Affordable Housing Competition Report: The Edgerly

the edgerly The next generation of a community anchor.

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credits Development partner: Somerville Community Corporation (SCC) Jeremy Wilkening Shaina Korman-Houston faculty advisor: Peter Roth, Lecturer, MIT Center for Real Estate DESIGN ADVISOR: M Russel Feldman, Principal, TBA Architects FINANCIAL ADVISOR: Sarah Lamitie, Vice President, Boston Private Bank + Trust Company

special thanks: Diane E. Cline, El Sistema Somerville Leah Hague, Somerville Center for Arts at the Armory Carrie Dancy, East Somerville Main Streets Kate Goldstein, PhD Candidate, MIT Brad Rawson, Mayor’s Office of Strategic Planning & Community Development Kristi Chase, Mayor’s Office of Strategic Planning & Community Development Amie Hayes, Mayor’s Office of Strategic Planning & Community Development Dana LeWinter, Mayor’s Office of Strategic Planning & Community Development Larry Vale, Professor, MIT Edward Marchant, Professor, Harvard

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team: Mike Albert Master of Landscape Architecture, Harvard GSD Edward Becker Master of Architecture, Harvard GSD Will Cohen Master of Urban Planning, Harvard GSD Annemarie Gray Master of City Planning, MIT Jelani Karamoko Juris Doctor, Harvard Law School Kevin McDonald Master of Urban Planning, Harvard GSD Maggie Tishman Master of City Planning, MIT Simon Willett Master of Architecture in Urban Design, Harvard GSD Dara Yaskil Master of City Planning, MIT

contents executive summary & judging criteria

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cONTEXT & Community responsiveness

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physical design

18

environmental sensitivity

36

finance & feasibility

44

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the edgerly is the next generation of a community anchor.

This mixed-use historic adaptive reuse continues the Edgerly Education

Somerville currently has a diverse immigrant population from all over the

Center’s legacy of lifelong learning, youth development, and cultural

world: Over forty percent of residents in the census tract surrounding the

exchange with forty-two new affordable homes and community spaces

Edgerly School are foreign-born, with over a third speaking a language other

dedicated to arts and educational programming. The building was originally

than English at home. In our outreach process with over 28 stakeholders,

constructed as the John A. Dickerman School in 1935 and has been a center

most repeatedly emphasized that diversity was one of East Somerville’s top

of public education and youth development for nearly 80 years. Located

assets. In order to maintain its diversity in the future and retain affordability,

on Cross Street in the heart of East Somerville, just one block from the

East Somerville will have to dramatically increase its stock of affordable

commercial spine of Broadway Street, the school building has long served as

housing.

an institutional anchor in both the physical neighborhood and the collective memory of East Somerville. With a new school building nearing completion

To address these needs, we propose a development of forty-two homes:

down the street, our proposal—“The Edgerly”—will be able to serve other

eight one-bedroom, three of which are for formerly homeless individuals,

community needs while still remaining an anchor for lifelong learning in East

twenty-four two-bedroom, seven three-bedroom, and three four-bedroom

Somerville.

family apartments. Eight of these new apartments (19 percent) are affordable for very low-income residents earning at or below 30 percent of the area

Our proposal responds to the dire need for affordable housing in the

median income (AMI), with the remaining units for low-income households

surrounding neighborhood. East Somerville has a particularly high

earning at or below 60 percent of the AMI. Our proposal demonstrates

percentage of renters compared to the rest of the city, a quarter of whom

financial feasibility using a combination of Low-Income Housing Tax Credits

are severely rent-burdened. A number of major planned public investments

(LIHTC) equity, state and city housing subsidies, as well as permanent and

nearby, notably the MBTA Green Line extension, will benefit local residents

construction loans.

but are also likely to drive up housing prices and increase gentrification. East

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Proposed Roof Community Garden: Rendering

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Streetscape enhancements along Cross Street

10,600 sf Flexible education and recreation spaces

42 Apartments: 3 Studios 5 1-bedroom 24 2-bedroom 7 3-bedroom 3 4-bedroom

Private courtyard and outdoor gathering space

Community gardening and leisure space on solar-ready roof

39 New covered parking spaces

Program elements 6

In addition to housing, this development continues the long educational

The new design seamlessly integrates environmental health and sustainability

heritage of the Edgerly School through arts-focused education and youth

elements, achieving LEED platinum certification. By preserving and renovating

development programming. The space will be home to El Sistema, an

the historic core, The Edgerly retains the embodied energy in the existing

internationally renowned youth program that provides classical music

building and reduces the need for energy-intensive new construction.

training . The program currently runs its programs out of the school and is

Passive energy efficiency strategies, such as improved insulation and natural

looking to expand with the new construction. This will be part of a system

daylighting, seal the building envelope while allowing for proper ventilation

of flexible classroom space that can be adapted to suit the changing needs

for good air quality and a comfortable indoor environment. A keycard

of the community while maintaining the core values of lifelong learning and

activation system activates and deactivates residents’ electricity whenever

cultural exchange. This space will be financed by monetizing some of the

they enter and exit the building saves additional energy, and pervious paving

acquisition price of the land, where the city puts up some of that money as

and a green roof mitigate stormwater runoff in the neighborhood.

equity for the construction of a community space. The space will be turned over to the city for operations upon completion through a triple-net lease.

The Somerville Community Corporation is well equipped to move this project forward: The organization has an experienced development team, a strong

The physical design of The Edgerly leverages the historic structure to suit

relationship with the East Somerville community, and an impressive track

contemporary needs. Our strategy creatively alleviates many existing physical

record of completing complex affordable housing projects. A wide range of

challenges, including a lack of parking and open public spaces, widespread

stakeholders has expressed support for the project and reiterated the needs

impervious surfaces, and an expansive, underutilized roof. Highly legible

it would meet for local residents and East Somerville as a whole. The Edgerly

public and private entrances, as well as a new public plaza on Cross Street,

is already a tangible symbol of the community’s heritage and sense of place.

enhance the quality of the surrounding neighborhood. Vehicular circulation

The new Edgerly both preserves this character and position as an anchor in

around the site is designed to minimize any traffic congestion that would

the East Somerville community, as well as serves as a model for integrated

result from the additional activity generated by the project.

affordable housing development and adaptive reuse of school buildings throughout the Boston area and the nation.

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executive summary & judging criteria

community responsiveness Maintains Edgerly’s historical role as a cornerstone of education and youth development.

Provides much needed affordable housing to families from diverse backgrounds.

Promotes the cultural diversity of East Somerville as an asset in strengthening the fabric of the community.

Leverages existing youth development activities in East Somerville.

Introduces flexible community service facilities to offer education, recreation, and family support services targeted to neighborhood residents.

physical design Creates a new education-driven arts center and 42 affordable homes.

Works within the existing physical structure to maintain the building’s original character.

Maximizes building efficiency, improves accessibility, and minimizes excessive project costs and prolonged construction schedules.

Integrates a wide range of residential typologies, including one-, two-, three- and four-bedroom apartments.

Continuous Deciduous Improves the connection to Cross Street and the Broadway Commercial District through an enhanced streetscape.

Canopy Along Streetscape

Develops a creative solution to discretely accommodate parking needs, provide a communal outdoor space for

Reduces Heat Island Effect

residents, and improve the visual quality of the property.

Leverages the expansive, underutilized roof.

environmental sensitivity Meets the criteria for both LEED platinum certification and Sustainable SITES Initiative.

Optimizes natural ventilation and daylighting through light shelves.

Mitigates storm water runoff through pervious paving, planting, rain gardens, and a green sedum roof.

Promotes energy efficiency through thermal massing, improved envelope insulation, and the inclusion of a keycard activation system that activates and deactivates tenants’ electricity whenever they enter and exit the building.

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Light Shelf Shades Interior while Simultaneously Providing Daylighting

Bus Stop + Bicycle Parking Offers Convenient Connections to Larger Transportation Networks

HVAC Distribution in Hung Ceiling Mediates Central Services with Household Control

Expansive Windows Provide Increased Natural Daylighting in Lieu of Artificial Light Sources

Innovative Community Garden Use of Rooftop as Reduces Runoff + Contributes to Urban

Interior Shafts/Chimneys Facilitate Natural Cross Ventilation through Individual Dwelling Units

Water-Conserving Fixtures Reduce Potable Water Consumption

Preservation Interior Masonry Walls Facade Provides Thermal Mass

2 L Red Co

Rigid Board Insul Increases R-Valu Facilitate Individua Heat Contro

innovation Demonstrates a creative model for adaptive reuse of school buildings.

Integrates a holistic solution to accommodate necessary parking and increase open space.

Develops adaptive education and youth development spaces which evolve with the changing needs of the community over time.

Proposes a roof system which includes community gardening programs, social gathering spaces, and a solar-ready system for sustainable growth.

project financing Produces 42 affordable housing units, with 19% targeting families with incomes below 30% AMI and the remainder targeting 60% AMI. Leverages $9,355,000 in LIHTC credits with an additional $4,005,000 in city and state subsidies and $2,180,159 in permanent debt.

Maintains efficiency in construction with hard construction costs of $186.86 per square foot, yielding a total per-unit cost of $366,277.

Provides housing to very needy populations, both through five project-based Section 8 vouchers as well as three homeless McKinney Section 8 vouchers.

Uses $1,485,820 of the $1,630,000 land acquisition cost to generate the equity for the construction of a new public multipurpose arts and community space.

project feasibility Maximizes operational efficiency for the nonprofit operator by turning over management of the public space to the city of Somerville through a triple-net lease.

Increases imperative for project approval by generating multiple public purposes.

Simplifies site control by focusing on a school the city already plans to dispossess.

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context & community RESPONSIVENESS

The Edgerly has long served as a cornerstone of education and youth development within a diverse community of newcomers.

The Edgerly is at the heart of a bustling community of immigrants from

Today, several programs call the Edgerly building home: ESCS is now in its

around the world. In the census tract around the Edgerly building, 42 percent

fifth year at the building, the Next Wave / Full Circle high school continues

of residents are foreign-born. The majority of these residents are recent

to operate alongside ESCS Elementary School, Groundwork Somerville

immigrants from Guatemala, China, and most notably El Salvador and Brazil.

maintains a community garden, the Somerville Boxing Club offers free

Many second-generation Puerto Rican and Vietnamese families also reside in

youth training in the building’s basement, and El Sistema-Somerville youth

the neighborhood.

orchestra offers classical music instruction.

