affordable housing competition report: the edgerly

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the edgerlyThe next generation of a community anchor.

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credits

team:mike albertMaster of Landscape Architecture, Harvard GSD

edward BeckerMaster of Architecture, Harvard GSD

Will cohenMaster of Urban Planning, Harvard GSD

annemarie grayMaster of City Planning, MIT

Jelani KaramokoJuris Doctor, Harvard Law School

Kevin mcdonaldMaster of Urban Planning, Harvard GSD

maggie tishmanMaster of City Planning, MIT

simon WillettMaster of Architecture in Urban Design, Harvard GSD

dara yaskilMaster of City Planning, MIT

development partner:Somerville Community Corporation (SCC)Jeremy Wilkeningshaina 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 Somervilleleah hague, Somerville Center for Arts at the Armorycarrie dancy, East Somerville Main StreetsKate goldstein, PhD Candidate, MITBrad rawson, Mayor’s Office of Strategic Planning & Community DevelopmentKristi chase, Mayor’s Office of Strategic Planning & Community Developmentamie hayes, Mayor’s Office of Strategic Planning & Community Developmentdana leWinter, Mayor’s Office of Strategic Planning & Community Developmentlarry vale, Professor, MITedward marchant, Professor, Harvard

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contents

executive summary & Judging criteria

context & community responsiveness

physical design

environmental sensitivity

finance & feasiBility

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the edgerly is the next generation of a community anchor.

this mixed-use historic adaptive reuse continues the edgerly education center’s legacy of lifelong learning, youth development, and cultural exchange with forty-two new affordable homes and community spaces dedicated to arts and educational programming. the building was originally constructed as the John a. dickerman school in 1935 and has been a center of public education and youth development for nearly 80 years. located on cross street in the heart of east somerville, just one block from the commercial spine of Broadway street, the school building has long served as an institutional anchor in both the physical neighborhood and the collective memory of east somerville. With a new school building nearing completion down the street, our proposal—“the edgerly”—will be able to serve other community needs while still remaining an anchor for lifelong learning in east somerville.

Our proposal responds to the dire need for affordable housing in the surrounding neighborhood. east somerville has a particularly high percentage of renters compared to the rest of the city, a quarter of whom are severely rent-burdened. a number of major planned public investments nearby, notably the MBTA Green Line extension, will benefit local residents but are also likely to drive up housing prices and increase gentrification. East

somerville currently has a diverse immigrant population from all over the world: over forty percent of residents in the census tract surrounding the edgerly school are foreign-born, with over a third speaking a language other than english at home. in our outreach process with over 28 stakeholders, most repeatedly emphasized that diversity was one of east somerville’s top assets. In order to maintain its diversity in the future and retain affordability, East Somerville will have to dramatically increase its stock of affordable housing.

to address these needs, we propose a development of forty-two homes: eight one-bedroom, three of which are for formerly homeless individuals, twenty-four two-bedroom, seven three-bedroom, and three four-bedroom 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 median income (ami), with the remaining units for low-income households earning at or below 60 percent of the ami. our proposal demonstrates financial feasibility using a combination of Low-Income Housing Tax Credits (lihtc) equity, state and city housing subsidies, as well as permanent and construction loans.

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proposed roof community garden: rendering

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10,600 sf Flexible education and

recreation spaces

Streetscape enhancements

along Cross Street

42 Apartments:3 Studios

5 1-bedroom24 2-bedroom7 3-bedroom3 4-bedroom

Private courtyard and outdoor

gathering space

Community gardening and

leisure space on solar-ready roof

39 New covered parking spaces

program elements

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in addition to housing, this development continues the long educational heritage of the edgerly school through arts-focused education and youth development programming. the space will be home to el sistema, an internationally renowned youth program that provides classical music training . the program currently runs its programs out of the school and is looking to expand with the new construction. this will be part of a system of flexible classroom space that can be adapted to suit the changing needs of the community while maintaining the core values of lifelong learning and cultural exchange. This space will be financed by monetizing some of the acquisition price of the land, where the city puts up some of that money as 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 physical design of the edgerly leverages the historic structure to suit contemporary needs. our strategy creatively alleviates many existing physical challenges, including a lack of parking and open public spaces, widespread impervious surfaces, and an expansive, underutilized roof. highly legible public and private entrances, as well as a new public plaza on cross street, enhance the quality of the surrounding neighborhood. vehicular circulation around the site is designed to minimize any traffic congestion that would result from the additional activity generated by the project.

the new design seamlessly integrates environmental health and sustainability elements, achieving LEED platinum certification. By preserving and renovating the historic core, the edgerly retains the embodied energy in the existing building and reduces the need for energy-intensive new construction. Passive energy efficiency strategies, such as improved insulation and natural daylighting, seal the building envelope while allowing for proper ventilation for good air quality and a comfortable indoor environment. a keycard activation system activates and deactivates residents’ electricity whenever they enter and exit the building saves additional energy, and pervious paving and a green roof mitigate stormwater runoff in the neighborhood.

the somerville community corporation is well equipped to move this project forward: the organization has an experienced development team, a strong relationship with the east somerville community, and an impressive track record of completing complex affordable housing projects. A wide range of stakeholders has expressed support for the project and reiterated the needs it would meet for local residents and east somerville as a whole. the edgerly is already a tangible symbol of the community’s heritage and sense of place. the new edgerly both preserves this character and position as an anchor in the east somerville community, as well as serves as a model for integrated affordable housing development and adaptive reuse of school buildings throughout the Boston area and the nation.

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PHySICAL DESIGn

CoMMUnITy RESPonSIVEnESS

EnVIRonMEnTAL SEnSITIVITy

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.

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.

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.improves the connection to cross street and the Broadway commercial district through an enhanced streetscape.develops a creative solution to discretely accommodate parking needs, provide a communal outdoor space for residents, and improve the visual quality of the property. leverages the expansive, underutilized roof.

HVAC Distribution in Hung Ceiling Mediates Central Services with Household Control

Preservation Interior Masonry Walls Facade Provides Thermal Mass

Light Shelf Shades Interior while Simultaneously Providing Daylighting

Design Preserves 86% of Existing Structural Walls,

Floors and Roof

2x Paned and Low U Level Glass Windows

Reduce Noise and Maintain Consistant Temperature

Water-Conserving Fixtures Reduce Potable Water

Consumption

Continuous Deciduous Canopy Along Streetscape Reduces Heat Island Effect

Expansive Windows Provide Increased Natural

Daylighting in Lieu of Artificial Light Sources

Bus Stop + Bicycle Parking Offers Convenient

Connections to Larger Transportation Networks

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

Interior Shafts/Chimneys Facilitate Natural Cross

Ventilation through Individual Dwelling Units

Recycled Aluminum Cladding Minimizes

Dependency on New Materials

Rigid Board Insulation Increases R-Value +

Facilitate Individual Unit Heat Control

Sedum Roof Decreases Stormwater Runoff and

Provides Biomass Insulation

Pervious Paving + Native Planting AreasReduce Stormwater Runoff

Underground Cistern Stores Stormwater for Irrigation Needs

Integrated Lightwells Provide Natural Ventilation

and Daylighting for Internior Spaces

executive summary & Judging criteria

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PRoJECT fInAnCInG

InnoVATIon

PRoJECT fEASIBILITy

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.

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.

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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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 around the world. in the census tract around the edgerly building, 42 percent of residents are foreign-born. the majority of these residents are recent immigrants from guatemala, china, and most notably el salvador and Brazil. many second-generation puerto rican and vietnamese families also reside in the neighborhood.

though much of the manufacturing that once took place there has since left, nearby Broadway street remains the commercial heart of this neighborhood. it is the center of a healthy business district with many local and immigrant-owned restaurants and shops. Stakeholders consistently identified the 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 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 devastating fire in 2007, Edgerly, along with nearby Cumming Middle School, became the home for escs’s students while the school was being rebuilt.

today, several programs call the edgerly building home: escs is now in its fifth year at the building, the Next Wave / Full Circle high school continues to operate alongside escs elementary school, groundwork somerville maintains a community garden, the Somerville Boxing Club offers free youth training in the building’s basement, and el sistema-somerville youth orchestra offers classical music instruction.

When the reconstructed escs re-opens across the street from edgerly next fall, edgerly will enter the next stage in its long-standing role as a foundation of the community. our plan seeks to honor and continue the building’s rich legacy as a cornerstone of education and youth development.

Brazil 26%

Guatemala 19%

China 11%El Salvador 6%Poland 5%

All other 33%

57%U.S.-born

43%Foreign-born


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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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East Somerville currently benefits from several major infrastructure assets, and stands to benefit from additional planned investments.

the edgerly sits half a mile from the sullivan square t stop and will be nearly the same distance from the future Brickbottom stop on the planned green line extension. once complete, the green line extension will connect east somerville to lechmere on the south end and Ball square (and possibly 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 first phase will be complete when the redeveloped Edgerly building comes online.

