Lancaster Commons HISTORY MEETS AFFORDABILITY - 2021 AFFORDABLE HOUSING DEVELOPENT COMPETITION - Citizens' Housing And Planning ...
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Lancaster Commons
HISTORY MEETS AFFORDABILITY
2021 AFFORDABLE HOUSING DEVELOPENT COMPETITION
FEDERAL HOME LOAN BANK OF BOSTON
TABLE OF CONTENTS
1. EXECUTIVE SUMMARY 5
2. SITE OVERVIEW & CONTEXT 8
3. THE MASTERPLAN 14
4. PROGRAMMING & COMMUNITY ENGAGEMENT 19
5. DESIGN 24
6. FINANCING & IMPLEMENTATION 38
7. CONCLUSION & IMPACT 48
8. ACKNOWLEDGMENTS & WORKS CITED 49
2 3
Lancaster Commons 1. Executive Summary
PARTICIPANTS 1. EXECUTIVE SUMMARY
PARTNER MENTORS
Dear Competition Committee at the Federal Home Loan Bank of Boston
and the Citizen’s Housing and Planning Association,
TOWNHOUSES We are excited to present, in partnership with Metro West Collaborative
Development, our proposal for the redevelopment of the Lancaster,
THE TEAM
48 Massachusetts campus formerly occupied by the Lancaster Industrial
School for Girls, a site on the National Register for Historic Places. The
NEW RESIDENTIAL UNITS almost 80-acre state-owned site is slowly making its way through a
disposition process whereby the town of Lancaster will take ownership.
Andrea Grimaldi
Master in City Planning, 2021
Jiwon Park
Master in Urban Planning, 2022
42 6 This proposal includes a multi-phased master plan for the entire site,
AFFORDABLE WORKFORCE as well as a more detailed analysis of the design and financing of Phase
MIT Harvard
One, which involves the construction of the Townhouses at Lancaster
49,588 Commons, 48 new construction, fully affordable rental townhouses
intended for intergenerational living. We envision the entire site being
built over the course of three phases with a 12-year development
GSF
timeline. Once complete, Phases Two and Three of the site will effectively
Angela Blume Mengyao Li
transform the campus into a mixed-income development.
Master in Architecture, 2022 Master in Urban Planning, 2022
Harvard Harvard
For Phase One, we have decided to embark on a new build to generate
early excitement for this large redevelopment project. We anticipate that
MASTER PLAN thoroughly assessing the conditions of all the National Historic Register
160
buildings and navigating the historical requirements around them will
take a significant amount of time during which this new construction can
Cassie Gomes Mora Orensanz be built.
Master in Architecture, 2022 Master in City Planning, 2021 TOTAL RESIDENTIAL UNITS
Harvard MIT
50%
While we have honed in on Phase One, we have also included general
recommendations on how to proceed with the design and financing for
adaptively reusing the existing buildings onsite. We understand that
AFFORDABLE
Lancaster residents feel strongly about the preservation of the town’s
historic assets and aimed to provide as comprehensive a proposal as
Jiae Azad
Master in Urban Planning, 2021
Sharon Velasquez
Master in City Planning & Master
110,000 possible. It is our hope that our efforts with this proposal will contribute
to the redevelopment of a long-neglected site with immense potential to
Harvard in Business Administration, 2022 SF ADAPTIVE REUSE serve the diverse housing needs of the community.
MIT
200,000 Sincerely,
Andrea Grimaldi, Angela Blume, Cassie Gomes, Jiae Azad, Jiwon Park,
SF NEW CONSTRUCTION Mengyao Li, Mora Orensanz, and Sharon Velasquez
4 5
Lancaster Commons 1. Executive Summary Lancaster Commons 1. Executive Summary
VISION EVALUATION CRITERIA
THE MASTERPLAN COMMUNITY RESPONSIVENESS DESIGN
FINANCING
Lancaster Commons is a multi-phased redevelopment of an almost
80-acre site formerly occupied by the Lancaster Industrial School • Develop a proposal centered • Prepare a competitive financing • Respect the historic character of
for Girls, the first reform school for girls in North America. Through on creating a supportive package for Phase One the site with new construction
the adaptive reuse of the site’s National Historic Register buildings, intergenerational community construction, and beyond that takes cues from the existing
as well as the addition of new construction, Lancaster Commons through design • Pursue a diversified funding buildings with a modern
AFFORDABILITY intends to pay respect to the site’s rich past while looking towards • Through varying levels of strategy to develop housing approach
Affordable multifamily housing at affordability, address the acute that leverages federal and • Introduce multifamily housing
the future of Lancaster, the oldest town in Worcester County. The
various income levels affordability housing needs state programs, as well as local with a townhouse design to
full build-out of the site will transform the historic campus into a
of particularly vulnerable capital, for new construction and a town with a majority single
mixed-used development with affordable and market-rate housing, a populations: women heads of adaptive reuse development family dwellings
small commercial center for local vendors, office space for municipal household and seniors who are • Layer private, government • Support diverse living
and private-sector use, community facilities, and conserved open women and philanthropic funds for arrangements with housing
space. By updating and further developing this currently part-vacant • Integrate residential services to resident services and community layouts and bedroom counts
property, it has the potential to be a vibrant space for people of diverse support the onsite community programming
ages and backgrounds. Located on Old Common Road, it is especially • Provide public programming,
appropriate to invest in affordability at the site of historic Lancaster’s opening the site to the broader
PRESERVATION old Town Common. Lancaster community
Adaptive reuse of historic buildings • Design and implement a two-part
for contemporary needs community engagement strategy
TOWNHOUSES AT LANCASTER COMMONS
for future use
This proposal focuses on the Townhouses at Lancaster Commons—Phase
One of the redevelopment. The Townhouses are 48 newly constructed, ENVIRONMENTAL SUSTAINABILITY FEASIBILITY INNOVATION
fully affordable rental units designed as a space for intergenerational
living. The design includes several housing layouts and bedroom counts • Meet passive house • Underwrite a completely • Propose a 40R Zoning
in order to support diverse households with varied living arrangements, requirements through the subsidized acquisition cost for Overlay to encourage mixed-
ranging from nuclear families to extended families, seniors to inclusion of elements such the state-owned site, allowing use development and smart
COMMUNITY multigenerational households. Given Lancaster’s need for affordability, as triple-glazed windows and the development to provide growth strategies in an area
An interconnected space for a variety of housing price points are proposed to address a spectrum of shading, solar panels, insulation, deeply affordable housing as characterized by separate land
generations old and young median area incomes. and thermal materials well as quality design and uses
• Encourage a connection to nature programming options • Preserve the site’s singular
The Townhouses serve to engage the larger site and its community with townhouses oriented around • Align our proposal to the Town ’s history, memorializing it through
through its offerings of shared residential amenities and active outdoor a central outdoor space that Housing Production Plan, which an onsite museum
includes amenities, such as a has identified this site as prime • Offer an innovative mix of uses
programming. It is the hope that these amenities begin to create bonds
community garden candidate for the development of inclusive of housing, a farmers
among residents from the onset of this multi-phased project, establishing
• Expand public transportation and affordable housing market, an onsite clinic and office
a strong sense of community as subsequent development unfolds. This ridesharing access for a car- • Leverage our project sponsor’s and other commercial spaces
spirit of inclusive community building is a fundamental component of our reliant community experience working on similar
SUSTAINABILITY vision for the site. projects; they are currently
Passive design solutions and overseeing the development
green technology The ultimate goal of Lancaster Commons is to breathe life of a multi-phased, 92-unit
into a vastly underutilized state-owned asset. intergenerational campus in
Medway
6 7
Lancaster Commons 2. Site Overview & Context Lancaster Commons 2. Site Overview & Context
2. SITE OVERVIEW & CONTEXT
HISTORY LANCASTER LIVING
The site has undergone significant transformation in recent centuries. In Incorporated in 1653, Lancaster is Worcester County’s oldest town and
8,082
1856 - 1975
Lancaster Industrial School for Girls the early 1700’s, it served as the center of town activities as Lancaster’s has a rich history. It is dubbed the “mothertown” to all of Eastern Central
third Town Green. The most well known use of the site, however, is its Massachusetts as several towns were born from its original boundaries. POPULATION
tenure as the Lancaster Industrial School for Girls.