Though much of the manufacturing that once took place there has since left,

When the reconstructed ESCS re-opens across the street from Edgerly next

nearby Broadway Street remains the commercial heart of this neighborhood.

fall, Edgerly will enter the next stage in its long-standing role as a foundation

It is the center of a healthy business district with many local and immigrant-

of the community. Our plan seeks to honor and continue the building’s rich

owned restaurants and shops. Stakeholders consistently identified the

legacy as a cornerstone of education and youth development.

neighborhood’s diversity and small business mix as two of its strongest assets.

Originally built in 1935 as the John A. Dickerman School, the Edgerly building

Brazil 26%

has served as a place for education and youth development for nearly 80 years. Though Edgerly’s school operations ceased in 1994, the building continued to serve as a site for the Next Wave / Full Circle alternative high school program. When East Somerville Community School (ESCS) suffered a

57% U.S.-born

43% Foreign-born

Guatemala 19% China 11% El Salvador 6% Poland 5%

devastating fire in 2007, Edgerly, along with nearby Cumming Middle School, became the home for ESCS’s students while the school was being rebuilt.

All other 33%

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Top row: East Somerville residents walk in the 2012 Carnaval @ SomerStreets parade. Photos by East Somerville Main Streets. Left bottom: A bilingual sign painted by ESCS students adorns the Edgerly building.

Right bottom: Somerville residents line up outside an East Somerville restaurant for the 2012 East Broadway Foodie Crawl. Photo by East Somerville Main Streets.

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context & community RESPONSIVENESS

east somerville needs affordable housing to maintain its diversity amid major market pressures.

East Somerville currently benefits from several major infrastructure assets,

rent burdened. The median income for the census tract around Edgerly is

and stands to benefit from additional planned investments.

$37,457 overall, and $19,232 for Latinos specifically. The median gross rent, meanwhile, is $1,033 per month, or $12,396 annually. We interviewed several

The Edgerly sits half a mile from the Sullivan Square T Stop and will be nearly

neighborhood residents who indicated that the primary thing they would

the same distance from the future Brickbottom Stop on the planned Green

change about their neighborhood is the rent, which was simply too high.

Line extension. Once complete, the Green Line Extension will connect East

Because of the lack of affordable housing, housing overcrowding has become

Somerville to Lechmere on the South end and Ball Square (and possibly

a prominent issue in East Somerville.

further) to the North. The first phase of construction is expected to be complete in 2017 and the entire construction in 2019. We project that the

The City of Somerville has also identified the lack of affordable as a major

first phase will be complete when the redeveloped Edgerly building comes

issue. According to its comprehensive plan, the City aims to build 1,200

online.

permanently affordable housing units by 2030. [Source: City of Somerville.

SomerVision: Comprehensive Plan 2010-2030. April 2012.]

Cross Street and nearby Pearl Street already have shared bike lanes, and Broadway is slated to receive separated bike lanes as part of an $8 million

Although the extension of the MBTA Green Line and the planned streetscape

streetscape enhancement project beginning this year. The project also

enhancements for nearby East Broadway will offer important amenities to

includes new signage and lighting, landscaping, sidewalks, and utilities, all

residents, we can also expect that this new development will further increase

of which are expected to enhance Broadway’s viability as East Somerville’s

rents. Stakeholders repeatedly emphasized that diversity was one of East

primary commercial district.

Somerville’s top assets. To protect this quality and maintain the community’s diversity in the future, East Somerville will have to dramatically increase its

However, the cost of housing remains a critical issue for many East Somerville

stock of affordable housing. Another issue stakeholders identified was a

families. Compared to the rest of Somerville, East Somerville has a higher

lack of public open space, which is not currently addressed by the planned

percentage of renters and a lower rate of homeownership. Of households

infrastructure investments.

that rent, over half are rent-burdened, and over a quarter are severely 12

Percentage of households that are families and rent their homes (2011 5-year ACS) Rent burden: Median gross rent as a percentage of household income (2011 5-year ACS)

Rent burden: Median gross rent as a percentage of household income

SOMERVILLE

Percentage of households that are families and rent their homes

(2011 5-year ACS)

EAST SOMERVILLE

(2011 5-year ACS)

EVERETT ARLINGTON

CHELSEA

BOSTON

23 to 25%

less than 9%

25 to 27%

9 to 18%

27 to 29%

18 to 24%

29 to 30%

24 to 31%

30 to 38%

31 to 44%

CAMBRIDGE

BOSTON

N 0

3 miles

N

0

2 miles

neighborhood

N

0

2 miles

transit & bike

nearby assets Assembly Square Mall Foss Park

stic My

ASSEMBLY SQUARE

e Av

nu e/

Bro ad wa y

Broadway commercial corridor

I-9 3

$8 million streetscape enhancement

hwa y

McGra th Hi g

East Branch Public Library

The Edgerly

New ESCS ro ss S tre et

$35 milion

C

SULLIVAN SQUARE

t n Stree hi ng to Was

Brickbottom

UNION SQUARE

N

0

0.5 miles

N

0

Sullivan Square Separated bike lane Recommended bike lane Shared bike lane bus lines existing T stop planned T stop bus stop 0.5 miles

Glen Park

Inner Belt Industrial District N

0

0.5 miles

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context & community RESPONSIVENESS

the Edgerly can serve housing needs while strengthening the neighborhood and the legacy of youth education.

HOUSING NEEDS

that a housing development of this size would not be out of place in the

Based on the demographic profile and housing needs in East Somerville,

context of East Somerville. In the immediate block group, the overwhelming

a redeveloped Edgerly should ensure affordable housing to families. The

majority (over 90 percent) of residential buildings are duplexes or multifamily

census tract containing The Edgerly has only a slightly higher proportion of

developments, mostly occupied by renters. The Edgerly’s census tract also

family households compared to all of Somerville, but a much larger portion

has a low vacancy rate (only 4 percent, compared to 6 percent for Somerville

of families have children compared to the entire city. Consequently, units

as a whole). However, this block group has a 15 percent vacancy rate,

tend to be larger in East Somerville than elsewhere in the city. The average

indicating that redevelopment might strengthen the overall neighborhood

household size for Edgerly’s census tract is 2.3, indicating that a mix of two-

fabric, and that redevelopment can likely occur without displacement.

and three-bedroom apartments would be appropriate.

COMMUNITY PROGRAMMING While seniors compose a dwindling share of Somerville’s population and the

Based on stakeholder interviews, we have identified two key needs in

poverty rate among seniors in Somerville is fairly low, 13 percent of families

the East Somerville neighborhood: (1) youth recreation and enrichment

in Edgerly’s census tract are intergenerational. Particularly for immigrant

programs and (2) adult basic education, including English as a Second

seniors, who may find it difficult to navigate their life in the US completely

Language (ESL) and computer literacy training. We have developed three

independently, being able to live with family is important. Building bigger

possible scenarios for community space at The Edgerly. Which scenario

units would allow grandparents to continue living with their children and

is ultimately adopted should be determined by focus groups with East

grandchildren.

Somerville residents as well as tenants’ exact space requirements and financing. However, all three scenarios address one or both of the needs

NEIGHBORHOOD FABRIC

identified during the stakeholder outreach process. Under all three scenarios

Moreover, the redeveloped building would fit well in the East Somerville

the Somerville Recreation and Youth Commission will be an important

neighborhood. Currently, 12 percent of housing units in this census tract are

partner in helping execute the community’s vision.

located in buildings with 50 or more units, double the citywide rate, indicating

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Option A: Youth Arts Education In this scenario, community space at The Edgerly would be devoted to the operations of one anchor arts organization and built out according to their programming needs. Other, complementary organizations could rent auxiliary space as well.

El Sistema-Somerville youth orchestra is a viable option for an anchor tenant of this sort. El Sistema started in Caracas, Venezuela in 1975 and aims to use classical music education as a vehicle for social change by providing youth with access to free instruments, intense music instruction, and ensemble performance experience. In 2012, the Somerville School District hired a full time Director for El Sistema-Somerville began operating out of the Edgerly building. El Sistema currently enrolls 40 students in the 3rd and 4th grades in string orchestra, and quartet ensembles and hosts weekly community rehearsals with students and local musicians. School officials have described the program as the “crown jewel� of the Somerville school system.

Top: Rashida Ellis at the Somerville Boxing Club shows off her skill in Edgerly’s basement. Left: El Sistema string ensemble rehearsal lead

by Director Diane E. Cline.

El Sistema plans to grow dramatically and hopes to enroll 100 students in the upcoming year. They will have new offices in the renovated ESCS building; however, there is an opportunity to expand youth music programming services with the available space in The Edgerly. The Director of El Sistema emphasized the need for rehearsal and training space throughout Somerville and especially for her students in East Somerville. Current classroom space might be redesigned as rentable rehearsal and practice studios. The studios can serve as practice space for local music teachers that offer youth music lessons and possibly larger spaces for local musicians and rehearsal groups.

Particularly after several Somerville schools have cut their music programs, the director believed there was demand for well-designed and affordable

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context & community RESPONSIVENESS

studio space in the community. The studios could also be used as exhibit

Option C: Youth Arts Education and Adult Basic Education

galleries for youth art activities. Another group that may fit in this space is

A third option would be to devote half the community space to youth arts

AfroBrazil, a Somerville-based traditional Brazilian percussion group that

education and the other half to adult basic education. There is a strong need

does both professional performances and youth training . AfroBrazil is a

for this type of programming. Over a third of the residents in The Edgerly’s

particularly attractive tenant because it would allow the many Brazilian and

census tract speak a language other than English at home, and many of

Brazilian-American youth in East Somerville to connect with their heritage, an

these households speak English less than “very well.” English as a Second

approach known as “cultural sustainability.”

Language (ESL) classes are available at several nearby locations, including the Somerville East Branch Library, the 7th Day Adventist Hispanic Church down

The Somerville Arts at the Armory could serve as a model for how to

the street, and nearby public schools. That said, long wait lists at several

structure arts space at The Edgerly. They currently they offer salsa lessons,

of these programs may indicate an additional need for language classes.

a jazz singer’s showcase, a performance hall, café, gallery, and a professional

Interviews with several local service providers indicated that computer

conference room as rentable space to support community uses. The Armory

literacy is another persistent need.

offers flexible rate pricing for non-profit organizations to ensure a wide variety of local groups can engage in the community space. Edgerly could

Thus, half the community space at The Edgerly would be a mix of flexible

similarly offer rentable rehearsal and workshop space to support music

classroom and office space to accommodate nonprofit organizations that

activities that complement an expanded El Sistema-Somerville program.

provide ESL and computer literacy classes to the public. One possible tenant is Concilio Hispano, a well established nonprofit organization operating in

Option B: Youth Arts Education and Youth Recreation

Cambridge and Chelsea for over 50 years and servicing more than 4,000

A second option would be to devote half the community space to youth

clients annually. Concilio Hispano offers educational programming, including

arts education and the other half to a youth recreation program, like the

GED preparation classes, ESL classes, computer training, and interpretation

Somerville Boxing Club. The Boxing Club currently operates out of The

and translation services. They also offer family programming including

Edgerly building and provides recreation programming to youth free of

nutrition and fitness workshops, parenting classes, and family counseling.

charge. In addition to boxing training, they provide academic tutoring and

Other possible tenants include Centro Presente, a state-wide Latino

drug and alcohol counseling. The program has strong support from the City

organization; the Welcome Center, an education and advocacy nonprofit

of Somerville: Bruce Desmond, Somerville Alderman-at-Large serves on the

focused on Somerville’s immigrant community; and the Somerville Hispanic

Board of Directors. [Source: Clarey, Terence. “Somerville Boxing Club aims

Association for Community Development, which currently operates just a

to knock out youth crime and substance abuse.” The Somerville News. 14

block from the Edgerly campus.