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 streetscape enhancement project beginning this year. the project also includes new signage and lighting, landscaping, sidewalks, and utilities, all of which are expected to enhance Broadway’s viability as east somerville’s primary commercial district.

however, the cost of housing remains a critical issue for many east somerville families. compared to the rest of somerville, east somerville has a higher percentage of renters and a lower rate of homeownership. of households that rent, over half are rent-burdened, and over a quarter are severely

east somerville needs affordaBle housing to maintain its diversity amid maJor marKet pressures.

rent burdened. the median income for the census tract around edgerly is $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 neighborhood residents who indicated that the primary thing they would change about their neighborhood is the rent, which was simply too high. Because of the lack of affordable housing, housing overcrowding has become a prominent issue in east somerville.

The City of Somerville has also identified the lack of affordable as a major issue. according to its comprehensive plan, the city aims to build 1,200 permanently affordable housing units by 2030. [Source: City of Somerville. somervision: comprehensive plan 2010-2030. april 2012.]

although the extension of the mBta green line and the planned streetscape enhancements for nearby East Broadway will offer important amenities to residents, we can also expect that this new development will further increase rents. stakeholders repeatedly emphasized that diversity was one of east 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 stock of affordable housing. Another issue stakeholders identified was a lack of public open space, which is not currently addressed by the planned infrastructure investments.


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0 0.5 milesN

McG

rath

Hig

hway

Broadway

Washington Street

Mystic Avenue / I-93

Cro

ss St

reet

UNIONSQUARE

ASSEMBLYSQUARE

SULLIVANSQUARE

0 0.5 milesN

Separated bike laneRecommended bike laneShared bike lanebus linesexisting T stopplanned T stopbus stop

Brickbottom

Sullivan Square

0 0.5 milesN

New ESCS$35 milion

Glen Park

East Branch Public Library

Broadwaycommercial corridor

$8 million streetscape enhancement

Assembly Square Mall

Foss Park

The Edgerly

Inner BeltIndustrial District

BOSTON

CAMBRIDGE

EVERETT

SOMERVILLE

CHELSEA

EAST SOMERVILLE

BOSTON

ARLINGTON

0 3 milesN

Percentage of households that are families and rent their homes (2011 5-year ACS)

less than 9%

9 to 18%

18 to 24%

24 to 31%

31 to 44%

0 2 milesN

237, 64, 85 Pink248, 171, 38 Orange135, 159, 28 Green108, 64, 26 Brown84, 164, 198 Light blue59, 113, 108 Turquoise

23 to 25%

25 to 27%

27 to 29%

29 to 30%

30 to 38%

0 2 milesN

Rent burden: Median gross rent as a percentage of household income (2011 5-year ACS)

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)

neighBorhood transit & BiKe nearBy assets

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housing needsBased on the demographic profile and housing needs in East Somerville, a redeveloped Edgerly should ensure affordable housing to families. The census tract containing the edgerly has only a slightly higher proportion of family households compared to all of somerville, but a much larger portion of families have children compared to the entire city. consequently, units tend to be larger in east somerville than elsewhere in the city. the average household size for edgerly’s census tract is 2.3, indicating that a mix of two- and three-bedroom apartments would be appropriate.

While seniors compose a dwindling share of somerville’s population and the poverty rate among seniors in somerville is fairly low, 13 percent of families in edgerly’s census tract are intergenerational. particularly for immigrant seniors, who may find it difficult to navigate their life in the US completely independently, being able to live with family is important. Building bigger units would allow grandparents to continue living with their children and grandchildren.

neighBorhood faBricMoreover, the redeveloped building would fit well in the East Somerville neighborhood. currently, 12 percent of housing units in this census tract are located in buildings with 50 or more units, double the citywide rate, indicating

the edgerly can serve housing needs While strengthening the neighBorhood and the legacy of youth education.

that a housing development of this size would not be out of place in the context of east somerville. in the immediate block group, the overwhelming majority (over 90 percent) of residential buildings are duplexes or multifamily developments, mostly occupied by renters. the edgerly’s census tract also has a low vacancy rate (only 4 percent, compared to 6 percent for somerville as a whole). however, this block group has a 15 percent vacancy rate, indicating that redevelopment might strengthen the overall neighborhood fabric, and that redevelopment can likely occur without displacement.

community programmingBased on stakeholder interviews, we have identified two key needs in the east somerville neighborhood: (1) youth recreation and enrichment programs and (2) adult basic education, including english as a second language (esl) and computer literacy training. We have developed three possible scenarios for community space at the edgerly. Which scenario is ultimately adopted should be determined by focus groups with east somerville residents as well as tenants’ exact space requirements and financing. However, all three scenarios address one or both of the needs identified during the stakeholder outreach process. Under all three scenarios the somerville recreation and youth commission will be an important partner in helping execute the community’s vision.


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option A: youth Arts Educationin 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.

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

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.

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option C: youth Arts Education and Adult Basic Educationa third option would be to devote half the community space to youth arts education and the other half to adult basic education. there is a strong need for this type of programming. over a third of the residents in the edgerly’s census tract speak a language other than english at home, and many of these households speak english less than “very well.” english as a second language (esl) classes are available at several nearby locations, including the somerville east Branch library, the 7th day adventist hispanic church down the street, and nearby public schools. that said, long wait lists at several of these programs may indicate an additional need for language classes. interviews with several local service providers indicated that computer literacy is another persistent need.

Thus, half the community space at The Edgerly would be a mix of flexible classroom and office space to accommodate nonprofit organizations that provide esl and computer literacy classes to the public. one possible tenant is Concilio Hispano, a well established nonprofit organization operating in cambridge and chelsea for over 50 years and servicing more than 4,000 clients annually. Concilio Hispano offers educational programming, including ged preparation classes, esl classes, computer training, and interpretation and translation services. They also offer family programming including nutrition and fitness workshops, parenting classes, and family counseling. other possible tenants include centro presente, a state-wide latino organization; the Welcome Center, an education and advocacy nonprofit focused on Somerville’s immigrant community; and the Somerville Hispanic association for community development, which currently operates just a block from the edgerly campus.

studio space in the community. the studios could also be used as exhibit galleries for youth art activities. Another group that may fit in this space is afroBrazil, a somerville-based traditional Brazilian percussion group that does both professional performances and youth training . afroBrazil is a particularly attractive tenant because it would allow the many Brazilian and Brazilian-american youth in east somerville to connect with their heritage, an approach known as “cultural sustainability.”

the somerville arts at the armory could serve as a model for how to structure arts space at The Edgerly. They currently they offer salsa lessons, a jazz singer’s showcase, a performance hall, café, gallery, and a professional conference room as rentable space to support community uses. the armory offers flexible rate pricing for non-profit organizations to ensure a wide variety of local groups can engage in the community space. edgerly could similarly offer rentable rehearsal and workshop space to support music activities that complement an expanded el sistema-somerville program.

option B: youth Arts Education and youth Recreationa second option would be to devote half the community space to youth arts education and the other half to a youth recreation program, like the somerville Boxing club. the Boxing club currently operates out of the edgerly building and provides recreation programming to youth free of charge. in addition to boxing training, they provide academic tutoring and drug and alcohol counseling. the program has strong support from the city of somerville: Bruce desmond, somerville alderman-at-large serves on the Board of Directors. [Source: Clarey, Terence. “Somerville Boxing Club aims to knock out youth crime and substance abuse.” the somerville news. 14 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 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.

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.

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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.

We believe that a strong connection to the natural environment can improve one’s quality of life. our design proposal uniquely positions the physical landscape to foster social and educational learning environments for both residents and users of the building. together, the architectural and landscape designs alleviate many existing physical challenges, including the existing building structure, a dearth of useful parking and a dominance of impervious surfaces, as well as a large and underutilized roof.

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

current conditions

The west wing’s first floor is an underground parking area currently converted into the somerville Boxing club with double-loaded classrooms on the second and third floors, which transition along the north wing to three stories of classrooms. the east wing contains a single-loaded corridor of classrooms facing the street, and a kitchen (first floor) and gym (second/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.

LoT SIZE ZonInGSToRIES | HEIGHTSQUARE fEET | fAR

ACCESS

noRTH DIMEnSIonEAST DIMEnSIon WEST DIMEnSIon

STRUCTURE

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)

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

2.5’ Below Grade | 65’ Double-Loaded Corridor2.5’ Below Grade | 80’ Double-Loaded Corridor6’ Below Grade | 65’ Aysmmetrical-Loaded Corridor

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

physical design

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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

facade Improvements, Including Light Shelves + new Windows Improve

Energy Efficiency

The new Addition Respects the Existing Building Height

+ Massing

Rain Gardens Along otis + Bonair Secondary Streets Aim

to Enhance the Streetscape and Reduce Stormwater Runoff

Active Gathering Spaces + Seasonal Planting Palettes Combine to Improve the

neighborhood’s Visual Quality

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urBan design strategyFive distinct and deliberate elements offer individuals a connection to their natural environment and improve the visual quality of east somerville.

re-engage cross street – to create an active and dynamic presence, our design repositions the building towards the more public cross street through streetscape and programmatic decisions. the design includes a new and welcoming primary entrance.

create strong interior environment - To offer a greater sense of privacy to our residents, the apartments are focused on the secondary streets, and on the second or third floors of Cross Street. The existing northwest entrance and ada ramp on Bonair and southeast entry along otis provide direct residential access. Bedrooms and living spaces are organized on the building’s existing window pattern.

activate the interior courtyard – faced with parking requirements, our design creates a multi-layered solution which maximizes our investment. a

redesigned groundplane with access to the underground parking, is capped with an elevated platform. the solution creates an interior courtyard which captures more direct sunlight and a sheltered parking area which is hidden from streetview.

integrate a new addition – in order to increase the overall square-footage of affordable housing, the design integrates a new building addition facing Bonair Street. Situated between the existing wings, the addition fits seamlessly within the current structure. the contemporary materials distinctly contrast the existing brick façade.

leverage roof for various uses - the existing roof is one of the largest contiguous roof surfaces within a half-mile radius. recognizing the value and its unique visual perspective toward Boston proper, the design integrates various programmatic elements, including community gardens and a resident pavilion.