1653
Today, Lancaster is a small town of 8,082 people—a population that has
Young girls, almost all living in poverty, were sent to the school after increased by roughly 2% since 2010. Excluding the Souza-Baranowski
being charged with “delinquent” behavior, often on the basis of 19th Correctional Center’s inmate population, the town has 6,796 residents FOUNDED
century morality standards rather than crime. The school sought to occupying the 2,614 units that comprise Lancaster’s total housing stock.
recreate a familial environment for the girls under the watchful eye of a
house matron. Referred to as “families,” each cottage housed thirty girls
who were trained in domestic work to prepare for future employment SCALE 1
2,614
and eventually marriage. HOUSING STOCK
1976
The school closed in 1975 and was replaced with the Massachusetts WORCESTER COUNTY
National Register of Historic Places
Correctional Institution at Lancaster from 1976-2002. Now under the LANCASTER COMMONS
purview of the Division of Capital Asset Management and Maintenance Royalston
Winchendon
(DCAMM), the site is used primarily as storage and limited office space
Ashburnham
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The historic brick cottages, school building, and several significant
Sterling
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GREATER BOSTER AREA
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wooden structures remain onsite, deteriorating for lack of use and
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maintenance. With such rich historical significance, the site remains a
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prominent piece within the greater legacy of Lancaster’s history and its
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reactivation is key to the future of the town.
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Massachusetts Correctional Institution
MBTA COMMUTER RAIL
2002 - Present
DCAMM Operational Site
8 9
Lancaster Commons 2. Site Overview & Context Lancaster Commons 2. Site Overview & Context
SOCIAL SETTING
+66.9% AN AGING POPULATION
Given its small size, Lancaster’s population density per square mile
is among the lowest in the region. According to the 2019 American
A FAMILY FRIENDLY TOWN
In addition to being a home for seniors, Lancaster is a home for families.
The ratio of family households to total households is 71.7%; much higher
INCREASE POPULATION OF 75+ YEARS
OVER THE PAST 10 YEARS Community Survey 5-year estimates, people 60-years-old or over make than that of Worcester County (65.4%), Massachusetts (63.4%), and the
up a quarter of the town’s total population. Moreover, between 2010 and national average (65.5%). Families headed by single mothers raising
2019 the older population showed steep increases (55 to 64 years: +46%; children comprise 11% of households. Town administration is especially “Single parents with one salary
-25.7%
65 to 74 years: +24%; 75 years and over: +66.9%) while the younger aware of the need for affordable housing that supports single parent and no partner to assist with
population showed a general decrease (1 to 4 years: -24%; 5 to 17 years : households. An additional family unit type that requires affordable childcare may face financial
DECREASE POPULATION OF 18-24 -7.8%; 18 to 24 : -25.7%). The sharply growing senior population calls for housing are multi-generational households. While more than a third challenges.”
YEARS OVER THE LAST 10 YEARS more attention to the housing needs of the elderly in the area. of households include one or more people under 18 years, over half of 2020-2024 Lancaster Housing Plan
households have at least one household member aged over 60.
Population
POPULATION CHANGE Change
OVER Over the
THE LAST Last 10-Years
10 YEARS
52.2%
FAMILIES AND HOUSEHOLDS CHARACTERISTICS
(%)
20.0
OF TOTAL HOUSEHOLDS HAVE AT 2010 HOUSEHOLDS HOUSEHOLDS
WITH FAMILY
LEAST ONE HOUSEHOLD MEMBER 18.0
2019
WITH
> 60-YEAR-OLD > 18-YEAR-OLD HOUSEHOLD
AGED OVER 60 16.0
52.2% 34.3% 71.7%
14.0
12.0
10.0 Worcester : 39.4% Worcester : 30.8% Worcester : 65.4%
Massachusetts : 40.4% Massachusetts : 29.1% Massachusetts : 63.4%
8.0
United States : 39.5% United States : 31% United States : 65.5%
HOUSEHOLD INCOME
6.0 Source: American Community Survey 2019 5-year Estimates
4.0
“Those projections suggest a 2.0 WEALTH DISPARITY IN AN AFFLUENT NEIGHBORHOOD
growing need for relatively small 0.0 Compared to neighboring communities and beyond, Lancaster is a
housing units to serve smaller 1 to 4
years
5 to 17
years
18 to 24
years
25 to 34
years
35 to 44
years
45 to 54
years
55 to 64
years
65 to 74
years
75 years and
over relatively affluent town with a median income of $93,646. However,
households, a continuing need Source: American Community Survey 2019 5-year Estimates significant wealth disparity exists among demographic groups. For
for housing serving “starter” the 7.9% of the total population below the poverty level, there is a
households, and an accelerating
$75,000 OR MORE 59.6%
SENIOR DEMOGRAPHICS higher possibility of being impoverished if older, female, or non-
need for senior housing.” 6.8%Senior
Senior white. Additionally, 52% of households that receive food stamps or are
6.8%
2020-2024 Lancaster Housing Plan 34.3%
34.3%
LivingAlone
Alone
16.4%Senior
16.4% Senior
LivingAlone
Living Alone
LivingAlone
Living Alone
registered in the Supplemental Nutrition Assistance Program (SNAP)
Living
are households with more than one member that is 60 or older.
