Morgan Woods<br />“A twelve-acre people sanctuary”<br />Bring Workers Home: <br />2011 Regional Forum on Workforce Housing...
Morgan Woods, Edgartown, MA<br />Massachusetts<br />    Morgan Woods<br />
Challenges <br />“The Greatest Challenge We Face is to figure out how to manage growth and development so we can  continue...
Morgan Woods<br />  A true “friendly 40B”<br />  Small town relationships<br />  An opportunity to leverage real change<br...
A true “friendly 40B”<br />Ernie Boch’s Vineyard mansion<br />Playground for the rich -- constant struggle to make ends me...
A true “friendly 40B”<br />Kennedy Compound<br />The spot light shines on many prominent political figures on Cape Cod and...
A true “friendly 40B”<br />Aerial of Morgan Woods site<br />“Location, location, location” – Living next door to one of th...
Small town relationships<br />Working with the Town<br />More than 8 years before ground was even broken at Morgan Woods, ...
Small town relationships<br />Ted Morgan<br />Local resident, Ted Morgan led the effort to build workforce housing to give...
An opportunity to leverage real change<br />Morgan Woods<br />The 60 units at Morgan Woods nearly doubled the Island’s aff...
A new model for affordable housing on the Vineyard<br />Morgan Woods<br />Morgan Woods created a true community environmen...
Workforce Housing<br />Morgan Woods Source and Uses<br />
Workforce Housing<br />Morgan Woods Unit/Income Mix<br />
A lesson in logistics<br />The Barge<br />Ferries, boats and barges to navigate the busy summer months on the water and on...
A lesson in logistics<br />The Crane<br />Units were designed either as modular or stick-built allowing for flexibility  i...
Thoughtful development that is management-ready<br />Morgan Woods<br />Thoughtful development allows management to focus o...
Thoughtful development that is management-ready<br />Morgan Woods<br />Early partnership between Development staff and Pro...
Building a Strong Reputation<br />Morgan Woods 2010 Holiday Party<br />TCB is a long-term stakeholder in our communities  ...
Building a Strong Reputation<br />Province Landing<br />TCB has successful development projects on the Cape and Islands in...
Lessons Learned<br /> <br /><ul><li>Educating people – MHP outreach
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  • Jan Brodie BWH Boston 2011

    1. 1. Morgan Woods<br />“A twelve-acre people sanctuary”<br />Bring Workers Home: <br />2011 Regional Forum on Workforce Housing<br />July 28, 2011<br />
    2. 2. Morgan Woods, Edgartown, MA<br />Massachusetts<br /> Morgan Woods<br />
    3. 3. Challenges <br />“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.”<br />Martha’s Vineyard Donors Collaborative, 2011<br />“Welcome to our quaint little island!”<br />
    4. 4. Morgan Woods<br /> A true “friendly 40B”<br /> Small town relationships<br /> An opportunity to leverage real change<br /> A new model for affordable housing on the Vineyard<br /> True workforce housing<br /> A lesson in logistics<br /> Thoughtful development that is management-ready<br /> Building a strong reputation in the community <br /> Lessons Learned <br />
    5. 5. A true “friendly 40B”<br />Ernie Boch’s Vineyard mansion<br />Playground for the rich -- constant struggle to make ends meet for everyone else.<br />Total population during the summer months reaches 100,000 and drops to 18,000 during the off-season fall/winter/spring months. <br />Navigating the “Island Shuffle”.<br />Servicing the short summer season dominates the local economy.<br />Defining Local Preference.<br />
    6. 6. A true “friendly 40B”<br />Kennedy Compound<br />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.<br />
    7. 7. A true “friendly 40B”<br />Aerial of Morgan Woods site<br />“Location, location, location” – Living next door to one of the country’s most exclusive (and expensive) private golf clubs.<br />NIMBY -ism<br />Ever seen a “frost bottom”?<br />Site is a “priority habitat” for rare species.<br />Respecting the local heritage – Working with the Wampanoag Tribe of Gay Head/Aquinnah.<br />All local permits still required<br />
