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Baycrest Commons, Portland, ME

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Baycrest Commons, Portland, ME BAYCREST COMMONS Portland, Maine | 2021 Affordable Housing Design Competition Federal Home Loan Bank of Boston 01 ACKNOWLEDGEMENTS CONTENTS AVESTA OUR TEAM EXECUTIVE SUMMARY 04 Rebecca Hatfi eld, Senior Vice President of Real Estate, Avesta Housing Highlights Will Sternlicht, Team Manager 1 Portland: Growth at What Cost? Nathaniel Howe, Development Offi cer, Avesta Housing MPP/MBA HKS Judgement Criteria COMPETITION COORDINATORS Harvard Business School Smart Growth Tobi Goldberg, Senior Community Investment Manager, FHLBB Molly Kaviar OVERVIEW OUR COMMUNITY + CONTEXT 09 Situating Portland Urban and Environmental Policy and Planning Peggy Moriarty, Harvard HKS 2 Demographics + Market Dynamics Tufts Avesta Housing improves lives and West Bayside + 307 Cumberland Ave. Isabelle Dupraz, Harvard GSD Jake Alchek strengthens communities by promoting Zoning MENTORS Master of Business Administration and providing quality affordable homes DESIGN 16 Massachusetts Institute of Technology Sloan Design Principles John Anton, John Anton Consulting for people in need. For nearly 50 years, 3 Site Design Choices Seth Wight Tim Talun, Associate Elkus Manfredi Avesta has proven its effi cacy in afford- Sustainable Design Master of City Planning Building Layout able housing development and proper- Day in the Life of a Resident COURSE INSTRUCTORS Massachusetts Institute of Technology ty management in Southern Maine and Edward Marchant, Harvard Kathryn Roy PROGRAMMING 26 New Hampshire. As the largest afford- Community Findings Ann Borst, Wentworth Master of Business Administration 4 Amenities + Services Harvard Business School able housing developer in Maine, Avesta Peter Roth, MIT Potential Partners Trevor Salvini has developed more than 130 properties. Programs Master of Architecture Their portfolio includes 100 properties, FINANCIALS 36 Wentworth Institute of Technology Highlights with over 3,000 apartments, and two as- 5 Residential Programs | Portland, Maine 2021 FHLB Boston Affordable Housing Design Competition Tarida Choeimalai sisted living facilities. They also offer free Sources + Uses Master of Architecture Development Budget Wentworth Institute of Technology homeownership and counseling services as part of their home buyer education and NEXT STEPS + TIMELINE 42 Thomas Caruso Community Engagement foreclosure prevention programs. 6 Development Timeline Master of Architecture Wentworth Institute of Technology Baycrest Commons is our attempt to transform Avesta’s CONCLUSION 45 Daniel Bryer current offi ce building into its highest and best use: afford- BAYCREST COMMONS 7 Master of Architecture able housing for Portland’s underserved and displaced. Wentworth Institute of Technology BIBLIOGRAPHY 47 02 03 “You’ve solved a problem I’ve been trying to solve for the last 5 years. We’re really excited and want to build this” - Avesta’s Rebecca Hatfi eld upon reviewing our fi nal designs and renders 1 EXECUTIVE SUMMARY PORTLAND: GROWTH AT WHAT COST? HIGHLIGHTS PORTLAND: GROWTH AT WHAT COST? In the summer of 2019, an infl ux of near- ages. What’s more, as the nation’s whitest as a home base for educational opportu- JUDGEMENT CRITERIA ly 600 asylum seekers arrived in Portland, state, new migration contributes racial nities, neighborhood and community inte- SMART GROWTH Maine. These families, many with young and cultural diversity to Portland’s unique gration, and job opportunities. children, were forced to shelter in the city’s quality of place, an important component Exposition Center for two months before of the city’s future economic success. Introducing Baycrest Commons: social workers were able to place them in The Future of Affordability in Bayside STUDIO 1-BR 2-BR 3-BR TOTAL permanent housing. Portland, like many As the number of ‘New Mainers,’ contin- HIGHLIGHTS 375 sf 550 sf 800 sf 950 sf 82,200 sf cities across the country, is in the midst of ues to grow, it is imperative to not only Baycrest Commons, located at 307 Cum- a housing affordability crisis. But, unlike understand their needs and priorities, but berland Ave in West Bayside, Portland, is most cities, the shortage is felt most pain- build solutions based on mutual respect a 100-unit, mixed income, infi ll housing UNITS AT 50% AMI 2 10 15 7 35 35% fully by the city’s newest and lowest-in- and rooted in inclusion and integration. development built fi rst and foremost to come residents. The number of new mi- A number of immigrant advocacy and help integrate New Mainers, Portland’s UNITS AT 60% AMI 4 11 10 0 25 35% grants to Portland has continued to climb, social services organizations already pro- workforce, and existing Bayside property and providing housing for these families vide support in areas ranging from le- owners. By