1 | re-engage cross street 2 | create strong interior environment 3 | activate the interior courtyard 4 | integrate a new addition 5 | leverage roof for various uses

Locate Public Program in Interior SpacesCreate Inviting & Gracious Public EntryProvide outdoor Gathering Spaces + Plaza

Locate Apartments in Areas with > Privacyfacilitate Connection to Exterior ViewsEnhance Secondary Residential Streets

Integrate Sheltered Parking on Ground floorUtilize Elevated Platform for CourtyardCapture Stormwater + Store in Cistern

Anchor Courtyard with new ResidencesReduce Urban Heat Island Effect through Green Roof

Introduce Comm. Gardens + Public SpaceIntegrate Stormwater Mgmt. SystemExplore Photovoltaic System Potential

c r o s s st r e e t o t i s s t r e e t

B o n a i r s t r e e t

physical design

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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

Recycled Aluminum Cladding Minimizes Dependency on new Materials

Perforated Screen obscures Parking and facilitates natural Ventilation through the Parking Garage

Deciduous Tree Canopy Improves Human Comfort + Reduces Urban Heat Island Effect

Sidewalk Improvements Enhance the Public Realm and Improve the Site’s Relationship to neighboring Properties

outdoor Balconies with Transparent Guardrails Create a Safe + Dynamic Connection to otis Street

operable Windows Help facilitate Cross-Ventilation through Residential Apartments

perspective of otis street facade and parking entry: rendering

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landscapeOur landscape component not only offers aesthetic value and creates a more complimentary relationship to adjacent properties, but also enhances the social value of the edgerly. three overarching design strategies include:

reclaiming the streetscape – the streetscape promotes connectivity and integrates a series of flexible public spaces. Along Cross Street, the public plaza provides a flexible gathering space for residents and employees while a series of steps and an ada ramp seamlessly welcomes individuals into the public lobby. along Bonair street, residential patios provide direct outdoor access for residents, surrounded by low-maintenance plant materials. new trees provide a continuous streetscape canopy, supporting somerville’s recent urban forest initiative.

activating the courtyard – the courtyard serves as the building’s physical heart, designed to include everyday activities which strengthen social engagement. Water features block out street noise throughout the space while seasonal plantings provide privacy. designed with budget in mind, the design creatively integrates raised planters and a modular decking system, which allows water to be captured and directed to an underground cistern.

the design creates an intimate courtyard While discreetly accommodating parKing needs.

programming the roof – designed in a safe and secure manner, two trellis canopies and vegetated screen walls provide shelter from the elements and a view of the surrounding cityscape. groundwork’s existing garden will move 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 projects, the roof is designed to accommodate a future photovoltaic system.

parKing strategyalthough the process anticipates the creation of a new pud, the proposal draws from baseline zoning and analyzes other metropolitan regulations for reference. Numerous conversations with planning officials, who encouraged creative solutions, identified an openness to reduce baseline requirements by up to 20%, as in other recently approved projects. Consequently, our strategy adapts to the constraints of the existing building while maintaining a feasible parking program.

our solution, as previously explained, includes an elevated platform capping the existing courtyard which will both accommodate the site’s parking needs and create an elevated interior courtyard. Utilizing the 20% reduction, 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.

physical design

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under current zoning, the proposed program would require 47 spaces for the residential program and 10 spaces for commercial use. the application would seek relief from Zoning Ordinance Article 9 – Off-Street Parking requirement through a waiver from the special permit governing agency (spga). if the proposal is an improvement on the current situation, it is likely to be approved.

the edgerly promotes alternative transportation considering its proximity to existing and proposed public transit and bicycle use. recent census data reveals that nearly one in three somerville commuters uses mass transit, placing it ahead of cambridge, chelsea, everett and medford. With direct public transit access, the site provides residents and workers with a direct connection to Broadway street and future t stations. a number of people will also likely walk to the building.

Zoning approval strategyanticipating the green line t extension, somerville is overhauling its zoning code. Recognizing this effort is still in progress, our proposal develops an immediate and feasible solution as the school will relocate at the end of the 2012-2013 school term. Conversations with planning officials revealed their expectation that the property would require a new typology of planned unit development (pud). edgerly meets neither the pud-a criteria, directed towards the assembly square district, nor the pud-B criteria, which requires 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

landscape requirements and is designed to make over 50% of the open space publicly accessible. the proposal will follow somerville’s outlined pud application procedures requiring two stages of review. in the initial submission stage, somerville community corporation will develop a comprehensive land use plan for the entire pud tract. upon approval, scc will submit a special permit with a site plan review application with definitive development plans.

historical preservation strategiesthe edgerly repurposes an important piece of somerville’s heritage for future generations. the team spoke with somerville historic commission representatives who noted that although a historic survey had not yet been completed, it may be eligible for the national historic registry. since the team’s assessment did not reflect National Park Service Criteria for Designation, Historic Tax Credits were not factored in our financial strategy.

nevertheless, the design aims to follow national historic guidelines. the design identifies, retains and preserves historical building features, including exterior walls and cornices. through our onsite assessment, the interior courtyard has received the most alterations over the years. the design focused new additions in this area to minimize disturbances to the existing structure. the current windows do not appear original and are energy inefficient, therefore will be replaced using a similar mullion configuration.

24

ground floor

cro

ss s

tree

t

otis street

Bus station + Bicycle parkingpublic plaza arrival steps, ada ramp + interior public lobbyrain gardensseating WallsBicycle parking arearesidential patio terraces + lawn spacevehicular access to parking garagepedestrian access to parking garagecommunity art Wall + pedestrian pathnative grass + shrub massings

0102030405060708091011

Bus

sto

par

ea

loading

01

02

03

04

06

05

090810

07

12

05

ex

0 15 30 60

Bonair street04 05

mr

recycling

education and youth development spaces(refer to subsection)

0511

resident elevator

elevator (roof access)

3Br 2Br 2Br 2Brs studio 1Br 1 Bedroom 2Br 2 Bedroom 3Br 3 Bedroom 4Br 4 Bedroom total

residential development summary

--31-4

parKing, service + loading infrastructure

19 spaces in Building’s existing underground20 spaces in courtyard Parking Includes 20% Compact Spaces (allowed per somerville Zoning code)loading Zone located on otis streetmechanical room interior trash chute + recycling collection areaexterior trash area

39

1mrtcex

sectionsection

tc

exterior legend

physical design

25

lightwellcontainer Bamboo standsBBQ stationramp to upper terraceWater featureseatingresidential terraces

01020304050607

0 15 30 60

second floorresident elevator public elevator (connecting floor 1 & 4)

3Br

mB

2Br 2Br 2Br 4Br

2Br

2Br

2Br

3Br

2Br 4Br

1Br

1Br

1Br

3Br

2Br

studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom total

residential development summary

2483219section section

pmo

additional amenities

mailboxesmulti-purpose community room Property Management Office lounge

mBcrpmolou

crloutc

s

s

1Br

0102

02

03 04

05

06

07

exterior legend07

26

physical design

public terrace residential terraceresidential Balcony

010203

0 15 30 60

laundry room

trash chute

open to

Below

view intocourtyard

3Br 2Br 2Br 2Br2Br

2Br

2Br

2Br

2Br

4Br 2Br

3Br

2Br2Br

2Br

2Br

2Br

studios 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom

total

development summary111331

19

section

cBh

section

additional amenities

cBhlrtc

caregiver respite arealaundry roomtrash chute

lr

s

tc

1Br

third floor

exterior legend01

02

03

27

community garden plotsseating areassecondary stairway egress compost + storage enclosureperimeter safety Wallvegetation screens (safety mechanism)storagesedum roof (on new addition)roof pitch to drainmechanical shafts

01020304050607080910

0 15 30 60

exterior legend

01

02

03

04

0102

0502

06

07

0809

10sKy laWn

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.

