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897 Route 28 Application for Project Eligibility PEL Yarmouth 05.24.23
NSG, Mattacheeset Village, LLC 897 Main Street, Route 28 South Yarmouth, MA APPLICATION FOR PROJECT ELIGIBILITY Presented to: Mr. Michael Busby 40B Relationship Manager One Beacon Street Boston, MA 02108-3110 MASSACHUSETTS HOUSING APPLICATION FOR A PROJECT ELIGIBILITY LETTER DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT NSG, Mattacheeset Village, LLC. (the “Applicant”) hereby applies to the Massachusetts Housing Partnership, pursuant to Massachusetts General Laws, Chapter 40B and 760 CMR 56.00, as amended (“Chapter 40B”), for the issuance of a Project Eligibility Letter authorizing the applicant to proceed with a Comprehensive Permit Application to the Town of Yarmouth Zoning Board of Appeals to construct on the below-referenced premises twenty-three (23) rental dwelling units within a 3-story buildings along with open space area and related parking and infrastructure to be called “Mattacheeset Village.” Six (6) of the dwelling units representing 25.0% of the total will be affordable to households earning no more than eighty percent (80%) of the Area Median Income, in accordance with applicable state regulations and guidelines. 13.045% of the dwelling units are three- bedrooms. This application and the documents, plans, exhibits, and other materials submitted simultaneously herewith, all of which are incorporated herein by reference, contain a complete description of the applicant and the proposed development and constitute the complete application package required to be submitted to the Massachusetts Housing pursuant to: (i) Chapter 40B, (ii) the rules, regulations, and guidelines adopted by the Commonwealth of Massachusetts Department of Housing and Community Development with respect to Chapter 40B, including, but not limited to, the regulations set forth at 760 CMR 56.00 (the “Chapter 40B Regulations”); and (iii) the Mass Housing Requirements for 40B Project Eligibility. Premises affected: That certain parcels of land on Route 28 in Yarmouth, Massachusetts, containing 1.09 acres of land, including: Assessor Parcel ID 41 - 46 The premises are more particularly described in the documents, plans, exhibits, and other materials included in this application. The statute and the regulations have established a Subsidized Housing Inventory (“SHI”) maintained by the Massachusetts Department of Housing and Community Development (“DHCD”) that lists each municipality’s percentage of low and moderate- income units. The Town of Yarmouth falls short of the state threshold of 10%: the Town has 5.0% based on DHCD SHI list dated December 21, 2020 and the applicant believes that none of the other regulatory Safe Harbors have been met. A copy of the SHI listing is submitted herewith. The Applicant believes, for all the reasons hereinafter set forth, that the project meets all of the requirements for a Comprehensive Permit under the statute, that it will be a benefit to the Town of Yarmouth, and that a Comprehensive Permit should be issued. ECONOMIC DEVELOPMENT DISTRICT Cape Cod (Barnstable County), Massachusetts has been designated as a Federal Economic Development District by the Economic Development Administration of the U.S. Department of Commerce. The major areas identified as critical needs in Barnstable County are wastewater, energy, telecommunications, and transportation infrastructure. These substandard infrastructure requirements have led to additional critical needs in the areas of job force diversity, housing affordability, and research and development investment. Further, the Massachusetts Department of Housing and Community Development classifies all of Barnstable County a Difficult Development Area (DDA). Comprehensive Permit www.masshousing.com | www.masshousingrental.com Site Approval Application Rental Attached is the Massachusetts Housing Finance Agency (“MassHousing”) application form for Project Eligibility/Site Approval (“Site Approval”) under the state’s comprehensive permit statute (M.G.L. c. 40B, Sections 20-23 enacted as Chapter 774 of the Acts of 1969) known as “Chapter 40B”. Developers seeking a comprehensive permit to construct affordable housing under Chapter 40B and intending to use a MassHousing financing program or financing through the New England Fund (“NEF”) program must receive Site Approval from MassHousing . This approval (also referred to as “project eligibility approval”) is a required component of any comprehensive permit application to be submitted to the local Zoning Board of Appeals of the municipality in which the development is to be located . As part of its review of your application, MassHousing will conduct an inspection of the site and will solicit comments from the relevant municipality. MassHousing will consider any relevant concerns that the municipality might have about the proposed project or the developer. The applicant is encouraged, therefore, to make contact with the municipality prior to submitting the Site Approval application in order to ensure that the applicant understands any concerns that the municipality may be likely to raise regarding the proposed development. In order for a project to receive Site Approval , MassHousing must determine that (i) the applicant has sufficient legal control of the site, (ii) the applicant is a public agency, non-profit organization or limited dividend organization, and (iii) the applicant and the project are generally eligible under the requirements of the MassHousing program selected by the applicant, subject to final eligibility review and approval. Furthermore, MassHousing must determine that the site of the proposed project is generally appropriate for residential development (taking into consideration municipal actions previously taken to meet affordable housing needs ) and that the conceptual project design is generally appropriate for the site. In order for MassHousing to be able to make these findings (required by 760 CMR 56.04 (4)), it is important that you answer all questions in the application and include all required attachments. Please note that MassHousing requires that all applicants meet with a member of our Planning and Programs Department staff before submitting their application. Applications for any projects that have not been the subject of a required pre-application meeting will not be accepted or processed. Upon completion of its analysis, MassHousing will either issue a Site Approval Letter that approves , conditionally approves or denies the application. If the application is approved, the applicant should apply to the Zoning Board of Appeals within two years from the date of the Site Approval Letter (unless MassHousing extends such term in writing). Please note that Site Approval from MassHousing does not constitute a loan commitment by MassHousing or any other financing program. All potential MassHousing financing is subject to further review and underwriting by MassHousing’s Rental Lending Department. Please be sure you have familiarized yourself with all of the applicable requirements set forth in the Chapter 40B regulations and guidelines, which can be found at https://www.mass.gov/doc/760-cmr-56-comprehensive-permit-low-or-moderate-income-housing/download www.mass.gov/hed/docs/dhcd/legal/comprehensivepermitguidelines.pdf . Instructions for completing the Site Approval Application are included in the application form which is attached . The completed application form and all additional documentation should be sent, after your pre-application meeting has been held, to: Manager of Planning Programs One Beacon Street, Boston, MA 02108 We look forward to working with you on your proposed development . Please contact Jessica Malcolm at 617-854-1201 or jmalcolm@masshousing.com to discuss scheduling your pre-application meeting or if there is any assistance that we can provide in the meantime to make your application process a smooth and efficient one . Comprehensive Permit Site Approval Application/Rental Page 2 of 25 221MHFA Application ID: Our Commitment to You MassHousing recognizes that applicants seek some measure of predictability regarding the timeframe for our processing of their applications. Our staff will endeavor to adhere to the following schedule for reviewing applications for site approval : Within one week of receipt of your application (provided that you have attended a required pre-application meeting) a member of our staff will notify you of any of the items listed on the checklist at the end of the application form that were missing from your application package. Please note that our acknowledgement of receipt of an item does not indicate that any substantive review has yet taken place. If your application package is missing any of the items indicated on the checklist by an asterisk, we will not be able to continue processing your application until such items are received. If we have received the information which is crucial to the commencement of our review process, we will proceed to (i) give the municipality a period of thirty (30) days in which to submit comments relating to your proposal, (ii) schedule and conduct a site visit, and (iii) solicit bids for and commission and review an “as is” appraisal of your site. If during our review of your application package we determine that additional information or clarification is needed, we will notify you as soon as possible. Depending on when we receive such additional information, this may affect the amount of time required for MassHousing to complete the site approval process. Assuming that your application package was complete and that you respond in a timely manner to requests for additional information or clarification, we would expect to issue or deny your site approval within 90 days of our receipt of your application package. Page 3 of 25 221MHFA Application ID: for MassHousing-Financed and New England Fund (“NEF”) Rental Projects Section 1: GENERAL INFORMATION Yarmouth 897 Route 28 Pine Grove Road 02664 41-46 Name of Proposed Project: Municipality: Address