Williamstown Housing Trust Advised on Future Planning

By Stephen DravisiBerkshires Staff
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WILLIAMSTOWN, Mass. — The board of the Affordable Housing Trust last week met with a consultant from the Massachusetts Housing Partnership to talk about what sorts of initiatives the trustees should explore.
 
"This is a common place for trusts to get to," said Shelly Goehring, the senior program manager at MHP. "The needs in our communities are great. The resources are never enough. So figuring out how to move forward can be a struggle."
 
Goehring provided a statewide perspective on some of the projects that have been funded by trusts in other municipalities. And she told the local board that it should develop a mission statement to bring its work into focus.
 
"If you don't have a mission statement, I think taking some time to develop a simple statement to identify your niche and your role in the community is helpful," Goehring said, telling the trustees that she could not find a mission statement on the AHT's page on the town's website. "If you have one, maybe relook at it.
 
"[The mission statement] also helps the community understand how you see your role and what you're focused on. Having this on the webpage could be really useful."
 
Although the AHT board has never gone through a mission statement exercise, it can look to the "purpose" clause in the 2012 bylaw that created the trust, which reads:
 
"The purpose of the Williamstown Affordable Housing Trust shall be to provide for the creation and preservation of affordable housing in the Town of Williamstown for the benefit of low- and moderate-income households and for the funding of community housing, as defined in and in accordance with the provisions of Massachusetts General Laws Chapter 44B. Without limiting the foregoing, such purposes shall include the acquisition, creation, preservation and support of community housing."
 
And, for the last 14 years, the trustees have taken steps to provide that support, notably by developing a successful mortgage assistance program for first-time homebuyers of existing homes, supporting the large-scale development at 330 Cole Ave., and acquiring two parcels of land that, when fully built out, will have six owner-occupied homes built by Habitat for Humanity. Two of those homes are finished and occupied, a third is under constriction.
 
"I've been encouraging trusts to take some time to really dig into trying to create some goals, strategies and tasks — to come up with a simple action plan to move forward to help focus the work of the trust, to help the community understand what the trust is working on," Goehring said. "This could also help your relationship with the Community Preservation Committee."
 
The CPC sends Community Preservation Act grant requests to the annual town meeting for approval. Those grants have been the primary source of funding for the Affordable Housing Trust since its creation.
 
Goehring said that, statewide, CPA funds are the most common force of funding for municipal housing trusts but some communities have gotten "creative" with fund-raisers to supplement that funding, she told the trustees via video conference.
 
Some communities with inclusionary zoning have created an option for developers to pay a fee that goes to the local housing trust in lieu of building income-restricted units. Other communities transfer free cash to their trusts. One town on Cape Cod passed a property tax override to directly fund its trust.
 
"We have some communities that have directed short-term rental fees to their trust," she said. "You likely know there is legislation [in Boston] to allow real estate transfer fees to be directed to affordable housing."
 
Goehring also walked the trustees through several projects that have been completed around the state with support from local housing trusts. In Barnstable, 124 units of affordable family housing were created by redeveloping existing market-rate housing after a $500,000 infusion of CPA funds. And in Brewster, 30 units of income-restricted rental housing was built with a $550,000 contribution from the town.
 
Before the Williamstown trust moves forward with any new initiatives, Goehring advised that it obtain a housing needs analysis or housing production plan. The last housing needs assessment in town was conducted in 2013 and funded, in part, by the trust. Currently, the trustees are working with a consultant from the Berkshire Regional Planning Commission to do a housing production plan.
 
Goehring told the trustees that plan will be helpful to the board as it looks to develop its action plan going forward.
 
"Once you've worked through [the housing production plan], I think the trust should really look at that and think about what parts of it make sense for the trust to take on," Goehring said. "Acknowledging that you're a volunteer board and you can't do everything, what are the pieces from it that might make sense.
 
"I'm encouraging trusts to create measurable goals, smart goals."
 
In other business at its Wednesday meeting, the trustees approved the 28th Richard DeMayo Mortgage Assistance Program awarded by the body.
 
The $20,000 grant will allow a current Williamstown resident who is working in town to purchase their home, according to testimony provided by the local lender who vetted the application.
 
"I think this is a unique case of someone living in a rental property that they'll be able to buy," said Thomas Sheldon, the lone original member remaining on the AHT board. "A rental-to-buy agreement, I believe, is unprecedented [under the DeMayo MAP]. And, again, the lender is saying the mortgage wouldn't happen without the grant."