35.3% 35.2%
35.2%
35.3% ONEOR
ORMORE
MORESENIOR
SENIOR
NON-FAMILY ONE
NON-FAMILY HOUSEHOLD MEMBER
19.8% HOUSEHOLD MEMBER (%) (%)
19.8% 10 9
2 2ororMore
MorePeople
People 7
6.1 9
64.7%
64.7% LivingTogether
Living Together 6 8 7.2
FAMILY
FAMILY
63.8%
63.8%
NOSENIOR
SENIOR
5 7
$50,000 TO $74,999 16.9%
NO 4
6
1%Not
Not MEMBER
MEMBER 2.6
5
4
1% 3 4
LivingAlone
Living Alone 57% 2.7
57% 3
9.6%
2
2 2ororMore
MorePeople
People
1
2 $35,000 TO $49,999
LivingTogether
Living Together 1
0 0
Male Female
POPULATION65
65YEARS
YEARSAND
ANDOLDER
OLDER
Under 18 years 18 to 64 years 60 years and over 65 years and over $20,000 TO $34,999 5.5%
POPULATION TOTALHOUSEHOLDS
TOTAL HOUSEHOLDS
POVERTY BY SEX POVERTY BY AGE
LESS THAN $20,000 8.4%
Source: American Community Survey 2019 5-year Estimates
Source: American Community Survey 2019 5-year Estimates
10 11
Lancaster Commons 2. Site Overview & Context Lancaster Commons 2. Site Overview & Context
THE HOUSING MARKET PHYSICAL SETTING
Given Lancaster’s demographics and its established affordable housing Our site is located between Old Common Road and Still River Road in “The town has no real
goals, it requires affordable and market rate housing that serves families the southeastern corner of Lancaster. It’s 0.9 miles away from the town commercial center”
and a sizable aging population. In particular, Lancaster has an urgent need center, where office buildings and community services are located. -Town Manager
for affordable rental housing. Its current housing stock is dominated by
single-family, owner-occupied homes, at 77%. Approximately 18.6% of its AMENITIES
77%
housing stock is renter-occupied, among the lowest in an area including
Leominster, Clinton and others.
SHARE OF LANCASTER HOMES
According to the Lancaster Housing Plan for 2020-2024, published in
15 minutes walking:
THAT ARE SINGLE-FAMILY ONLY A FAMILY FARM AND A
2019, the following are the town’s housing priorities, based on projected CONVENIENCE STORE
demographic trends:
+70%
Respond to a drop in household size with development of smaller
housing units for small households and a rapidly aging population. 15 minutes biking:
ACCESS TO MORE COMMERCIAL
Address the acute housing needs of women who are heads of household USES
RATE AT WHICH THE MEDIAN
PRICE OF A SINGLE-FAMILY or seniors. Town administration notes that these populations tend to
HOME INCREASED FROM have lower incomes.
2000-2005
Relieve rent-burdened households by increasing extremely low 15 minutes driving:
RESTAURANTS, SCHOOLS AND
affordable rental stock. About 40% of Lancaster’s households spend HOSPITALS, MOSTLY CLUSTERED
more than 30% of their income on monthly rental costs. As of 2019, IN CLINTON
Lancaster’s total Subsidized Housing Inventory (SHI) is a mere 5.5%. TRANSPORTATION Produced by team members with data form Google maps & OpenStreetMaps
1 of 5
SHARE OF LANCASTER
In the more immediate term, at least 163 affordable units must be
built to reach the town’s Chapter 40B threshold. Currently, the bulk
of Lancaster’s affordable inventory are 70 low-income elderly units at
5
RESIDENTS THAT RENT
Bigelow Gardens. Over the next ten years, Lancaster plans to add 200
affordable units to its current rental inventory, and the housing plan
specifically identifies this site as a prime candidate to meet this goal. CORNER INTERSECTION
40%
Provide additional housing options given the rising cost of single-
family housing. Since 1993, the price of houses in Lancaster has tripled,
surpassing regional norms and income growth. From 2000 to 2005, the
CAR
IS THE PRIMARY MEANS OF
median price of a single-family home jumped almost 70% to $325,000. At TRANSPORTATION
current prices, Lancaster administration believes that a significant share
SHARE OF LANCASTER
HOUSEHOLDS THAT SPEND
MORE THAN 30% OF THEIR
of residents would be unable to afford the homes they inhabit today.
2.3
Lancaster needs affordable and multi-family housing, CARS PER FAMILY
INCOME ON MONTHLY RENT
especially affordable rental.
Produced by team members with data form Google maps & OpenStreetMaps
12 13
Lancaster Commons 3. The Masterplan Lancaster Commons 3. The Masterplan
3. THE MASTERPLAN
SITE CONTEXT TODAY LANCASTER COMMONS MASTERPLAN
Deteriorated Condition
Late 18th Century
Mid 19th Century
Early 20th Century
To Littleton
To ‘Center Village’
The Lancaster Commons Masterplan strives to transform the former
$
DCAMM
Industrial School for Girls site into a multigenerational community
$
where families can live, play, learn, and age in place. Phase One will
To Clinton
Children's
Action Corps
provide 48 fully affordable units and the following phases will transform
the campus into a mixed-income and mixed-use community.
In addition to offering quality affordable housing, Lancaster Commons
To Bolton will provide onsite amenities for all ages. Upon the conclusion of
construction, residents will have access to amenities that include a
daycare, an onsite clinic, recreational fields, dog parks, community
gardens, a community kitchen, and a brick-and-mortar farmers market.
EXISTING AMENITIES ENVIRONMENT CONDITION OF EXISTING
Lancaster administration will also have a presence onsite through a
BUILDINGS
town museum and offices for the Historical Commission and other town
SITE CIRCULATION AND
agencies.
ACCESSIBILITY
14 15
Lancaster Commons 3. The Masterplan Lancaster Commons 3. The Masterplan
PHASING STRATEGY SMART GROWTH AND DENSITY
Given its expansive size, we envision the build-out occurring To address zoning limitations, we propose establishing a Smart Growth
in three phases, which will focus on the following: Overlay District (SG) for Lancaster Commons, which will encourage
smart growth in accordance with G.L. Chapter 40R. This will foster a
range of housing opportunities and enable mixed-use development in SMART GROWTH
the site. Moreover, in conversations with Lancaster’s Planning Director, OVERLAY DISTRICT
Phase One WILL BRING:
New townhouse construction, we learned about Lancaster’s interest in being designated a Housing
landscaping and site Choice community. Adopting SG will propel Lancaster closer to this goal,
1
improvements, assessment of enabling the town to easily access much needed housing and economic $10,000 to $600,000
existing buildings development funding from the State. IN STATE FUNDING
Phase Two In order to achieve a Housing Choice designation, Lancaster must $3,000
FOR EVERY NEW HOME
2
Adaptive reuse development of increase its housing stock by 3% and fulfill 7 out of the 14 criteria below.
a senior housing cluster, chapel Thanks to the development of Lancaster Commons, the town will be able CREATED
rehabilitation, brick-and-mortar
farmers market, onsite clinic and
to satisfy three extra criteria to qualify for this designation.
