[{"_1":2,"_112":-5,"_113":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,88,100],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6054111,"mediaKeyId","3339950-74f0336c93059b7166a1bdbb3ff36902","parentId",3339950,"title","MHP outlines how multiple funding sources must stack to cover rising affordable‑housing costs","audioSeconds",2871,"startMs",125000,"endMs",2996000,"viewUrl","/Search/View?dp=1&key=3339950-74f0336c93059b7166a1bdbb3ff36902&start=125&end=2996","thumbnailUrl","https://assets.pipeline.soar.com/3339950-74f0336c93059b7166a1bdbb3ff36902/thumbnail_125000.jpg","articleUrl","/articles/6054111/Massachusetts/MHP-outlines-how-multiple-funding-sources-must-stack-to-cover-rising-affordablehousing-costs","mediaUrl","https://secure.pipeline.soar.com/6054111-3aaeaf187d9f181969be1c21f1fabecb/orig.mp4?Expires=1770791984&Signature=C6wm15VfkMJyPKx1Cj8meQ6QGLXE9Ny5hzsW5F~VrD3Ni5~PvlKrNzGFTbA3~m53CyAJtGXFUat1kn393bRLR3ac9fP-BrzEo2~0TFuWFEbwMCecVamp0JRuY752Tqtkyr986-kA1imXKwdRdXzLRzRbWqFvTDqJPAuUEGtq8~GzXQ5t8rC~dov4Kb4M-Sq855Y4nMLW3WAETS3hGMN96BcOizEAauqdvUhc~h15ETbGblfe50VnxpQfoXSeyShhYB8SvuiOz4hDqJDYAy0OEi348Kxg1VNx8lpO-Tj63DQt-g031ToqPvf3K7qvk9bXcqJWjTGVNNjGgMoveuQ4~A__&Key-Pair-Id=KUT5TJCACFTXG","author","Town of Concord, MA","date","2025-03-18T00:00:00Z","article","MHP senior real estate development officer Carsten Snow Eichelberg told the Concord Municipal Affordable Housing Trust on March 18, 2025, that building affordable housing in Massachusetts relies on a complex mix of federal, state and local subsidies because per‑unit development costs have climbed into the mid‑hundreds of thousands of dollars.

Eichelberg said the “ultimate goal is that eligible residents are paying no more than 30% of their income towards rent,” and that requirement forces developers and funders to assemble multiple financing sources so the project can both be built and operated at restricted rents.

The presentation put the trust’s role in context: local trust funds can be comparatively small but flexible pieces of a larger “stack” of financing that typically includes first mortgages, Low‑Income Housing Tax Credit (LIHTC) equity, state soft loans or bonds, and smaller local grants or loans. Eichelberg repeatedly urged municipalities to show financial and land commitments early in a project’s development because state funding rounds are competitive and programs such as LIHTC are limited.

He described a worked example of a 60‑unit tax‑credit rental project in the Boston‑Cambridge‑Quincy metropolitan area. Using sample assumptions, total development costs in the example were roughly $34 million, or about $530,000 per unit all‑in. In that scenario the developer expected about $20 million in 9% federal tax credit equity and a permanent mortgage of roughly $9 million, leaving a roughly $2 million funding gap that was filled by a mix of state tax credit funds and local trust funds in the illustrated case. After additional, unanticipated site remediation raised site costs, the local trust increased its award to close the revised gap.

Eichelberg summarized typical per‑unit ranges he has seen: long‑term mortgage debt commonly about $50,000–$100,000 per unit; tax‑credit equity roughly $200,000 per unit; additional state soft loans often around $100,000 per unit; and municipal contributions or trust funds that commonly range from $50,000 to $100,000 per unit depending on local resources and priorities. He cautioned that “there is no such thing as a typical real estate deal,” and that soft‑costs, regulatory requirements and the need for additional consultants make affordable projects more expensive than conventional development.

He walked the trust through program distinctions that affect rents and underwriting. For example, voucher programs (Housing Choice Vouchers/Section 8 and state vouchers) are typically based on a tenant’s actual income and cap tenant payments at about 30% of income; LIHTC units typically operate under a “percentage of theoretical income” calculation tied to HUD area median income and household size, which affects rent limits and operating revenue.

Eichelberg also described the competitive state application process administered by the Executive Office of Housing and Livable Communities (EOHLC), noting that the state issues a Qualified Allocation Plan (QAP) that ranks and scores projects for limited tax credits and bond funds. Because applications outnumber available funds, he said developers generally expect to apply across multiple funding cycles and that demonstrated municipal support—land, funding commitments, or other local approvals—helps a project score better.