creating long term affordabili- 30% MARKET RATE UNITS 5 22 13 0 40 remains a major challenge. gal services and workforce integration to ty in a gentrifying neighborhood, curating business development and ESL classes. community and a sense of community 100 TOTAL UNITS (141 UNITS/ACRE) 11 43 39 7 100 Despite the additional strain on the city’s However, according to the Maine Immi- wide ownership through multi use public already inadequate housing resources, grants’ Rights Coalition, accessing safe spaces and exterior green spaces, and | Portland, Maine 2021 FHLB Boston Affordable Housing Design Competition new migrants to Portland are a happy and affordable housing remains a per- truly conscious design, Baycrest will serve sight. As the nation’s oldest state, Maine is sistent issue. Our development, Baycrest as a model for inclusive, equitable, and confronting the challenges associated with Commons, serves to address the need for sustainable development. an aging workforce and population. The new housing by providing dignifi ed and recent uptick in immigration is, to many, sustainable apartments for new and long- SF SF a welcome salve to the state’s slow pop- term Mainers alike. With public and tenant BAYCREST COMMONS 12 $289,650 5,500 7,150 ADA UNITSTDC/UNIT COMMUNITY GREEN SPACE ulation growth and projected labor short- only common areas, Baycrest also serves SPACE 04 05 JUDGEMENT CRITERIA Design Community Responsiveness Financing Environmental Responsiveness Feasibility Innovation Our design transforms a squat building After discussions with more than a dozen To meet Avesta’s north star of maximizing Sustainability is a core focus at Baycrest, Avesta already has site control and tre- The creation of a parklett against the al- and a dark fenced-off alley into an example stakeholders, Baycrest Commons address- units, we employed a “Twinning” struc- with units designed to meet Passive mendous good will cultivated through ley provided a key solution to a struggle of what intentional, inclusive, affordable, es the goals of Avesta, the city of Portland, ture, separately fi nancing 2 building parts House requirements, and enough solar to their impressive development and service with how to handle a dark and depressing housing can be. Baycrest’s glass street and our Bayside neighbors. In response to (“condos”) with 58 units in a condo under reduce building energy requirements by record. Local zoning allows for the project alley. Light and warmth is brought by the façade, light cladding, and scattered balco- feedback, we have maximized the num- 9% LIHTC (“9% Condo”) and 42 units in a more than 34%, and a rainwater cistern to be built By-Right, and the progressive greenery, and a higher than expected unit nies, and alley-side parklette, both activate ber of units and pursued a mixed income condo with uncapped 4% Maine State LI- system to decrease water and sewage City of Portland is actively encouraging count was achieved through our unique the street and provide a splash of color in a strategy. 12 ADA units fi t the needs of el- HTC (“4% Condo”). We also leveraged Tax costs. Garden boxes on the rooftop are new development in the Bayside neigh- Twinning fi nance structure. monotone urban landscape. A fl exible-use derly and diabled tenants; 39 2-bedroom Incentive Financing to secure a 75% tax fed by this rainwater. Bike storage and a borhood, especially with our mix of ADA public room with attached kitchen wel- and 7 3-bedroom units provide afford- rebate for 30 years, lowering OpEx and in- bus stop on our front door provide am- and affordable family units. The neigh- comes the neighborhood in, while a tenant ability to families. With 30% of our units creasing the amount of debt Baycrest can ple transportation opportunities without borhood association welcomes the mix of only common room and rooftop green market rate, and 70% affordable (at 50% responsibly maintain. This project would access to cars. market-rate and affordable units as well as spaces provide residents with intimate and 60% AMI levels), Baycrest Commons be the fi rst “Twinnings” development in the public common room and greenspace. places to gather and connect. Ground- will bring together Portland’s new immi- Maine and would pave the way for larger fl oor ADA units provide easy access, and grants, Portland’s underserved workforce, denser development by creating a feasible light exterior blends into adjacent garages and long term residents. fi nancial model in a state where resources and the high school, and our modern style are limited. matches other developments underway. | Portland, Maine 2021 FHLB Boston Affordable Housing Design Competition BAYCREST COMMONS 06 07 SMART GROWTH Mixed Use Development: Strengthening and Directing Development Towards Pairing our mixed income residences with a public community Existing
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