State funding for school-age
museum
children education moving into
LANCASTER’S PATH TOWARDS HOUSING CHOICE COMMUNITY DESIGNATION the district under Chapter 40S
Lancaster’s path towards Housing Choice Community designation
Phase Three
New construction
and adaptive reuse to
generate a family housing
3 CRITERIA ALREADY
FULFILLED BY THE TOWN
BY 2021 ☞
CRITERIA LANCASTER
COMMONS WOULD HELP
FULFILL BY 2030 ☞
REMAINING CRITERIA
THE TOWN CAN WORK
TOWARDS
Have Inclusionary Zoning
cluster, as well as office Have a zone district that Have an approved 40R
allows multi-family by right Smart Growth district
space for municipal use Require no more than 1
Have zoning that allows
parking space per unit for
multifamily units
“The Housing Choice Initiative
mixed use or cluster /
Designate local resources
for housing: use Affordable provides incentives, rewards,
Open Provide evidence of educa-
tion and training for a technical assistance and
majority of members on a
Space Residential
Housing Trust, donate land,
AND spend substantial land use board targeted legislative reform
development by right Community Preservation
Act (CPA) funds for Select a housing best
to encourage and empower
community housing practice as part of a
Community Compact
municipalities to plan and build
Have zoning that allows for
accessory dwelling units by Increase the community’s
the diverse housing stock that
Participate in the Housing
right Subsidized Housing Inven- Development Incentive the Commonwealth needs to
tory (SHI) by at least 2.5% Program (HDIP), adopt an
Have units in the
points in the last 5 years Urban Center Housing Tax continue to thrive”
Increment Financing
Subsidized Housing Inven-
tory (SHI) that equal or district, approve District -Massachusetts Housing Choice
exceed 10% of total year Improvement Financing
Initiative’s website
One round housing stock (DIF) related to housing, or
adopt an Urban Renewal
Plan with significant
Two Have a certified Housing
Production Plan
Housing elements
Three Adopt local option property
tax relief programs for
The adaptive reuse of existing buildings has been scheduled for later income eligible seniors
phases in order to provide ample time for a thorough inspection of the
structural and architectural integrity of each building.
16 17
Lancaster Commons 3. The Masterplan Lancaster Commons 4. Programming & Community Engagement
4. PROGRAMMING & COMMUNITY ENGAGEMENT
CHAPTER 40R REQUIREMENTS COMMUNITY ENGAGEMENT: THE HEART OF LANCASTER COMMONS
This diagram provides an overview on how Lancaster Commons fulfills the minimum requirements of Chapter From ideation and through its three development phases, we believe that WHO WE’VE CONNECTED WITH
40R, a precondition for establishing an overlay district, along with the ten core elements of smart growth. consistent engagement with Lancaster stakeholders will be instrumental
to the successful development of the expansive campus and its future Lancaster Historical Commission
community. We have conducted rigorous outreach to solicit stakeholder
input that informed a collective vision for the site. Although we planned Lancaster Historical Society
MIXEDUSE DEVELOPMENT PRESERVE GREEN OPEN SPACE
A range of uses, including residential, commercial, 56% of our site consists of open space areas, much higher an array of meetings to hear diverse perspectives, the ongoing COVID-19 Lancaster Affordable Housing Trust
institutional and community-oriented buildings onsite than the 20% requirement. It also satisfies the EGC2020
help residents meet daily needs within reachable
pandemic caused several of them to be canceled. As a result, we have
standard that new constructions in rural/tribal/small
distance, creating vibrant communities. town areas should be located within a 0.25-mile walk compiled a list of community members that we connected with and a Orlando Pacheco, Town Manager
distance from public open space that is a minimum of 0.75 non-exhaustive list of stakeholders who we believe project leadership
acres; at least 80% of which is unpaved. must connect with in the future. Old Common Road abutters
COMPACT DEVELOPMENT
Given financial constraints, due to the cost of preparing STRENGTHEN DEVELOPMENT Lancaster Planning Consultant
a site that has been underutilized for decades, Phase
TOWARDS EXISTING COMMUNITIES Overall, we recommend a human-centered design approach to civic
The site is located on underutilized land, where a decom-
One development density is limited to 10.5 units/acre. engagement that endures during the life of the project. Human-centered Lancaster Community Dev. & Planning
missioned women’s prison and girls’ school remain. Our
However, this will be better addressed when we design concepts respect the existing use patterns in terms design empowers residents and stakeholders to play an active role in
proceed to the next phases, meeting 40R requirements
of 8 units/acre for SF houses, 12 units/acre for 2-3F
of materiality, height and form, while meeting the afforda- designing and planning their community and keeps communities at
ble housing goals of the Lancaster community. the heart of the development process from start to finish. Hallmarks
houses, and 20 units/acre for MF houses.
of this approach include developing empathy for those you design for; FUTURE STAKEHOLDERS TO
A RANGE OF HOUSING OPPORTUNITIES PROMOTE VARIETY OF TRANSPORTATION CHOICES
AND CHOICES We will partner with Zipcar to install car sharing stations
generating a multitude of ideas and proposals; jointly sharing what you CONNECT WITH
We provide 100% affordable housing for Phase One allowing ridesharing to commuter rail stations or employ- created; and finally, launching that creation into the world.
development, offering housing options for households ment hubs. We will also partner with Eversource to install Key Housing Stakeholders:
with income levels ranging from 30% AMI to 80% AMI. EV charging stations throughout the site. Finally, we will
25% of the units are ADA compliant to accomodate the partner with the Worcester Regional Transit Authority to
To that end, in this section, we outline our community engagement Lancaster Housing Authority
takeaways thus far, provide a strategy for future community engagement, Bigelow Gardens - as a model
needs of persons with special needs and the elderly. provide a shuttle line to South Lancaster and Worcester,
connecting the site with public transit routes. and offer recommendations for onsite programming. Relevant Public Stakeholders:
Lancaster Council on Aging
WALKABLE NEIGHBORHOODS MAKE DEVELOPMENT DECISIONS PREDICTABLE,
FAIR AND COST EFFECTIVE Lancaster Economic Dev. Committee
According to EGC2020 criteria, ‘2.5. Proximity to Servic-
es and Community Resources’, the Townhouses at We have envisioned this community to be a multigenera- Historic Development Stakeholders
Lancaster Commons satisfy the requirement of estab- tional space, where the needs of people of all ages and Lancaster Conservation Commission
lishing walkable neighborhoods by locating all neces- household incomes are met. Part of our future phases will Fruitlands Museum
sary services (food access, health & wellness, educa- include housing that is exclusively designed for the elderly, Fort Devens Museum
tion & culture, mobility, civic & community facilities, with more than 25% of affordable units. Overall, our site Lancaster Recreation Department
retail, and services) within 5 miles. will include 50% of affordable housing units.
Site Neighbors:
Perkins School (future neighbors on
FOSTER COMMUNITIES INCLUDE COMMUNITY & STAKEHOLDERS
WITH A STRONG SENSE OF PLACE IN MAKING DEVELOPMENT DECISIONS site, will replace the RFK Action Corps)
As outlined in the programming section, the site is We have engaged a number of local organizations and Prospective Commercial Partners
carefully programmed to address essential service stakeholders to develop this plan, and designed North Central Massachusetts Chamber
needs for a wide variety of household types, including Human-centered design workshops to receive community of Commerce
multigenerational families, single-parent households, feedback. We also have researched local organizations to Nashoba Valley Chamber of Commerce
and the elderly. partner with during the operation of this site. Bob’s Turkey Farm
*Note: We alternatively referred to the 2020 Enterprise Green Communities Criteria (EGC 2020)
for the components with no specification outlined in Chapter 40R.