of Site: Cross Street: Zip Code: Tax Parcel I.D. Number(s): Mattacheeset Village Primary Contact Information: Stephen J. Cleary NSG, Mattacheeset Village, LLC. 3301 NE 32nd, Suite 602 Fort Lauderdale 33308 6179806744 sjc@acreplus.orgEmail: Cell Phone:Phone: Zip:Municipality: Address: Company Name: Contact Name: State:Florida Relationship to Applicant: Name of Applicant: (typically the Proposed Development Entity or its controlling entity or individual) Nantucket Sound Group, Inc. Applicant's Web Address:www.autonomouscre.com Name of Proposed Development Entity (typically a single purpose entity): NSG, Mattacheeset Village, LLC. Entity Type:Limited Dividend Organization * If the Proposed Development Entity is a Non-Profit, please contact MassHousing regarding additional documentation that must be submitted. Has this entity aleady been formed?No State Formed:Massachusetts Does the applicant have a related party relationship with any other member of the development team? Yes Autonomous CRE+, Catalyze - ACRE SPV. LLC., Nantucket Sound Group and Catalyze - ACRE, 897 Route 28 Microgrid, LLC are related entities. If yes, please explain: Application for Chapter 40B Project Eligibility / Site Approval BarnstableCounty: Page 4 of 25 221MHFA Application ID: Secondary Contact Information: Contact Name: 4014656751Cell Phone: truhan@xfactors.netEmail: Phone: South YarmouthMunicipality: 168 South StreetAddress: Nantucket Sound Group, Inc. Thomas J. Ruhan Company Name: State:02664Zip:Massachusetts Relationship to Applicant: Additional Contact Information: Cell Phone: Email: Phone: Municipality: Address: Contact Name: Company Name: State:Zip: Relationship to Applicant: Anticipated Construction Financing: Martha's Vineyard BankName of Lender (if not MassHousing financed): Anticipated Permanent Financing: Age Restriction: Nantucket Sound Group, Inc. plans to redevelop a 47,480 square foot underutilized property with an existing 3,800 square foot vacant building. The current phase 1 plan is to construct a 23-unit, wood framed residential rental apartment building. The building will be three (3) stories and approximately 19,344 square feet and it will include an elevator. The planned mix of units includes: seven studios, thirteen, one bedroom, and three, three-bedrooms. 25% of the units will be affordable to households earning less than 80% of area median income. As rentals 100% of the units will qualify toward The Town of Yarmouth’s Subsidized Housing Inventory . Over 10% of the units will be three bedrooms. The fit up of each basement will include an exercise room, mail and package room, a bicycle and resident storage area, and other common areas accessible to all residents. The development will include Negative Emission Technologies (NET) in an all-electric configuration and will be built to passive design standards. A renewable energy system of approximately 1 MW will power the buildings, exterior lighting, and EV and bicycle charging stations. On-site generation will equal demand and there will be biochar energy storage systems to manage peak Brief Project Description: NEF NEF None Please note: under the NEF Program, a minimum of 25% of the Permanent financing must be obtained from an NEF Lender and remain in place for 5 years Martha's Vineyard Bank Mass Housing Other Lenders: Page 5 of 25 221MHFA Application ID: Section 2: EXISTING CONDITIONS / SITE INFORMATION for MassHousing-Financed and New England Fund (“NEF”) Rental Projects Buildable Area Calculations 1.09Total Site Area: 0.00 0.00 0.00 0.00 0.00 0.00 Wetland Area (per MA DEP): Flood Hazard Area (per FEMA): Endangered Species Habitat (per MESA): Protected Agricultural Land (i.e. EO 193): Other Non-Buildable: Conservation / Article 97 Land: 0.00Total Non-Buildable Area: 1.09Total Buildable Area: Vacant 3,600 square foot wood framed, one-story building once operated as the Laundry Center of Cape Cod. Current use of the site and prior use if known: (Acres) YesIs the site located entirely within one municipality? If not, in what other municipality is the site located? How much land is in each municipality? Current zoning classification and principal permitted uses: B1, B2, VC-3, HMOD-1: Business, Hotel, Housing Application for Chapter 40B Project Eligibility / Site Approval In order to issue Site Approval , MassHousing must find (as required by 760 CMR 56.04 (4)) that the site is generally appropriate for residential development. Additional Site Addresses: Page 6 of 25 221MHFA Application ID: To the best of your knowledge, has this site ever been rejected for project eligibility/site approval by another subsidizing agency or authority?No Existing Utilities and Infrastructure Yes/No Description Wastewater- private wastewater treatment Wastewater - public sewer Storm Sewer Water-public water Water-private well Natural Gas Electricity Roadway Access to Site Sidewalk Access to Site Other Yes Yes Yes Yes No Yes Yes Yes Yes Yes Temporary until Town hookup Town betterment plan for sewer on RT 28 Town of Yarmouth Town of Yarmouth National Grid Eversource Route 28 & Pine Grove Road Sidewalk along Route 28 Bike lane along Route 28 Describe Surrounding Land Uses: The property is located on MA Route 28 to the north, which is populated with commercial and retail uses: such as, hotels/motels, miniature golf, driving ranges, CVS, Walgreens, Stop and Shop, McDonalds and Dairy Queen, among others, within a short walk of the site. To the south and east, there is a dense population of single family, cottage-style summer and year-round homes on Surrounding Land Use/Amenities Distance from Site Available by Public Transportation? Shopping Facilities Schools Government Offices Multi-Family Housing Public Safety Facilities 0.20 1.50 1.50 0.01 1.50 Yes Yes Yes Yes Yes If Rejected, Please Explain: Previous Development Efforts Please list any previous applications pertaining to construction on or development of the site, including (i) type of application (comprehensive permit, subdivision, special permit, etc.); (ii) application filing date; (iii) date of denial, approval or withdrawal. Also indicate the current Applicant’s role , if any, in the previous applications. Note that, pursuant to 760 CMR 56.03 (1), a decision of a Zoning Board of Appeals to deny a Comprehensive Permit, or (if the Statutory Minima defined at 760 CMR 56.03 (3) (b or c) have been satisfied) grant a Comprehensive Permit with conditions, shall be upheld if a related application has previously been received, as set forth in 760 CMR 56.03 (7). Page 7 of 25 221MHFA Application ID: Office/Industrial Uses Conservation Land Recreational Facilities Houses of Worship Other 0.50 0.50 0.75 0.10 0.00 Yes Yes Yes Yes Yes Public transportation near the Site, including type of transportaion and distance from site: CCRTA H2O Route Travels from Downtown Hyannis to Orleans Center via Route 28 and Route 39. Stop number 77 is located next door at Yarmouth Commons Serving : Hyannis, West Yarmouth, Yarmouth, South Yarmouth, West Dennis, South Dennis, Dennis Port, West Harwich, Harwichport, Harwich, South Harwich, East Harwich, Chatham, South Orleans, Orleans Site Characteristics and Development Constraints Are there any easements, rights of way or other restrictions of record affecting the development of the site ? Is there any evidence of hazardous, flammable or explosive material on the site? Is the site, or any portion thereof, located within a designated flood hazard area? Does the site include areas designated by Natural Heritage as endangered species habitat? Are there documented state-designated wetlands on the site? Are there documented vernal pools on the site? Is the site within a local or state Historic District or listed on the National Register or Historic Places? Has the site or any building(s) on the site been designated as a local, state or national landmark? Are there existing buildings and structures on site? Does the site include documented archeological resources? Does the site include any known significant areas of ledge or steep slopes? No No No No No No No No Yes No No Page 8 of 25 221MHFA Application ID: Section 3: PROJECT INFORMATION for MassHousing-Financed and New England Fund (“NEF”) Rental Projects New ConstructionConstruction Type: Application for Chapter 40B Project Eligibility / Site Approval In order to issue Site Approval, MassHousing must find (as required by 760 CMR 56.04 (4)) that the proposed project appears generally eligible under the requirements of the housing subsidy program and that the conceptual project design is generally appropriate for the site. Unit Information: Unit Sq. Ft.