October 2012. Web. 8 April 2013.]

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With multiple options available, The Edgerly is well suited to offer valuable community services. However, an experienced property manager is essential for maintaining the community facilities alongside the residential apartments.

We recommend SCC continue to partner with Winn Companies as an

The existing structure has the potential to serve as a robust center for this community if rehabilitated.

Clockwise from top left: Existing courtyard; Central hallway; Cross Street frontage; Looking west down Otis Street.

established local property manager to ensure the proper maintenance of the community facilities. Winn Companies has over 40 years of experience successfully managing affordable housing, mixed-used developments, and community facilities.

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physical design

An adaptive reuse of the existing school leverages the historic structure to suit contemporary needs.

Our vision is to create an exceptional physical model of adaptive reuse to extend the legacy of lifelong education and meet the housing needs of East Somerville’s residents. This vision aligns with SomerVision’s Comprehensive Plan to “Create an Exceptional Place to Live, Work, Play, and Raise a Family.”

The plan identifies The Edgerly site as “urban residential.” The city defines this as appropriate for multi-unit, mid-rise residential uses, as well as medium scale civic institutions and office conversions.

Forty-two affordable housing units, combined with an education-driven public space, not only meet the identified needs of East Somerville, but also set forth transferable strategies for the repurposing of an existing building.

CURRENT CONDITIONS LOT SIZE ZONING STORIES | HEIGHT SQUARE FEET | FAR

44,000 Square Feet (.96 Acres) Residential B (Residential and Civic Uses, incl. Institution) 3 | 32’ (40’ is Maximum Height Allowed Under Zoning) 76,500 Square Feet | 1.54 (Excl. Underground Parking)

ACCESS

4 - (2 Entrances on Bonair St, 2 Entrances on Otis St.) Sec. Entrances + Access Ramp in Courtyard

NORTH DIMENSION EAST DIMENSION WEST DIMENSION

2.5’ Below Grade | 65’ Double-Loaded Corridor 2.5’ Below Grade | 80’ Double-Loaded Corridor 6’ Below Grade | 65’ Aysmmetrical-Loaded Corridor

STRUCTURE

Load Bearing Internal Walls (North/East), Pylons (West)

We believe that a strong connection to the natural environment can improve one’s quality of life. Our design proposal uniquely positions the physical

The west wing’s first floor is an underground parking area currently

landscape to foster social and educational learning environments for

converted into the Somerville Boxing Club with double-loaded classrooms

both residents and users of the building. Together, the architectural and

on the second and third floors, which transition along the north wing to

landscape designs alleviate many existing physical challenges, including the

three stories of classrooms. The east wing contains a single-loaded corridor

existing building structure, a dearth of useful parking and a dominance of

of classrooms facing the street, and a kitchen (first floor) and gym (second/

impervious surfaces, as well as a large and underutilized roof.

third floors) located on the other side of the corridor. The courtyard is used for parking, and a small community garden operated by Community Groundworks rests adjacent to Bonair Street and is in constant shade.

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Active Gathering Spaces + Seasonal Planting Palettes Combine to Improve the Neighborhood’s Visual Quality Rain Gardens Along Otis + Bonair Secondary Streets Aim to Enhance the Streetscape and Reduce Stormwater Runoff Facade Improvements, Including Light Shelves + New Windows Improve Energy Efficiency

The New Addition Respects the Existing Building Height + Massing

The Transit-Oriented Design Connects Residents to the 90 Bus Stop Line and Other Transit Lines The Education + Youth Development Programming and Affordable Housing Combine to Create a Vibrant Mixed-Use Community Asset A Colorful Mural Celebrates the Diversity of East Somerville Sidewalk Improvements Along Cross Street Enhance the Public Realm and Improve the Site’s Relationship to Neighboring Properties

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physical design

B ONAIR STREET

OTIS STREET

STREET CROSS

1 | Re-engage Cross Street Locate Public Program in Interior Spaces Create Inviting & Gracious Public Entry Provide Outdoor Gathering Spaces + Plaza

2 | Create Strong Interior Environment Locate Apartments in Areas with > Privacy Facilitate Connection to Exterior Views Enhance Secondary Residential Streets

3 | Activate the Interior Courtyard Integrate Sheltered Parking on Ground Floor Utilize Elevated Platform for Courtyard Capture Stormwater + Store in Cistern

4 | Integrate a New Addition Anchor Courtyard with New Residences Reduce Urban Heat Island Effect through Green Roof

5 | Leverage Roof for Various Uses Introduce Comm. Gardens + Public Space Integrate Stormwater Mgmt. System Explore Photovoltaic System Potential

URBAN DESIGN STRATEGY

redesigned groundplane with access to the underground parking, is capped

Five distinct and deliberate elements offer individuals a connection to their

with an elevated platform. The solution creates an interior courtyard which

natural environment and improve the visual quality of East Somerville.

captures more direct sunlight and a sheltered parking area which is hidden from streetview.

Re-engage Cross Street – To create an active and dynamic presence, our design repositions the building towards the more public Cross Street through

Integrate a New Addition – In order to increase the overall square-footage

streetscape and programmatic decisions. The design includes a new and

of affordable housing, the design integrates a new building addition

welcoming primary entrance.

facing Bonair Street. Situated between the existing wings, the addition fits seamlessly within the current structure. The contemporary materials distinctly

Create Strong Interior Environment - To offer a greater sense of privacy

contrast the existing brick façade.

to our residents, the apartments are focused on the secondary streets, and on the second or third floors of Cross Street. The existing northwest

Leverage Roof for Various Uses - The existing roof is one of the largest

entrance and ADA ramp on Bonair and southeast entry along Otis provide

contiguous roof surfaces within a half-mile radius. Recognizing the value and

direct residential access. Bedrooms and living spaces are organized on the

its unique visual perspective toward Boston proper, the design integrates

building’s existing window pattern.

various programmatic elements, including community gardens and a resident pavilion.

Activate the Interior Courtyard – Faced with parking requirements, our design creates a multi-layered solution which maximizes our investment. A

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Vegetated Screen Wall Provides a Secure + Safe Rooftop Enclosure Design Preserves 86% of the Structural Walls, Floors and Roof of the Existing School Building 2x Paned and Low U Level Glass Windows Reduce Noise and Maintain Consistent Temperature Outdoor Balconies with Transparent Guardrails Create a Safe + Dynamic Connection to Otis Street Recycled Aluminum Cladding Minimizes Dependency on New Materials Operable Windows Help Facilitate Cross-Ventilation through Residential Apartments Deciduous Tree Canopy Improves Human Comfort + Reduces Urban Heat Island Effect Perforated Screen Obscures Parking and Facilitates Natural Ventilation through the Parking Garage Sidewalk Improvements Enhance the Public Realm and Improve the Site’s Relationship to Neighboring Properties

Perspective of Otis Street Facade and Parking Entry: Rendering 21

physical design

the design creates an intimate courtyard while discreetly accommodating parking needs.

LANDSCAPE

Programming the Roof – Designed in a safe and secure manner, two trellis

Our landscape component not only offers aesthetic value and creates a more

canopies and vegetated screen walls provide shelter from the elements and

complimentary relationship to adjacent properties, but also enhances the

a view of the surrounding cityscape. Groundwork’s existing garden will move

social value of The Edgerly. Three overarching design strategies include:

to the roof to provide residents and members of the wider community the opportunity to plant, tend, and harvest their own vegetables. As in other SCC

Reclaiming the Streetscape – The streetscape promotes connectivity and

projects, the roof is designed to accommodate a future photovoltaic system.

integrates a series of flexible public spaces. Along Cross Street, the public plaza provides a flexible gathering space for residents and employees while

PARKING STRATEGY

a series of steps and an ADA ramp seamlessly welcomes individuals into the

Although the process anticipates the creation of a new PUD, the proposal

public lobby. Along Bonair Street, residential patios provide direct outdoor

draws from baseline zoning and analyzes other metropolitan regulations for

access for residents, surrounded by low-maintenance plant materials. New

reference. Numerous conversations with planning officials, who encouraged

trees provide a continuous streetscape canopy, supporting Somerville’s

creative solutions, identified an openness to reduce baseline requirements

recent Urban Forest Initiative.

by up to 20%, as in other recently approved projects. Consequently, our strategy adapts to the constraints of the existing building while maintaining a

Activating the Courtyard – The courtyard serves as the building’s physical

feasible parking program.

heart, designed to include everyday activities which strengthen social engagement. Water features block out street noise throughout the space

Our solution, as previously explained, includes an elevated platform capping

while seasonal plantings provide privacy. Designed with budget in mind, the

the existing courtyard which will both accommodate the site’s parking needs

design creatively integrates raised planters and a modular decking system,

and create an elevated interior courtyard. Utilizing the 20% reduction,

which allows water to be captured and directed to an underground cistern.

this leaves thirty-four spaces for affordable units and five spaces for the education and arts program. Per Somerville code, 20% of the required spaces are designated for compact vehicles.

22

Under current zoning, the proposed program would require 47 spaces for

landscape requirements and is designed to make over 50% of the open

the residential program and 10 spaces for commercial use. The application

space publicly accessible. The proposal will follow Somerville’s outlined

would seek relief from Zoning Ordinance Article 9 – Off-Street Parking

PUD Application Procedures requiring two stages of review. In the initial

Requirement through a waiver from the Special Permit Governing Agency

submission stage, Somerville Community Corporation will develop a

(SPGA). If the proposal is an improvement on the current situation, it is likely

comprehensive land use plan for the entire PUD tract. Upon approval, SCC

to be approved.

will submit a special permit with a site plan review application with definitive development plans.

