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Stanton Avenue / Golda Meir House Expansion

Stanton Avenue - Golda Meir House Expansion

160 Stanton Avenue
Auburndale, MA 02466

Goals

Expand the existing Golda Meir House through two new additions with 68 net new rental apartments. 57 units will be permanently restricted to residents at least 62 years of age. Of the 60 units that will be permanently affordable at the income levels shown below, based on the federally defined Area Median Income (AMI), 9 units without age restrictions will be designated for individuals with disabilities who have experienced chronic homelessness.

Housing Unit Mix (Updated July 2020)

Area Median Income (AMI)	1 Bedroom	2 Bedrooms
Up to 30% AMI *	18 (Previously 7)	2 (Previously 1)
Up to 50% AMI *	25 (Previously 20)	0 (Previously 2)
Up to 60% AMI	2 (Previously 18)	3 (Previously 2)
Under 100% AMI	8 (No Change)	2 (No Change)
No income restrictions **	4 (No Change)	4** (No Change)
Total Units	57	11
Total Bedrooms	57	22

* All 45 apartments for the <30% AMI and <50% AMI tiers will have project-based vouchers, which will cover the difference between 30% of residents’ actual incomes and contracted rents. The Section 8 vouchers will serve 9 nonage restricted, 1-bedroom units for chronically homeless individuals.The 9 units for formerly homeless individuals will be distributed between these two income categories and will be included in the total 30 units with vouchers, which will fill the gap between the contracted rent and 30% of the tenant's actual income (8 units through the federal Section 8 program, 22 units through the Massachusetts Rental Voucher Program).

** Of the two-bedroom units without formal income restrictions, one will be a reduced-rent unit for one or more New England Conservatory graduate students participating in the planned resident enrichment services program. The rents for all units without formal income restrictions are proposed to be offered at below the true "market rate."

Funding

$4,494,857	CPA Funding (2018 and 2020)
$255,143	Newton HOME Funds
$7,972,000	Permanent Mortgage Loan
$14,162,000	Federal and State Low Income Housing Tax Credit Equity (Confirmed)
$5,000,000	DHCD, HOME, HSF,AHT,NFIT Funds (Confirmed)
$4,000,000	HUD Section 202 Capital Advance (Confirmed)
$74,600	Utility Rebates (Expected)
$835,400	Golda Rehab Savings (Confirmed)
$480,000	Charles Farnsworth Trust (Confirmed)
$1,250,000	Weinberg Foundation (Confirmed)
$1,512,000	Additional 2Life Philanthropy (Committed)
$400,000	Deferred Developer Fee (Committed)
$40,436,000	Total Project Cost

Contact

All staff below are based at:

2Life Communities
30 Wallingford Road
Brighton, MA 02135

Lizbeth Heyer
Chief of Real Estate and Innovation
lheyer@2lifecommunities.org
617-912-8475

Zoe Weinrobe
Director of Real Estate Development
zweinrobe@2lifecommunities.org
617-912-8406

Ithzel Polanco-Cabadas
Real Estate Project Manager
ipolanco@2lifecommunities.org
617-912-8490

City of Newton Contact:

Lara Kritzer, Community Preservation Committee Manager

lkritzer@newtonma.gov

Funding Process

2020

July 10, 2020 - New Proposal Submitted for $1,244,857 in additional CPA funding. The Cover Letter explains the need for the additional funding and the proposal itself includes the application, updated project budget, and supporting materials including additional funding approval letters.

July 2020 -Memorandum on maximum HOME funding limits per unit

August 10, 2020 - Four Letters of Support for the additional funding received.

August 7, 2020 - Planning and Development Board Memorandum for August 11 Meeting

August 11, 2020 - Project Presentation to the CPC and Planning and Development Board

August 24, 2020 - CPC Recommendation for full project funding submitted to City Council for review and approval.

October 5, 2020 - City Council Order issued approving additional project funding as requested.

October 20, 2023 - Final Report submitted for review and approval at CPC meeting on November 14, 2023

2018-2019

8 June 2018 - Pre-proposal, discussed with CPC 10 July 2018
7 September - 8 November 2018 - Full proposal, with attachments below (see 3 December 2018 revisions below):
- Photos & maps
- Project budgets & funding sources
- Project sponsor finances & qualifications
- Evidence of site control, commitment to deed restriction
- Community outreach
- Fair housing, tenant selection plan, relocation policy, architectural access
- Unit mix and operating budget (submitted separately but now integrated into full proposal)
7 September - 8 October 2018 - additional proposal attachments, posted separately:
- Market analysis
- Appraisal
- Design, site & floor plans, sustainability (large-scale plans best viewed online, may not print legibly on letter- or legal-size paper)
- Online petition of support submitted by JCHE as of 12 October 2018
  - Current version of petition
6 October 2018 - Community letters submitted to date
9 October-6 November 2018 - Presentation to CPC public hearing (see 3 December 2018 revisions below) and sponsor responses to public hearing questions
- Note: The revisions below submitted 3 December 2018 eliminated the wellness center previously proposed as part of this project. This center could not have used CPA funds.
3 December 2018 proposal revisions:
- Updated proposal summary & budgets, with elevations & floor plans
- Updated presentation (PowerPoint)
24 October-12 December 2018 - CPC funding recommendation
17 December 2018 - City Council appropriation order
20 September 2019 - Funding/project status update to Newton CPC (please note that documents above do not reflect this update)