The presentation closed with practical advice for municipal trusts: fund early feasibility or due‑diligence work for sites (or seek MHP’s municipal land technical assistance grants), use clear funding notices of funding availability (NOFAs), consider using outside development reviewers for complex proposals, and preserve flexibility so local funds can backfill gaps when state caps or contingency costs change. Eichelberg said MHP can also provide targeted technical assistance and staff or vendor support for municipal site assessments.

The trust asked for the slides to be circulated and requested an opportunity to submit written questions; Eichelberg agreed to provide slides and to return for a follow‑up Q&A.

Ending: The trust took no formal vote on the topic. The presentation was framed as information to guide future trust funding decisions and site vetting.

","mediaType","Video","parentTitle","Town of Concord: Municiple Affordable Housing Trust - March 18, 2025","oneSentenceSummary","MHP senior real estate development officer Carsten Snow Eichelberg told the Concord Municipal Affordable Housing Trust on March 18, 2025, that building affordable housing in Massachusetts relies on a complex mix of federal, state and local subsidies because per‑unit development costs have climbed into the mid‑hundreds of thousands of dollars.","taxTitle","Town of Concord, Middlesex County, Massachusetts","taxId",68746,"location","Massachusetts","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6054097,"Concord trust approves Feb. 11 minutes, sets April 1 meeting; updates on Assabet River Bluff and SHI",6675,84000,6759000,"/Search/View?dp=1&key=3339950-74f0336c93059b7166a1bdbb3ff36902&start=84&end=6759","https://assets.pipeline.soar.com/3339950-74f0336c93059b7166a1bdbb3ff36902/thumbnail_84000.jpg","/articles/6054097/Massachusetts/Concord-trust-approves-Feb-11-minutes-sets-April-1-meeting-updates-on-Assabet-River-Bluff-and-SHI","https://secure.pipeline.soar.com/6054097-917d9d95a65f06a6845b3ff3b1da11ae/orig.mp4?Expires=1770791984&Signature=RJPnYtT~tNuHUBywA1viEwzy9V2NjVgXIWN9w0LvTK9ab7xjX~mLGN767Jy9WSVyhFRk0LZEXztImoXVNitMqZiMd--H82WXhQxlkCKXqEsYi9KkmXSZvdnfcnDzJ~BbivvShkICg1E9Q4rmQpIGeb0jYmgDD3A-qNfrThc6gPrj8Z05kkeZ0g0AEds5ezVvobHWDbJYrMfAo4y28lH6BhBpN7LPlFpjK7lGVoYX~NOiyH4XZzfOwrnIw0esjBO-n5lUStdg6-sHlMhkMx1Oy8Ec8L9w9TZSsgbp0h9GvkxbI6Brh-BrPKTa-gwJJAcJuWBMIuaOa5QWIlPai77wgw__&Key-Pair-Id=KUT5TJCACFTXG","The Concord Municipal Affordable Housing Trust opened its March 18, 2025 meeting with a roll‑call vote to approve minutes from its Feb. 11 meeting. The motion to approve was made by Trustee Linda Escobedo and seconded by Trustee Rich Feeley. The roll‑call vote recorded five votes in favor, none opposed, and one abstention; the minutes passed.

During the meeting the trust set its next regular meeting for Tuesday, April 1 at 5 p.m. That date was selected to align with other bodies that will need authorizing votes related to an anticipated land‑disposition agreement (LDA) for the Assabet River Bluff site.

Staff updates and logistics discussed at the meeting included:
- Assabet River Bluff: Town staff reported ongoing work on an LDA to coordinate the trust, the Concord Housing Development Corporation (CHDC), the Concord Housing Authority and Habitat for Humanity. A revised draft of that LDA was expected the following week and boards will need authorizing votes to execute the agreement.
- Rothermill Place / Habitat build: Building permits had been issued for three units at 26, 36 and 48 Rothermill Place for Habitat for Humanity; the building commissioner indicated no site work had commenced at the time of the meeting.
- MCI Concord: The town has contracted with Agency Landscape and Planning, funded by a state earmark, to lead planning and economic feasibility work for the former MCI Concord site; staff said housing is a state priority for the site and public engagement plans were being finalized.
- Subsidized Housing Inventory (SHI): Town staff reported Concord had 919 SHI units (about 12.8% of the town’s year‑round housing), above the 10% statutory target. Staff also noted pipeline items: two CHDC Old Marlborough Road rental units with building permits and a potential 237‑unit 40B that could be added if approved; conversely, a separate 201‑unit 40B may be removed from the SHI if the developer does not pull a building permit within the required period.