resident gathering

pavilion

puBlic gathering+ groundWorKs

teaching pavilion

section section

roof

28

Preserved Architectural Relic Wall

Education + youth Development Spaces

15’ outdoor Terrace Areas

Residential

Residential

Residential

Residential

Cross Street Streetscape Enhancement

Distant View to Boston

Exterior Residential Terraces

Exterior Walkway Connects Lounge to otis Street

Groundworks Somerville Hub for Community Gardens

Seating + Gathering Areas

Stairway Egress

The Existing Gym Width - 45’ - was Deemed Unfeasible for Conversion to Residential Use. Thus, a new Wall is Constructed

Hall

Education + youth Development Spaces

Lightwell into Parking Garage

65’ Double Loaded Corridor

physical design

29

The new Addition fits Within the Existing Building Mass Like a Puzzle Piece, Responding formally to the Existing

Building Heights + Visual Composition

At-Grade Parking

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

Community Arts Wall

Partially-Submerged Underground

Parking

Ramp

Residential

Residential

Residential

Residential Hall

Existing Concrete Pylons

BBQ Dining Terrace

Lightwell into Parking Garage

Vegetated Green Walls Provide Safety Mechanism

Hall

natural Ventilation

Underground Stormwater Cistern

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

65’ Courtyard Dimension Deemed Ideal for Parking

Sedum Green Roof

Raised Planters Create Intimate Gathering Areas

fountains Reverberate White noise Throughout Courtyard

Movable furniture

30

housingthe project’s residential program creates a high quality of life and provides residents with a strong visual and physical connection with their natural environment. Within each apartment, the living space and bedrooms have been organized to include access to a window, offering exterior views, as well as ample daylighting and natural ventilation. many apartments also include exterior patios, providing residents a direct connection to exterior spaces.

adaptive use strategies - in order to minimize excessive costs and construction schedules, the proposal works within the existing building constraints, strategically making adjustments to maximize efficiency and improve quality of life. the following examples illustrate three reuse strategies:

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

the edgerly accommodates forty-tWo apartments With a Wide range of typologies for a diverse population.

wider than desirable apartment dimensions, the west facades are pulled inwards from the existing exterior wall, resulting in a larger central courtyard. this strategy leaves the historic gym wall standing as a ruin, creating individual terraces.

3. the existing school has many attractive aesthetic features that positively enhance the interior spatial quality. though the school’s current windows would be replaced with a more energy efficient alternative, the window openings will remain the same, and both the existing concrete floors and waffle-slab ceiling will be preserved.

By leaving a majority of the original structure intact, the design maximizes the potential of the existing building’s thermal mass, structural capacity, and attractive aesthetics.

physical design

31

Existing Ceiling is Preserved

Preserved Concrete Floors are Refinished + Polished


2x Paned and Low U Level Glass Windows Reduce noise and Maintain Consistent Temperature

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

Existing fluorescent Lighting fixtures are Replaced with fixtures Possessing Energy Efficient Bulbs

operable Windows Provide natural Ventilation and Reduce Energy Dependency

Paints and Coatings Applied to Interior Walls and Ceilings Do not Exceed VoC Content Limits

eye-level perspective of two-Bedroom apartment: rendering

32

division of puBlic & private space

Existing Load-Bearing Walls

Two-Bedroom Apartments

Three-Bedroom Apartments

Four-Bedroom Apartments

Public Education Spaces

Elevator Shafts

One-Bedroom Apartments

physical design

33

50 502510

2 Bedroom Apartment24 UnitsAverage Area-995 SF

4 Bedroom Apartment3 UnitsAverage Area-1,442 SF

1 Bedroom/Studio Apartment8 UnitsAverage Area-712 SF

3 Bedroom Apartment7 UnitsAverage Area-1,247 SF

apartment typologies

34

The existing classrooms, cafeteria, and kitchen currently occupying the first floor are repurposed for education and youth development spaces. This program responds to the various community needs identified in our team’s public outreach and engagement process.

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

flexiBle spaces for education and youth programming adapt to and evolve With the needs of the community.

c) maintaining el sistema-somerville as the anchor tenant and subdividing the remaining half into multiple classrooms and office spaces to accommodate nonprofit organizations such as Concilio Hispano, Centro presente and the somerville hispanic association for community development. restrooms are provided in spaces adjacent to the existing corridor and already outfitted with plumbing.

physical design

Interior rendering of music education classroom

35

0 10 25 505LEVEL 1N

0 10 25 505LEVEL 1N

0 10 25 505LEVEL 1N

option ayouth Arts Education

option Byouth Arts Education and youth Recreation

option cyouth Arts Education and Adult Basic Education

36

our team views sustainable development as stretching beyond environmental sustainability. We envision the adaptive reuse of the edgerly as continuing to play a prominent role in the shaping of a strong, sustainable east somerville community that contributes to the sustainability of the built environment and the health of its residents.

increasing the efficiency of Building constructionThe adaptive reuse of The Edgerly reflects Somerville Community corporation (scc) and the city of somerville’s long-standing commitment to sustainability and environmental stewardship. By reusing the building that 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 structure is retained and, still with the new construction, it will constitute 76% of the structure. Therefore, a significant amount of the energy embodied in the current structure is preserved.

the edgerly seamlessly integrates environmental health, energy efficiency, and long-term sustainaBility strategies.

It is common to only rate a building’s energy efficiency based on its day-to-day energy use and not the energy consumed in extracting raw materials, manufacturing and assembling materials, transporting materials, and constructing the building. however, the energy embedded in the entire construction process is significant and should not be discounted. When a building is reused, the amount of materials used and disposed, as well as energy consumed, is substantially minimized during the construction process. Therefore, the reuse of the building increases its energy efficiency significantly, producing greater environmental benefits than a newly constructed building.


Demolition (14%)

Reuse (86%)

Existing Building Volume Project Construction Volume

New (24%)

Reuse (76%)

37

HVAC Distribution in Hung Ceiling Mediates Central Services with Household

Control

Preservation of Interior Load Bearing Masonry

Walls Provide Important Thermal Mass

Light Shelfs Shade Interior While Simultaneously Providing Daylighting

Design Preserves 86% of the Structural Walls, floors

and Roof of the Existing School Building

2x Paned and Low U-value Glass Windows Reduce noise

and Maintain Moderate Temperatures

Low-flow Water fixtures Reduce need for Potable

Water Consumption

Continuous Streetscape Canopy Reduces Urban Heat

Island Effect

Expansive Windows Provide Increased

natural Light

Bus Stop + Bicycle Parking Offer Connections to Larger

Transportation networks

Community Gardens on Rooftop Reduce Runoff + Contribute to Biodiversity

Interior Shaft facilitates Passive Cross Ventilation Through Each Apartment

Recycled Aluminum Cladding Minimizes Dependency on new

Materials

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

Gain

Sedum Roof Reduces Runoff + Provides Biomass Insulation for new Addition

Pervious Paving + native Planting AreasReduce Stormwater Runoff

Underground Cistern Stores Stormwater for Irrigation needs

Integrated Lightwells Provide natural Ventilation and

Daylighting for Internior Spaces

38


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

39

increasing the efficiency of Building operationsEnergy EfficiencyAs 39% of greenhouse gas emissions are attributed to the energy used in our residential building stock, SCC is committed to driving energy efficiency in all of its buildings, working with local energy company new ecology, as well as energy star consultants, to incorporate green features and obtain LEED certifications. Therefore, The Edgerly seeks to obtain LEED Platinum certification.

To finance energy efficiency measures within the building, The Edgerly meets the eligibility criteria to participate in the massachusetts low-income Multifamily Retrofit Program (also known as ‘LEAN’). Meagan Coakley, Program Assistant for LEAN, confirmed that The Edgerly would be eligible to participate in the program and stated that the application process is non-competitive. the program conducts an energy audit of the building, leverages money from utility companies, and installs the energy efficiency measures needed, such as air sealing, thermal insulation, efficient lighting fixtures and heating systems, and energy star refrigerators and air conditioners.

the edgerly incorporates the following innovative and sensible features to drive deep energy efficiency:

• Keycard Energy Activation System: Tenants will receive a keycard that activates and deactivates their electricity whenever entering and exiting the building. • Motion-sensor lighting in hallways and communal rooms• Energy efficient lighting fixtures• New double-glazing windows with high insulating values• Air sealing through caulking and weather-stripping

• Rigid foam board insulation to increase the R-value of the building• Preserved thermal mass to help reduce heating and cooling energy loads• Daylighting to maximize natural lighting and reduce the need for artificial lighting through the fenestration of expansive windows• Light shelves on the east, west and south sides of the building to reduce heat gain in an apartment in the summer and heat loss in an apartment in the winter• WegoWise: A software program that tracks the building’s energy use and benchmarks the building against similar buildings. this tracking software helps management identify if the building’s energy efficiency measures are resulting in increased energy savings and reduced energy costs. the program also connects the management team to efficiency programs and finance agencies if it is determined that the building is not producing energy and cost savings. the software is free for up to 24 months if the edgerly participates in the lean program.

Renewable EnergyWe 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 was paid for by a grant by mass housing. however, the grant is no longer 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 associates – between $115,000 to $145,000 – we concluded that the cost is prohibitive at this time.

