[PPT] - General Heath Square Apartments presentation for Boston Planning and PowerPoint Presentation

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General Heath Square Apartments presentation for Boston Planning and Development Agency Article 80 Community Meeting

presented by: Jamaica Plain Neighborhood Development Corporation Back of the Hill Community Development Corporation

Tuesday, October 17, 2017

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Location

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Aerial view of General Heath Square site, courtesy City of Boston

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General Heath Square Apartments

Highlights

Production of 47 affordable

housing units

Affordability (see detail)
Development of

underutilized vacant lot

Transit-Oriented

Development

Bold design by award-

winning architects Prellwitz Chilinski Associates

Environmentally friendly

design and construction

Local employment and

workforce / procurement diversity

Resident services for

tenants, including services for special needs populations

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General Heath Square Apartments

Project Team

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Developer: Jamaica Plain Neighborhood Development Corporation
Development Partner:

Back of the Hill Community Development Corporation

Architect: Prellwitz Chilinski Associates
General Contractor: NEI General Contracting
Owner’s Representative: Janey Construction Consulting
Survey: Nitsch Engineering
Environmental Engineering: McPhail Associates
Legal Counsel: Klein Hornig
Property Management: Peabody Properties

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General Heath Square Apartments

Program & Design

Residential Units

12 one-bedroom units, ave. size 645 sq. ft. 21 two-bedrooms units, ave. size 875 sq. ft. 14 three-bedroom units, ave. size1050 sq. ft. Non-Residential

824 square foot commercial space.
1,042 sq.ft. community room
Management Office, trash, laundry, etc.
Parking: 20 spaces (.43 spaces per unit)

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Existing Site Aerial Photo

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Site Plan

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Ambulatory and Vehicular Entries / Exits

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Accessibility Routes

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Ground Floor Plan

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Floors 2-4 Plan

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Landscape Plan

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Unit Floor Plan 1BR

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1 BEDROOM UNIT 586 SF

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Unit Floor Plan 2BR

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2 BEDROOM UNIT 800 SF

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Unit Floor Plan 3BR

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3 BEDROOM UNIT 1005 SF

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Perspectives: view from Wensley St. looking south

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Perspectives: view from Heath St. looking east

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Perspectives: view from Heath St. looking east

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Perspectives: view from Heath St. looking north

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Perspectives: view from Bromley St. looking west

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Perspectives: view from New Heath St. looking east

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Budget Summary at 10/17/2017

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Development Budget Uses of Funds (Costs) % of total per sq ft Acquisition $1,000 0.0% Hard Costs $12,859,000 71.3% $212 Soft Costs $3,046,805 16.9% Reserves, Overhead/Fee $2,122,000 11.8% Total Development Cost $18,028,805

control: $0

Residential TDC per unit $378,256 Sources of Funds (proposed) Tax credit equity $9,337,600 51.8% City subsidy $3,250,000 18.0% State subsidy $3,605,244 20.0% Mass Dev Brownfields $35,961 0.2% Permanent Loan (Bond B sale) $1,800,000 10.0% Total Sources $18,028,805

control: $0

Surplus / Deficit $0 Sources as % of TDC: 100.0%

Operating Budget per unit Year 1 Operating Cost $559,471 $11,904 Year 1 Operating Revenue $705,644 $15,014 Year 1 NOI $146,173 $3,110

Annual Debt Service

$111,517 $2,373 Year 1 DSC Ratio 1.31

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Target Population / Affordability (text)

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16 units (34% of total) will be reserved for Project Based Section 8 or Mass Rental Voucher Program

(MRVP) rental subsidy (household income ≤ 30% Area Median Income). These units will also be Low Income Housing Tax Credit (LIHTC) compliant.

Mass ELI Set-Aside: Of the 16 units Section 8 / MRVP units, 10 units (21% of total) will be

permanently affordable to “extremely low income households” (household income ≤ 30% AMI) regardless of the availability of project-based rental subsidy.

HomeFunders Set-Aside: The Mass ELI Set-Aside units also qualify as the HomeFunders Set-

Aside (HomeFunders is a predevelopment debt source).

Boston Homeless Set-Aside: Of these 10 Mass ELI units, 5 units (11% of total) will be

permanently reserved for formerly homeless individuals or families (≤30% AMI); these are the “Boston Homeless Set-Aside” units.

2 units (4.3% of total) will be permanently reserved for clients of the HUD 811 Project Based Rental

Assistance Program (“811PRA”). 811 PRA is a HUD-funded project based operating subsidy for units targeted to serve non-elderly disabled households, referred and supported by Massachusetts Executive Office of Health and Human Services contract agencies. Income eligibility is ≤ 30% AMI.