Tags: affordable housing trust,   housing,   

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Puppets Teach Resilience at Lanesborough Elementary School

By Breanna SteeleiBerkshires Staff

The kids learned from puppets Ollie and a hermit crab.

LANESBOROUGH, Mass. — Vermont Family Network's Puppets in Education visited the elementary school recently to teach kids about being resilient.

Puppets in Education has been engaging with young students with interactive puppets for 45 years.  

The group partnered again with Bedard Brothers Chevrolet, which sponsored the visit. 

Classes filtered through the music class Thursday to learn about how to be resilient and kind, deal with change and anxiety, and more.

"This program is this beautiful blending of other programs we have, which is our anxiety program, our bullying prevention and friendship program, but is teaching children the power of yet and how to be able to feel empowered and strong when times are challenging and tough," said program manager Sarah Vogelsang-Card.

The kids got to engage with a "bounce back" song, move around, and listen to a hermit crab deal with the change of needing a new shell.

"A crab that is too small or too big for its shell, so trying to problem solve, having a plan A, B and C, because it's a really tough time," Vogelsang-Card said. "It's like moving, it's like divorce of parents, it's changing schools. It's things that children would be going through, even on a day to day basis, that are just things they need to be resilient, that they feel strong and they feel empowered to be able to make these choices for themselves."

The resiliency program is new and formatted little differently to each of the age groups.

"For the older kids. We age it up a bit, so we talk about harassment and bullying and even setting the scene with the beach is a little bit different kind of language, something that they feel like they can buy into," she said. "For the younger kids, it's a little bit more playful, and we don't touch about harassment. We just talk about making friends and being kind. So that's where we're learning as we're growing this program, is to find the different kinds of messaging that's appropriate for each development level."

This programming affirms themes that are already being discussed in the elementary school, said school psychologist Christy Viall. She thinks this is a fun way for the children to continue learning. 

"We have programs here at the school called community building, and that's really good. So they go through all of these strategies already," she said. "But having that repetition is really important, and finding it in a different way, like the puppets coming in and sharing it with them is a fun way that they can really connect to, I think, and it might, get in a little more deeply for them.

Vogelsang-Card said its another space for them to be safe and discuss what's going on in their life. Some children are afraid because maybe their parents are getting divorced, or they're being bullied, but with the puppets, they might open up and disclose what's bothering them because they feel safe, even in a larger crowd. 

"When we do sexual abuse awareness that program alone, over five years, we had 87 disclosures of abuse that were followed up and reported," she said. "And children feel safe with the puppets. It makes them feel valued, heard, and we hope that in our short time that we're together, that they at least leave knowing that they're not alone."

Bedard Brothers also gave the school five new puppets to use. Viall said the puppets are a great help for the students in her classroom, especially in the younger grades. 

"Every year, I've been giving the puppets to the students. And I also have a few of the puppets in my classroom, and the students use them in small groups to practice out the strategies with each other, which is really helpful," she said. "Sometimes the older students, like sixth graders, will put on a puppet show. They'll come up with a whole theme and a whole little situation, and they'll act it out with the strategies for the younger students. It's really cute, they've done it with kindergarteners, and the kids really like it."

Vogelsang-Card said there are 130 schools in Vermont that are on the waiting list for them to come in. Lanesborough Elementary has been the only Massachusetts school they have visited, thanks to Bedard Brothers. 

"These programs are so critical and life-changing for children in such a short amount of time, and we are the only program in the United States that does what we do, which is create this content in this enjoyable, fun, engaging way with oftentimes difficult subjects," she said. "Vermont is our home base, but we would love to be able to bring this to more schools, and we can't do this without the support of community, business funders or donors, and it really makes a difference for children."

The fourth-grade students were the first class to engage with the puppets and a lot of them really connected with the show.

"I learned to never give-up and if you have to move houses, be nervous, but it still helps," said William Larios.

"I learned to always add the word 'yet' at the end," said Sierra Kellogg, because even if she can't do something now, she will be able to at some point.

Samuel Casucci was struck by what one of the puppets talked about. "He said some people make fun of him if he dresses different, come from different place, brings home lunch, it doesn't matter," Samuel continued. "We're all kind of the same. We're all kind of different, like we have different hairstyles, different clothes. We're all the same because we're all human."

"I learned how to be more positive about myself and like, say, I can't do this yet, it's positive and helpful," said Liam Flaherty.

The students got to take home stickers at the end of the day with contact information of the organization.

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