We also looked into the possibility of arranging a solar power purchase agreement (ppa), but two of the companies that mediate ppas, sunrun and solar city, only work with 1-4 unit residential buildings. a third company we spoke with, Boston community capital, primarily works with large scale

40

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

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

Pervious (22%)

Impervious (78%)

Planted Area (58%)

Pervious Pavement (11%)

Impervious (31%)

existing site

proposed site


41

Materials + Resourcesthe edgerly incorporates materials sourced within a 500-mile radius and plans to donate any materials not reused in the construction process to habitat for humanity, which resells materials to fund their continued work, as well as recycle any materials unwanted by habitat.

providing choices for residents to get aroundSince The Edgerly provides housing for residents at or below 60% of the median income, residents may not have the financial resources to lease or own a car. however, the edgerly is positioned near mass transit and, according to Walk score, a company that rates the walkability of places, the building is located in a neighborhood with a walkability score of 88 out of 100 due to its proximity to grocery stores, schools, restaurants, and outdoor parks, giving residents several cost-effective options for getting around the neighborhood and city. furthermore, the transit-oriented location of the edgerly and the walkability of the neighborhood reduce the building’s carbon footprint, as residents are more likely to use mass transit or walk to get to their destination.

the edgerly allocates two parking spaces for Zipcar to provide residents who do not own or lease a car with access to motor vehicles. additionally, after speaking with the Boston Zipcar locations manager, John crooks, and explaining to him the population the edgerly seeks to target, Zipcar will most likely be able to offer monthly rental spaces for approximately $100.

creating a healthy communityThere is great need for high-quality, safe, affordable housing in East somerville. many of the residential buildings in the neighborhood are overcrowded, disinvested, contain lead paint, and violate fire code regulations, impacting the health of residents within the neighborhood.

the edgerly is designed to address east somerville’s housing challenges to support the health of its residents. the design and green features of the building create safe, high-quality housing through ensuring high indoor air quality and supporting healthy eating and active living.

high indoor air quality is achieved through the implementation of natural and mechanical ventilation systems, the polished existing concrete floors that are easily cleaned, and the establishment of a no-smoking policy.

the edgerly encourages healthy eating and active living by providing a rooftop community garden in partnership with groundworks, a somerville-based environmental non-profit, for residents and youth in the community. the partnership with groundworks will provide residents with the opportunity to work with knowledgeable staff to learn how to grow their own fruits and vegetables, as well as provide groundworks with an educational space for youth in the community to learn how to grow their own food. furthermore, the edgerly encourages biking as a mode of transportation by providing residents with bike racks on site.

increasing resident environmental aWarenessin the past, scc has worked with Boston-based energy company new ecology to provide manuals and trainings of the environmental features of its buildings, as well as individual apartments.

the edgerly will leverage a $5,000 enterprise sustainability training grant to support the residents and building operations staff’s learning and understanding of the environmental features of the building in order to operate it at its maximum efficiency. The grant will allow SCC to produce manuals and trainings similar to the ones it has created for the tenants and building staff of its other buildings.

42


WATER EffICIEnCy

EnERGy + ATMoSPHERE

10/10

21/35

SUSTAInABLE SITES 25/26pr 1 construction activity pollution prevention required achieved: team intends to comply (required)ss 1 site selection achieved: existing developed site (1/1)ss 2 development density and community connectivity achieved: proximity to Basic services (5/5)SS 3 Brownfi eld Redevelopment Not Achieved (0/1)ss 4.1 alt. transportation — public transportation access achieved: proximity to Bus stops (6/6)ss 4.2 alt. transportation — Bicycle storage achieved: Bicycle racks & covered storage provided (1/1)SS 4.3 Alt. Transportation — Low-Emitting / Fuel-Effi cient Vehicles Achieved: Option 4 - Provide Fuel-Effi cient Vehcile Sharing Program (3/3)ss 4.4 alt. transportation — parking capacity achieved: option 1 - complies to local Zoning (2/2)SS 5.1 Site Development — Protect or Restore Habitat Achieved: Restored 50% of Ground Plane & Courtyard (excluding building) (1/1) SS 5.2 Site Development — Maximize Open Space Achieved: Design Exceeds Local Zoning Requirements by 25% (1/1)SS 6.1 Stormwater Design — Quantity Control Achieved: Implemented an Integrated Stormwater Management Plan to Reduce Runoff (1/1)ss 6.2 stormwater design — Quality control achieved: implemented rain gardens, planting areas and green roof (1/1)SS 7.1 Heat Island Eff ect — Nonroof Achieved: Low Albedo on 100% Hardscape(1/1)SS 7.2 Heat Island Eff ect — Roof Achieved: Low Albedo Material for 75% of Roof (1/1)ss 8 light pollution reduction achieved: interior spaces-reduce input power, exterior spaces-meet criteria (1/1)

PR 1 Water Use Reduction Required Achieved: 20% Reduction in Water Consumption by Fixtures, Fittings, Appliances (Required)WE 1 Water Effi cient Landscaping Achieved: Captured Rainwater, Recycled Wastewater, Effi cient Irrigation, No Potable Water (4/4)WE 2 Innovative Wastewater Technologies Achieved: 50% Reduction in Potable Water through Water-Conserving Fixtures (2/2)WE 3 Water Use Reduction Achieved: 40% Reduction in Water Consumption through Fixtures, Fittings, Appliances 4/4)

pr 1 fundamental commissioning of Building energy systems achieved: team intends to comply (required) pr 2 minimum energy performance required achieved: team intends to comply (required) pr 3 fundamental refrigerant management required achieved: Zero use of cfc-Based refrigerants (required)EA 1 Optimize Energy Performance Achieved: Team Intends to Achieve at Least 30% on Building Performance (10/19)EA 2 On-Site Renewable Energy Achieved: Team Intends to Achieve at Least 7% Onsite Renewable Energy (4/7)ea 3 enhanced commissioning achieved: team intends to comply (2/2)EA 4 Enhanced Refrigerant Management Achieved: Team Does Not Intend to Use Refi rgerants (2/2) EA 5 Measurement and Verifi cation Achieved: Team Intends to Development M&V Plan (3/3) ea 6 green power not achieved: team does not anticipate engaging a renewable energy contract (0/2)

the edgerly achieves leed platinum certification.


Preservation Interior Masonry Walls Facade Provides Thermal Mass

Light Shelf Shades Interior while Simultaneously Providing Daylighting

Design Preserves 86% of Existing Structural Walls,

Floors and Roof

2x Paned and Low U Level Glass Windows

Reduce Noise and Maintain Consistant Temperature

Water-Conserving Fixtures Reduce Potable Water

Consumption

Continuous Deciduous Canopy Along Streetscape Reduces Heat Island Effect

Expansive Windows Provide Increased Natural

Daylighting in Lieu of Artificial Light Sources

Bus Stop + Bicycle Parking Offers Convenient

Connections to Larger Transportation Networks

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

Interior Shafts/Chimneys Facilitate Natural Cross

Ventilation through Individual Dwelling Units

Recycled Aluminum Cladding Minimizes

Dependency on New Materials

Rigid Board Insulation Increases R-Value +

Facilitate Individual Unit Heat Control

Sedum Roof Decreases Stormwater Runoff and

Provides Biomass Insulation

Pervious Paving + Native Planting AreasReduce Stormwater Runoff

Underground Cistern Stores Stormwater for Irrigation Needs

Integrated Lightwells Provide Natural Ventilation

and Daylighting for Internior Spaces

43

MATERIALS + RESOURCES

INDOOR ENVIRONMENTAL QUALITY

INNOVATION IN DESIGN

REGIONAL PRIORITY

7/14

15/15

2/6

1/4

SUSTAINABLE SITES 25WATER EFFICIENCY 10ENERGY + ATMOSPHERE 21MATERIALS + RESOURCES 7

INDOOR ENVIRONMENTAL QUALITY 15INNOVATION IN DESIGN 2REGIONAL PRIORITY 1

TOTAL ANTICIPATED POINTS 81

ID 1 Innovation in Design Achieved: Green Wall Fosters Habitat (1/5)ID 2 LEED Accredited Professional Achieved: Team Member Mike Albert is LEED AP (1/1)

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

PR 1 Storage and Collection of Recyclables Required Achieved: Collection Area Located (Required)MR 1.1 Building Reuse—Maintain Existing Walls, Floors & Roof Achieved: Design Maintains 86% of Existing Walls, Floors and Roof (2/3)MR 1.2 Building Reuse—Maintain Existing Nonstructural Elements Not Achieved (0/3)MR 2 Construction Waste Management Achieved: Recycle 75% of Concrete, Gypsum Board, Insulation (2/2) MR 3 Materials Reuse Not Achieved (0/2)MR 4 Recycled Content Not Achieved: (0/2)MR 5 Regional Materials Achieved: 20% of Materials will be Obtained from a Regional Source (2/2)MR 6 Rapidly Renewable Materials Not Achieved: Not Able to Be Determined at this Time (0/1)MR 7 Certifi ed Wood Achieved: 50% of Wood to be FSC-certifi ed (1/1)