2 units (4.3% of total) will be permanently reserved for clients of the Massachusetts Department of

Developmental Services, through the Mass Facilities Consolidation Fund program. Income eligibility is ≤ 30% AMI.

20 units (46.8% of total) will be LIHTC compliant (household income ≤ 60% AMI), with no project-

based rental subsidy support. The 20 units described above will also be LIHTC compliant, for a total

f 40 LIHTC units.
7 units (14.9% of total) will be reserved for moderate income households (household income ≤ 70%

AMI).

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Target Population / Affordability (chart)

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Units % of total 1BR 2BR 3BR Income Limit (%

f AMI)

Income Limit 1 person 1BR Rent Income Limit 2 persons 2BR Rent Income Limit 3 persons 3BR Rent 811, FCF/DDS, Mass DHCD Sec 8 PBVs, and MRVPs 20 42.55% 6 9 5 30% $21,700 30% of income $24,800 30% of income $27,900 30% of income LIHTC "stand alone"1 20 42.55% 4 9 7 60% $43,440 $977 $49,680 $1,161 $55,860 $1,334 Moderate Income1 7 14.89% 2 3 2 70% $50,700 $1,069 $57,950 $1,208 $65,200 $1,349 Total 47 100% 12 21 14 Set-Asides (do not double count with above) Mass ELI2 10 21.3% 8 2 30% $21,700 30% of income $24,800 30% of income $27,900 30% of income Homefunders3 10 21.3% 8 2 30% $21,700 30% of income $24,800 30% of income $27,900 30% of income Boston Homeless Referrals4 5 10.6% 3 2 30% $21,700 30% of income $24,800 30% of income $27,900 30% of income

1rents adjusted for 10% marketing window and for utility allowances 2Included within Mass DHCD Sec 8 PBV and MRVP units; ELI = extremely low income; must be retained in the event of loss of rental subsidy 3for eligibility for Homefunders predevelopment loan; identical to Mass ELI set-aside 4included within the Mass ELI set-aside

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Schedule

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Designation from the City May 6, 2015 City funding application December 11, 2015 BPDA Article 80 approval February 2, 2016 Boston ZBA approval February 23, 2016 City funding award February 29, 2016 State funding application #2 February 16, 2017 State funding award August 17, 2017 Finance Closing / Acquisition March 2018 Construction Start March 2018 Construction Completion July 2019 Qualified (Full) Occupancy September 2019 Sustained Occupancy December 2019

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Community Process 1

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11/12/2014: Sponsor’s community meeting
12/2/2014: Sponsor’s community meeting
3/5/15: Sponsor’s community meeting
6/23/15: Sponsor’s community meeting
9/15/15: JP Neighborhood Council Housing & Development Committee
10/7/15: JP Neighborhood Council Zoning Committee
10/28/15 (BRA Article 80 IAG Meeting)
11/5/15 (BRA Article 80 Public Meeting)
12/10/15 (BRA Board Meeting) – unanimous approval
1/6/16: JPNC Zoning Committee – unanimous approval
1/26/16: Full JPNC – approval
2/23/16: ZBA Hearing - approval

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Community Process 2

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Community Organization Support Letters

Bromley-Heath Tenant Organization
Julia Martin House Tenant Association
New England Baptist Hospital
Nurtury (Early Education Center at Bromley-Heath)
Winn Management (for Oliver Lofts on Terrace Street)
Placetailor (office tenant at 51 Heath Street)
Ugi’s Pizza (site neighbor)
Jamaica Plain Coalition Tree of Life / Arbol de Vida
Back Of The Hill Apartments
Support Petitions from Bromley Heath and from Back of The Hill Apartments
Hyde Square Task Force

Elected Officials Support Letters

City Councilor O’Malley
City Councilor Zakim
City Councilor Pressley
City Councilor Flaherty
City Councilor Murphy
City Councilor Wu
State Senator Sonia Chang-Diaz
State Representative Jeffrey Sanchez

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Local Employment and Workforce / Procurement Diversity

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Workforce Requirements (% of total labor hours):

“Minority (as defined by City of Boston)”: 51%
City of Boston residency: 51%
Local residency (ZIP Codes 02118, 02119, 02120, 02130):

35%

Women: 10%
Walk-on” workers: 3 (combined 18 months of full time

employment) Procurement Requirements:

State-certified MBEs: 30%
State-certified WBEs: 10%
Local BEs (ZIP Codes 02118, 02119, 02120, 02130): 10%

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END

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