in this year’s walk. “I’m walking because there are still people who are homeless. It is such a sad thing.”

The interim pastor at South Congregational Church in Centerville, Terry hopes to be joined by his fellow parishioners as they help raise funds to support Housing Assistance’s work and awareness of the housing issues impacting Cape Cod and the Islands.

Terry is no stranger to events like this. He was a longtime participant in the Bob Murray Housing with Love Walk, which was started by its namesake in 1992, ending 25 years later. That walk took place over the course of seven days, stretching from Provincetown to Falmouth, passing through each town on Cape Cod. Housing Assistance’s version is more condensed, consisting of three separate 3-mile walks in Falmouth, Orleans, and Hyannis, where Terry will be walking on his birthday. His wish on that day is that there won’t be people like his friend who struggle with housing instability and who face the possibility of homelessness.

John Terry When homelessness becomes a reality, Terry said, “it is really frightening,” which is why organizations like Housing Assistance are so important. “Knowing there is somebody there who can be a companion, who can encourage you and help you access the resources to find stable housing is important. There’s a comfort in knowing there’s somebody there for you, which is what Housing Assistance Corporation does.”

We believe access to safe, affordable housing is a key prescription for a healthy community. Studies have shown that stable housing can improve one’s well-being and reduce healthcare costs. By walking together, we are taking steps toward boosting mental and physical health—and bringing positive change to our most vulnerable neighbors across the Cape.

– Cape Cod Healthcare

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walk Cornerstone Sponsors

We support the mission of the Housing Assistance Corporation because we believe that in these financially difficult times, every citizen in our region, regardless of their economic status, should be able to have good choices in where they live, and opportunities to reach their fullest potential.

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