PR 1 Minimum Indoor Air Quality Performance Achieved: Team Intends to Use Local Code for Mechanically Ventilated Spaces (1/1)PR 2 Environmental Tobacco Smoke (ETS) Control Achieved: Smoking Prohibited with 25-Feet of Building (1/1)IEQ 1 Outdoor Air Delivery Monitoring Achieved: Team will Integrate CO2 Monitors (1/1)IEQ 2.I Increased Ventilation Not Achieved: Not Able to Be Determined at this Time (0/1)IEQ 3.1 Construction Indoor Air Quality Mgmt. Plan—During Const. Achieved: Team will Create IAQ Management Plan (1/1)IEQ 3.2 Construction Indoor Air Quality Mgmt. Plan—Before Occupancy Achieved: Team will Conduct Building Flush-Out (1/1)IEQ 4.1 Low-Emitting Materials—Adhesives and Sealants Achieved: Team will Use Compliant Materials (1/1)IEQ 4.2 Low-Emitting Materials—Paints and Coatings Achieved: Team will Use Compliant Materials (1/1)IEQ 4.3 Low-Emitting Materials—Flooring Systems Achieved: Team will Use Compliant Materials (1/1)IEQ 4.4 Low-Emitting Materials—Composite Wood & Agrifi ber Products Achieved: Team will Use Compliant Materials (1/1)IEQ 5 Indoor Chemical and Pollutant Source Control Achieved: Permanent Entryway System, Suffi cient Exhaust System (1/1)IEQ 6.1 Controllability of Systems—Lighting Achieved: 90% of Fixtures will be Indivdiually Controlled, Lighting System in Common Areas (1/1)IEQ 6.2 Controllability of Systems—Thermal Comfort Achieved: 50% of Fixtures will be Indivdiually Controlled, Lighting System in Common Areas (1/1)IEQ 7.1 Thermal Comfort—Design Achieved: Team will use ASHRAE-Compliant HVAC System (1/1)IEQ 7.2 Thermal Comfort—Verifi cation Achieved: Team will created Verifi cation Program (1/1)IEQ 8.1 Daylight and Views—Daylight Achieved: 75% of areas will possess Daylighting (1/1)IEQ 8.2 Daylight and Views—Views Achieved: 90% of areas will possess Outdoor Views (1/1)

44

the edgerly will draw from a wide range of local, state, and federal subsidies in addition to permanent financing to make feasible the production of 42 affordable apartments for low-income and in-transition families. Beyond housing, this project will also create new anchor spaces for the east somerville community through a public-oriented continuing education and arts-focused youth development. By developing both housing and public uses in a sustainable and financially feasible way, our project works towards a triple bottom line, maximizing the value of each public dollar. the property will maintain its affordability in perpetuity.

overall strategyLand Acquisition and ownershipthe site is currently owned by the city and operates as a public school. though the city plans to dispossess the property, we are assuming that we will pay approximately $1.63 million for the lot. in paying the city for the space, however, we would like to stipulate that the city then reinvest $1.45 million dollars into financing the equity for our commercial arts development. While SCC will develop and manage the affordable housing, we will also develop a new arts and education space and then turn it back over to the city for operation with a triple-net lease.

the edgerly demonstrates financial feasiBility using a Wide range of local, state, and federal resources.

Pro forma Rentsone hundred percent of our units are affordable, and our maximum rents are determined through lihtc and hud section 8 guidelines. We based our rents on maximum allowable rents for bedroom sizes and income targeting spreads for lihtc units and used hud’s fair market rents for the section 8 units.

As 8 of our 42 units are affordable to households making less than 30% of the AMI, we are providing approximately 19% of our units to very-low-income households. Since all other units are targeting to families making 60% of the ami, we have been constrained more by hud guidelines than market rents in determining maximum allowable rent.

Project-Based Section 8 Vouchers and McKinney Homeless VouchersOf the eight 30% AMI Section 8 units, we believe that this project will qualify for and receive five project-based Section 8 vouchers, and another three units will receive vouchers under the mcKinney sro homeless transition voucher program.

LIHTC (60.8%)

City (11.36%)

State (14.65%)

Perm Loan (13.17%)

Breakdown of funding Sources


45

Residential Pro Forma and Cash Flow

Fiscal Year 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15Calendar Date Beginning 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028

Cash Flows

4BR Section 8 -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Affordable 59,184$ 60,960$ 62,788$ 64,672$ 66,612$ 68,610$ 70,669$ 72,789$ 74,973$ 77,222$ 79,538$ 81,924$ 84,382$ 86,914$ 89,521$ 92,207$


2BR Section 8 86,640$ 88,806$ 91,026$ 93,302$ 95,634$ 98,025$ 100,476$ 102,988$ 105,562$ 108,201$ 110,907$ 113,679$ 116,521$ 119,434$ 122,420$ 125,481$ Affordable 290,700$ 299,421$ 308,404$ 317,656$ 327,185$ 337,001$ 347,111$ 357,524$ 368,250$ 379,298$ 390,676$ 402,397$ 414,469$ 426,903$ 439,710$ 452,901$


Enhanced SRO Section 8 37,260$ 38,192$ 39,146$ 40,125$ 41,128$ 42,156$ 43,210$ 44,290$ 45,398$ 46,533$ 47,696$ 48,888$ 50,111$ 51,363$ 52,647$ 53,964$

Residential Rental Revenue 661,281$ 680,500$ 700,280$ 720,637$ 741,589$ 763,153$ 785,347$ 808,189$ 831,698$ 855,894$ 880,798$ 906,429$ 932,809$ 959,960$ 987,904$ 1,016,666$ Miscellaneous Income 7,200$ 7,416$ 7,638$ 7,868$ 8,104$ 8,347$ 8,597$ 8,855$ 9,121$ 9,394$ 9,676$ 9,966$ 10,265$ 10,573$ 10,891$ 11,217$ Total: 668,481$ 687,916$ 707,918$ 728,505$ 749,693$ 771,500$ 793,944$ 817,044$ 840,819$ 865,289$ 890,474$ 916,395$ 943,074$ 970,533$ 998,795$ 1,027,884$ 5% Vacancy (33,064)$ (34,025)$ (35,014)$ (36,032)$ (37,079)$ (38,158)$ (39,267)$ (40,409)$ (41,585)$ (42,795)$ (44,040)$ (45,321)$ (46,640)$ (47,998)$ (49,395)$ (50,833)$ Operating Expenses 347,782$ 353,971$ 360,274$ 366,694$ 373,234$ 379,895$ 386,680$ 393,591$ 400,630$ 407,801$ 415,104$ 422,544$ 430,123$ 437,843$ 445,707$ 453,717$ $/SF 5.47$ 5.57$ 5.66$ 5.77$ 5.87$ 5.97$ 6.08$ 6.19$ 6.30$ 6.41$ 6.53$ 6.64$ 6.76$ 6.89$ 7.01$ 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$ 523,333$

Capital Reserve 115,547$ 117,858$ 120,215$ 122,619$ 125,071$ 127,573$ 130,124$ 132,727$ 135,381$ 138,089$ 140,851$ 143,668$ 146,541$ 149,472$ 152,461$ 155,511$ Accrued Capital Reserve 250,000$ 370,547$ 495,815$ 625,946$ 761,084$ 901,377$ 1,046,977$ 1,198,041$ 1,354,729$ 1,517,205$ 1,685,638$ 1,860,201$ 2,041,073$ 2,228,435$ 2,422,476$ 2,623,387$ 2,831,365$

Net Cash Flow Before Debt Service 172,088$ 182,063$ 192,416$ 203,160$ 214,308$ 225,875$ 237,873$ 250,317$ 263,223$ 276,605$ 290,479$ 304,862$ 319,770$ 335,220$ 351,232$ 367,822$

Ending Loan Balance 2,291,197$ 2,259,566$ 2,226,195$ 2,190,989$ 2,153,847$ 2,114,662$ 2,073,322$ 2,029,708$ 1,983,695$ 1,935,151$ 1,883,938$ 1,829,908$ 1,772,906$ 1,712,769$ 1,649,325$ 1,582,391$

Loan Payments 157,647$ 157,647$ 157,647$ 157,647$ 157,647$ 157,647$ 157,647$ 157,647$ 157,647$ 157,647$ 157,647$ 157,647$ 157,647$ 157,647$ 157,647$ 157,647$ Debt Service Coverage Ratio 1.09 1.15 1.22 1.29 1.36 1.43 1.51 1.59 1.67 1.75 1.84 1.93 2.03 2.13 2.23 2.33

Net Cash Flow 8,316$ 16,806$ 25,619$ 34,767$ 44,261$ 54,113$ 64,334$ 74,937$ 85,935$ 97,341$ 109,170$ 121,434$ 134,149$ 147,330$ 160,992$ 317,826$

operating AssumptionsVacancy rates are assumed to be 5% throughout the 15 year operating period, and all revenues are expected to rise by 3% per year. General operating expenses are also assumed to increase by 3% per year.