# Of Units Rent UtilitiesUnit Type Bedrooms Baths 2 522 $1,522 $190Affordable Unit - Below 80%Studio 1 Bath 1 996 $2,261 $379Affordable Unit - Below 80%3 Bedroom 2 Baths 1 741 $1,631 $219Affordable Unit - Below 80%1 Bedroom 1 Bath 1 646 $1,631 $219Affordable Unit - Below 80%1 Bedroom 1 Bath 1 764 $1,631 $219Affordable Unit - Below 80%1 Bedroom 1 Bath 5 522 $1,801 $0MarketStudio1 Bath 2 996 $3,436 $0Market3 Bedroom 1 Bath 5 741 $2,556 $0Market1 Bedroom 1 Bath 1 646 $2,229 $0Market1 Bedroom 1 Bath 4 764 $2,636 $0Market1 Bedroom 1 Bath Total Dwelling Units:Total Number of Affordable Units: 6 Number of Market Units: 17 Number of AMI 50% Affordable Units: 0 Number of AMI 80% Affordable Units: 6 23 Percentage of Units with 3 or More Bedrooms: 12Handicapped Accessible Units - Total:Market Rate: 8 Affordable: 4 Gross Density (units per acre): 21.1009 Net Density (units per buildableacre): 21.1009 13.04 Utility Allowance Assumptions (utilities to be paid by tenants): * Note that the January 17, 2014 Interagency Agreement Regarding Housing Opportunities for Families with Children requires that at least 10% of the units in the Project must have three (3) or more bedrooms. Evidence of compliance with this requirement must be provided at Final Approval. All utilities will be paid by market tenants including electric heat and hot water, unit electricity and electricity for cooking and domestic water and sewer. Affordable units to have a utility allowance . Building Information: Number BldgGFAHeightStoriesBuilding Type Building Style Construction Type 3 35 19,344 1ResidentialMulti-family Construction Page 9 of 25 221MHFA Application ID: Parking Total Parking Spaces Provided: 44 Ratio of Parking Spaces to Housing Units:1.91 Lot Coverage Buildings: 20 Parking and Paved Areas: 40 Usable Open Space: 40 Unusable Open Space: 0 Lot Coverage: 60 Will all features and amenities available to market unit residents also be available to affordable unit residents? Yes If not, explain the differences: Does project fit definition of “Large Project” (as defined in 760 CMR 56.03 (6))? No %% % % % Page 10 of 25 221MHFA Application ID: Section 4: SITE CONTROL for MassHousing-Financed and New England Fund (“NEF”) Rental Projects Application for Chapter 40B Project Eligibility / Site Approval Eastern Bank Nantucket Sound Group, Inc. No 01/04/2019 $380,000 $0 $0 Grantor/Seller: Grantee/Buyer: Grantee/Buyer Type: If Other, Explain: Are the Parties Related? For Deeds or Ground Leases: Date(s) of Deed(s) or Ground Leases(s): Purchase Price: $0 For Purchase and Sales Agreements or Option Agreements: Date of Agreement: Expiration Date: Date of Extension (if extension granted): New Expiration Date (if extension granted): Purchase Price: Will any easements or rights of way over other properties be required in order to develop the site as proposed?: No If Yes, Current Status of Easement: For Easements: Date(s) of Easements(s): Purchase Price: For Easement Purchase and Sales Agreements or Easement Option Agreements: Date of Agreement: Expiration Date: Date of Extension (if extension granted): New Expiration Date (if extension granted) Purchase Price: Development Entity Owned by Development Entity Page 11 of 25 221MHFA Application ID: Section 5: FINANCIAL INFORMATION for MassHousing-Financed and New England Fund (“NEF”) Rental Projects Initial Capital Budget Sources Description Source Budgeted Private Equity Private Equity Private Equity Private Equity Other Private Equity Public/Soft Debt Subordinate Debt Permanent Debt Permanent Debt Constrution Debt Additional Source Additional Source Owner's Cash Equity Tax Credit Equity Developer Fee Contributed or Loaned Developer Overhead Contributed or Loaned $0 $2,174,912 $0 $0 $0 $0 $0 Mass Housing $3,804,796 Martha's Vineyard Bank $1,270,000 $0for informational purposes only, not included in Sources T $0 $0 Total Sources $7,249,708 Pre-Permit Land Value Item Budgeted As-Is Market Value*: Application for Chapter 40B Project Eligibility / Site Approval In order to issue Site Approval, MassHousing must find (as required by 760 CMR 56.04 (4)) that an initial pro forma has been reviewed and that the Proposed Project appears financially feasible and consistent with the Chapter 40B Guidelines, and that the Proposed Project is fundable under the applicable program. * As-Is market value to be determined by a MassHousing commissioned appraisal $0Reasonable Carrying Costs: $0Total Pre-Permit Land Value: $0 Page 12 of 25 221MHFA Application ID: Uses (Costs) Item Budgeted Acquisition Cost (Actual): Actual Acquisition Cost: Land $812,448 Actual Acquisition Cost: Buildings $0 Subtotal - Acquisition Costs $812,448 Construction Costs-Building Structural Costs (Hard Costs): Building Structure Costs $3,554,460 Hard Cost Contingency $270,816 Subtotal - Building Structural Costs (Hard Costs)$3,825,276 Construction Costs-Site Work (Hard Costs): Earth Work Utilities: On-Site Utilities: Off-Site Roads and Walks Site Improvement Lawns and Plantings Geotechnical Condition Environmental Remediation Demolition Unusual Site Conditions/Other Site Work $77,376 $106,392 $0 $96,720 $48,360 $38,688 $9,672 $0 $29,016 $24,180 Subtotal - Site Work (Hard Costs)$430,404 Construction Costs-General Conditions, Builders Overhead and Profit (Hard Costs): General Conditions $169,260 Builder's Overhead Builder's Profit $150,000 $236,880 Subtotal - General Conditions, Builder's Overhead & Profit $556,140 General Development Costs (Soft Costs): Appraisal and Marketing Study (not 40B "As Is" Appraisal)$11,606 Marketing and Initial Rent Up (include model units if any)$38,688 Real Estate Taxes (during construction)$9,672 Utility Usage (during construction)$0 Insurance (during construction)$15,752 Security (during construction) Inspecting Engineer (during construction) $14,508 $9,672 Fees to Other Lenders:$29,016 Construction Loan Interest Fees to Construction Lender: Fees to Permanent Lender: $135,408 $48,360 $77,376 Reasonable Carrying Costs $0 Martha's Vineyard Bank Martha's Vineyard Mass Housing USDA/CPACE Page 13 of 25 221MHFA Application ID: General Development Costs (Soft Costs) - continued Architecture / Engineering $135,408 Survey, Permits, etc.$48,360 Clerk of the Works $19,344 Construction Manager $0 Bond Premiums $0 Environmental Engineer $0 Legal $38,688 Title (including title insurance) and Recording $9,672 Accounting and Cost Certification (incl. 40B)$19,344 Relocation $0 40B Site Approval Processing Fee $7,803 40B Techical Assistance / Mediation Fee $3,650 40B Land Appraisal Cost (as-is value)$2,515 40B Final Approval Processing Fee $5,416 40B Subsidizing Agency Cost Certification Examination Fee 40B Monitoring Agent Fee $0 MIP $0 Credit Enhancement $0 Letter of Credit Fees $0 Tax Credit Allocation Fee $0 Other Financing Fees $0 Development Consultant $0 Syndication Costs Other Consultant:Energy Resilience Audit $15,000 Other Consultant:Lottery/Peer Review $15,000 $0 Soft Cost Contingency $33,852 Other Development Costs:$0 Subtotal - General Development Costs (Soft Costs)$744,110 Developer Fee and Overhead: Develper Fee Developer Overhead $321,582 $482,371 Subtotal Developer Fee and Overhead $803,953 Capitalized Reserves: Development Reserves $0 Initial Rent Up Reserves $0 Operating Reserves $77,376 Net Worth Account $0 Other Capitalized Reserves $0 Item Budgeted $0 Page 14 of 25 221MHFA Application ID: Subtotal - Capitalized Reserves $77,376 Summary of Subtotals Acquisition Costs (Actual): Item Budgeted Building Structural Costs (Hard Costs) Site Work (Hard Costs) General Conditions, Builder's Overhead & Profit (Hard Costs) Developer Fee and Overhead General Development Costs (Soft Costs) Capitalized Reserves Total Development Costs (TDC) Summary Total Sources Total Uses (TDC) $3,825,276 $430,404 $556,140 $803,953 $744,110 $77,376 $7,249,708 $7,249,707 $7,249,707 Projected Developer Fee and Overhead*:$800,427 Maximum Allowable Developer Fee and Overhead:**:$800,427 Projected Developer Fee and Overhead Equals 100.00% of Maximum Allowable Fee and Overhead * Note in particular the provisions of Section IV.B.5.a of the Guidelines, which detail the tasks (i) for which a developer may or may not receive compensation beyond the Maximum Allowable Developer Fee and Overhead and (ii) the costs of which must, if the tasks were performed by third parties, be included within the Maximum Allowable Developer Fee and Overhead . ** Please consult the most recent DHCD Qualified Allocation Plan (QAP) to determine how to calculate the maximum allowable developer fee and overhead. If you have any questions regarding this calculation, please contact MassHousing. $812,448 Page 15 of 25 221MHFA Application ID: Initial Rental Operating Pro-Forma (for year one of operations) Item Notes Permanent Debt Assumptions Loan Amount Amount Lende Mass Housing Martha's Vineyard Bank $5,074,796 Annual Rate Term Amortization Lender Required Debt Service Coverage Ratio 6.00 120 360 1.20 Gross Rental Income Other Income (utilities, parking) Less Vacancy (Market Units): 5% (vacancy rate) Less Vacancy (Affordable Units): 5% (vacancy rate) Residential Rental Apartments 23 Units $660,883 $0 $28,282 $4,762 Gross Effective Income Less Operating Expenses Net Operating Income Less Permanent Loan Debt Service Cash Flow Debt Service Coverage $627,839 $7,384 $458,015 $365,112 $92,904 1.25 Describe Other Income: Rental Operating Expense Assumption Item AmountNotes Assumed Maximum Operating Expenses Calculated based on Net Operating Income, Debt Service and required Debt Service Coverage listed above. $189,824 Assumed Maximum Operating Expense/Unit*Number of Units:$8,253 * MassHousing may request further detail regarding projected operating expenses if such expenses appear higher or lower than market comparables. % Months Months 23 Page 16 of 25 221MHFA Application ID: Section 6: APPLICANT QUALIFICATIONS, ENTITY INFORMATION, AND CERTIFICATION for MassHousing-Financed and New England Fund (“NEF”) Rental Projects Application for Chapter 40B Project Eligibility / Site Approval Development Team: Primary For RoleDev EntityApplicantContact NameCompany Name Contact Role Nantucket Sound Group, Inc.Thomas J. Ruhan Yes No NoDeveloper NSG, Mattacheeset Village, LLC.Stephen J. Cleary No Yes NoConsultant - Other Bruce Ronayne Hamilton Scott Vlasak No No NoConsultant - Architect and Engineering Jonathan Fitch Jonathan Fitch No No NoAttorney Merrill Engineering Deborah Keller No No NoConsultant - Architect and Engineering Pearl Construction Seth Adams No No NoContractor In order to issue Site Approval MassHousing must find (as required by 760 CRM 56.04 (4)) that the applicant is either a non-profit public agency or would be eligible to apply as a Limited Dividend Organization and meets the general eligibility standards of the program. Contact Name / CompanyDevelopment Task Developer / Applicant Architecture and Engineering Bruce Ronayne Hamilton, Scott VlasakNo Architecture and Engineering Merrill Engineering, Deborah KellerNo Construction Management Pearl Construction, Seth AdamsNo Finance Package NSG, Mattacheeset Village, LLC., Stephen J. ClearyNo Local Permitting Jonathan Fitch, Jonathan FitchNo Local Permitting NSG, Mattacheeset Village, LLC., Stephen J. ClearyNo Entities Responsible for Development Tasks: Affiliated Entities: Individual NameCompany Name Affiliation Relation Page 17 of 25 221MHFA Application ID: Project Name:Filing Date: Municipality: Subsidizing Agency:Decision: Type:Other Reference: Previous Applications: Page 18 of 25 221MHFA Application ID: Are any of the Applicant Entities not current on all existing obligations to the Commonwealth