    8. 8. Small town relationships<br />Working with the Town<br />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.<br />6 Townships of the island act independently, but more cooperation and joining of mission in past 5 years<br />Martha’s Vineyard Housing Fund created<br />
    9. 9. Small town relationships<br />Ted Morgan<br />Local resident, Ted Morgan led the effort to build workforce housing to give long-time Vineyard families a chance to stay in their community<br />Lack of affordable housing has forced many residents to move off-island: <br /> Year-round rent : $1.550 to 2,000, in poor condition and scarce . Finding a home for less than $500K is near impossible<br />
    10. 10. An opportunity to leverage real change<br />Morgan Woods<br />The 60 units at Morgan Woods nearly doubled the Island’s affordable housing inventory.<br />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.<br />
    11. 11. A new model for affordable housing on the Vineyard<br />Morgan Woods<br />Morgan Woods created a true community environment in which families take great pride in calling home – year round.<br />Single family design with multiple units in the “Cape Cod style”.<br />Cluster development in the old New England style.<br />TCB hosts annual gardening events to promote resident investment in their new neighborhood.<br />Winner of several awards and accommodations.<br />
    12. 12. Workforce Housing<br />Morgan Woods Source and Uses<br />
    13. 13. Workforce Housing<br />Morgan Woods Unit/Income Mix<br />
    14. 14. A lesson in logistics<br />The Barge<br />Ferries, boats and barges to navigate the busy summer months on the water and on the roads.<br />Modular boxes were delivered from Maine and shipped by barge at night from New Bedford, MA to Vineyard Haven. <br />Delivered from the dock to the site in the very early morning hours.<br />
    15. 15. A lesson in logistics<br />The Crane<br />Units were designed either as modular or stick-built allowing for flexibility in the GC bid process.<br />Modular construction was critical to managing the construction schedule – although cost savings were modest compared to off-island stick-built product.<br />High labor costs and lack of full time construction workers made stick building a very inefficient method of construction on the Island.<br />Boxes were delivered with all interior fixtures and equipment; carpet and tile furnished and installed locally.<br />
    16. 16. Thoughtful development that is management-ready<br />Morgan Woods<br />Thoughtful development allows management to focus on building a community not fixing problems. <br />Reflects traditional Cape Cod style homes built around old New England style commons.<br />1, 2 and 3 BR units range in size from 750 s.f. to 1,320 s.f. in single and multi-level configurations.<br />Design is ‘family-friendly’ with open kitchens, front porches and individual ‘yards’.<br />Maintaining high Energy Star rating.<br />
    17. 17. Thoughtful development that is management-ready<br />Morgan Woods<br />Early partnership between Development staff and Property Management staff is key to building and maintaining properties for the long term .<br />Management staff was involved from design review and finish selection to punch list and construction close-out.<br />
    18. 18. Building a Strong Reputation<br />Morgan Woods 2010 Holiday Party<br />TCB is a long-term stakeholder in our communities -- becoming part of the community<br />Celebrating the Vineyard as a hometown, not just a vacation destination.<br />TCB has built on reputation from Morgan Woods as a premier housing developer and manager on the Cape<br />
    19. 19. Building a Strong Reputation<br />Province Landing<br />TCB has successful development projects on the Cape and Islands in Edgartown, Chatham and Sandwich, and<br />TCB recently broke ground on the 50-unit Province Landing project in Provincetown, MA.<br />
    20. 20. Lessons Learned<br /> <br /><ul><li>Educating people – MHP outreach
    21. 21. Chapter 40B – works for the community
    22. 22. Partner with your local community leaders
    23. 23. Leverage off your reputation
    24. 24. Advocate for continuation of federal programs</li></ul>Martha’s Vineyard Donors Collaborative, 2011<br />“Don’t you just love that there is no traffic”<br />

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