We also assume the creation of a capital operating expense in addition to normal replacement reserves. in year 0 we include a starting reserve of $250,000, from which it accrues 2% annually and to which an additional reserve of $1.75/sf growing at 2% a year is added as well.

financingConstruction financingWe assume a two-year interest-only construction loan for the residential 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 assume that 85% of the LIHTC grant is received at the start of construction, and the other portion is assumed on completion. We assume that 90% of the additional equity will be available at the start of construction and utilized to reduce the necessary size of the construction loan.

46

Sources of Funds: Residential Uses of Funds: Residential Uses of Funds: Arts Space

Senior Debt Construction Permanent % of Total Soft Costs $ $/SF $/UNIT Soft Costs $ $/SF $/UNITConstruction/Bridge Loan* 3,830,754$ (153,230)$ N/A Architecture & Engineering (A&E) 346,855.50$ 6.75$ 8,258.46$ Leasable Space 392,920.00$ 40.00$ N/APermanent Loan - 2,180,159$ 13.18% Construction Manager 25,693.00$ 0.50$ 611.74$ Circulation (stair to roof) 31,600.00$ 40.00$ N/A

Bonding 141,311.50$ 2.75$ 3,364.56$ Private Equity Survey 51,386.00$ 1.00$ 1,223.48$ Somerville Community Corporation 1$ 1$ 0.00% Environmental Engineer 59,093.90$ 1.15$ 1,407.00$

Legal 128,465.00$ 2.50$ 3,058.69$ Public Equity Title 12,846.50$ 0.25$ 305.87$ LIHTC 7,952,175$ 1,403,325$ 60.81% Accounting 38,539.50$ 0.75$ 917.61$ FHLBB Affordable Housing Grant 225,000$ 25,000$ 1.63% Marketing 38,539.50$ 0.75$ 917.61$ Somerville CDBG 450,000$ 50,000$ 3.25% Insurance 64,232.50$ 1.25$ 1,529.35$ Massachusetts Affordable Housing Trust Fund 900,000$ 100,000$ 6.50% DHCD Application 25,693.00$ 0.50$ 611.74$ Somerville Affordable Housing Trust Fund 225,000$ 25,000$ 1.63% Soft Cost Contingency 102,772.00$ 2.00$ 2,446.95$ Housing Stabilization Fund 675,000$ 75,000$ 4.88% Capital Operating Reserve Seed 250,000.00$ 4.87$ 5,952.38$ Somerville HOME 675,000$ 75,000$ 4.88% Developer Fee 1,483,511.59$ 28.87$ 35,321.70$ Enterprise Sustainability Training Grant 4,500$ 500$ 0.03% TOTAL SOFT COSTS 2,768,939.49$ 53.89$ 65,927.13$ TOTAL SOFT COSTS 424,520.00$ 40.00$ Commercial Area Transit Node Program 450,000$ 50,000$ 3.25% Construction Loan Interest 153,230.15$ TOTAL 15,387,430$ 100% Hard Costs $ $/SF $/UNIT Hard Costs $ $/SF $/UNIT

3,830,755$ Structural 1,901,282.00$ 37.00$ 45,268.62$ Leasable Space 982,300.00$ 100.00$ N/A*Construction Loan Repaid with Permanent Loan & Equity (construction loan paid) Rough Carpentry 462,474.00$ 9.00$ 11,011.29$ Circulation (stair to roof) 79,000.00$ 100.00$ N/A

Insulation 256,930.00$ 5.00$ 6,117.38$ Sources of Funds: Arts Space Roof & Façade 873,562.00$ 17.00$ 20,799.10$

Windows 256,930.00$ 5.00$ 6,117.38$ Private Equity Drywall & Painting 411,088.00$ 8.00$ 9,787.81$ Somerville Community Corporation - 1.00$ - Finish Carpentry 719,404.00$ 14.00$ 17,128.67$

Electrical & HVAC 411,088.00$ 8.00$ 9,787.81$ Soft Debt Flooring 154,158.00$ 3.00$ 3,670.43$ City of Somerville Deferred Interest Loan 1,485,820.00$ 100.00% Kitchen Fixtures 205,544.00$ 4.00$ 4,893.90$

Bath Fixtures/ Tiling 102,772.00$ 2.00$ 2,446.95$ TOTAL 1,485,821.00$ 100.00% Plumbing 411,088.00$ 8.00$ 9,787.81$

Laundry Room 38,539.50$ 0.75$ 917.61$ Elevators 135,659.04$ 2.64$ 3,229.98$

Developer Fee Sprinkling 154,158.00$ 3.00$ 3,670.43$ Period Percent Total SUBTOTAL INTERIOR 6,494,676.54$ 126.39$ 154,635.16$ Acquisition 5.0% 81,500.00$ Greening of Roof 70,912.68$ 1.38$ 1,688.40$ $3M 15.0% 450,000.00$ Landscaping/ Sidewalks 262,068.60$ 5.10$ 6,239.73$ $3-$5M 12.5% 250,000.00$ Parking 4,003,800.00$ 105,363.16$ $5M-On 10.0% 702,011.59$ TOTAL HARD COSTS 10,831,457.82$ 186.76$ 162,563.28$ TOTAL HARD COSTS 1,061,300.00$ 100.00$

1,483,511.59$ LAND COSTS 1,630,000.00$

TOTAL RESIDENTIAL COSTS 15,383,627.45$ 237.65$ 366,276.84$ TOTAL COMMERCIAL COSTS 1,485,820.00$ 140.00$


47

Somerville CDBGWe hope to receive $500,000 from hud’s community development Block Grant program with the city of Somerville. Somerville promotes affordable housing development for low and moderate income citizens, and this project is in line with the city’s stated priorities for block grant funds.

Massachusetts Affordable Housing Trust fundWe hope to receive $1,000,000 from the massachusetts Affordable Housing Trust fund, through the department of housing and community development and the housing Finance Agency to create housing for families making at or below 110% of area median income. Our units cross the spectrum of affordability spreads, we have high sustainability standards, and we also include multiple units for homeless transition.

Somerville Affordable Housing Trust FundWe hope to receive $250,000 from the Somerville Affordable Housing Trust fund, which like its massachusetts counterpart supports the creation of housing for families at or below 110% of area median income. A recent project with SCC received almost $250,000 of SAHTF financing, and somerville has been supportive of scc’s previous projects.

Housing Stabilization fundWe hope to receive $750,000 from the Housing Stabilization Fund, offered through the state department of housing and community development.

We also assume that in exchange for the city’s control and management of our art space through a triple-net lease, it will use $1.45 of the $1.6 million SCC paid for the land acquisition to finance the construction of the space. this money is provided through a no-interest loan, providing a feasible source of equity while giving the city additional leverage over the operation of the building to ensure the stability of this new space.

Permanent financingWe assume one 30-year permanent loan for the residential space, also from the Boston private Bank. our residential debt service coverage ratio averages 1.86. We used a 5.5% interest rate based on advice from Sarah lamitie from Boston private Bank. Because of the residential character of the neighborhood, we were advised that private underwriting of the art space was unlikely. To finance the art space without private debt, we monetized the value of the land to secure a low interest loan from the city.

sources of fundsLow Income Housing Tax CreditWe assume the maximum allowable allocation of 9% Low Income Housing tax credits, based on calculations on project size and units spread. our per-unit costs hit the Boston metropolitan area cap of $250,000 set by dhcd, limiting our eligible yearly award to $945,000. We are assuming a syndication rate of $.99 per dollar of credit based on recent sale rates, leading to a ten-year total credit award of $9,355,500.

FHLBB Affordable Housing ProgramWe hope to receive a grant of $250,000 from the Affordable Housing program. this program from the federal home loan Bank of Boston provides grants to support affordable housing, and previous SCC projects have received ahp grants of this size.