of Massachusetts , and any agency, authority or instrument thereof? Certification and Acknowledgement I hereby certify on behalf of the Applicant, under pains and penalties of perjury, that the information provided above for each of the Applicant Entities is, to the best of my knowledge, true and complete; and that each of the following questions has been an - swered correctly to the best of my knowledge and belief: (Please attach a written explanation for all of the following questions that are answered with a “Yes”. Explanations should be attached to this Section 6.) Question Answer Is there pending litigation with respect to any of the Applicant Entities ? Are there any outstanding liens or judgments against any properties owned by any of the Applicant Entities ? Have any of the Applicant Entities failed to comply with provisions of Massachusetts law related to taxes , reporting of employees and contractors, or withholding of child support? Have any of the Applicant Entities ever been the subject of a felony indictment or conviction ? During the last 10 years, have any of the Applicant Entities ever been party to a lawsuit involving fraud , gross negligence, misrepresentation, dishonesty, breach of fiduciary responsibility or bankruptcy? Have any of the Applicant Entities failed to carry out obligations in connection with a Comprehensive Permit issued pursuant to M.G.L. c. 40B and any regulations or guidelines promulgated thereunder (whether or not MassHousing is or was the Subsidizing Agency /Project Administrator) including, but not limited to, completion of a cost examination and return of any excess profits or distributions? Have any of the Applicant Entities ever been charged with a violation of state or federal fair housing requirements ? No No No No No No No No I further certify that the information set forth in this application (including attachments) is true, accurate and complete as of the date hereof to the best of my /our knowledge, information and belief. I further understand that MassHousing is relying on this in - formation in processing the request for Site Approval in connection with the above -referenced project; and I hereby acknowledge our commitment and obligation to comply with requirements for cost examination and limitations on profits and distributions, all as found at 760 CMR 56.04(8) and will be more particularly set forth in a Regulatory Agreement by and between the Applicant and MassHousing . I hereby acknowledge that will be required to provide financial surety by means of bond, cash escrow and a surety escrow agree- ment or letter of credit with the agreement that it may be called upon or used in the event that the Developer fails either to (i) complete and submit the examined Cost Certification as required by 760 CMR 56.04(8) and the Regulatory Agreement , or (ii) pay over to the Subsidizing Agency or the Municipality any funds in excess of the limitations on profits and distributions from capital sources as required by 760 CMR 56.04(8) and as set forth in the Regulatory Agreement . Signature: Name: Title: Date: Stephen J. Cleary Secretary 06/01/2023 Page 19 of 25 221MHFA Application ID: Section 7: NOTIFICATION AND FEES for MassHousing-Financed and New England Fund (“NEF”) Rental Projects Application for Chapter 40B Project Eligibility / Site Approval Notices Event Date Date(s) of meetings, if any, with municipal officials prior to submission of application to MassHousing : Date copy of complete application sent to chief elected office of municipality : Date notice of application sent to DHCD: 05/09/2023 05/24/2023 05/24/2023 Fees All fees that are payable to MassHousing should be sent via ACH/Wire Transfer. Please contact MassHousing for the ACH/Wire Transfer instructions. MHP Cover Letter Fees payable to the Massachusetts Housing Partnership should be sent directly to MHP with the Fee Amount Description payable to MassHousing$7,803MassHousing Application Processing Fee: (Limited Dividend Sponsor $2,500, Non-Profit or Public Agency Sponsor $1,000) $2,500Chapter 40B Technical Assistance/Mediation Fee: ($50 per Unit)$1,150Unit Fee: (Payable to Massachusetts Housing Partnership)$3,650Total TA/Mediation and Unit Fee: Land Appraisal Cost: You will be required to pay for an "as-is" market value appraisal of the Site to be commission by MassHousing. MasHousing will contact you once a quote has been received for the cost of the appraisal. Date of Pre-Application Meeting with MassHousing:01/23/2023 Page 20 of 25 221MHFA Application ID: SUSTAINABLE DEVELOPMENT CRITERIA MassHousing encourages housing development that is consistent with sustainable development designs and green building practices. Please provide information indicating that your development complies with either Method 1 or Method 2 of the Sustainable Development Principles Explanation (Required) No- Other (discuss below Yes- Pedestrian friendly Yes- Reuse existing sites, structured, or infrastructure Yes- Compact and/or clustered so as to preserve undeveloped land Yes- Utilizes existing water/sewer infrastructure Yes- Includes multi-family housing Yes- Mixes uses or adds new uses to an existing neighborhood - Higher density than surrounding area Please explain at the end of each category how the development follows the relevant Sustainable Development Principle(s) and explain how the development demonstrates each of the checked “X” statements listed under the Sustainable Development Principle(s). (1) Concentrate Development and Mix Uses Support the revitalization of city and town centers and neighborhoods by promoting development that is compact, conserves land, protects historic resources, and integrates uses. Encourage remediation and reuse of existing sites, structures, and infrastructure rather than new construction in undeveloped areas. Create pedestrian friendly districts and neighborhoods that mix commercial, civic, cultural, educational, and recreational activities with open spaces and homes. Explanation (Required) *Other acceptable evidence: Zoning variance issued by ZBA for project ; Minutes from Board of Selectman meeting showing that project was discussed and approved, etc. No- Housing development involves land owned or donated by the municipality No- Housing development involves municipal funding No- Letter of Support from the Chief Elected Official of the municipality * Optional - Demonstration of Municipal Support Yes Method 2 - Consistency with Sustainable Development Principals Development meets a minimum of five (5) of the Commonwealth’s Sustainable Development Principles as shown in the next section below. If the development involves strong municipal support, the development need only meet four (4) of the Sustainable Development Principles. However, one (1) of the Principles met must be Protect Land and Ecosystems. Please check the applicable boxes within the "Optional - Demonstration of Municipal Support" section below, include an explanation in the box if necessary and provide attachments where applicable. Page 21 of 25 221MHFA Application ID: The project coverage ratio is 13.5%, while maintaining an FAR of 0.407. 23 housing units stacked in 3 story elevated buildings allows for more open space than if populated in single family or townhouse-style buildings. The community will offer a unique blend of residential and public space , all designed to create a walkable, sustainable, vibrant, Mattacheeset Village is located in the Bass and Parkers’ River Embayments . This area is considered polluted and in need of immediate clean up. Nitrogen pollution from septic systems is at the center of multiple lawsuits filed against the Massachusetts Department of Environmental Protection. The design of our integrated ecosystems will provide "Significant Community Benefits" to the surrounding region and lays out a pollution prevention plan that supports, protects and recharges the embayments. Explanation (Required) Yes- Other (discuss below) Yes- Cultural or Historic landscape/existing neighborhood enhancement Yes- Addresses public health and safety risk Yes- Eliminates or reduces neighborhood blight Yes- Responds to state or federal mandate (e.g., clean drinking water, drainage, etc.) No- Enviromental remediation or clean up No- Protection of sensitive land, including prime agricultural land, critical habitats, and wetlands Yes- Creation or preservation of open space or passive recreational facilities (3) Protect Land and Ecosystems Protect and restore environmentally sensitive lands, natural resources, agricultural lands, critical habitats, wetlands and water resources, and cultural and historic landscapes. Increase the quantity, quality and accessibility of open spaces and recreational opportunities. Mattacheeset Village will be a mixed resource renewable , sustainable residential housing development delivering clean, resilient, restorative and economic infrastructures. The development will deliver solutions that create equity, resiliency, connectivity, and economic opportunity for all stakeholders. The development is located in Census Tract 120.02, Barnstable County, Massachusetts. The tract qualifies as a low-income community. The population below the poverty level is 6.9%. Explanation (Required) Yes- Other (discuss below) Yes- Includes environmental cleanup and/or neighborhood improvement in an Environmental Justice Community Yes- Promotes diversity and social equity and improves the neighborhood Yes- Creates affordable housing in high poverty area Yes- Creates affordable housing in middle to upper income area and /or meets regional need Yes- Universal Design and/or visitability Yes- Streamlined permitting process, such as 40B or 40R No- Concerted public participation effort (beyond the minimally required public hearings) (2) Advance Equity & Make Efficient Decisions Promote equitable sharing of the benefits and burdens of development. Provide technical and strategic support for inclusive community planning and decision making to ensure social, economic, and environmental justice. Ensure that the interests of future generations are not compromised by today’s decisions . Promote development in accordance with smart growth and environmental stewardship. Page 22 of 25 221MHFA Application ID: Mattacheeset Village will provide much needed new and affordable housing alternatives for people of all means . The units have been designed to provide work-force housing options as well as housing for families with children. Mattacheeset Village’s efficient design and the use of on-site renewable power and water treatment systems will make this property much more affordable for all residents. Explanation (Required) Yes- Other (discuss below) Yes- Homes are near jobs, transit and other services Yes- Expands the term of affordability Yes- Includes housing options for special needs and disabled population No- Includes homeownership units, including for low/mod households Yes- Includes rental units, including for low/mod households (5) Expand Housing Opportunities Support the construction and rehabilitation of homes to meet the needs of people of all abilities, income levels and household types. Build homes near jobs, transit, and where services are available. Foster the development of housing, particularly multifamily and single-family homes, in a way that is compatible with a community’s character and vision and with providing new housing choices for people of all means. Mattacheeset Village will be built on a resilient infrastructure and secure water /energy platform. The wastewater treatment facilities protect the embayments from additional pollution impacts. The treatment facilities follow the guidance of the Section 208 Area Wide Water Quality Management Plan and finally address an integrated implementation strategy . Mattacheeset Village follows the structure and goals of the Cape Cod Commission's Cape Cod Climate Action Plan . Explanation (Required) Yes- Other (discuss below) Yes- Uses low impact development (LID) for other innovative techniques Yes- Uses alternative technologies for water and/or wastewater treatment (4) Use Natural Resources Wisely Construct and promote developments, buildings, and infrastructure that conserve natural resources by reducing waste and pollution through efficient use of land , energy, water and materials. Page 23 of 25 221MHFA Application ID: Mattacheeset Village follows the direction of EDA approved Comprehensive Economic Development Strategy (CED's) for Barnstable County. The CED's under the framework of the regional vision defines the goals of the community, built, and natural systems that are required to support smart growth in the region. The CED's promote a sustainable regional economy that requires an adequate supply of rental housing and advanced reliable, resilient, efficient infrastructure . Explanation (Required) No- Other (discuss below) Yes- Support businesses that utilize locally produced resources such as locally harvested wood or agricultural products Yes- Support manufacture of resource-efficient materials, such as recycled or low-toxicity materials Yes- Re-uses or recycles matierials from a local or regional industry's waste stream No - Support local business - Support natural resource-based businesses (i.e., farming, forestry, or aquaculture) Yes No- Expand access to education, training or entrepreneurial opportunities Yes- Housing near an employment center Yes- Jobs near housing, service or transit Yes- Permanent jobs for low- or moderate- income persons Yes- Permanent Jobs (7) Increase Job and Business Opportunities Attract businesses and jobs to locations near housing, infrastructure, and transportation options. Promote economic development in industry clusters. Expand access to education, training and entrepreneurial opportunities. Support growth of local businesses, including sustainable natural resource-based businesses, such as agriculture, forestry, clean energy technology and fisheries. The infrastructure plan includes significant investment into an EV charging network powered by renewable energy. Clean electrification of the transportation sector is a primary route to deep decarbonization and the pathway to achieve long-term emission reduction goals within the Commonwealth. The neighborhood is highly walkable and almost any need can be satisfied within a mile radius of the property. Explanation (Required) Yes- Other (discuss below) No- For rural areas, located in close proximity (i.e., approximately one mile) to a transportation corridor that provides access to employment centers, retail/commercial centers, civic or cultural destinations Yes- Increased bike and ped access Yes- Reduces dependence on private automobiles (e.g., provides previously unavailable shared transportation, such as Zip Car or shuttle buses) Yes- Walkable to public transportation (6) Provide Transportation Choice Maintain and expand transportation options that maximize mobility, reduce congestion, conserve fuel and improve air quality. Prioritize rail, bus, boat, rapid and surface transit, shared-vehicle and shared-ride services, bicycling and walking. Invest strategically in existing and new passenger and freight transportation infrastructure that supports sound economic development consistent with smart growth objectives. Page 24 of 25 221MHFA Application ID: The project is organized around the Bass and Parkers’ Rivers natural build , and community systems and follows the guidelines of the Cape Cod Commission's Regional Policy Plan (RPP) and Section 208 Area Wide Water Quality Management Plan . The RPP adopts goals and objectives to guide and plan for the future of the region in a manner consistent with the vision and growth policy. The Commission's report Regional Housing Market Analysis and Forecast of Housing Supply and Demand for Barnstable County . Explanation (Required) No- Other (discuss below) Yes- Measureable public benefit beyond the applicant community Yes- Addresses barriers identified in a Regional Analysis of Impediments to Fair Housing Yes- Consistent with a municipally supported regional plan (9) Plan Regionally Support the development and implementation of local and regional, state and interstate plans that have broad public support and are consistent with these principles. Foster development projects, land and water conservation, transportation and housing that have a regional or multi-community benefit. Consider the long term costs and benefits to the Commonwealth. Buildings are responsible for 28% of energy related CO2 emissions. The design of the grid- interactive efficient buildings (GEB) exceeds the current State energy code and are fueled by a combined cooling, heating power system (CCHP) that eliminates the dependence on fossil fuels. Local clean, renewable power generation supports the affordability of the project and significantly reduces green-house gas emissions. The integrated design of the GEB and CCHP systems will meet or exceed an Energy Star Explanation (Required) *All units are required by MassHousing to be Energy Star Efficient . Please include in your explanation a description of how the development will meet Energy Star criteria. Yes- Other (discuss below) Yes- Uses renewable energy source, recycled and/or non-/low-toxic materials, exceeds the state energy code, is configured to optimize solar access, and/or otherwise results in was reduction and conservation of resources Yes- Energy Star or Equivalent* (8) Promote Clean Energy Maximize energy efficiency and renewable energy opportunities . Support energy conservation strategies, local clean power generation, distributed generation technologies, and innovative industries. Reduce greenhouse gas emissions and consumption of fossil fuels. Page 25 of 25 221MHFA Application ID: NANTUCKET SOUND GROUP, INC. NSG, MATTACHEESET VILLAG E, LLC. 1.1 Location Map 897 Route 28South Yarmouth, MA 897 Route 28South Yarmouth, MAYarmouth CommonsBass River Motel 1.2 Tax Map 1.3 Directions 1.4 Other-Narrative NARRATIVE DESCRIPTION AND DEVELOPMENT SUMMARY 897 Route 28, South Yarmouth Massachusetts Project Team Applicant: NSG, Mattacheeset Village, LLC Team: Thomas J. Ruhan, Managing Director Paul J. Cleary, Development Director Stephen J. Cleary, Project Manager Architect: Bruce Ronayne Hamilton Scott Vlasak, Senior Vice President Brittany Blinn, Vice President Civil Engineer: Merrill Engineering Deborah W. Keller, P.E. Local Attorney: Jonathan Fitch Development Introduction Mattacheeset Village Site Control: Nantucket Sound Group, Inc., a related company, is the owner of 897 Route 28, South Yarmouth, MA by a deed recorded with the Barnstable County Registry of Deeds in Book 31764, Page 268 - 276 (the “Subject Property). Once the comprehensive permit is granted and regulatory agreement executed, NSG, Mattacheeset Village, LLC will be a single purpose limited dividend organization under M.G. L. Chapter 40B. The principals in the company have over 120 years of finance, construction and real estate project and property management experience. The Site: The development site is comprised of one parcel of land totaling 47,480 square feet (1.09 acres) shown on Assessors Map 41 Lot 46 which is the subject of this M.G.L. Chapter 40B Project Eligibility Application. There is a 3,800 square foot, single story, wood frame building on the property. This building is currently vacant but had previously been a laundromat. There is no activity or use limitation on the site. The site fronts on Route 28/Main Street and therefore is in a highly visible location. The site is flat with no significant change in grade. The existing building will be utilized as a project management office during construction, the demolished to make way for a planned second phase of 23 to 24 units once additional land and parking is assembled by the developer. The property is bounded on the east by Pine Grove Road, a large cottage-style populated residential community: this residential neighborhood continues to the south to Nantucket Sound and its beaches. To the west lies the Bass River Motel and the Dakota developed, 69 unit, Yarmouth Commons rental apartments. Along the north, Route 28, our neighbors include older motels, retailers, fast food restaurants, health clubs, real estate offices and