The Edgerly promotes alternative transportation considering its proximity to existing and proposed public transit and bicycle use. Recent census data

HISTORICAL PRESERVATION STRATEGIES

reveals that nearly one in three Somerville commuters uses mass transit,

The Edgerly repurposes an important piece of Somerville’s heritage for

placing it ahead of Cambridge, Chelsea, Everett and Medford. With direct

future generations. The team spoke with Somerville Historic Commission

public transit access, the site provides residents and workers with a direct

representatives who noted that although a historic survey had not yet

connection to Broadway Street and future T stations. A number of people will

been completed, it may be eligible for the National Historic Registry. Since

also likely walk to the building.

the team’s assessment did not reflect National Park Service Criteria for Designation, Historic Tax Credits were not factored in our financial strategy.

ZONING APPROVAL STRATEGY Anticipating the Green Line T Extension, Somerville is overhauling its zoning

Nevertheless, the design aims to follow National Historic Guidelines. The

code. Recognizing this effort is still in progress, our proposal develops an

design identifies, retains and preserves historical building features, including

immediate and feasible solution as the school will relocate at the end of the

exterior walls and cornices. Through our onsite assessment, the interior

2012-2013 school term. Conversations with planning officials revealed their

courtyard has received the most alterations over the years. The design

expectation that the property would require a new typology of Planned Unit

focused new additions in this area to minimize disturbances to the existing

Development (PUD). Edgerly meets neither the PUD-A criteria, directed

structure. The current windows do not appear original and are energy

towards the Assembly Square District, nor the PUD-B criteria, which requires

inefficient, therefore will be replaced using a similar mullion configuration.

a minimum lot size of 75,000 sf. Although not directly applicable to this parcel, the team’s review of existing zoning standards sought to ensure that the development aligned to the larger, urban fabric.

The design incorporates the regulations established by existing Somerville PUD Design Guidelines and Ordinances. The design exceeds current

23

physical design

04 05

BONAIR STREET

GROUND FLOOR 06

07 RESIDENTIAL DEVELOPMENT SUMMARY S Studio 1BR 1 Bedroom 2BR 2 Bedroom 3BR 3 Bedroom 4BR 4 Bedroom TOTAL

3BR

2BR

2BR

Elevator (Roof Access) Resident Elevator

Recycling

TC

03 Education and Youth Development Spaces (refer to subsection)

PARKING, SERVICE + LOADING INFRASTRUCTURE 39

1 MR TC EX

05

12

2BR

19 Spaces In Building’s Existing Underground 20 Spaces in Courtyard Parking Includes 20% Compact Spaces (allowed per Somerville Zoning Code) Loading Zone located on Otis Street Mechanical Room Interior Trash Chute + Recycling Collection Area Exterior Trash Area

CROSS STREET

3 1 4

SECTION

SECTION

02

EXTERIOR LEGEND Bus Station + Bicycle Parking Public Plaza Arrival Steps, ADA Ramp + Interior Public Lobby Rain Gardens Seating Walls Bicycle Parking Area Residential Patio Terraces + Lawn Space Vehicular Access to Parking Garage Pedestrian Access to Parking Garage Community Art Wall + Pedestrian Path Native Grass + Shrub Massings

MR

10

LOADING OTIS STREET

0 24

15

30

60

01

EX

08

09

05

11

04 05

BUS STOP AREA

01 02 03 04 05 06 07 08 09 10 11

SECOND FLOOR Resident Elevator

3BR

Public Elevator (Connecting Floor 1 & 4)

2BR

2BR

2BR

4BR

MB

2BR

PMO

TC 1BR

1BR

LOU

CR RESIDENTIAL DEVELOPMENT SUMMARY

S 3BR

01 02 SECTION

03

2BR

04 02

2BR

1BR

05

06

SECTION

07 S

Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom TOTAL

07 ADDITIONAL AMENITIES

1BR

2BR

2BR

2 4 8 3 2 19

MB CR PMO LOU

Mailboxes Multi-Purpose Community Room Property Management Office Lounge

4BR EXTERIOR LEGEND

3BR

01 02 03 04 05 06 07

Lightwell Container Bamboo Stands BBQ Station Ramp to Upper Terrace Water Feature Seating Residential Terraces

0

15

30

60 25

physical design

third FLOOR

Trash Chute

Laundry Room

3BR

2BR

2BR

2BR 2BR

2BR

CBH

TC 2BR

LR

2BR

2BR

1BR

3BR

DEVELOPMENT SUMMARY 1 1 13 3 1

Studios 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom

19

TOTAL

SECTION

Open to Below

View into Courtyard

2BR

02 S

01

Public Terrace Residential Terrace Residential Balcony

0 26

4BR

2BR

Caregiver Respite Area Laundry Room Trash Chute

EXTERIOR LEGEND 01 02 03

15

2BR

2BR

ADDITIONAL AMENITIES CBH LR TC

SECTION

30

60

2BR

03

2BR

roof

Aligned to past SCC developments, the roof is designed as “solar ready” for the day in which a solar PV system is deemed financially feasible. Until then, a modest wood deck and movable planters make use of the space.

07

RESIDENT GATHERING PAVILION

04 02

01 PUBLIC GATHERING + GROUNDWORKS TEACHING PAVILION

06 01 SECTION

02

SECTION

10

SKY LAWN

EXTERIOR LEGEND

09 02

08

03

05

01 02 03 04 05 06 07 08 09 10

Community Garden Plots Seating Areas Secondary Stairway Egress Compost + Storage Enclosure Perimeter Safety Wall Vegetation Screens (Safety Mechanism) Storage Sedum Roof (on New Addition) Roof Pitch to Drain Mechanical Shafts

0

15

30

60 27

physical design Lightwell into Parking Garage Preserved Architectural Relic Wall

Stairway Egress Seating + Gathering Areas

Groundworks Somerville Hub for Community Gardens

Exterior Walkway Connects Lounge to Otis Street

Distant View to Boston

Residential

Hall

Residential

Exterior Residential Terraces Residential

Residential

Education + Youth Development Spaces

Education + Youth Development Spaces

Cross Street Streetscape Enhancement

The Existing Gym Width - 45’ - was Deemed Unfeasible for Conversion to Residential Use. Thus, a New Wall is Constructed 65’ Double Loaded Corridor

28

15’ Outdoor Terrace Areas

The New Addition Fits Within the Existing Building Mass Like a Puzzle Piece, Responding Formally to the Existing Building Heights + Visual Composition Sedum Green Roof

Lightwell into Parking Garage Vegetated Green Walls Provide Safety Mechanism

BBQ Dining Terrace

Fountains Reverberate White Noise Throughout Courtyard

Sky Lawn Provides Quiet Place for Respite or a Safe Area for Children to Play

Raised Planters Create Intimate Gathering Areas

Movable Furniture

Residential Residential

Hall

Residential Residential

Hall

Partially-Submerged Underground Parking

At-Grade Parking

Natural Ventilation

Ramp Existing Concrete Pylons

Community Arts Wall

Underground Stormwater Cistern

65’ Courtyard Dimension Deemed Ideal for Parking

Existing 65’ Building Dimension Deemed Ideal for Parking + Conversion to Residential Use 29

physical design

The Edgerly accommodates forty-two apartments with a wide range of typologies for a diverse population.

HOUSING

wider than desirable apartment dimensions, the west facades are pulled

The project’s residential program creates a high quality of life and provides

inwards from the existing exterior wall, resulting in a larger central courtyard.

residents with a strong visual and physical connection with their natural

This strategy leaves the historic gym wall standing as a ruin, creating

environment. Within each apartment, the living space and bedrooms have

individual terraces.

been organized to include access to a window, offering exterior views, as well as ample daylighting and natural ventilation. Many apartments also include

3. The existing school has many attractive aesthetic features that positively

exterior patios, providing residents a direct connection to exterior spaces.

enhance the interior spatial quality. Though the school’s current windows would be replaced with a more energy efficient alternative, the window

Adaptive Use Strategies - In order to minimize excessive costs and

openings will remain the same, and both the existing concrete floors and

construction schedules, the proposal works within the existing building

waffle-slab ceiling will be preserved.

constraints, strategically making adjustments to maximize efficiency and improve quality of life. The following examples illustrate three reuse

By leaving a majority of the original structure intact, the design maximizes

strategies:

the potential of the existing building’s thermal mass, structural capacity, and attractive aesthetics.

1. Existing internal hallways are held between two load bearing walls and are ten feet wide. Recognizing that more space could be dedicated for private residences, the design reduces the dimension by retaining one wall and adapting the other.

2. The existing gym’s volume is adapted into two stories of residential units, further contributing to the building’s overall space efficiency. The gym is

30

Existing Ceiling is Preserved

HVAC Distribution in Hung Ceiling Mediates Central Services with Household Control Rigid Board Insulation Increases R-Value + Reduce Heat Loss + Gain Paints and Coatings Applied to Interior Walls and Ceilings Do Not Exceed VOC Content Limits Existing Fluorescent Lighting Fixtures are Replaced with Fixtures Possessing Energy Efficient Bulbs

2x Paned and Low U Level Glass Windows Reduce Noise and Maintain Consistent Temperature Operable Windows Provide Natural Ventilation and Reduce Energy Dependency

Preserved Concrete Floors are Refinished + Polished

Eye-Level Perspective of Two-Bedroom Apartment: Rendering 31

physical design

division of public & private space

Existing Load-Bearing Walls One-Bedroom Apartments Two-Bedroom Apartments Three-Bedroom Apartments Four-Bedroom Apartments Public Education Spaces Elevator Shafts

32

apartment typologies

1 Bedroom/Studio Apartment

3 Bedroom Apartment

2 Bedroom Apartment

4 Bedroom Apartment

8 Units Average Area-712 SF

24 Units Average Area-995 SF

7 Units Average Area-1,247 SF

3 Units Average Area-1,442 SF

0

5 10

25

50 33

physical design

FLEXIBLE SPACEs FOR EDUCATION AND YOUTH PROGRAMMING ADAPT TO AND EVOLVE WITH THE NEEDS OF THE COMMUNITY. The existing classrooms, cafeteria, and kitchen currently occupying the first

C) maintaining El Sistema-Somerville as the anchor tenant and subdividing

floor are repurposed for education and youth development spaces. This

the remaining half into multiple classrooms and office spaces to

program responds to the various community needs identified in our team’s

accommodate nonprofit organizations such as Concilio Hispano, Centro

public outreach and engagement process.

Presente and the Somerville Hispanic Association for Community Development. Restrooms are provided in spaces adjacent to the existing

Rather than fixing a rigid floor plan, which would prove inflexible for future

corridor and already outfitted with plumbing.

changes in program needs, we propose an adaptable layout employing mobile partitions and folding screens (where feasible) extending from the existing load bearing walls and corridor. This flexible system can also accommodate classrooms and offices that may be in use at different times of day by multiple smaller organizations.