18 19Lancaster Commons 4. Programming & Community Engagement Lancaster Commons 4. Programming & Community Engagement
COMMUNITY ENGAGEMENT TAKEAWAYS FUTURE COMMUNITY ENGAGEMENT
During our community engagement meetings with Lancaster residents and stakeholders, their respect for We offer a two-part community engagement strategy consisting of a questionnaire followed by a series of
and emotional connection to the historical site on Old Common Road was palpable. Overall, there is a desire charrettes. To ensure truly representative brainstorming sessions, we have recommended a civic design
to re-envision the future of the site in its entirety and to augment its public value to Lancaster, through framework and tools to foster intentional and inclusive engagement in future public conversations.
affordable housing, public amenities and programming. The following are key takeaways and consistent
themes of a collective vision that we pieced together from several community engagement sessions.
Maintain historic integrity of the Establish a museum and offices for Offer a gathering space for seniors. Lanca
s
PART 1 - QUESTIONNAIRE Lanca ter Comm
s on
rehab ter is turn s: Reimag
site and buildings. the Lancaster Historical Commission il in in
histori itate and re g a corner e the Lan
cal sit u in ca
Given Lancaster’s sharply aging e. The se the form its rich h ster Indus
within the site’s master plan. This questionnaire is intended to support a human-
housin
reside g options, intent is fo er Lancas tory with
nts an as we r this
is
ter In th
trial S
chool
population, of special mention is dustr e opportu for Girls
Town residents are proud of the series
o
d the
b
ll as p
ub
site to
Town f upcomin roader La lic amenit provide inte School fo y to
ial nit
site and its history and they wish to Local residents and town representatives residents’ desire for a gathering space centered design approach in reenvisioning the future To tha
t
of Lan
caste
r
g cha
rrette
ncaste
s,
r com
m
ies an
d pro
gra
rg enera r Girls, a
tion
desig end, with hope to un Metro We unity. Thro mming to al affordab
preserve its character. Many of the hope for a museum onsite that honors for seniors. One of the few alternatives of Lancaster Commons. Metro West Collaborative Ques
n pro
cess
this s
by yo urvey, we
ur sid
dersta st
nd y Collabora gh this s
u
would our vision tive Deve urvey and e
future
sit
le
buildings were constructed between the town and the site’s rich history. In for this population is Bigelow Gardens, tions e. like to and p lopm a
1790 and 1860, and are considered a housing community for the elderly
Development and town officials would disseminate Name begin riori ent
a part ties for th and the
icipato es
ry pla e uses.
addition, there is interest in turning
the survey through a variety of town channels
Email nning
and
assets of the site. the site into the home of the Lancaster and people with disabilities.
Are y
Historical Commission. and forums, and they could partner with an Are y
ou loo
king fo
r affo
rdable
ou inte housin
experienced organization for data collection The s
it
reste
d in p
articip
ating
g opti
ons?
YES
Schoo e at 106 Old in upc
purposes. l for G o m NO
that th C
irls, h ommon R ing ch
e a arrett
amen site will p s come a oad, forme es?
YES
ities a rovid long w rly kn NO
intend nd e a ow
ed pu program intergenera y during it n as the L
rpose ming, s a
s? what tional affo history. W ncaster In
The chart to the right outlines the ideation
is you rdable ith th
r visio housin e kno dustrial
How n for w
do yo the sit g options ledge
u see e ,
en th public
Integrate the site into the Lancaster Leverage Lancaster Commons to honor the town’s agricultural heritage. questions to continue conversations with
the sit
e con
nectin
g iv
ese
What g to th
community by providing residents a
afford re your pri
e bro
Lancaster’s Planning and Agricultural Commissions are excited at the opportunity Lancaster residents. To be inclusive of able h
ousin
oritie
s and
ader
Lanca
ster c
access and recreational space. g, pub pre
lic am ferences
omm
unity?
to provide fresh produce onsite by connecting residents with local farmers. Once varying degrees of technological familiarity In add
it
relate ion to wha
enitie
s and
in term
progra s
mmin
o f mult
ig e
s to th g for nerational
rehabilitated, the farm building on the southeastern border of the site will house a and broadband access, the intention is that
t
e futu has been in
The site is owned by the Commonwealth re of
the sit quired ab
this s
ite?
of Massachusetts, which prevents market, which Lancaster’s Agricultural Commission could manage. In the meantime, e that ove, w
this survey be shared in paper and digitally. you w ha
ould li t else is im
ke to p
locals from accessing it and is a during Phase One, a seasonal farmers market would be provided. share ortant to
here? you a
s it
source of disappointment for town
residents. With a change of ownership,
residents hope the massive site will
truly integrate into the Lancaster
community through open access and PART 2 - CHARETTE
public amenities. Of special interest Maintain traffic safety in anticipation Enable mobility by connecting the
are fields for soccer and sports; paths Charrettes can ensure a participatory planning process and serve as touch
of a rise in density. site to public transportation.
for jogging and cycling; as well as open points for stakeholders to come together, discuss community feedback,
spaces. Maintaining open fields would There are traffic and speed concerns Currently, there are no plans to and design a plan and implementation strategy for the site. Stakeholders
pay homage to the site’s historical use along Old Common Road. As such, extend public transportation to this
as a town green. Overall, these uses would include site neighbors, prospective residents, planners, city officials,
residents prefer a higher concentration area of Lancaster. There is hope that
would transform the expansive site of residential uses in the southern half will change with the construction of architects, engineers, local small businesses, and more. For highly
into a community anchor for onsite of the site, which runs adjacent to Old Lancaster Commons. interested stakeholders, smaller working committees can be arranged
residents and the broader Lancaster Common Road. Alternatively, they hope
community. for them to shape specific aspects of the development process. To ensure
for a higher concentration of commercial,
office and more traffic-intensive uses in truly representative public dialogue, we recommend the application of the
the northern and less populated section civic design framework and tools created by Ceasar McDowell, Professor
of the site.
of the Practice of Civic Design at MIT (see Works Cited).
20 21Lancaster Commons 4. Programming & Community Engagement Lancaster Commons 4. Programming & Community Engagement
RESIDENT SERVICES & COMMUNITY PROGRAMMING COMMUNITY PROGRAMMING & AMENITIES
During Phase One, all onsite residents will have access to the following
community programming and amenities:
1,659 SF
COMMUNITY SPACE
OFFICE SPACE
70,000 SF
GREEN SPACE SENIOR HOUSING
MULTIGENERATIONAL HOUSING
“When you combine quality housing
and person-centered management
and services, families become socially
mobile” - Lancaster Community Member COMMUNITY SERVICES
MULTIGENERATIONAL HOUSING
Building on the community engagement that will give rise to Lancaster
Commons, the Townhouses will further that heritage through the provision
of services and programming. In addition to quality affordable housing,
through resident services and community programming, Lancaster
Commons will advance a dual agenda that empowers residents to live a Daycare and Family Clinic Lancaster History Community
life of opportunity. Community Center Museum Market
Daycare Community Space
RESIDENT SERVICES
In support of its extremely low-income residents, the Townhouses will
Townhouses at Lancaster Commons will provide year-round resident services that include: case management;
work closely with community partners to financial literacy and empowerment workshops for youth and adults;
both address the needs of onsite residents
and to leverage the site as a broader
employment and workforce development support; and extracurricular CHAPEL
Lancaster community anchor. A few of our activities for children and youth, with a special focus on empowering
intended partners are listed below. young girls, given the history of the site.