Skull Island Family Amusement Center. The property is located in the B2 and B1 zones, and lies within the Route 28 Economic Corridor, which is located in a Difficult Development Area, a Growth Incentive Zone, an Opportunity Zone, and in the Village Center Overlay and the Hotel Motel Overlay Districts. District Decisions Town of Yarmouth Town Meeting April 25, 2023 ARTICLE #12 Route 28 Water Main: To see if the Town will vote to raise and appropriate, borrow and/or transfer from available funds pursuant to the Acts of 1928, Chapter 146, or under Massachusetts General Laws, Chapter 41, Section 69B, the sum of fifteen million six hundred thousand dollars ($15,600,000) or any other sum, for the purpose of replacing the water main on Route 28 in coordination with the wastewater collection system installation, including all expenses incidental and related thereto…………..Unanimous Vote ARTICLE #18 Wastewater Phase 1: To see if the Town will vote to raise and appropriate, transfer from available funds, or borrow the sum of two hundred seven million two hundred forty four thousand dollars ($207,244,000) to implement Phase 1 of the Town of Yarmouth Comprehensive Wastewater Management Plan Notice of Project Change, approved by the Massachusetts Secretary of Energy and Environmental Affairs in a Massachusetts Environmental Policy Act Certificate dated September 30, 2022, consisting of construction of a municipal Water Resource Recovery Facility and sewers and associated pumping stations along Route 28, South Shore Drive, Old Main Street and adjacent areas as more fully described in said Comprehensive 24 Wastewater Management Plan, including any land acquisition costs and all other costs incidental and related thereto (collectively, the “Project”)…….. Unanimous Vote ARTICLE #19 District Improvement Financing: To see if the Town will vote, in accordance with the provisions of G.L. c.40Q to establish the Development program, percentage allocation of new growth to that program, establish the financial system, and take other actions for adoption of the Phase One- District Improvement Program as described in the document titled; Phase One District Improvement Financing Program - District Designation Base Value Establishment, Development Program and Percentage Allocation………… Unanimous Vote _____________________________________________________ The Proposal: The Applicant is proposing to newly construct 23 rental apartments in a 19,344 square foot, three story building. The building will be located within a narrow setback off Route 28. Mattacheeset Village will be developed under Massachusetts Chapter 40B and will include both market-rate and affordable housing units. There will be onsite surface parking for up to 44 vehicles. The building and parking lot with be accessed via Pine Grove Road. Additional parking may be leased or shared, if necessary, off site, as allowed in Section 414.7.5 of the Zoning Bylaw. The building will have a full basement to allow for a mail/package delivery room, community room/coworking space, fitness room, dog wash station, bike room and maintenance closets/storage. There will be facility-wide high speed internet Wi-Fi. Units at the Subject Property will feature Class A modern unit finishes, including open-concept kitchens, granite counters, stainless steel appliances and in unit washer and dryers. The development will include 23 market units and 6 units will be income restricted for households earning at or below 80% of the Barnstable Area Median Income. The development will contain 7 studios, 13 one-bedroom units, and 3 three-bedroom units. As required under the DHCD Chapter 40B guidelines, at least 10% of the units in the development are three-bedroom units. Tenants will pay for electric heat and hot water, electricity for lights and cooking, domestic water and sewer and the landlord will pay for trash removal. Affordable units will have a utility allowance based on HUD guidelines. All 23 units will be eligible to be counted on the Town of Yarmouth’s Subsidized Housing Inventory. The development will provide units and amenities that are appropriate for young professionals, families, seniors and/or disabled persons. Energy: No fossil fuels will be used for heating and cooling. The building will be an all-electric building and powered by solar generation. The building will meet and/or exceed current energy code requirements in the Commonwealth of Massachusetts and comply with the Stretch Energy code in addition to the following: • Built to net zero standards. • Utilize Negative Emission Technologies (NET) • Heating system will be high efficiency ducted heat pumps (all electric) • All hot water heaters to be electric on demand systems. • Induction ranges in lieu of gas range stoves. • Each dwelling unit will be equipped with energy star or equivalent appliances, include low flow toilets, sinks, showers and tubs. • All interior and exterior lighting to be LED. • All common area lighting to feature timed occupancy sensors to reduce waste. • Dwelling units will be provided with individually metered utilities. • All glazing to be Low E, double glazed high efficiency windows. • Exterior wall and roof assemblies to exceed Building and Stretch Energy Codes. • Roofline creates solar shade to reduce solar heat gain on Southern Exposures. • Solar panels installed at roof to reduce demand on electrical grid. • Solar Canopies will be installed in the parking lot. • A biochar battery storage system will be installed to control peak demand. • Energy and water controls will be installed for residents’ participation in energy and water mitigation programs. • Use white TPO roof to reduce heat island effect of black EPDM roof (at existing structure) • EV charging stations on-site powered by renewable energy. • No VOC interior paint / low VOC and sustainable interior finishes will be installed thru-out the property. Fire Protection & Public Safety Fire sprinkler systems will be provided in the building. The Applicant will provide the Fire Department with a fire apparatus vehicle turning movement plan to show that there is adequate space within the site for fire truck turning movements. Utilities Pole mounted utilities exist along Route 28 and Pine Grove Road. They include electric, cable tv, telephone, and other communications. All onsite utilities will be underground when feasible. The intent is to generate and store 100% of the building’s energy needs on site, utilizing onsite generation, storage and building efficiencies. Water is available and currently services the property. Sewer will be handled by an onsite. The town plans to sewer Route 28 in the near future, when this occurs, the development will connect to the town system. Environmental Due Diligence Environmental due diligence was completed by consulting the latest Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps. The property is not in a flood zone. The latest Massachusetts Natural Heritage atlas indicates that there is no Priority Habitat mapped within or near the property. There are no vernal pools or wetlands. Stormwater Management The project will be designed to meet the Department of Environmental Protection’s (DEP’s) Stormwater Management Standards as outlined in DEP’s Stormwater Handbook. Local Need The Town of Yarmouth, like much of Cape Cod, continues to have a pressing need for more affordable housing, particularly in the context of growing affordability gaps and cost burdens. More affordable rentals are urgently needed in Yarmouth based largely on the concentration of service- sector and seasonal jobs and the related high degree of job turnover. A total of 514 renter households with incomes at or below 80% AMI were spending more than half of their income on housing costs. These severely cost burdened households represent 24% of all renter households in Yarmouth and most have incomes at or below 50% AMI or $43,750 for a household of 3 in 2021. The Yarmouth Housing Authority further suggests that there are thousands of applicants for their subsidized units. As a community in a tourist area, seasonal housing use is high and consequently, in the summer months Yarmouth’s population increases substantially, putting considerable demands on local services. Having one in three homes unavailable for year-round occupancy further limits the supply of affordable housing for year-round residents. Yarmouth has among the highest number of motel units, some of which attract a more transient population throughout the year. Because of their increasing numbers, reliance on fixed incomes, and unique needs, a substantial segment of seniors will need smaller more affordable and accessible dwelling units as well as assisted living arrangements. Housing and employment opportunities that pay a livable wage, substantial gaps will likely widen between available resources and local needs in the foreseeable future. There is a need for housing suited to seniors, a need for accessible units, a need to maintain population diversity, and to protect and enhance the architectural integrity of neighborhoods. The Town currently has 599 units of state-approved affordable housing, the equivalent of 5.0% of the town’s 12,037 year-round units. More than three-quarters (76%) or 455 units involve rentals compared to 24% and 144 ownership units. A total of 117 of these units were processed through Chapter 40B comprehensive permits. 