We have identified three possible alternative subdivisions of spaces to meet the distinct requirements of several potential tenants. These include: A) an expansive, open floor plan for one anchor arts organization, identified as El Sistema-Somerville; B) a single wall dividing that space into two independent zones, integrating the Somerville Boxing Club; or Interior rendering of music education classroom

34

LEVEL 1

0

5 10

25

50

N

LEVEL 1

0

5 10

25

50

N

LEVEL 1

0

5 10

option a

option B

option C

Youth Arts Education

Youth Arts Education and Youth Recreation

Youth Arts Education and Adult Basic Education

25

50

N

35

ENVIRONMENTAL sensitivity

THE edgerly SEAMLESSLY INTEGRATES ENVIRONMENTAL HEALTH, energy efficiency, and long-term SUSTAINABILITY strategies.

Our team views sustainable development as stretching beyond

It is common to only rate a building’s energy efficiency based on its day-to-

environmental sustainability. We envision the adaptive reuse of The Edgerly

day energy use and not the energy consumed in extracting raw materials,

as continuing to play a prominent role in the shaping of a strong, sustainable

manufacturing and assembling materials, transporting materials, and

East Somerville community that contributes to the sustainability of the built

constructing the building. However, the energy embedded in the entire

environment and the health of its residents.

construction process is significant and should not be discounted. When a building is reused, the amount of materials used and disposed, as well

INCREASING THE EFFICIENCY OF BUILDING CONSTRUCTION

as energy consumed, is substantially minimized during the construction

The adaptive reuse of The Edgerly reflects Somerville Community

process. Therefore, the reuse of the building increases its energy efficiency

Corporation (SCC) and the City of Somerville’s long-standing commitment to

significantly, producing greater environmental benefits than a newly

sustainability and environmental stewardship. By reusing the building that

constructed building.

housed the Edgerly Education Center as an affordable housing apartment complex, the building plays a critical role in the sustainable development and smart growth of the Somerville community.

Research has shown that buildings that are reused are more energy efficient than newly constructed ones. By reusing the building, 86% of the existing

Demolition (14%)

New (24%)

structure is retained and, still with the new construction, it will constitute 76%

Reuse (86%)

Reuse (76%)

of the structure. Therefore, a significant amount of the energy embodied in the current structure is preserved.

36

Existing Building Volume

Project Construction Volume

Continuous Streetscape Canopy Reduces Urban Heat Island Effect

Light Shelfs Shade Interior While Simultaneously Providing Daylighting

Bus Stop + Bicycle Parking Offer Connections to Larger Transportation Networks

Pervious Paving + Native Planting Areas Reduce Stormwater Runoff

HVAC Distribution in Hung Ceiling Mediates Central Services with Household Control

Expansive Windows Provide Increased Natural Light

Community Gardens on Rooftop Reduce Runoff + Contribute to Biodiversity

Interior Shaft Facilitates Passive Cross Ventilation Through Each Apartment

Low-Flow Water Fixtures Reduce Need for Potable Water Consumption

Preservation of Interior Load Bearing Masonry Walls Provide Important Thermal Mass

2x Paned and Low U-value Glass Windows Reduce Noise and Maintain Moderate Temperatures

Rigid Board Insulation Increases R-Value + Reduces Heat Loss + Gain

Design Preserves 86% of the Structural Walls, Floors and Roof of the Existing School Building

Recycled Aluminum Cladding Minimizes Dependency on New Materials

Sedum Roof Reduces Runoff + Provides Biomass Insulation for New Addition

Integrated Lightwells Provide Natural Ventilation and Daylighting for Internior Spaces

Underground Cistern Stores Stormwater for Irrigation Needs 37

ENVIRONMENTAL sensitivity

This thermal image reveals that the building envelope and top window panels are poorly insulated, causing the building to lose a lot of heat during the winter and gain a lot of heat during the summer.

The Edgerly’s improved thermal envelope reduces the energy demands of heating and cooling systems and increases residents’ comfort during the winter and summer seasons.

This thermal image shows poorly sealed window and door frames, as well as cracks in the building walls. The cracks and gaps increase heat loss and bring in cold air in the winter, which has the potential to reduce residents’ comfort, raise energy bills, and create moisture problems.

The Edgerly employs air sealing techniques, such as caulking and weatherstripping, to seal the gaps around window frames and doors, as well as in walls

38

INCREASING THE EFFICIENCY OF BUILDING OPERATIONS

• Rigid foam board insulation to increase the R-value of the building

Energy Efficiency

• Preserved thermal mass to help reduce heating and cooling energy loads

As 39% of greenhouse gas emissions are attributed to the energy used in

• Daylighting to maximize natural lighting and reduce the need for artificial

our residential building stock, SCC is committed to driving energy efficiency

lighting through the fenestration of expansive windows

in all of its buildings, working with local energy company New Ecology, as

• Light shelves on the east, west and south sides of the building to reduce

well as Energy Star consultants, to incorporate green features and obtain

heat gain in an apartment in the summer and heat loss in an apartment in

LEED certifications. Therefore, The Edgerly seeks to obtain LEED Platinum

the winter

certification.

• WegoWise: A software program that tracks the building’s energy use and benchmarks the building against similar buildings. This tracking software

To finance energy efficiency measures within the building, The Edgerly

helps management identify if the building’s energy efficiency measures are

meets the eligibility criteria to participate in the Massachusetts Low-Income

resulting in increased energy savings and reduced energy costs. The program

Multifamily Retrofit Program (also known as ‘LEAN’). Meagan Coakley,

also connects the management team to efficiency programs and finance

Program Assistant for LEAN, confirmed that The Edgerly would be eligible to

agencies if it is determined that the building is not producing energy and cost

participate in the Program and stated that the application process is non-

savings. The software is free for up to 24 months if The Edgerly participates

competitive. The Program conducts an energy audit of the building, leverages

in the LEAN program.

money from utility companies, and installs the energy efficiency measures needed, such as air sealing, thermal insulation, efficient lighting fixtures and

Renewable Energy

heating systems, and Energy Star refrigerators and air conditioners.

We chose not to install solar panels on this building. In the past, SCC was able to install solar PV on only one of their buildings, Polycarp I, because it

The Edgerly incorporates the following innovative and sensible features to

was paid for by a grant by Mass Housing. However, the grant is no longer

drive deep energy efficiency:

available and, currently, SCC makes each of their buildings solar ready.

After receiving an estimate of the cost to install solar PV from Solar Design

• Keycard Energy Activation System: Tenants will receive a keycard that

Associates – between $115,000 to $145,000 – we concluded that the cost is

activates and deactivates their electricity whenever entering and exiting the

prohibitive at this time.

building.

• Motion-sensor lighting in hallways and communal rooms

We also looked into the possibility of arranging a solar power purchase

• Energy efficient lighting fixtures

agreement (PPA), but two of the companies that mediate PPAs, SunRun and

• New double-glazing windows with high insulating values

Solar City, only work with 1-4 unit residential buildings. A third company

• Air sealing through caulking and weather-stripping

we spoke with, Boston Community Capital, primarily works with large scale

39

ENVIRONMENTAL sensitivity

buildings, and the square footage we plan to designate for solar PV is relatively small compared to most of the projects they take on, making it

existing site

difficult to guarantee whether it would be feasible. Therefore, we decided to make The Edgerly solar ready for the day we are able to finance solar PV by running the conduit pipes necessary to support a system in the future.

Water Efficiency

Pervious (22%)

In Somerville, water efficiency is critical for two reasons: 1) sewage rates are especially high and, 2) the storm water and sewage systems become

Impervious (78%)

overloaded quickly during heavy rains because the two systems are combined and the neighborhood is mostly covered in asphalt and concrete.

The Edgerly incorporates the following cost- and water-saving features: • Low-flow water fixtures in bathrooms and kitchens • Communal laundry room • Drip irrigation to water plants

proposed site

Currently, 78% of the site’s surfaces are impervious. To mitigate storm water runoff and reduce the summertime urban Heat Island Effect, the following elements are included: • Permeable pavement • Rain gardens • Green sedum roof • Rainwater harvesting cistern

40

Planted Area (58%) Pervious Pavement (11%) Impervious (31%)

Materials + Resources

The Edgerly is designed to address East Somerville’s housing challenges to

The Edgerly incorporates materials sourced within a 500-mile radius and

support the health of its residents. The design and green features of the

plans to donate any materials not reused in the construction process to

building create safe, high-quality housing through ensuring high indoor air

Habitat for Humanity, which resells materials to fund their continued work, as

quality and supporting healthy eating and active living.

well as recycle any materials unwanted by Habitat.

High indoor air quality is achieved through the implementation of natural and PROVIDING CHOICES FOR RESIDENTS TO GET AROUND

mechanical ventilation systems, the polished existing concrete floors that are

Since The Edgerly provides housing for residents at or below 60% of the

easily cleaned, and the establishment of a no-smoking policy.

median income, residents may not have the financial resources to lease or own a car. However, The Edgerly is positioned near mass transit and,

The Edgerly encourages healthy eating and active living by providing a

according to Walk Score, a company that rates the walkability of places, the

rooftop community garden in partnership with Groundworks, a Somerville-

building is located in a neighborhood with a walkability score of 88 out of

based environmental non-profit, for residents and youth in the community.

100 due to its proximity to grocery stores, schools, restaurants, and outdoor

The partnership with Groundworks will provide residents with the

parks, giving residents several cost-effective options for getting around the

opportunity to work with knowledgeable staff to learn how to grow their own

neighborhood and city. Furthermore, the transit-oriented location of The

fruits and vegetables, as well as provide Groundworks with an educational

Edgerly and the walkability of the neighborhood reduce the building’s carbon

space for youth in the community to learn how to grow their own food.

footprint, as residents are more likely to use mass transit or walk to get to

Furthermore, The Edgerly encourages biking as a mode of transportation by

their destination.

providing residents with bike racks on site.

The Edgerly allocates two parking spaces for Zipcar to provide residents

INCREASING RESIDENT ENVIRONMENTAL AWARENESS

who do not own or lease a car with access to motor vehicles. Additionally,

In the past, SCC has worked with Boston-based energy company New

after speaking with the Boston Zipcar locations manager, John Crooks, and

Ecology to provide manuals and trainings of the environmental features of its

explaining to him the population The Edgerly seeks to target, Zipcar will most

buildings, as well as individual apartments.

likely be able to offer monthly rental spaces for approximately $100.