Worcester Food Policy YWCA of Central Massachusetts Worcester Community Action Council Worcester Regional Transit Authority Thayer Conservatory Lancaster Agricultural Commission MassHire Central Region Workforce Board United Way of North Central Massachusetts RCAP Solutions
Provides nutrition education Provides women empowerment Provides financial literacy and finan- Regional transit authority will be critical Local non-profit music school offer- Will connect local farmers and Lancaster Com- Provides no-cost employment and training Offers financial literacy programs and will be our partner in administering
course for low-income families. programming for women and girls. cial empowerment curriculum. to extending service to the site. ing art education for children. mons through management of onsite market. services. coaching. and coordinating Section 8 vouchers.
22 23Lancaster Commons 5. Design Lancaster Commons 5. Design
5. DESIGN
DESIGN PRINCIPLES
Lancaster is a town with a large aging population which keeps increasing steeply. Meanwhile, the ratio of
family households is high at 71.7%, of which 11% are single mothers with young children, and over 50% have
at least one household member aged over 60. These groups tend to be of lower income and are in significant
need of both smaller and affordable housing.
To respond to these housing needs, Phase One’s new affordable housing is designed for a diverse population
of multigenerational households, families, and seniors. During Phases Two, the site’s first adaptively reused
housing project, located at the old school building, will serve mixed-income senior units.
COMMUNITY: The orientation of the townhouses around a central out-
door space fosters connection between residents and safe areas for chil-
dren to play.
ACTIVE GREEN SPACE: Taking advantage of the generous open space
throughout the site, the project dedicates the core to pedestrian use with
deliberately programmed and nonprogrammed zones to activate the
resident community around outdoor spaces
SUITABILITY TO SITE: Situated on a property and a town with very
low density, the aggregation of units into three-story townhouse blocks
allows the new construction to fit within the existing context, creating
density without towering over or crowding campus structures.
SENSITIVITY TO HISTORIC CONTEXT: Design of the development
seeks to respect the historic character of the site. While adaptive reuse
efforts would preserve elements contributing to that integrity, the new
construction takes cues from the existing buildings so as not to degrade
the site, yet differentiates itself with a modern reinvention on each aspect.
ACCESSIBILITY (ADA): Twelve units are located entirely on the ground
floor of the townhouses, with entrances at grade. Six of these are 3-bed-
room or 2-bedroom units, allowing multigenerational households to ac-
cess all spaces within the unit. Six units are 1-bedroom, for single or
two-person households for whom unit accessibility leads to a more com-
fortable way of life.
24 25Lancaster Commons 5. Design Lancaster Commons 5. Design
MULTIGENERATIONAL TOWNHOUSES
CONNECTION TO OUTDOORS
Each unit on the ground floor has a
48
AFFORDABLE RENTAL UNITS
small patio space along the frontage
of the townhouse. The duplexes open ROOF TERRACE
up on the third floor to terrace spaces,
which look out onto the open courtyard
12
over the green roof at the edge of the
townhouse blocks.
ADA ACCESSIBLE UNITS
FACADE ONE
78
PARKING SPACES
TOWNHOUSE TYPOLOGY
In response to the suburban setting of Lancaster, these townhouses offer
a sense of individuality, which is exemplified by the facade corrugation.
These townhouses offer Lancaster residents a new housing option: one
of communal living with ample connection to nature.
RESIDENT AMENITIES
A double-height interior space is allotted at one end of each townhouse FACADE TWO
block to accommodate amenities for the community, such as a fitness
center, recreation room, and working space. MATERIALITY
In keeping with the rich history of brick
COURTYARD structures onsite, the townhouses are clad
These townhouses form three bars around a courtyard, which connects to in brick on the first two floors, while the
the larger, central green. Their orientation optimizes southern exposure top floor features differentiated mansard
for all units. The shared space between them promotes community roofs covered with standing seam metal
engagement and healthy living : a community garden, a playground, a panels. Bringing a contemporary feel
rain garden, several walking paths, and ample open space. to the new development, the facades of
each townhouse face inward to the open PATIO
courtyard and alternate with colored brick.
6 27 15
Meanwhile, the outward-facing facades
have a more classic red brick, aligning
them with the surrounding structures.
1 BEDROOM UNITS 2 BEDROOM UNITS 3 BEDROOM UNITS
26 27Lancaster Commons 5. Design Lancaster Commons 5. Design
FLOOR PLANS
Each townhouse block contains
accessible ground floor units
for individuals, couples and
families. The accessible layout
allows residents with limited
mobility to move with ease and
multigenerational household
members can have equal access
to each room, keeping families
together in one space.
Duplex units, located primarily
on the second and third floors,
feature living space on the
first level - with an additional
bedroom in several units - and
two bedrooms on the second
level. Living in this unit type
combines features associated
with single-family homes with the
benefits of a being part of a larger
community.
N
0 25 50
(ft)
28 29Lancaster Commons 5. Design Lancaster Commons 5. Design
UNIT TYPES
Duplex units are stacked atop and nested within single-story ground
floor units to achieve maximum density while maintaining the feeling of
1 BEDROOM UNIT
traditional townhouses.
2 BEDROOM UNIT
3 BEDROOM UNIT
AMENITIES
1-bedroom unit
2-bedroom unit
3-bedroom unit
Amenities
30 31Lancaster Commons 5. Design Lancaster Commons 5. Design
[2] Lisa drops Eric off at the old
chapel for onsite daycare. Today,
the kids will be working on arts and
A DAY IN LANCASTER COMMONS crafts with a holiday theme related
to an upcoming event taking place in [3] Lisa spends some time at the
the community hall within the same fitness center at the end of her
building. townhouse block before returning
Daisy, a head of household, lives with her mother, Lisa, and her home to shower and have breakfast.
3-year-old son, Eric, in an affordable townhouse. Having moved
into Lancaster Commons two years before, she and her family [1] Daisy gets up early and walks to
were thrilled to join a community that ensured affordability, a the transportation stop on Still River [4] At the onsite clinic, Lisa meets
vibrant community with programming for all ages, an onsite Rd, where she boards a shuttle 8
with her physician and picks up a
farmers market and public transportation access. heading downtown, while Lisa helps prescription.
Eric get ready for the day.