Formal business concluded with a motion to adjourn moved by Trustee Rich Feeley and seconded by Trustee Mike Lawson; the motion passed by roll call and the meeting ended at approximately 6:53 p.m.

Ending: The trust took no other formal funding votes at this meeting and requested staff circulate the presentation slides from both outside presenters and follow up on outstanding items ahead of the April 1 meeting.

","The Concord Municipal Affordable Housing Trust approved its Feb. 11 meeting minutes by roll call (5 in favor, 1 abstention), scheduled its next meeting for April 1 at 5 p.m., and received staff updates on the Assabet River Bluff land‑disposition work, MCI Concord planning consultant engagement, and the town's subsidized‑housing inventory.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6054101,"Families and Minuteman Arc outline need for cluster homes for adults with developmental disabilities",656,2633000,3289000,"/Search/View?dp=1&key=3339950-74f0336c93059b7166a1bdbb3ff36902&start=2633&end=3289","https://assets.pipeline.soar.com/3339950-74f0336c93059b7166a1bdbb3ff36902/thumbnail_2633000.jpg","/articles/6054101/Massachusetts/Families-and-Minuteman-Arc-outline-need-for-cluster-homes-for-adults-with-developmental-disabilities","https://secure.pipeline.soar.com/6054101-36c93f21edf49af1377bbd9a7dbd4dab/orig.mp4?Expires=1770791984&Signature=Y14aiLWbJYPRQNK3G5lr1QehGxVY79W~X5ul0CLNM1G9VzCBjjpJBQGnAafwLGQj9qQaNdzlPIbSWjixB5sPDjukqhEqT~-~W4jiWfqYGtwflcpqn1PuZgSjXwDgQJswRKykdfmoC7EqBn0u728btMsPTK5phmbPlZP~Gy5XqZK76aKiEJ~xIMzF0tNijYrp0sV9Wt3~jl3OM~WPFu~m4OLpXlr9GHAJ6d97iZ6ygrMK1kgKeNEMBsLMYX6FzIxucRvDfRs9-UHIIw-DGuYsotZ1QflxVjUWCPc9UgQQNrYlGmdeHE3ixaXaCQMlUXPfFl5P7Gf~5QhzLKaGQrM1zw__&Key-Pair-Id=KUT5TJCACFTXG","Representatives from Minute Man Arc and several Concord parents briefed the Trust on March 18 about local demand for housing tailored to adults with intellectual and developmental disabilities.

Andy Richert, housing development manager for Minute Man Arc, said many individuals who need housing are not prioritized for the limited state‑funded group‑home slots because those resources are targeted to people with the most immediate safety or caregiver‑failure needs. Richert said families are seeking a financially sustainable model that provides a path from parental households to independent apartments while preserving proximity to local services and jobs.

A parent who spoke (identified in the meeting as Michi) described a desire for her daughter to remain in Concord where she works and has social connections, and urged the trust to consider options that keep people in town. Richert said Minute Man Arc is developing a model of clustered independent units with supports and “guardrails” that could provide an intermediate level of independence for adults who do not require 24‑hour group‑home staffing.

Trust members and town staff noted potential local opportunities, including a parcel flagged by a town task force near Minute Man Arc that could be appropriate for a group‑home or clustered housing. The presenters asked for the trust’s ongoing awareness and assistance as they refine a model and seek partners; the trust said staff would help connect the group to other housing stakeholders in Concord.

Ending: The trust did not take formal action but asked staff to maintain contact. Presenters were invited to return with more detailed proposals.