The Edgerly will leverage a $5,000 Enterprise Sustainability Training Grant CREATING A HEALTHY COMMUNITY

to support the residents and building operations staff’s learning and

There is great need for high-quality, safe, affordable housing in East

understanding of the environmental features of the building in order to

Somerville. Many of the residential buildings in the neighborhood are

operate it at its maximum efficiency. The grant will allow SCC to produce

overcrowded, disinvested, contain lead paint, and violate fire code

manuals and trainings similar to the ones it has created for the tenants and

regulations, impacting the health of residents within the neighborhood.

building staff of its other buildings.

41

ENVIRONMENTAL sensitivity

Continuous Deciduous Canopy Along Streetscape Reduces Heat Island Effect

Light Shelf Shades Interior while Simultaneously Providing Daylighting

Bus Stop + Bicycle Parking Offers Convenient Connections to Larger Transportation Networks

HVAC Distribution in Hung Ceiling Mediates Central Services with Household Control

Expansive Windows Provide Increased Natural Daylighting in Lieu of Artificial Light Sources

Innovative Community Garden Use of Rooftop as Reduces Runoff + Contributes to Urban

Interior Shafts/Chimneys Facilitate Natural Cross Ventilation through Individual Dwelling Units

Water-Conserving Fixtures Reduce Potable Water Consumption

Preservation Interior Masonry Walls Facade Provides Thermal Mass

2x Paned and Low U Level Glass Windows Reduce Noise and Maintain Consistant Temperature

Rigid Board Insulation Increases R-Value + Facilitate Individual Unit Heat Control

Design Preserves 86% of Existing Structural Walls, Floors and Roof

Recycled Aluminum Cladding Minimizes Dependency on New Materials

Sedum Roof Decreases Stormwater Runoff and Provides Biomass Insulation

Integrated Lightwells Provide Natural Ventilation and Daylighting for Internior Spaces

THE edgerly achieves leed platinum certification.

25/26

SUSTAInABLE SITES

Pervious Paving + Native Planting Areas Reduce Stormwater Runoff

Underground Cistern Stores Stormwater for Irrigation Needs

pr 1 ss 1 ss 2 SS 3 ss 4.1 ss 4.2 SS 4.3 ss 4.4 SS 5.1 SS 5.2 SS 6.1 ss 6.2 SS 7.1 SS 7.2 ss 8

construction activity pollution prevention required site selection development density and community connectivity Brownfield Redevelopment alt. transportation — public transportation access alt. transportation — Bicycle storage Alt. Transportation — Low-Emitting / Fuel-Efficient Vehicles alt. transportation — parking capacity Site Development — Protect or Restore Habitat Site Development — Maximize Open Space Stormwater Design — Quantity Control stormwater design — Quality control Heat Island Effect — Nonroof Heat Island Effect — Roof light pollution reduction

achieved: team intends to comply (required) achieved: existing developed site (1/1) achieved: proximity to Basic services (5/5) Not Achieved (0/1) achieved: proximity to Bus stops (6/6) achieved: Bicycle racks & covered storage provided (1/1) Achieved: Option 4 - Provide Fuel-Efficient Vehcile Sharing Program (3/3) achieved: option 1 - complies to local Zoning (2/2) Achieved: Restored 50% of Ground Plane & Courtyard (excluding building) (1/1) Achieved: Design Exceeds Local Zoning Requirements by 25% (1/1) Achieved: Implemented an Integrated Stormwater Management Plan to Reduce Runoff (1/1) achieved: implemented rain gardens, planting areas and green roof (1/1) Achieved: Low Albedo on 100% Hardscape(1/1) Achieved: Low Albedo Material for 75% of Roof (1/1) achieved: interior spaces-reduce input power, exterior spaces-meet criteria (1/1)

WATER EffICIEnCy PR 1 WE 1 WE 2 WE 3

Water Use Reduction Required Water Efficient Landscaping Innovative Wastewater Technologies Water Use Reduction

10/10 Achieved: 20% Reduction in Water Consumption by Fixtures, Fittings, Appliances (Required) Achieved: Captured Rainwater, Recycled Wastewater, Efficient Irrigation, No Potable Water (4/4) Achieved: 50% Reduction in Potable Water through Water-Conserving Fixtures (2/2) Achieved: 40% Reduction in Water Consumption through Fixtures, Fittings, Appliances 4/4)

EnERGy + ATMoSPHERE pr 1 pr 2 pr 3 EA 1 EA 2 ea 3 EA 4 EA 5 ea 6

42

fundamental commissioning of Building energy systems minimum energy performance required fundamental refrigerant management required Optimize Energy Performance On-Site Renewable Energy enhanced commissioning Enhanced Refrigerant Management Measurement and Verification green power

21/35 achieved: team intends to comply (required) achieved: team intends to comply (required) achieved: Zero use of cfc-Based refrigerants (required) Achieved: Team Intends to Achieve at Least 30% on Building Performance (10/19) Achieved: Team Intends to Achieve at Least 7% Onsite Renewable Energy (4/7) achieved: team intends to comply (2/2) Achieved: Team Does Not Intend to Use Refirgerants (2/2) Achieved: Team Intends to Development M&V Plan (3/3) not achieved: team does not anticipate engaging a renewable energy contract (0/2)

MATERIALS + RESOURCES PR 1 MR 1.1 MR 1.2 MR 2 MR 3 MR 4 MR 5 MR 6 MR 7

7/14

Storage and Collection of Recyclables Required Building Reuse—Maintain Existing Walls, Floors & Roof Building Reuse—Maintain Existing Nonstructural Elements Construction Waste Management Materials Reuse Recycled Content Regional Materials Rapidly Renewable Materials Certified Wood

Achieved: Collection Area Located (Required) Achieved: Design Maintains 86% of Existing Walls, Floors and Roof (2/3) Not Achieved (0/3) Achieved: Recycle 75% of Concrete, Gypsum Board, Insulation (2/2) Not Achieved (0/2) Not Achieved: (0/2) Achieved: 20% of Materials will be Obtained from a Regional Source (2/2) Not Achieved: Not Able to Be Determined at this Time (0/1) Achieved: 50% of Wood to be FSC-certified (1/1)

INDOOR ENVIRONMENTAL QUALITY PR 1 PR 2 IEQ 1 IEQ 2.I IEQ 3.1 IEQ 3.2 IEQ 4.1 IEQ 4.2 IEQ 4.3 IEQ 4.4 IEQ 5 IEQ 6.1 IEQ 6.2 IEQ 7.1 IEQ 7.2 IEQ 8.1 IEQ 8.2

Minimum Indoor Air Quality Performance Environmental Tobacco Smoke (ETS) Control Outdoor Air Delivery Monitoring Increased Ventilation Construction Indoor Air Quality Mgmt. Plan—During Const.

Construction Indoor Air Quality Mgmt. Plan—Before Occupancy Low-Emitting Materials—Adhesives and Sealants Low-Emitting Materials—Paints and Coatings Low-Emitting Materials—Flooring Systems Low-Emitting Materials—Composite Wood & Agrifiber Products Indoor Chemical and Pollutant Source Control Controllability of Systems—Lighting Controllability of Systems—Thermal Comfort Thermal Comfort—Design Thermal Comfort—Verification Daylight and Views—Daylight Daylight and Views—Views

15/15

Achieved: Team Intends to Use Local Code for Mechanically Ventilated Spaces (1/1) Achieved: Smoking Prohibited with 25-Feet of Building (1/1) Achieved: Team will Integrate CO2 Monitors (1/1) Not Achieved: Not Able to Be Determined at this Time (0/1) Achieved: Team will Create IAQ Management Plan (1/1) Achieved: Team will Conduct Building Flush-Out (1/1) Achieved: Team will Use Compliant Materials (1/1) Achieved: Team will Use Compliant Materials (1/1) Achieved: Team will Use Compliant Materials (1/1) Achieved: Team will Use Compliant Materials (1/1) Achieved: Permanent Entryway System, Sufficient Exhaust System (1/1) Achieved: 90% of Fixtures will be Indivdiually Controlled, Lighting System in Common Areas (1/1) Achieved: 50% of Fixtures will be Indivdiually Controlled, Lighting System in Common Areas (1/1) Achieved: Team will use ASHRAE-Compliant HVAC System (1/1) Achieved: Team will created Verification Program (1/1) Achieved: 75% of areas will possess Daylighting (1/1) Achieved: 90% of areas will possess Outdoor Views (1/1)

INNOVATION IN DESIGN ID 1 ID 2

2/6

Innovation in Design LEED Accredited Professional

Achieved: Green Wall Fosters Habitat (1/5) Achieved: Team Member Mike Albert is LEED AP (1/1)

REGIONAL PRIORITY RP 1

1/4

Regional Priority

Achieved: 1% of Additional Renewable Energy to be Included (1/1)

SUSTAINABLE SITES

25

INDOOR ENVIRONMENTAL QUALITY

15

WATER EFFICIENCY

10

INNOVATION IN DESIGN

2

ENERGY + ATMOSPHERE

21

REGIONAL PRIORITY

1

MATERIALS + RESOURCES

7

TOTAL ANTICIPATED POINTS

81 43

finance & feasibility

the edgerly demonstrates financial feasibility using a wide range of local, state, and federal resources.

The Edgerly will draw from a wide range of local, state, and federal subsidies

Pro Forma Rents

in addition to permanent financing to make feasible the production of 42

One hundred percent of our units are

affordable apartments for low-income and in-transition families. Beyond

affordable, and our maximum rents

housing, this project will also create new anchor spaces for the East

are determined through LIHTC and

Somerville community through a public-oriented continuing education and

HUD Section 8 guidelines. We based

LIHTC (60.8%)

arts-focused youth development. By developing both housing and public

our rents on maximum allowable

City (11.36%)

uses in a sustainable and financially feasible way, our project works towards

rents for bedroom sizes and income

State (14.65%)

a triple bottom line, maximizing the value of each public dollar. The property

targeting spreads for LIHTC units and

Perm Loan (13.17%)

will maintain its affordability in perpetuity.

used HUD’s Fair Market Rents for the

Breakdown of Funding Sources

Section 8 units.

OVERALL STRATEGY Land Acquisition and Ownership

As 8 of our 42 units are affordable to households making less than 30% of

The site is currently owned by the city and operates as a public school.

the AMI, we are providing approximately 19% of our units to very-low-income

Though the city plans to dispossess the property, we are assuming that we

households. Since all other units are targeting to families making 60% of the

will pay approximately $1.63 million for the lot. In paying the city for the

AMI, we have been constrained more by HUD guidelines than market rents in

space, however, we would like to stipulate that the city then reinvest $1.45

determining maximum allowable rent.

million dollars into financing the equity for our commercial arts development.

While SCC will develop and manage the affordable housing, we will also

Project-Based Section 8 Vouchers and McKinney Homeless Vouchers

develop a new arts and education space and then turn it back over to the city

Of the eight 30% AMI Section 8 units, we believe that this project will qualify

for operation with a triple-net lease.

for and receive five project-based Section 8 vouchers, and another three units will receive vouchers under the McKinney SRO homeless transition voucher program.