2.1 Existing Conditions Plan 2.2 Aerial Photographs NANTUCKET SOUND 897 MAIN STREET, ROUTE 28, SOUTH YARMOUTH, MASkull IslandCape Cod Irish VillageYARMOUTH COMMONS 897 MAIN STREET, ROUTE 28, SOUTH YARMOUTH, MA 897 MAIN STREET, ROUTE 28, SOUTH YARMOUTH, MAOpportunity Zone 897 Main Street, Route 28, Yarmouth, MADakotaYarmouth Commons 2.3 Site Context Photos 897 Main Street, Route 28, Yarmouth, MABASS RIVER MOTEL Mattacheeset Village, 897 Main Street, MA Route 28, South Yarmouth, MAExisting ConditionFormer Cape Cod Laundry Center 897 Main Street, Route 28 Existing Conditions Plan SKULL ISLAND 2.4 Documentation Site Characteristics/Constraints Flood Map Wetlands Historic 2.5 By-Right 202.5 Use Regulation Table B121 B221 HMOD-1 VC-3 ` 202.5 Use Regulation Table B121 B221 HMOD-1 VC-3 ` A. RESIDENTIAL A1 Single-family dwelling yes yes yes no41 A2 Two-family dwelling48 yes PB24 yes no A3 Multi-family dwelling (in Cluster/PRD BA14 BA14 no no A4 Cluster/Planned Residential development PB PB no no A5 Boarding or Lodging house BA BA PB no A6 Guesthouse, Inn, or Bed & Breakfast BA BA PB no A? Hotel or motel no yes42,43 yes42,43 yes42,43 A8 Mobile home no no no no A9 Mobile home park no no no no A10 Accessory apartments BA BA no no A11 Employee Housing at non Motels/Hotels no yes4?no no A11A Seasonal Employee Housing at Motels/Hotels no yes43 yes43 yes43 A12 Multi-family no no24 no24 yes28 A13 Short-Term Rentals54 yes yes no no B. AGRICULTURE B1 Agricultural production of Crops yes?yes?yes?yes? B2 Agricultural production of livestock (except on feed lots - then yes?yes?yes?yes? B3 Agricultural service agencies yes4,yes2 yes2 no B4 Forestry, fishing, hunting yes yes yes yes C. MINING AND MINERAL EXTRACTION C1 Mining & mineral extraction (including sand & gravel pits) no BA no no D. CONSTRUCTION D1 General building contractor's yard no no no no D2 Heavy construction contractor's yard no no no no D3 Special trade contractor's yard no no no no E. MANUFACTURING E1 Food & kindred products (*except no no 3,52 no52 no no 202.5 Use Regulation Table B121 B221 HMOD-1 VC-3 ` E2 Tobacco products no3 no no no E3 Textile mill products (*except no dying, finishing of yarn & no3 no no no E4 Apparel & other textile products, leather & leather no3 no no no E5 Lumber & wood products (*except no3 no no no E6 Furniture & fixtures no3 no no no E? Paper & allied products (*except BA for manufacture of no3 no no no E8 Printing & publishing (*except BA for yes9,18 yes9,18 no no E9 Chemicals & allied products no no no no E10 Petroleum & coal products no no no no E11 (Deleted 12-11-0?) E12 Stone, clay & glass products no3 no no no E13 Primary metal industries no3 no no no E14 Fabricated metal products (*except no for coating, engraving no3 no no no E15 Machinery, except electrical no3 no no no E16 Electrical & electronic equipment no3 no no no E1? Transportation equipment no3 no no no E18 Misc. manufacturing industries no3 no no no F. TRANSPORTATION AND PUBLIC UTILITIES F1 Railroad transportation terminal no no no no F2 Local & commuter passenger transportation terminal (incl. bus,no BA no no F3 Trucking & warehousing no no no no F4 Water transportation no BA no yes29 F5 Aviation field no no no no F6 Transportation services yes2,4,18 yes2,18 no BA2 F? Communications facilities BA20 BA20 no BA20 F8 Public utility BA4 BA no no30 G. WHOLESALE TRADE G1 Wholesale of durable or non- durable goods (*except: no for no no no no H. RETAIL TRADE H1 Building materials & garden supplies yes2,4,18 yes2,18 no yes H2 General merchandise stores yes2,4,18 yes2,18 yes2,18 yes 202.5 Use Regulation Table B121 B221 HMOD-1 VC-3 ` H3 Food stores yes2,4,18 yes2,18 yes2,18 yes H3A Farmers' Markets (as outlined by yes yes Yes yes H4 Sale of autos, boats, motor cycles, mopeds or other motorized BA BA no no H5 Sale of trucks, mobile homes or other heavy motorized no no no no H6 Motor vehicle fuel & service BA2 BA2,18 no no H? (Deleted 12-11-0?) H8 Apparel & accessories yes4,18 yes2,18 yes2,18 yes H9 Furniture & home furnishings yes4 yes2 yes2 yes H10 Eating & drinking establishments yes18 yes18 yes18 yes H11 Miscellaneous retail stores (*except BA for fuel oil dealers; no yes4,18 yes2,18 yes2,18 yes3? I. FINANCE, INSURANCE AND REAL ESTATE I1 Banking & credit agency office yes18 yes18 yes18 yes I2 Security & commodity brokers & services yes18 yes2,18 yes2,18 yes I3 Insurance carriers, agents & brokers office yes18 yes2,18 yes2,18 yes I4 Real estate managers, agents & service office & land subdivision yes18 yes2,18 yes2,18 yes I5 Holding & other investment office yes18 yes2,18 yes2,18 yes J. PERSONAL SERVICES J1 Laundry, dry cleaning & garment services yes4,18 yes2,18 yes2,18 yes38 J2 Photographic studios yes4,9,18 yes2,9,18 yes2,9,18 yes J3 Beauty & barber shops & other personal care services yes4,18, 23 yes2,18 yes2,18 yes J4 Funeral home yes4,18 yes2,18 yes2,18 no J5 (Deleted 12-11-0?) J6 Miscellaneous personal services yes4,18 yes2,18 yes2,18 yes K. BUSINESS SERVICES K1 Advertising agencies yes4,18 yes2,18 yes2,18 yes K2 Consumer credit reporting agencies yes4,18 yes2,18 yes2,18 yes K3 Mailing, reproduction, commercial art & stenographic yes4,18 yes2,18 yes2,18 yes K4 Building cleaning & maintenance yes4,18 yes2,18 yes2,18 yes K5 Extermination services yes4,18 yes2,18 yes2,18 no K6 News syndicates yes4,18 yes2,18 yes2,18 yes K? Personnel supply services yes4,18 yes2,18 yes2,18 yes 202.5 Use Regulation Table B121 B221 HMOD-1 VC-3 ` K8 Computer & data processing yes4,18 yes2,18 yes2,18 yes K9 Detective agencies & guard services yes4,18 yes2,18 yes2,18 yes K10 Motion picture production, distribution & services yes4,18 yes2,18 yes2,18 yes K11 Misc. Businesses yes4,9,18 yes2,9,18 yes2,9,18 yes9 L. MOTOR VEHICLE SERVICES L1 Auto, bus, truck & trailer rental (no BA BA no no39 L2 Commercial parking lots no BA no yes31 L3 Mechanical repair shop BA BA no no L4 Auto body & paint shop BA BA no no L5 2ther auto services BA BA no no L6 Junk yard or similar no no no no L? Medical Services Appurtenant Parking no no no no M. MISCELLANEOUS REPAIR SERVICES M1 Electrical repair (including refrigeration & air conditioning) yes4,18 yes2,18 yes2,18 yes M2 (Deleted 12-11-0?) M3 Reupholstery & furniture repair yes4,18 yes2,18 yes2,18 no M4 Misc. repair shops & related services yes4,18 yes2,18 yes2,18 BA N. AMUSEMENT & RECREATION SERVICES N1 Movie & drive-in theaters BA BA PB BA33 N2 (Deleted 12-11-0?) N3 Theatrical productions, including bands, orchestras & BA51 BA51 PB yes N4 Bowling alleys & billiard establishments BA BA PB yes N5 Professional sports establishments BA BA PB yes N6 Public golf course BA BA no no N? Coin-op amusement arcade BA BA PB yes N8 Private sports & recreation club BA BA PB BA N9 Municipal recreation use BA BA PB yes N10 Temporary outdoor recreation no46 no46 no no N11 0ther miscellaneous amusement & BA BA no yes34 N12 Adult Entertainment Enterprises,no no no no O. PROFESSIONAL SERVICES 202.5 Use Regulation Table B121 B221 HMOD-1 VC-3 ` 01 Doctors & dentists offices yes yes2 yes2 yes 02 Legal office yes yes2 yes2 yes 03 Engineering & architectural office yes yes2 yes2 yes 04 Accounting, auditing & book keeping yes yes2 yes2 yes 05 Management, consulting & public relations office yes yes2 yes2 yes 06 Research & development office (except yes for medical purposes in BA BA2?PB yes 0? 9eterinary office (including kennel) BA BA PB no 08 0ther professional office yes yes2 yes2 BA P. INSTITUTIONAL SERVICES P1 Educational institutions yes yes yes yes P2 Religious institutions yes yes yes yes P3 Cemetery BA BA no no P4 Hospital BA BA no no P5 Nursing & personal care facility BA BA no no P6 Social service facility no BA no no P? Day Care Center yes yes yes yes P?A Family Day Care Home yes yes yes no P8 Non-profit private club, civic or fraternal organization BA BA PB no P9 Museum, art gallery, botanical or zoological garden BA BA PB yes P10 Municipal use (Municipal Use may yes yes yes yes Q. ACCESSORY USE Q1 Temporary construction trailer yes yes yes yes Q2 Parking for more than 2 cars yes yes yes yes Q3 0ther accessory uses if customarily incidental to any of yes yes yes yes Q4 Parking or storing of vehicles or trucks with 12 wheels or more yes yes yes no Q5 Neighborhood convenience store in PRD BA BA no no Q6 Home 0ffices49 yes yes yes yes Q? Home 0ccupations50 yes yes yes yes R. MISCELLANEOUS R1 Registered Marijuana Dispensary no no no no R2 Marijuana Establishments no no no no 2. Only when the bulk of display and sales are conducted within a building. 3. Except "yes" if the major portion of the products are to be sold at retail by the manufacturer and if there are not more than four (4) employees directly involved in the manufacture. 4. Not involving manufacture on the premises except of products, the major portion of which are to be sold at retail by the manufacturer to the consumer, and provided further that not more than four (4) employees are directly involved in manufacture. 9.Provided that such use is not hazardous by reason of potential fire, explosion or radiation nor injurious or detrimental to the neighborhood by reason of dust, odor, fumes, wastes, noise, vibration, or other noxious or objectionable features, nor harmful to surface orground water quality. 14. Except that multi-family dwellings are not allowed north of Route 6 (Mid-Cape Highway). 18.Except BA for any new building, or new complex of buildings, with a first floor surface area of more than 10,000 square feet, and PB for these types of projects developing under Section 404.20. Communications Facilities are allowable, by Special Permit, pursuant to section 408 of this Bylaw. 21.Uses permitted (yes), prohibited (no) or permitted only under Special Permit from the Board of Appeals (BA) or Planning Board (PB) shall be as stated hereunder based upon the property's location within the B1, B2 or B3 Zoning District, but may be modified by Special Permit subject to and with the benefit of section 411.23. Except no for Body Art Establishments, as defined in 105 CMR 124.000. 24.Except "yes" in accordance with the provisions of Section 404, or “BA” in accordance with the provisions of section 104.3.2, paragraph 4.28. Only allowed pursuant to the Housing Provisions in the VCOD as listed in Section 414. 28. Only allowed pursuant to the Housing Provisions in the VCOD as listed in Section 414. 29.Water Transportation is limited to establishments primarily engaged in providing water transportation of passengers such as water taxis. 30.Except “yes” for public wastewater treatment plant. 31.Includes “yes” for parking garage pursuant to the regulations set forth in Section 414, but “no” for surface parking lots. 34. Includes a water park allowed pursuant to regulations set forth in Section 414. 38. Except “No” for dry cleaning establishments that perform cleaning on-site. 39. Except “BA” for car rental as an accessory use. 41. Except “Yes” for residences above commercial (top of shop). 