","Minute Man Arc representatives and local parents told the trust that existing group‑home placements are prioritized for highest‑need cases and that many adults with intellectual and developmental disabilities need intermediate housing options that allow more independence while keeping them in the community.",{"_33":101,"_35":36,"_37":38,"_39":102,"_41":103,"_43":104,"_45":105,"_47":106,"_49":107,"_51":108,"_53":109,"_55":56,"_57":58,"_59":110,"_61":62,"_63":64,"_65":111,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6054105,"New England Deaconess seeks continuing‑care retirement community overlay at Old Marlborough site",2032,3043000,5075000,"/Search/View?dp=1&key=3339950-74f0336c93059b7166a1bdbb3ff36902&start=3043&end=5075","https://assets.pipeline.soar.com/3339950-74f0336c93059b7166a1bdbb3ff36902/thumbnail_3043000.jpg","/articles/6054105/Massachusetts/New-England-Deaconess-seeks-continuingcare-retirement-community-overlay-at-Old-Marlborough-site","https://secure.pipeline.soar.com/6054105-66c0bdefbf9403a1b8b07f862ea17ea7/orig.mp4?Expires=1770791984&Signature=QVL6ZMTV6PFoHm97Z2ktq2quUrOLNtgN9AhmFewpV930ermQCFST3Zw8-KuEvHWSe9jiGjuMmfSc2rZmX-JlfI82ELsQWnsZpMMh-4rCCKfqWD7VHmqJvshvQq~bqPnQdK~dlQ3lZ0GhPXaLtF7xNyfJYaEUnTRc8S6o742pp~QoYBRvVvtP4JUQe2SUL1A~HHIedpVhJd5thpN-H-wlAR48H224lIbRxFNKcs-ju74mE-6Dm9J-6MRVgKxWm9dcyqHVJESDOwBxuiDWdH74nlAt7d5nHsCpGOZ1zoveatV~O1s9C~89QHHkRM6wCpufJ1DvjCHc9PiVL7SY9yRT~g__&Key-Pair-Id=KUT5TJCACFTXG","The New England Deaconess Association (Newbury Court) presented a proposal on March 18 to create a continuing‑care retirement community (CCRC) overlay district for 12.1 acres across from Emerson Hospital, saying the change would enable the nonprofit to offer a mix of independent living, assisted living and long‑term care services on the site.

Chris Centros, identified in the meeting as New England Deaconess’s chief executive, and Mark Bobrowski, the project attorney, told the Concord Municipal Affordable Housing Trust that the overlay would be parcel‑specific and require town meeting approval. Bobrowski said the overlay would allow a use on the particular 12.1‑acre parcel that is not currently allowed in the Medical Professional zoning district north of Route 2.

The proposal as presented includes a density cap of up to 200 potential units (about 16 units per upland acre), a requirement that at least 20% of the parcel be set aside as open space (no more than half of that allowed to be wetlands), and height limits that the presenters described as 35 feet for duplex/independent living buildings and up to 85 feet for multi‑unit buildings. Bobrowski emphasized the overlay is limited to the subject parcel and that any other property would require its own town‑meeting vote to adopt the same overlay.

Newbury Court officials framed their case on service and continuity of care. Chris Centros said the organization is a not‑for‑profit provider of senior care that has operated in Concord for generations and that the CCRC model is intended to allow residents to “age in place” through independent living, assisted living and nursing care within the same institutional framework. Company financials cited in the presentation indicated charity care and public‑benefit activity: company‑wide charity care of about $2.7 million in 2023 and site‑level charity care and community support figures (Newbury Court’s local campus reported roughly $1 million in charity care; another campus reported $1–1.5 million). The presenters also noted Newbury Court paid roughly $910,000 in local taxes last year for the existing campus.

On affordability and “attainability,” the presenters proposed an alternative approach to traditional affordable‑housing rules. The draft bylaw language described a planning‑board role to require up to 10% of independent‑living or health‑service units as “attainable,” and the presenters said they would target households in the 70%–140% of area median income (AMI) range for those units. Mark Bobrowski and Brett Pelletier of Figurate Community Advisors argued that conventional state affordable programs and subsidies (for example, LIHTC, HOME, CDBG and voucher programs) are not designed for CCRCs and that alternative tools—adjustments to entrance fees, contract refund rules and income limits—were more applicable to create “attainable” units in a CCRC context.

Presenters also previewed next steps: a preliminary meeting with the planning board and a planning‑board public hearing scheduled for April 9. They said site plan review and a town‑meeting vote would be required before any overlay could take effect. The presenters invited written questions and said they would provide slides and return for further community briefings.

Ending: The trust received the presentation and agreed to circulate the slides and to forward community questions to the project team. No formal zoning vote was taken by the trust; the planning board will hold the first public hearing on April 9.

","New England Deaconess (Newbury Court) presented a proposal for a continuing‑care retirement community (CCRC) overlay on 12.1 acres across from Emerson Hospital. The proposal would allow up to 200 units, require 20% open space and include an attainable‑unit approach distinct from conventional multifamily affordable programs.","actionData","errors"]

Article not found

MHP outlines how multiple funding sources must stack to cover rising affordable‑housing costs

Concord trust approves Feb. 11 minutes, sets April 1 meeting; updates on Assabet River Bluff and SHI

Families and Minuteman Arc outline need for cluster homes for adults with developmental disabilities

New England Deaconess seeks continuing‑care retirement community overlay at Old Marlborough site