44

Residential Pro Forma and Cash Flow Fiscal Year Calendar Date Beginning

0 2013

1 2014

2 2015

3 2016

4 2017

5 2018

6 2019

7 2020

8 2021

9 2022

10 2023

11 2024

12 2025

13 2026

14 2027

15 2028

Cash Flows 4BR

$ $ $ $ $ $ $ $ $

59,184 123,732 86,640 290,700 63,765 37,260

$ $ $ $ $ $ $ $ $

60,960 127,444 88,806 299,421 65,678 38,192

$ $ $ $ $ $ $ $ $

62,788 131,267 91,026 308,404 67,648 39,146

$ $ $ $ $ $ $ $ $

64,672 135,205 93,302 317,656 69,678 40,125

$ $ $ $ $ $ $ $ $

66,612 139,261 95,634 327,185 71,768 41,128

$ $ $ $ $ $ $ $ $

68,610 143,439 98,025 337,001 73,921 42,156

$ $ $ $ $ $ $ $ $

70,669 147,742 100,476 347,111 76,139 43,210

$ $ $ $ $ $ $ $ $

72,789 152,175 102,988 357,524 78,423 44,290

$ $ $ $ $ $ $ $ $

74,973 156,740 105,562 368,250 80,776 45,398

$ $ $ $ $ $ $ $ $

77,222 161,442 108,201 379,298 83,199 46,533

$ $ $ $ $ $ $ $ $

79,538 166,285 110,907 390,676 85,695 47,696

$ $ $ $ $ $ $ $ $

81,924 171,274 113,679 402,397 88,266 48,888

$ $ $ $ $ $ $ $ $

84,382 176,412 116,521 414,469 90,914 50,111

$ $ $ $ $ $ $ $ $

86,914 181,705 119,434 426,903 93,641 51,363

$ $ $ $ $ $ $ $ $

89,521 187,156 122,420 439,710 96,450 52,647

$ $ $ $ $ $ $ $ $

Residential Rental Revenue Miscellaneous Income Total: 5% Vacancy Operating Expenses $/SF

$ $ $ $ $ $

661,281 7,200 668,481 (33,064) 347,782 5.47

$ $ $ $ $ $

680,500 7,416 687,916 (34,025) 353,971 5.57

$ $ $ $ $ $

700,280 7,638 707,918 (35,014) 360,274 5.66

$ $ $ $ $ $

720,637 7,868 728,505 (36,032) 366,694 5.77

$ $ $ $ $ $

741,589 8,104 749,693 (37,079) 373,234 5.87

$ $ $ $ $ $

763,153 8,347 771,500 (38,158) 379,895 5.97

$ $ $ $ $ $

785,347 8,597 793,944 (39,267) 386,680 6.08

$ $ $ $ $ $

808,189 8,855 817,044 (40,409) 393,591 6.19

$ $ $ $ $ $

831,698 9,121 840,819 (41,585) 400,630 6.30

$ $ $ $ $ $

855,894 9,394 865,289 (42,795) 407,801 6.41

$ $ $ $ $ $

880,798 9,676 890,474 (44,040) 415,104 6.53

$ $ $ $ $ $

906,429 9,966 916,395 (45,321) 422,544 6.64

$ $ $ $ $ $

932,809 10,265 943,074 (46,640) 430,123 6.76

$ $ $ $ $ $

959,960 10,573 970,533 (47,998) 437,843 6.89

$ $ $ $ $ $

987,904 10,891 998,795 (49,395) 445,707 7.01

$ 1,016,666 $ 11,217 $ 1,027,884 $ (50,833) $ 453,717 $ 7.14

Net Operating Income

$

287,635

$

299,920

$

312,630

$

325,779

$

339,380

$

353,447

$

367,997

$

383,044

$

398,604

$

414,694

$

431,330

$

448,529

$

466,311

$

484,692

$

503,693

$

$ $

115,547 370,547

$ $

117,858 495,815

$ $

120,215 625,946

$ $

122,619 761,084

$ $

125,071 901,377

$ 127,573 $ 1,046,977

$ 130,124 $ 1,198,041

$ $

132,727 1,354,729

$ 135,381 $ 1,517,205

$ 138,089 $ 1,685,638

$ $

140,851 1,860,201

$ 143,668 $ 2,041,073

$ 146,541 $ 2,228,435

$ $

149,472 2,422,476

Net Cash Flow Before Debt Service $

172,088

$

182,063

$

192,416

$

203,160

$

214,308

$

$

237,873

$

250,317

$

$

276,605

$

290,479

$

$

319,770

$

335,220

$ 2,259,566

$

2,226,195

$

2,190,989

$ 2,073,322

$

2,029,708

$ 1,935,151

$

1,883,938

$ 1,772,906

$

1,712,769

3BR 2BR 1BR Enhanced SRO

Section 8 Affordable Section 8 Affordable Section 8 Affordable Section 8 Affordable Section 8

Capital Reserve Accrued Capital Reserve$

250,000

Ending Loan Balance

$ 2,291,197

Loan Payments Debt Service Coverage Ratio

$

157,647 $ 1.09

Net Cash Flow

$

8,316

$

157,647 $ 1.15 16,806

$

157,647 $ 1.22 25,619

$

$ 2,153,847

157,647 $ 1.29 34,767

$

$ 2,114,662

157,647 $ 1.36 44,261

225,875

157,647 $ 1.43

$

54,113

$

157,647 $ 1.51 64,334

$

$ 1,983,695

157,647 $ 1.59 74,937

263,223

$

157,647 $ 1.67 85,935

$

157,647 $ 1.75 97,341

$

304,862

$ 1,829,908

92,207 192,770 125,481 452,901 99,344 53,964

523,333

$ 152,461 $ 2,623,387

$ 155,511 $ 2,831,365

$

$

351,232

$ 1,649,325

367,822

$ 1,582,391

157,647 $ 1.84

157,647 $ 1.93

157,647 $ 2.03

157,647 $ 2.13

157,647 $ 2.23

157,647 2.33

109,170

121,434

134,149

147,330

160,992

317,826

$

$

$

Operating Assumptions

Financing

Vacancy rates are assumed to be 5% throughout the 15 year operating

Construction Financing

period, and all revenues are expected to rise by 3% per year. General

We assume a two-year interest-only construction loan for the residential

operating expenses are also assumed to increase by 3% per year.

development from Boston Private Bank at a rate of 4%, which will be drawn

$

$

during construction. The total loan-to-value ratio for this loan is 70%. We We also assume the creation of a capital operating expense in addition to

assume that 85% of the LIHTC grant is received at the start of construction,

normal replacement reserves. In year 0 we include a starting reserve of

and the other portion is assumed on completion. We assume that 90% of

$250,000, from which it accrues 2% annually and to which an additional

the additional equity will be available at the start of construction and utilized

reserve of $1.75/sf growing at 2% a year is added as well.

to reduce the necessary size of the construction loan.

45

finance & feasibility

Sources of Funds: Residential

Uses of Funds: Residential

Senior Debt Construction/Bridge Loan* Permanent Loan

$ -

Construction 3,830,754

Private Equity Somerville Community Corporation

$

1

$

1

0.00%

Public Equity LIHTC FHLBB Affordable Housing Grant Somerville CDBG Massachusetts Affordable Housing Trust Fund Somerville Affordable Housing Trust Fund Housing Stabilization Fund Somerville HOME Enterprise Sustainability Training Grant Commercial Area Transit Node Program TOTAL

$ $ $ $ $ $ $ $ $ $

7,952,175 225,000 450,000 900,000 225,000 675,000 675,000 4,500 450,000 15,387,430

$ $ $ $ $ $ $ $ $

1,403,325 25,000 50,000 100,000 25,000 75,000 75,000 500 50,000

60.81% 1.63% 3.25% 6.50% 1.63% 4.88% 4.88% 0.03% 3.25% 100%

*Construction Loan Repaid with Permanent Loan & Equity

$ $

Permanent % of Total (153,230) N/A 2,180,159 13.18%

$ 3,830,755 (construction loan paid)

Sources of Funds: Arts Space Private Equity Somerville Community Corporation

$

1.00

Soft Debt City of Somerville Deferred Interest Loan

$

1,485,820.00

100.00%

TOTAL

$

1,485,821.00

100.00%

Developer Fee Period Acquisition $3M $3-$5M $5M-On

-

Percent

5.0% 15.0% 12.5% 10.0%

Total $ $ $ $ $

81,500.00 450,000.00 250,000.00 702,011.59 1,483,511.59

-

Soft Costs Architecture & Engineering (A&E) Construction Manager Bonding Survey Environmental Engineer Legal Title Accounting Marketing Insurance DHCD Application Soft Cost Contingency Capital Operating Reserve Seed Developer Fee TOTAL SOFT COSTS Construction Loan Interest Hard Costs Structural Rough Carpentry Insulation Roof & Faรงade Windows Drywall & Painting Finish Carpentry Electrical & HVAC Flooring Kitchen Fixtures Bath Fixtures/ Tiling Plumbing Laundry Room Elevators Sprinkling SUBTOTAL INTERIOR Greening of Roof Landscaping/ Sidewalks Parking TOTAL HARD COSTS LAND COSTS TOTAL RESIDENTIAL COSTS

46

Uses of Funds: Arts Space

$ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $

$ 346,855.50 25,693.00 141,311.50 51,386.00 59,093.90 128,465.00 12,846.50 38,539.50 38,539.50 64,232.50 25,693.00 102,772.00 250,000.00 1,483,511.59 2,768,939.49 153,230.15 $ 1,901,282.00 462,474.00 256,930.00 873,562.00 256,930.00 411,088.00 719,404.00 411,088.00 154,158.00 205,544.00 102,772.00 411,088.00 38,539.50 135,659.04 154,158.00 6,494,676.54 70,912.68 262,068.60 4,003,800.00 10,831,457.82 1,630,000.00

$

15,383,627.45

$ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $

$ $ $ $ $ $ $ $ $ $ $ $ $ $ $

$/SF

6.75 0.50 2.75 1.00 1.15 2.50 0.25 0.75 0.75 1.25 0.50 2.00 4.87 28.87 53.89

$ $ $ $ $ $ $ $ $ $ $ $ $ $ $

$/UNIT 8,258.46 611.74 3,364.56 1,223.48 1,407.00 3,058.69 305.87 917.61 917.61 1,529.35 611.74 2,446.95 5,952.38 35,321.70 65,927.13

Soft Costs Leasable Space Circulation (stair to roof)

$ $

$ 392,920.00 31,600.00

$ $

$/SF 40.00 40.00

TOTAL SOFT COSTS

$

424,520.00

$

40.00

$/UNIT 45,268.62 11,011.29 6,117.38 20,799.10 6,117.38 9,787.81 17,128.67 9,787.81 3,670.43 4,893.90 2,446.95 9,787.81 917.61 3,229.98 3,670.43 154,635.16 1,688.40 6,239.73 105,363.16 162,563.28

Hard Costs Leasable Space Circulation (stair to roof)

$ $

$ 982,300.00 79,000.00

$ $

$/SF 100.00 100.00

TOTAL HARD COSTS

$

1,061,300.00

$

100.00

366,276.84

TOTAL COMMERCIAL COSTS

$

1,485,820.00

$

140.00

$ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $

$/SF 37.00 9.00 5.00 17.00 5.00 8.00 14.00 8.00 3.00 4.00 2.00 8.00 0.75 2.64 3.00 126.39 1.38 5.10

$

186.76

$ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $

$

237.65

$

$/UNIT N/A N/A

$/UNIT N/A N/A

We also assume that in exchange for the city’s control and management of

Somerville CDBG

our art space through a triple-net lease, it will use $1.45 of the $1.6 million

We hope to receive $500,000 from HUD’s Community Development Block

SCC paid for the land acquisition to finance the construction of the space.