Having recently changed jobs, Daisy and her family were 8
relieved that she was able to access support through the
[5] In the early afternoon, Lisa picks
no-cost employment workshops offered onsite. With this
up Eric from daycare and they make
assistance, Daisy secured a new job in no time. Today is Daisy’s a pit stop at the family’s vegetable
first day at her new work and she and her family feel excited plot in the community garden to
and reassured to begin their day with the support of onsite 1
3
11 check on their tomatoes.
amenities. 5
10 [6] Lisa and Eric go for an afternoon
9
6 walk and visit her friends living
at the senior community in the
rehabilitated former school building.
Daisy 7
2
4
Lisa
[7] Daisy returns from work and
stops at the community market to
Eric
pick up some fresh produce for a
potluck dinner with neighbors to
celebrate her first day on the job.
[11] After a full day, Lisa, Daisy and [8] Daisy goes for a jog on the
Eric return to their ground-level unit [9] Lisa and several neighbors start dedicated path that loops around
to prepare for bed. Daisy reads a book [10] The family and their neighbors meal prepping at the community the property while Lisa and Eric
to Eric while Lisa sits on the outdoor celebrate and eat their dinner kitchen while Daisy takes Eric wrap up their social visit.
patio with a cup of tea, watching the outside at a picnic table in the to the playground nearby. Many
sunset. central courtyard. of the plates they prepare come
from onsite nutrition education
workshops.
32 33Lancaster Commons 5. Design Lancaster Commons 5. Design ENVIRONMENTAL DESIGN 34 35
Lancaster Commons 5. Design Lancaster Commons 5. Design
ENVIRONMENTAL APPROACH CERTIFICATION
Over the past several years, an increasing number of climate disasters have affected the Town of Lancaster. ENTERPRISE GREEN COMMUNITIES CHECKLIST
5. OPERATING ENERGY
Extreme flooding in 2010 flooded homes and closed roads; storm events in 2016 led to issues with flooding 5.1. Building Performance Standard
5.2. Moving to Zero Energy: Near Zero Certification 15
M M
12
Minimum Requirement : 40 optional points, M = Mandatory, N/A = Not Available
and downed trees and wires throughout the Town. Recognizing the increased sense of emergency in climate 5.3. Moving to Zero Energy: Renewable Energy 3 3
1. INTEGRATIVE DESIGN N/A N/A
mitigation and adaptation, Lancaster Commons aims to reduce carbon emissions to the hilt and be resilient 1.1. Project Priorities Survey M M
5.4. Achieving Zero Energy
5.5. Moving to Zero Carbon : All-Electric Ready 5 5
to intensifying levels of climate hazards. Our vision will be achieved with the following eight core strategies. 1.2. Charetts and Coordination Meetings M M 5.6. Sizing of Heating and Cooling Equipment M M
1.3. Integrative Design : Documentation M M 5.7. Energy Star Appliances M M
5.8. Lighting M M
Phase One development aims to be
1.4. Construction management M M
1.5. Health Action Plan N/A N/A 5.9. Resilient Energy Systems : Floodproofing N/A N/A Enterprise Green Community Certified
12,252
1.6. Multi-hazard/vulnerability assessment N/A N/A 5.10. Resilient Energy Systems : Critical Loads 8 4 through environmentally and socially
Passive House Design Stormwater Management 1.7. Strenthening cultural resilience N/A N/A SUBTOTAL (OPTIONAL) 31 24 responsible building practices.
kWh SUBTOTAL (OPTIONAL) 0 0 6. MATERIALS Additionally, we meet the mandatory
TOTAL ELECTRICITY Triple-glazed windows and shading, The project will treat the precipitation volume 2. LOCATION + NEIGHBORHOOD FABRIC 6.1. Ingredient Transparency for Material Health 8 8 criteria to be certified as EGC Plus by
insulation, and thermal materials make from the 60th percentile precipitation event 6.2. Recycled Content and Ingredient Transparency 3 3 meeting 5.2/5.3 standard. Advanced
GENERATION PER YEAR 2.1 Sensitive Site Protection M M
building resilient to extreme heat and cold. through design techniques. 2.2. Connections to Existing Development M M 6.3. Chemical Hazard Optimization 8 8 green technologies that are EnergyStar
BY BUILDING and Infrastructure M M and WaterSense certified as well as
Energy efficient HVAC and ventilation - Rainwater harvesting system M M
6.4. Healthier Material Selection
2.3. Compact Development 6.5. Environmentally Responsible Material Selection 12 12
system help to reduce energy needs. - Minimizing impervious areas community programming focused on
2.4. Compact Development 7 7 6.6 Bath, Kitchen, Laundry Surfaces M M
M
public health will increase the overall
2.5. Proximity to Services and Community resources M 6.7. Regional Materials 4 4
well-being of future residents.
100%
2.6. Preservation of and access to open space M M
Photovoltaics Stormwater Management (rural/ town)
6.8. Managing Moisture : Foundations M M
6.9.Managing Moisture : Roofing and Wall Systems M M
2.7. Preservation of and access to open space 6 6
6.10. Construction Waste Management 6 3
The energy needs of residents will be met Species and location of plants are carefully 2.8. Access to Transit 6 6
6.11. Recycling Storage 2 2
ENERGY NEEDS MET FOR with renewable energy. Solar panels will picked. 2.9. Improving connectivity to the community 8 3
SUBTOTAL (OPTIONAL) 43 40
2.10. Passive solar heating and cooling
AVERAGE HOUSEHOLDS be installed on the mansard roofs of each - All plantings are native 5 5
7. HEALTHY LIVING ENVIRONMENT
2.11. adaptive reuse of buildings 6 6
townhouse generating 100% of the - Limited turf areas
IN MASSACHUSETTS 2.12. Access to fresh, local foods 6 6 7.1. Radon Mitigation M M
community energy needs through solar - Trees are arranged to assist with creating 2.13. Advanced Certification 8 8 7.2. Reduce Lead Hazards in Pre-1978 Buildings M M
power. agreeable public spaces 2.14. Local Economic Development and 6 5 7.3. Combustion Equipment M M
wealth Creation 7.4. Garage Isolation M M
2.15a. Access to broadband: broadband ready M M
22
7.5. Integrated Pest Management M M
Healthy Indoor Environment Water Circulation 2.15b. Access to broadband: connectivity 6 6 7.6. Smoke-Free Policy M M
Phase One development will be
SUBTOTAL (OPTIONAL) 64 58 7.7. Ventilation M M certified through the Prescriptive Path
3. SITE IMPROVEMENTS 7.8. Dehumidification 5 0 of the program for Climate Zone 5&4
Insulating and air sealing provide the most Through efficient water consumption and
SOLAR PANELS ON 3.1. Environmental Remediation M M 7.9. Construction Pollution Management 3 3 Marine where Worcester County is
significant energy savings, but they can non-potable water reuse, total indoor water
7.10. Noise Reduction 3 3 located in. The core element includes
EACH BUILDING also introduce many chemicals of concern. consumption will be reduced by 20%. 3.2. Minimization of Disturbance during Staging M M
& Construction 7.11. Active Design : Promoting Physical Activity 8 8 the efficiency of HVAC equipment,
Insulation materials will be carefully - Water-saving bathroom utilities & irrigation 3.3. Ecosystem Services / Landscape M M 7.12. Beyond ADA : Universal Design 8 4 insulation and infiltration, windows,
selected based on not only efficiency, but system 3.4. Surface Stormwater Management M M 7.13. Healing Centered Design 8 8
water heater, lighting & appliances
safety. - Greywater treatment facilities 3.5. Surface Stormwater Management 10 10
SUBTOTAL (OPTIONAL)
3.6. Efficient Irrigation & Water Reuse M M
35 26 whose specifications are all addressed
8. OPERATIONS, MAINTENENCE & RESIDENT ENGAGEMENT in our sustainability plan. For the
3.7. Efficient irrigation and water reuse 6 6
MODULAR CONSTRUCTION Safe & Vibrant Outdoor Space Waste Circulation SUBTOTAL (OPTIONAL) 16 16
8.1. Building Operations & Maintenance Manual N/A N/A
PV-ready part, we fulfill the roof area
and Plan
4. WATER 8.2. Emergency Management Manual N/A N/A requirement by having around 3,085
Modular Construction
Residents will be connected to nature The project uses healthy, environmentally 4.1. Water-Conserving Fixtures
8.3. Resident Manual M M sqft of roof area for 21,380 sqft for the
M M 8.4. Walk-Throughs and Orientations to M M
through ecologically and socially mean- responsible, regional, and moisture-resistant 4.2. Advanced Water Construction 6 6 Property Operation
conditioned floor area for each building,
ingful programming of the courtyard material for construction. Meanwhile, special 4.3. Water Quality 11 11 8.5. Energy and Water Data Collection and N/A N/A along with the location and orientation
Monitoring
which includes community farming and attention will be paid to prefabrication, modu- 4.4. Monitoring Water Consumption & Leaks 4 0 requirement.
