A technical gap in state reporting requirements has left Cohasset 16 units short of its affordable housing goals, prompting the Affordable Housing Steering Committee to seek a direct negotiation with private property owners. During a review of the town’s Housing Production Plan, Chair Paul Kierce identified that while the apartment complex at the Route 3A train center contains 16 units, none currently count toward the state’s Subsidized Housing Inventory (SHI). The discrepancy exists because only two units are currently deed-restricted as affordable, falling short of the 25 percent threshold required for a rental development to have all its units credited toward the town's 10 percent state mandate.

Town Planner Cassandra Thayer clarified the state’s stance, noting that she had reached out to officials for guidance on the 3A property. In order for all of the units to count with rentals, it has to be at least 25% of the total units that must be affordable, Thayer explained. Kierce suggested a proactive approach to bridge the two-unit gap. So if we wanted to count the units up there, 25% would have to be deed-restricted? We need four. Right now there's only two. It might be worth reaching out to the property owners, Kierce said, noting the significant impact those 14 additional credits would have on the town’s standing.

The committee also strategicially deferred a grant application for a "40R" Smart Growth study on a parcel behind the Music Circus. While a state grant deadline approaches in March, Thayer advised the committee to wait until May 2026 to avoid thinning out the town’s other funding requests. Thayer also introduced the committee to 40Y zoning, a concept focused on creating "starter home" districts by right, reminiscent of the 1950s Veterans Project. Vice Chair Mary Hynes opened the session by praising the data-driven approach of the planning department, stating, I started out my conversation with Cassandra saying how much I appreciated her memos. I thought she did a great job. It was great to have things summarized and put together well.

The local real estate market continues to face inventory challenges, according to member Beth Tarpey, who provided a professional update on town trends. Tarpey reported that while buyers have returned to the market, the lack of available homes has created a highly competitive environment. The buyers are back out, but there's not that much on. The sweet spot, believe it or not, is like a million to a million-five. Anything under a million, people go crazy for, Tarpey said. She also noted that marketing for new condominiums at the harbor had been flawed and secretive initially, which hindered buyer confidence, though sales are now slowly progressing.

Development updates across town showed mixed progress. At 1 Pleasant Street, a regulatory agreement is being finalized for 14 units, while a communication breakdown at 147 South Main Street was recently resolved to restart the lottery process. Kierce also highlighted potential for a 20-unit single-family development near Jerusalem Road and Black Rock Road. He reminded the committee that Cohasset bylaws are stringent, noting, Our bylaws require even single-family developments to have deed-restricted affordable homes in them. Looking ahead, Kierce suggested the town-owned land near the Red Lion and DPW building could eventually be repurposed, mentioning that that whole area could be converted—we once talked about doing veterans' housing over there.

In terms of existing housing, Fred Koed reported that the Scituate Housing Authority is now in its second month of managing the Elm Street senior housing property. The transition involves filling approximately 10 or 11 vacancies and addressing ongoing site issues. We still have the state engineer looking at a longer-term solution for flooding, Koed said, adding that a temporary backup generator is currently on-site while the town secures a permanent contract. Earlier in the meeting, the committee addressed administrative business. Motion Made by M. Hynes to approve the January 2026 minutes. Motion Passed 4-0.