LIHTC 9% Credit CalculatorTotal Development Cost 13,753,627$ Less: Grants 4,005,000$ Equals: Rehab/New Construction Eligible Basis 9,594,622$ Eligible for 130% Basis Boost YesEligible Basis after Basis Boost 12,473,008$ Applicable Fraction 100%Qualified Basis 12,473,008$ Applicable Tax Percentage 9%Maximum Eligible Tax Credit Annually 1,122,571$

Maximum Eligible Sum of Credits 1,122,571$ Number of Units 42Maximum Eligibility with $250,000/Unit Cap 945,000$ Maximum over 10 years 9,450,000$ Syndication rate 0.99$ Estimated syndication yield available 9,355,500$ Net Yield per unit 233,888$

Sources of Funds: Residential Uses of Funds: Residential Uses of Funds: Arts Space

Senior Debt Construction Permanent % of Total Soft Costs $ $/SF $/UNIT Soft Costs $ $/SF $/UNITConstruction/Bridge Loan* 3,830,754$ (153,230)$ N/A Architecture & Engineering (A&E) 346,855.50$ 6.75$ 8,258.46$ Leasable Space 392,920.00$ 40.00$ N/APermanent Loan - 2,180,159$ 13.18% Construction Manager 25,693.00$ 0.50$ 611.74$ Circulation (stair to roof) 31,600.00$ 40.00$ N/A

Bonding 141,311.50$ 2.75$ 3,364.56$ Private Equity Survey 51,386.00$ 1.00$ 1,223.48$ Somerville Community Corporation 1$ 1$ 0.00% Environmental Engineer 59,093.90$ 1.15$ 1,407.00$

Legal 128,465.00$ 2.50$ 3,058.69$ Public Equity Title 12,846.50$ 0.25$ 305.87$ LIHTC 7,952,175$ 1,403,325$ 60.81% Accounting 38,539.50$ 0.75$ 917.61$ FHLBB Affordable Housing Grant 225,000$ 25,000$ 1.63% Marketing 38,539.50$ 0.75$ 917.61$ Somerville CDBG 450,000$ 50,000$ 3.25% Insurance 64,232.50$ 1.25$ 1,529.35$ Massachusetts Affordable Housing Trust Fund 900,000$ 100,000$ 6.50% DHCD Application 25,693.00$ 0.50$ 611.74$ Somerville Affordable Housing Trust Fund 225,000$ 25,000$ 1.63% Soft Cost Contingency 102,772.00$ 2.00$ 2,446.95$ Housing Stabilization Fund 675,000$ 75,000$ 4.88% Capital Operating Reserve Seed 250,000.00$ 4.87$ 5,952.38$ Somerville HOME 675,000$ 75,000$ 4.88% Developer Fee 1,483,511.59$ 28.87$ 35,321.70$ Enterprise Sustainability Training Grant 4,500$ 500$ 0.03% TOTAL SOFT COSTS 2,768,939.49$ 53.89$ 65,927.13$ TOTAL SOFT COSTS 424,520.00$ 40.00$ Commercial Area Transit Node Program 450,000$ 50,000$ 3.25% Construction Loan Interest 153,230.15$ TOTAL 15,387,430$ 100% Hard Costs $ $/SF $/UNIT Hard Costs $ $/SF $/UNIT

3,830,755$ Structural 1,901,282.00$ 37.00$ 45,268.62$ Leasable Space 982,300.00$ 100.00$ N/A*Construction Loan Repaid with Permanent Loan & Equity (construction loan paid) Rough Carpentry 462,474.00$ 9.00$ 11,011.29$ Circulation (stair to roof) 79,000.00$ 100.00$ N/A

Insulation 256,930.00$ 5.00$ 6,117.38$ Sources of Funds: Arts Space Roof & Façade 873,562.00$ 17.00$ 20,799.10$

Windows 256,930.00$ 5.00$ 6,117.38$ Private Equity Drywall & Painting 411,088.00$ 8.00$ 9,787.81$ Somerville Community Corporation - 1.00$ - Finish Carpentry 719,404.00$ 14.00$ 17,128.67$

Electrical & HVAC 411,088.00$ 8.00$ 9,787.81$ Soft Debt Flooring 154,158.00$ 3.00$ 3,670.43$ City of Somerville Deferred Interest Loan 1,485,820.00$ 100.00% Kitchen Fixtures 205,544.00$ 4.00$ 4,893.90$

Bath Fixtures/ Tiling 102,772.00$ 2.00$ 2,446.95$ TOTAL 1,485,821.00$ 100.00% Plumbing 411,088.00$ 8.00$ 9,787.81$

Laundry Room 38,539.50$ 0.75$ 917.61$ Elevators 135,659.04$ 2.64$ 3,229.98$

Developer Fee Sprinkling 154,158.00$ 3.00$ 3,670.43$ Period Percent Total SUBTOTAL INTERIOR 6,494,676.54$ 126.39$ 154,635.16$ Acquisition 5.0% 81,500.00$ Greening of Roof 70,912.68$ 1.38$ 1,688.40$ $3M 15.0% 450,000.00$ Landscaping/ Sidewalks 262,068.60$ 5.10$ 6,239.73$ $3-$5M 12.5% 250,000.00$ Parking 4,003,800.00$ 105,363.16$ $5M-On 10.0% 702,011.59$ TOTAL HARD COSTS 10,831,457.82$ 186.76$ 162,563.28$ TOTAL HARD COSTS 1,061,300.00$ 100.00$

1,483,511.59$ LAND COSTS 1,630,000.00$

TOTAL RESIDENTIAL COSTS 15,383,627.45$ 237.65$ 366,276.84$ TOTAL COMMERCIAL COSTS 1,485,820.00$ 140.00$

48

The fund awards a maximum of $750,000 to produce affordable housing as long as units target families at incomes at or less than 85% of area median income.

Somerville HoMEWe hope to receive $750,000 from somerville’s allocation of home funds from hud. to qualify, a project needs at least six units targeted to families making 60% of the AMI and 20% of the units for families making 50% of the ami while also encouraging smart development practices. We hope to have five units under the Project-Based Section 8 voucher program and an additional three for homeless families with mcKinney vouchers, and these are considered valuable policy choices by the city. a recent scc project received $950,000 from home for its equity.

Enterprise Sustainability Training Grantthis $5,000 grant from enterprise community partners will support the ability of residents and staff in the building to take advantage of the sustainability

and environmental features of the development to encourage energy efficiency. This will help support SCC in creation of manuals and trainings for residents and staff.

Commercial Area Transit node Housing ProgramWe hope to receive $500,000 from this no-interest loan program, funded by the commonwealth, to create transit-oriented developments in low-income areas. the proximity of this site to multiple bus lines as well as the green line extension and the orange line t stop in sullivan square make the site quite accessible via public transit. there are eight criteria for selection and we believe that our site meets all of the requirements.

Art Space We have separated our commercial and residential spaces so that the pro formas can be financed separately, reducing underwriting risk. By turning over the rentable art space back to the city alongside somerville using a portion of our land purchase funds as an equity investment in the commercial space, we encourage the production of a community space

Year 1 - Construction Year 2 - Construction Year 3 - Leaseup

1 2 3 4 5 6 7 8 9 10 11 1 2 3 4 5 6 7 8 9 10 11 1 2 3 4 5 6 7 8 9 10 11

SOURCES: $15,387,430

SOURCES: $ 1,485,821

USES: $1,485,821

USES: $15,387,430

City of Somerville Deferred Interest Loan-100%

Soft Costs- 28% Hard Costs- 72%

Public Equity- 77% Construction Loan- 23% Private Equity- 1%

Permanent Loan

Public EquityConstruction InterestCapital Reserves

1%

2%8%11% Hard Costs- 70%9% 11%Developer Fees

Land AcquisitionSoft Costs

Residential

Public Arts Spaces

42% 58%

funding schedule


49

that otherwise might be too small to develop individually. to minimize the difficulties for SCC in managing a public space beyond affordable housing, after construction scc will turn over this space to the city to be managed using a triple-net lease.

sources considered But not usedHistoric Preservation Tax Creditsthe old school building has historic character and this proposal attempts to create a project in line with the mission of an educational facility. We considered trying to preserve the building enough that we could receive historic preservation credits as well, but found that the lack of any official

existing historic designation and the need to modify internal structure would make qualifying for these credits economically unreasonable.

new Market Tax Creditsthis proposal also tries to create rentable space with a community purpose within the overall project. The New Markets Tax Credits program offers credits to developments in qualifying low-income areas that generate substantial new commercial uses. the small size of our building and its placement in a predominantly residential neighborhood made the commercial space of our project a poor candidate for nmtc.

DEVELOPMENT SCHEDULE

DURATION START END M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F MSITE ACQUISITION

CITY OF SOMERVILLE RFP 2 Months May '13 July '13RFP RESPONSE 1 Month July '13 July '13AWARD OF PROJECT 2 Months August '13 September '13SITE ACQUISITION 2 Months July '13 August '13

PRE-DEVELOPMENTCOMMUNITY ENGAGEMENT I Year May '13 May '14CONCEPTUAL DESIGN 5 Months May '13 September '13SCHEMATIC DESIGN 6 Months October '13 March '14FINALIZE DESIGN 3 Months April '14 June '14CONSTRUCTION DOCUMENTS 3 Months July '14 September '14PERMITTING/APPROVAL 8 Months October '13 May '14FINANCING 4 Months October '13 January '14FINANCING COMMITMENTS 3 Months January '14 March '14CONTRACTOR SELECTION 3 Months December '13 February '14SUBCONTRACTOR SELECTION 3 Months June '14 August '14FINANCE CLOSING 1 Month July '14 July '14

CONSTRUCTIONSITE WORK 2 Months August '14 September '14BUILDING CONSTRUCTION 14 Months October '14 November '15CERTIFICATE OF OCCUPANCY 1 Month November '15 November '15

ABSORPTIONMARKETING/LEASEUP 4 Months November '15 March '16

2013 2014 2015 2016

50

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&view=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 DevelopmentGreen 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): 429-435.

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/

sources:

affordable housing competition report: the edgerly

Documents

community anchor

community spaces

community needs

somerville center

heart of east somerville

cohenmaster of urban

edgerly school

school building