SUBTOTAL (OPTIONAL) 0 0
spaces for physical activity. lar construction, and material recycling. 4.5. Efficient Plumbing Layout & Design 4 4
TOTAL (OPTIONAL) 228 191
4.6. Non-potable Water Reuse 6 6
*Note: Components out of the scope of the project or not pertinent to our
4.7. Access to Potable Water during Emergencies 8 0 site are presented as “N/A”
SUBTOTAL (OPTIONAL) 39 27
Individual modules are produced in factory settings, which allows better
control over inventories. The leftover materials are recycled for future
projects, reducing the construction waste that ends up in landfills.
36 37Lancaster Commons 6. Financing & Implementation Lancaster Commons 6. Financing & Implementation
6. FINANCING & IMPLEMENTATION
OVERVIEW & UNIT MIX SOURCES & USES
OVERVIEW EQUITY
The financing strategy of the Townhouses is guided by the belief that The financial plan for development of the Townhouses strongly relies on the application of 9% Federal
LIHTC credits. While all 48 units qualify for LIHTC funding, Federal and State LIHTC equity is prioritized to
48
beginning construction with a financially sound, energy efficient building
will infuse the site with the character it requires to come back to life. The finance the construction of affordable and deeply affordable units (for families earning 60% and 30% of AMI,
priority is constructing a rental property where an affordable community respectively). Moreover, a focus on green energy design allows the development to take advantage of Passive
becomes a reality. This requires a mix of resources for new construction, House rebates. After this Phase One approach, Lancaster Commons will be able to access public resources to
and an understanding of resources to adaptively reuse the site’s historic adaptively reuse the site’s historic buildings, such as 4% LIHTC and Historic Tax credits.
buildings in the future. This financing section outlines a plan for funding,
UNITS development and operations, as well as a development timeline and an
adaptive reuse strategy.
HARD DEBT
With a two-year projected construction period, the development will make use of a private construction loan,
underwritten at 4% and replaced by a permanent loan following completion of construction. A conservative,
but realistic, 1.2 debt service coverage ratio is applied to right-size the loan and ensure that project default
44% UNIT MIX risk is minimized. The rental units estimated Year 1 stabilized NOI has been used to size the loan. We will be
Lancaster Commons is envisioned as a mixed-income community that using MassHousing for both our construction and permanent loans.
30% AMI thrives through to its quality housing and community programming.
SOFT DEBT
44%
Within the larger master plan, the Townhouses 48 rental units are
designed to be a space where extremely-low to middle-low income A comparatively small, but markedly important, amount of soft debt will help the project reach its finance
households feel at home. To encourage intergenerational applicants, goals. The site’s workforce units will rely on MassHousing’s program for rental units, the “Workforce Housing
60% AMI Program.” It will also rely on state resources to finish covering the construction costs of affordable units.
we offer a variety of 2 and 3 bedroom units, and accessible 1, 2, and 3
12%
bedroom units on the ground floor. The Housing Stabilization Fund and HOME programs, coupled with an application to the Affordable Housing
Trust Fund, will be key contributions. This site has the potential to produce affordable housing in an area
80% AMI UNIT MIX INCOME # % TYPE OF MONTHLY ANNUAL of Massachusetts where it is much-needed and this will make the project a strong candidate for both state
BRACKET UNITS RENT RENT/UNIT RENT
programs. Finally, local support will be given through the Community Preservation Act. Lancaster passed the
AFFORDABLE (30% AMI) CPA in 2020, and while the fund is modest, it is expected to rapidly increase within the next few years. The
1 Bedroom 30% 2 4% MRVP $1,256 $30,144 community is already in conversations to designate CPA funds for the rehabilitation of Lancaster Commons,
2 Bedroom 30% 8 17% Section 8 $1,393 $133,690 and the fund is expected to contribute towards the development of all phases.
2 Bedroom 30% 4 8% MRVP $1,507 $72,336
For extremely low-income
households, a substantial 3 Bedroom 30% 7 15% MRVP $1,741 $146,244 GRANTS
amount of units will be Total Affordable 30% AMi 21 44% $5,897 $382,414 $500,000 has been underwritten from the Federal Home Loan Bank of Boston. This project would rank highly
available through HUD’s AFFORDABLE (60% AMI) in the Bank’s scoring guideline given the following: the rural location of the site; its contribution towards
Section 8 voucher program 1 Bedroom 60% 2 4% $1,256 $30,144
generating housing opportunities for extremely low-income households; and the fact that it is designed for
and the Massachusetts Rental 2 Bedroom 60% 12 25% $1,507 $217,008
and created by a majority of women. This funding will significantly help balance the project.
3 Bedroom 60% 7 15% $1,741 $146,244
Voucher Program (MRVP).
Total Affordable 60% AMi 21 44% $4,504 $393,396
WORKFORCE (80% AMI)
1 Bedroom 80% 2 4% $1,471 $35,304
2 Bedroom 80% 3 6% $1,766 $63,576
3 Bedroom 80% 1 2% $2,041 $24,492
Total Workforce 6 12% $5,278 $123,372
TOTAL 48 100% $15,679 $899,182
38 39You can also read
