“A twelve-acre people sanctuary”

Morgan Woods

Bring Workers Home: 2011 Regional Forum on Workforce Housing

July 28, 2011

Morgan Woods, Edgartown, MA

Massachusetts

Morgan Woods

Challenges “The Greatest Challenge We Face is to figure out how to manage growth and

development so we can continue to be enriched by all the Vineyard has to offer while ensuring our children, and their children, can enjoy the same experience.”

“Welcome to our quaint little island!”

Martha’s Vineyard Donors Collaborative, 2011

Morgan Woods

I. A true “friendly 40B”II. Small town relationshipsIII. An opportunity to leverage real changeIV. A new model for affordable housing on the VineyardV. True workforce housingVI. A lesson in logisticsVII. Thoughtful development that is management-readyVIII. Building a strong reputation in the community IX. Lessons Learned

A true “friendly 40B”• Playground for the rich --

constant struggle to make ends meet for everyone else.

• Total population during the summer months reaches 100,000 and drops to 18,000 during the off-season fall/winter/spring months.

• Navigating the “Island Shuffle”.

• Servicing the short summer season dominates the local economy.

• Defining Local Preference.

Ernie Boch’s Vineyard mansion

A true “friendly 40B”• The spot light shines on many

prominent political figures on Cape Cod and the Islands, but during the off-season the plight of low and moderate income families does not make headline news.

Kennedy Compound

A true “friendly 40B”• “Location, location, location” –

Living next door to one of the country’s most exclusive (and expensive) private golf clubs.

• NIMBY -ism

• Ever seen a “frost bottom”?

• Site is a “priority habitat” for rare species.

• Respecting the local heritage – Working with the Wampanoag Tribe of Gay Head/Aquinnah.

• All local permits still required

Aerial of Morgan Woods site

Small town relationships• More than 8 years before

ground was even broken at Morgan Woods, local residents and housing advocates took matters into their own hands to make year-round affordable housing a reality for local working-class families.

• 6 Townships of the island act independently, but more cooperation and joining of mission in past 5 years

• Martha’s Vineyard Housing Fund created

Working with the Town

Small town relationships

• Local resident, Ted Morgan led the effort to build workforce housing to give long-time Vineyard families a chance to stay in their community

• Lack of affordable housing has forced many residents to move off-island:

Year-round rent : $1.550 to 2,000, in poor condition and scarce . Finding a home for less than $500K is near impossible

Ted Morgan

An opportunity to leverage real change

• The 60 units at Morgan Woods nearly doubled the Island’s affordable housing inventory.

• The year-round working population of Martha's Vineyard is among the poorest in the Commonwealth --earning thirty percent less on average than other MA residents yet cost of living is sixty percent higher than the state average.

Morgan Woods

A new model for affordable housing on the Vineyard

• Morgan Woods created a true community environment in which families take great pride in calling home – year round.

• Single family design with multiple units in the “Cape Cod style”.

• Cluster development in the old New England style.

• TCB hosts annual gardening events to promote resident investment in their new neighborhood.

• Winner of several awards and accommodations.

Morgan Woods

SOURCES

LIHTC Equity  $       4,113,644

State TC  $       2,663,779

HSF - DHCD  $          750,000

AHTF  $       1,000,000

PDF - MH  $       1,825,000 MH Perm TE Bond  $       4,900,000

Def Fee  $          447,985

 $     15,700,408

Workforce Housing

USES

Acquisition  $        20,000

Direct Construction  $       10,946,905

Soft Costs  $         1,702,141

Financing Costs  $       966,418

Reserves/Fees  $       2,064,944

 $     15,700,408

Morgan Woods Source and Uses

Workforce HousingMorgan Woods Unit/Income Mix

Income Tier # units 1 BR 2 BR 3 BR

Project Based S8 <30% AMI 6 N/A $48 - $212 $112 - $315

LIHTC unit <60% AMI 30 $697 $830 $946

Moderate rate units <110% AMI 9 N/A $1,550 $1,790

Market rate units <140% AMI 15 $1,280 $1,652 $1,900

A lesson in logistics• Ferries, boats and barges to

navigate the busy summer months on the water and on the roads.

• Modular boxes were delivered from Maine and shipped by barge at night from New Bedford, MA to Vineyard Haven.

• Delivered from the dock to the site in the very early morning hours.

The Barge

A lesson in logistics• Units were designed either as

modular or stick-built allowing for flexibility in the GC bid process.

• Modular construction was critical to managing the construction schedule – although cost savings were modest compared to off-island stick-built product.

• High labor costs and lack of full time construction workers made stick building a very inefficient method of construction on the Island.

• Boxes were delivered with all interior fixtures and equipment; carpet and tile furnished and installed locally.

The Crane

Thoughtful development that is management-ready

• Thoughtful development allows management to focus on building a community not fixing problems.

• Reflects traditional Cape Cod style homes built around old New England style commons.

• 1, 2 and 3 BR units range in size from 750 s.f. to 1,320 s.f. in single and multi-level configurations.

• Design is ‘family-friendly’ with open kitchens, front porches and individual ‘yards’.

• Maintaining high Energy Star rating.

Morgan Woods

Thoughtful development that is management-ready

• Early partnership between Development staff and Property Management staff is key to building and maintaining properties for the long term .

• Management staff was involved from design review and finish selection to punch list and construction close-out.

Morgan Woods

Building a Strong Reputation

• TCB is a long-term stakeholder in our communities -- becoming part of the community

• Celebrating the Vineyard as a hometown, not just a vacation destination.

• TCB has built on reputation from Morgan Woods as a premier housing developer and manager on the Cape

Morgan Woods 2010 Holiday Party

Building a Strong Reputation

• TCB has successful development projects on the Cape and Islands in Edgartown, Chatham and Sandwich, and

• TCB recently broke ground on the 50-unit Province Landing project in Provincetown, MA.

Province Landing

Lessons Learned o Educating people – MHP outreacho Chapter 40B – works for the communityo Partner with your local community leaderso Leverage off your reputationo Advocate for continuation of federal programs

“Don’t you just love that there is no traffic”

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