Grant program with the city of Somerville. Somerville promotes affordable

This money is provided through a no-interest loan, providing a feasible

housing development for low and moderate income citizens, and this project

source of equity while giving the city additional leverage over the operation of

is in line with the city’s stated priorities for block grant funds.

the building to ensure the stability of this new space.

Massachusetts Affordable Permanent Financing

Housing Trust Fund

We assume one 30-year permanent loan for the residential space, also

We hope to receive $1,000,000

LIHTC 9% Credit Calculator Total Development Cost Less: Grants Equals: Rehab/New Construction Eligible Basis Eligible for 130% Basis Boost Eligible Basis after Basis Boost Applicable Fraction Qualified Basis Applicable Tax Percentage Maximum Eligible Tax Credit Annually

$ $ $ $ $ $

13,753,627 4,005,000 9,594,622 Yes 12,473,008 100% 12,473,008 9% 1,122,571

from the Boston Private Bank. Our residential debt service coverage ratio

from the Massachusetts

averages 1.86. We used a 5.5% interest rate based on advice from Sarah

Affordable Housing Trust

Lamitie from Boston Private Bank. Because of the residential character of

fund, through the Department

the neighborhood, we were advised that private underwriting of the art space

of Housing and Community

was unlikely. To finance the art space without private debt, we monetized the

Development and the Housing

value of the land to secure a low interest loan from the City.

Finance Agency to create housing for families making at or below 110% of

Maximum Eligible Sum of Credits Number of Units Maximum Eligibility with $250,000/Unit Cap Maximum over 10 years Syndication rate Estimated syndication yield available Net Yield per unit

$ $ $ $ $ $

1,122,571 42 945,000 9,450,000 0.99 9,355,500 233,888

area median income. Our units cross the spectrum of affordability spreads, Sources of Funds

we have high sustainability standards, and we also include multiple units for

Low Income Housing Tax Credit

homeless transition.

We assume the maximum allowable allocation of 9% Low Income Housing tax Credits, based on calculations on project size and units spread. Our per-

Somerville Affordable Housing Trust Fund

unit costs hit the Boston metropolitan area cap of $250,000 set by DHCD,

We hope to receive $250,000 from the Somerville Affordable Housing Trust

limiting our eligible yearly award to $945,000. We are assuming a syndication

Fund, which like its Massachusetts counterpart supports the creation of

rate of $.99 per dollar of credit based on recent sale rates, leading to a ten-

housing for families at or below 110% of area median income. A recent

year total credit award of $9,355,500.

project with SCC received almost $250,000 of SAHTF financing, and Somerville has been supportive of SCC’s previous projects.

FHLBB Affordable Housing Program We hope to receive a grant of $250,000 from the Affordable Housing

Housing Stabilization Fund

Program. This program from the Federal Home Loan Bank of Boston

We hope to receive $750,000 from the Housing Stabilization Fund, offered

provides grants to support affordable housing, and previous SCC projects

through the state Department of Housing and Community Development.

have received AHP grants of this size.

47

finance & feasibility

The fund awards a maximum of $750,000 to produce affordable housing as

and environmental features of the development to encourage energy

long as units target families at incomes at or less than 85% of area median

efficiency. This will help support SCC in creation of manuals and trainings for

income.

residents and staff.

Somerville HOME

Commercial Area Transit Node Housing Program

We hope to receive $750,000 from Somerville’s allocation of HOME funds

We hope to receive $500,000 from this no-interest loan program, funded by

from HUD. To qualify, a project needs at least six units targeted to families

the commonwealth, to create transit-oriented developments in low-income

making 60% of the AMI and 20% of the units for families making 50% of

areas. The proximity of this site to multiple bus lines as well as the Green

the AMI while also encouraging smart development practices. We hope to

Line extension and the Orange Line T stop in Sullivan Square make the site

have five units under the Project-Based Section 8 voucher program and an

quite accessible via public transit. There are eight criteria for selection and

additional three for homeless families with McKinney vouchers, and these are

we believe that our site meets all of the requirements.

considered valuable policy choices by the city. A recent SCC project received Art Space

$950,000 from HOME for its equity.

We have separated our commercial and residential spaces so that the Enterprise Sustainability Training Grant

pro formas can be financed separately, reducing underwriting risk. By

This $5,000 grant from Enterprise Community Partners will support the ability

turning over the rentable art space back to the city alongside Somerville

of residents and staff in the building to take advantage of the sustainability

using a portion of our land purchase funds as an equity investment in the commercial space, we encourage the production of a community space

Funding Schedule 1 SOURCES: $15,387,430

Year 2 - Construction

Year 1 - Construction 2

3

4

5

6

7

8

9

10

11

1

2

3

4

Public Equity- 77%

5

6

Year 3 - Leaseup 7

8

9

10

11

1

11% 11%

SOURCES: $ 1,485,821

USES: $1,485,821

4

58%

6

7

8

9

Permanent Loan Public Equity

1% Hard Costs- 70%

5

Private Equity- 1% 42%

9%

3

Construction Loan- 23% Land Acquisition Soft Costs

USES: $15,387,430

2

8%

2%

Construction Interest Capital Reserves Developer Fees

City of Somerville Deferred Interest Loan-100%

Soft Costs- 28%

Hard Costs- 72%

Residential Public Arts Spaces

48

10

11

DEVELOPMENT SCHEDULE DURATION

START

END

2 Months 1 Month 2 Months 2 Months

May '13 July '13 August '13 July '13

July '13 July '13 September '13 August '13

PRE-DEVELOPMENT COMMUNITY ENGAGEMENT CONCEPTUAL DESIGN SCHEMATIC DESIGN FINALIZE DESIGN CONSTRUCTION DOCUMENTS PERMITTING/APPROVAL FINANCING FINANCING COMMITMENTS CONTRACTOR SELECTION SUBCONTRACTOR SELECTION FINANCE CLOSING

I Year 5 Months 6 Months 3 Months 3 Months 8 Months 4 Months 3 Months 3 Months 3 Months 1 Month

May '13 May '13 October '13 April '14 July '14 October '13 October '13 January '14 December '13 June '14 July '14

May '14 September '13 March '14 June '14 September '14 May '14 January '14 March '14 February '14 August '14 July '14

CONSTRUCTION SITE WORK BUILDING CONSTRUCTION CERTIFICATE OF OCCUPANCY

2 Months 14 Months 1 Month

August '14 October '14 November '15

September '14 November '15 November '15

ABSORPTION MARKETING/LEASEUP

4 Months

November '15

March '16

SITE ACQUISITION CITY OF SOMERVILLE RFP RFP RESPONSE AWARD OF PROJECT SITE ACQUISITION

M J

J

2013 A S O N D

J

2014 F M A M J J

A S

O N D

J

2015 F M A M J J

A S

O N D

J

2016 F M

that otherwise might be too small to develop individually. To minimize the

existing historic designation and the need to modify internal structure would

difficulties for SCC in managing a public space beyond affordable housing,

make qualifying for these credits economically unreasonable.

after construction SCC will turn over this space to the city to be managed using a triple-net lease.

New Market Tax Credits This proposal also tries to create rentable space with a community purpose

Sources Considered but Not Used

within the overall project. The New Markets Tax Credits program offers

Historic Preservation Tax Credits

credits to developments in qualifying low-income areas that generate

The old school building has historic character and this proposal attempts

substantial new commercial uses. The small size of our building and

to create a project in line with the mission of an educational facility. We

its placement in a predominantly residential neighborhood made the

considered trying to preserve the building enough that we could receive

commercial space of our project a poor candidate for NMTC.

historic preservation credits as well, but found that the lack of any official

49

sources: AfroBrazil Under 9 Children Show web page. http://www.afrobrazil.org/children.php Concilio Hispano, Inc history. http://conciliohispano.org/index.php?option=com_content&vi ew=article&id=46&Itemid=55&lang=en City of Somerville: Department of Public Works, Lights and Lines; Historic Preservation Commission Design Guidelines; Office of Strategic Planning and Community Development Green Line Extension (http://ci.somerville.ma.us/departments/ospcd/green-line-extension), Parks and Open Spaces, Somerville Housing Report, Somerville Population Report; Sustainability and Environment; Urban Forestry Initiative; Zoning Code.

City of Somerville and MassDOT. East Broadway Streetscape City Construction Updates. http://www.somervillema.gov/alerts/city-construction-updates/east-broadway-streetscape.

El Sistema Somerville web page. http://www.sistemasomerville.org/el-sistema Massachusetts DHCD’s 2013 Draft 2013 Qualified Allocation Plan for Low-Income Housing Tax Credits.

Secretary of the Interior. Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings.

Somerville by Design. Complete Streets Initiative.

Thormark, Catarina. “A Low Energy Building in a Life Cycle - Its Embodied Energy, Energy Need for Operation and Recycling Potential.” Building and Environment 37.4 (2002): 429435.

US Census, 5-Year American Community Survey, 2007-2011.

US EPA. “Smart Growth and Sustainable Preservation of Existing and Historic Buildings.”

2012.

US HUD. FY 2013 Section 8 Final Fair Market Rents for Existing Housing, FY 2013 List of Counties (and New England Towns) Identified by State and Metropolitan Area, FY 2013 HUD Income Limits for Section 8, FY 2013 HUD Multifamily Tax Subsidy Income Limits.

Walk Score. Get a Walk Score. http://www.walkscore.com/

50