How a Small Town Dreamed Big with CPA to Address Affordable Housing Needs - Sunderland's Sanderson Place
Written by Chase Mack
It is always difficult for small towns to create new affordable housing opportunities, even with the availability of CPA funds. But the town of Sunderland is a perfect example of how a sustained local commitment to affordable housing can have incredible results. The recently completed Sanderson Place development was a nine-year-long journey that ultimately resulted in the creation of 33 units of affordable senior housing, located right in the historic town center - all because Sunderland could rely on their CPA program for the initial investment.
In 2014, a 2.8 acre parcel of land known as the 120 North Main Street property went up for sale, and the owner communicated to the town that they wished for this site to become affordable housing for seniors. In response to this rare opportunity, Sunderland’s Selectboard, Housing Committee, and Community Preservation Committee approached Town Meeting with a bold proposal. While the cost of outright purchasing the property was steep, the town realized that the consistency of their CPA program would allow residents to authorize a bond against future CPA revenue in order to fund the acquisition. Town Meeting ultimately approved of a 10-year bond of $265,000 in order to acquire the parcel - but this was only the first step in a long journey.
Now that Sunderland owned the property, a “120 North Main Street Committee” was quickly appointed to oversee the development of the project. The committee described its approach to the potential development as a “friendly 40b,” with the town working hand in hand alongside a developer to ensure that a substantial percentage of the property was utilized for affordable housing. And in many ways, the location was ideal for the creation of new housing for seniors: the land was located on a historic streetscape under a canopy of mature trees (including the famous Buttonball Tree, a 113-foot tall tree that has stood in town for hundreds of years), all within view of the idyllic Sugarloaf Mountain. Additionally, the development was within walking distance of town hall, the public library, grocery stores, restaurants, and public transportation.
However, there were just as many challenges in place for developing the land: aside from the sheer complexity and cost of designing and constructing new affordable housing, the property also contained vulnerable wetlands that the town sought to protect. The town also insisted on preserving the historic “Village House” located on the property, with the hopes of converting it into additional units of senior housing. In light of the complicated finances and planning required, many different designs were considered, but ultimately the committee decided to condense the project into a larger multi-story building to complement the existing Village House. After two years of planning work, the town released an RFP through a collaboration with the Franklin Regional Council of Governments (FRCOG) in order to see who might be willing to make "Sanderson Place" a reality.
The town found its champion for the development through two organizations that partnered together: Valley Community Development (VCD) and Rural Development, Inc. (RDI). Because neither organization had the capacity to complete this endeavor on their own, they instead decided to work alongside the town of Sunderland to craft a unique proposal that played to each party's strengths. VCD would facilitate the management of the project, while RDI would serve as the end owner and property manager of the newly created senior housing. Coordinating with a local architect, RDI was also able to create an updated design of an onsite apartment complex that would allow for nearly twice as many units as the town initially hoped for, as well as designing a plan to convert the historic Village House itself into three new units of affordable housing.
Several years had passed since Town Meeting approved of this CPA land acquisition, and construction had not even started yet! The CPC even had to return to Town Meeting years after the acquisition was funded to seek an additional $100,000 for the development of Sanderson Place. While supply chain difficulties and the ongoing COVID-19 pandemic complicated matters even further, Sanderson Place was finally competed at the beginning of 2023, with residents moving into their new homes over the next several months.
“It’s so nice to see this building occupied after it was just green grass and hay bales,” said Gina Govoni, Executive Director of the Franklin County Regional Housing and Development Authority. “We are truly grateful to everyone who has helped us get to this moment today. It takes a village to make a development project like Sanderson Place happen.”
After nearly a decade of planning, investments, and hard work, the end results speak for themselves: Sanderson Place now hosts a stunning, farmhouse-red housing complex and a completely renovated Village House in the heart of Sunderland. The main apartment building contains several amenities for its senior residents, including an elevator, wheel-chair accessibility, sensory-adapted units for residents hard of hearing, a community lounge and dining area, an outdoor deck with expansive views of the nearby mountain range, a fully equipped fitness center, and onsite laundry. The town was also able to navigate many of the unique challenges of the property, with the successful preservation of the wetland area, energy-efficient buildings, and solar panels. In total, the project required a budget of approximately $13 million when all was said and done. And all of this was made possible because residents in the Town of Sunderland agreed to commit to an investment of CPA funds that will go on to serve its elderly population for years to come.
Further Resources:
- Sunderland 2014 CPA Grant Application for Sanderson Place
- Sunderland 2017 CPA Grant Application for Sanderson Place
- Newsletter feature on Sanderson Place from the Western Massachusetts American Institute of Architects (AIA)