42. Including Extended Stay Hotels. 43. On-Site Property Managers at Motels/Hotels may be approved in accordance with the provisions of Section 404.4. Seasonal Employee Housing at Motels/Hotels may be approved in accordance with the provisions of Section 404.5. 46. Except “Yes” for events meeting the definition of Temporary Outdoor Recreation, that are to be located on Town owned Land and for which all other applicable Town permits, approvals and licenses have been obtained, and for which approval has been obtain through application to the Town Administrator’s office for Use of Town-Owned Property. 51. Except “Yes” for Use N3 – Theatrical productions, including bands, orchestras & entertainers, if accessory to an allowed or otherwise permitted use, and an Entertainment License per MGL Chapter 140, Section 183A has been issued by the Board of Selectmen through application to the Town Administrator’s office. This exception excludes any form of Adult Entertainment. 2.6 Other: 891 & 897 Site Plan 175+00176+00177+00175+30.52175+63 3.1 Preliminary Site Plan Three Story104 *62Building 3.2 Graphic Representation of Project Mattacheeset Village Apartments Preliminary Design and Floor Plans 897 Main Street, Route 28, South Yarmouth, MA MATTACHEESET VILLAGE Energy Storage Clean Water System Ground Floor Typical Second Floor Typical Third Floor Typical Studio RESIDENTIAL TYPICAL PRELIMINARY PLANS LinenLineSHEET PROJECT PROJECT:SCALEDRAWN DATESUBJECTTHIS DESIGN AND THE DRAWINGS THEREFORE, PREPARED FOR THIS PROJECT, ARE THE PROPERTY OF THE ARCHITECT, GREENSTAXX LLC., AND, THE DESIGN AND/OR DRAWINGS MAY NOT BE USED IN WHOLE OR IN PART FOR ANY USE OTHER THAN FOR THE ORIGINAL PROJECT FOR WHICH THE DESIGN AND/OR DRAWINGS WERE PREPARED, WITHOUT THE EXPRESSED WRITTEN PERMISSION OF THE ARCHITECT, GREENSTAXX LLC. NO BUILDING PERMIT SHALL BE ISSUED BY ANY BUILDING DEPARTMENT, UNLESS THIS DOCUMENT BEARS THE ORIGINAL SEAL AND SIGNATURE OF THE ARCHITECT, GREENSTAXX LLC.Unpublished work ©/Copyright 2016-2020 Oaktree-GSX LLC© 2020 Arthur A. Klipfel III. All rights reserved. Drawings created with the GreenStaxx® computer code and method for designing a multi-family dwelling, U.S. Patent Nos. 8,417,488 and 8,160,842. 1/4" = 1'-0"14658/28/20KEWCOVER SHEET CR-201A-0.0CONSULT ARCHITECT:MECHANICAL ENGINEER:ARCHITECT:BRUCE RONAYNE HAMILTON ARCHITECTS, INC.833 TURNPIKE ROAD, NEW IPSWICH, NH 03071PHONE: (603) 878-4823FAX: (603) 878-4834GREENSTAXX84 SHERMAN STREET, CAMBRIDGE, MA 02140PHONE: (617) 491-9100FAX: (617) 491-6004DESIGN DAY MECHANICALS, INC.369 PAGE HILL ROAD, NEW IPSWICH, NH 03071PHONE: (603) 291-0111 ELECTRICAL ENGINEER:HURRICANE HILL DEVELOPMENT CO.1042 HURRICANE HILL RD. MASON, NH 03048PHONE: (603) 878-1726REFERENCE GA-1 THRU GA-9.3KITCHEN TYPE 1, BATHROOM M1 AND BATHROOM G1 REV. NO DESCRIPTION OF REV. REV. DATE 1234ABC28'-6"F.O. SHEATHING28'-4 1/2"CENTERLINEMOD. #113'-0"CENTERLINEMOD. #213'-0"CENTERLINEMOD. #313'-0"12'-1 3/4"CORRIDOR CENTERLINE DWLINE OF OPTIONAL BALCONY (FIELD INSTALLED)31'-0" HALF MODULAR BOX101102103104106105107108109110111112113114BATHROOMTYPE M20006TYPE 1KITCHEN0012WALK-INCLOSET0004CLOSET0005MASTERBEDROOM0003LIVINGROOM0002GUESTBEDROOM0001CLOSET0008BATHROOMTYPE S10010W/D0011CLOSET0007MECH.0009CLOSET0113Front ApproachPushFront ApproachPullFront ApproachPushFront ApproachPullFront ApproachPushFront ApproachPullFront ApproachPushFront ApproachPullPocketApproachClearPocketApproachClear1220722221111111114B35552PAD WALLPAD WALLPAD WALLS21LINENLINENGENERAL NOTESNOTES :1/ ALL SHELVING TO BE ELFA SHELVING AND COORDINATED BY GC IN THE FIELD.2/ EACH WALK-IN CLOSET (EXCEPT ADA) CONTAINS FOUR SHELVES, • ON THE WALL OPPOSITE THE DOOR (1) SHELF PLACED AT 70" AND (1) PLACED AT 84"• ON THE WALL ADJACENT THAT WALL (1) SHELF PLACED AT 42" AND (1) PLACED AT 84".3/ WALK-IN CLOSETS IN ADA UNITS HAVE ONE SHELF AT 4'. ONLY AT 'CR-101-ADA' AND 'CR-201-ADA'4/ SMALLER BEDROOM CLOSETS EACH CONTAIN 4 SHELVES. THE BOTTOM SHELF IS 20" OFF THE FLOOR AND THE REMAINING SHELVES ARE PLACED ABOVE @ EVERY 15".5/ PANTRY CLOSETS EACH CONTAIN 4 SHELVES. THE BOTTOM SHELF IS 20" OFF THE FLOOR AND THE REMAINING SHELVES ARE PLACED ABOVE @ EVERY 15".SHEET PROJECT PROJECT:SCALEDRAWN DATESUBJECTTHIS DESIGN AND THE DRAWINGS THEREFORE, PREPARED FOR THIS PROJECT, ARE THE PROPERTY OF THE ARCHITECT, GREENSTAXX LLC., AND, THE DESIGN AND/OR DRAWINGS MAY NOT BE USED IN WHOLE OR IN PART FOR ANY USE OTHER THAN FOR THE ORIGINAL PROJECT FOR WHICH THE DESIGN AND/OR DRAWINGS WERE PREPARED, WITHOUT THE EXPRESSED WRITTEN PERMISSION OF THE ARCHITECT, GREENSTAXX LLC. NO BUILDING PERMIT SHALL BE ISSUED BY ANY BUILDING DEPARTMENT, UNLESS THIS DOCUMENT BEARS THE ORIGINAL SEAL AND SIGNATURE OF THE ARCHITECT, GREENSTAXX LLC.Unpublished work ©/Copyright 2016-2020 Oaktree-GSX LLC© 2020 Arthur A. Klipfel III. All rights reserved. Drawings created with the GreenStaxx® computer code and method for designing a multi-family dwelling, U.S. Patent Nos. 8,417,488 and 8,160,842. As indicated14658/28/20KEWFLOOR PLANA-1.0REV. NO DESCRIPTION OF REV. REV. DATE1/4" = 1'-0"1CR-201 FLOOR PLAN 2A-1.51A-1.51234ABC2A-1.42A-1.4F.O. CORRIDOR WALL TO EXT. FACE OF SHEATHING28'-6"CENTERLINEMOD. #113'-0"CENTERLINEMOD. #213'-0"CENTERLINEMOD. #313'-0"3'-3 3/8"CORRIDOR CENTERLINE DW(ALT BALCONY)5'-8 3/4" 2'-4 7/8" 7'-9 1/8" 12'-7 1/4"3'-4"6'-2 7/8"1'-11 1/8"11'-5 1/8"5'-4 5/8"11'-3 3/8"5'-4"2'-0 1/8"6'-0 3/4"3'-9 3/4"12'-0 7/8"12'-1 3/4"2'-5 3/8" 4'-3 7/8" 5'-5 1/8"10 1/4"3'-4 3/8"7 11/16"4'-3 7/8"5'-9 1/2" 3'-11 1/2" 2'-4 3/4"12'-1 3/4"3'-0"1'-11 1/16"LINENSHELVES1'-6"LINEN3'-1"5'-0"1'-3"4'-11 7/8"3'-0"3'-0"1'-8 7/8"1'-3"1'-10 5/16"5'-2 7/8" 6'-10 7/8"4'-9 1/4"2'-0"C.L. OF CORRIDOR TO EXT. F.O. OF SHEATHING31'-0"2'-0 3/8"7'-11 1/8"CENTERLINE OF MOD #1 TO CENTERLINE OF MOD #339'-0"12'-2 3/8"1'-3"Front ApproachPushFront ApproachPullFront ApproachPushFront ApproachPullFront ApproachPushFront ApproachPullFront ApproachPushFront ApproachPullPocketApproachClearPocketApproachClear4A-1.704A-1.705A-1.64A-1.6SHEET PROJECT PROJECT:SCALEDRAWN DATESUBJECTTHIS DESIGN AND THE DRAWINGS THEREFORE, PREPARED FOR THIS PROJECT, ARE THE PROPERTY OF THE ARCHITECT, GREENSTAXX LLC., AND, THE DESIGN AND/OR DRAWINGS MAY NOT BE USED IN WHOLE OR IN PART FOR ANY USE OTHER THAN FOR THE ORIGINAL PROJECT FOR WHICH THE DESIGN AND/OR DRAWINGS WERE PREPARED, WITHOUT THE EXPRESSED WRITTEN PERMISSION OF THE ARCHITECT, GREENSTAXX LLC. NO BUILDING PERMIT SHALL BE ISSUED BY ANY BUILDING DEPARTMENT, UNLESS THIS DOCUMENT BEARS THE ORIGINAL SEAL AND SIGNATURE OF THE ARCHITECT, GREENSTAXX LLC.Unpublished work ©/Copyright 2016-2020 Oaktree-GSX LLC© 2020 Arthur A. Klipfel III. All rights reserved. Drawings created with the GreenStaxx® computer code and method for designing a multi-family dwelling, U.S. Patent Nos. 8,417,488 and 8,160,842. 1/4" = 1'-0"14658/28/20KEWDIMENSION PLANA-1.11/4" = 1'-0"1CR-201 DIMENSION PLANREV. NO DESCRIPTION OF REV. REV. DATE 1234ACEQ EQEQ EQ2'-0 3/8" 3'-0"3'-5 7/8"2'-3 3/8" 2'-9 1/4"VANITY LIGHTENTRY#12ACT8' - 0" A.F.F.EQEQ2'-2 7/8" 3'-0"2'-2"3'-0"INSTALLED UNDER CABINETSFR-10FR-10FR-10FR-101'-10"FR-100"5'-0 1/8" 1'-6"EQ EQEQ EQ1'-9" 2'-10" 6'-4"ALIGNVANITY LIGHTSSHEET PROJECT PROJECT:SCALEDRAWN DATESUBJECTTHIS DESIGN AND THE DRAWINGS THEREFORE, PREPARED FOR THIS PROJECT, ARE THE PROPERTY OF THE ARCHITECT, GREENSTAXX LLC., AND, THE DESIGN AND/OR DRAWINGS MAY NOT BE USED IN WHOLE OR IN PART FOR ANY USE OTHER THAN FOR THE ORIGINAL PROJECT FOR WHICH THE DESIGN AND/OR DRAWINGS WERE PREPARED, WITHOUT THE EXPRESSED WRITTEN PERMISSION OF THE ARCHITECT, GREENSTAXX LLC. NO BUILDING PERMIT SHALL BE ISSUED BY ANY BUILDING DEPARTMENT, UNLESS THIS DOCUMENT BEARS THE ORIGINAL SEAL AND SIGNATURE OF THE ARCHITECT, GREENSTAXX LLC.Unpublished work ©/Copyright 2016-2020 Oaktree-GSX LLC© 2020 Arthur A. Klipfel III. All rights reserved. Drawings created with the GreenStaxx® computer code and method for designing a multi-family dwelling, U.S. Patent Nos. 8,417,488 and 8,160,842. 3/16" = 1'-0"14658/28/20KEWRCPA-1.23/16" = 1'-0"1CR-201 REFLECTED CEILING PLAN REV. NO DESCRIPTION OF REV. REV. DATE FLOORING LEGENDLVPLuxory Vinyl VCTVinyl Composition TileCTCERAMIC CPTCARPET NOTE: SEE FLOORING SPECIFICATIONS UNDER SEPARATE COVER1234ABCLIVINGROOMMASTERBEDROOMGUESTBEDROOMWALK-INCLOSETCLOSETBATHROOMTYPE M2TYPE 1KITCHENCORRIDORBATHROOMTYPE S1WOOD THRESHOLD (FIELD INSTALLED)GRANITE THRESHOLDWOOD THRESHOLD2 LAYERS OF SHEATHING; (1) TO BE INSTALLED IN FACTORY AND (1) TOBE INSTALLED IN FIELD (TYP. AT CORRIDOR WALLS)GRANITE THRESHOLDSHEET PROJECT PROJECT:SCALEDRAWN DATESUBJECTTHIS DESIGN AND THE DRAWINGS THEREFORE, PREPARED FOR THIS PROJECT, ARE THE PROPERTY OF THE ARCHITECT, GREENSTAXX LLC., AND, THE DESIGN AND/OR DRAWINGS MAY NOT BE USED IN WHOLE OR IN PART FOR ANY USE OTHER THAN FOR THE ORIGINAL PROJECT FOR WHICH THE DESIGN AND/OR DRAWINGS WERE PREPARED, WITHOUT THE EXPRESSED WRITTEN PERMISSION OF THE ARCHITECT, GREENSTAXX LLC. NO BUILDING PERMIT SHALL BE ISSUED BY ANY BUILDING DEPARTMENT, UNLESS THIS DOCUMENT BEARS THE ORIGINAL SEAL AND SIGNATURE OF THE ARCHITECT, GREENSTAXX LLC.Unpublished work ©/Copyright 2016-2020 Oaktree-GSX LLC© 2020 Arthur A. Klipfel III. All rights reserved. Drawings created with the GreenStaxx® computer code and method for designing a multi-family dwelling, U.S. Patent Nos. 8,417,488 and 8,160,842. 3/16" = 1'-0"14658/28/20KEWFLOOR FINSH PLANA-1.33/16" = 1'-0"1CR-201 FINISH PLAN REV. NO DESCRIPTION OF REV. REV. DATE Top of Subfloor0"1234BATHROOMHALLWAYKITCHENBATHROOM2X6 CEILING JOISTS @ 16" O.C. (TYP.)5/8" GWB ON HORIZ. STRAPPING 3/4" PLYWOOD SUBFLOOR(2) 2X10 RIM JOISTCR-201 MODULE 113'-0"CR-201 MODULE 213'-0"CR-201 MODULE 313'-0"WATERPROOFFIXTURECEILING HEIGHT9' -0"1"113GRANITE BACKSPLASH SHELF 4"LINEN CLOSETWATERPROOFFIXTURE103106202Top of Subfloor0"ABCCORRIDORLIVING JULIET STRUCTURAL THERMAL BREAK@ BALCONY CONNECTION2X6 CEILING JOISTS @ 16" O.C. (TYP.)5/8" GWB ON HORIZ. STRAPPING 2X10 FLOOR JOISTS@16 O.C.3/4" PLYWOOD SUBFLOOR2x10 RIM JOIST1/2 CORRIDOR2'-6"CORRIDOR CHASE WALLCEILING HEIGHT9' -0"HEADER W/ THERMAL BREAKBLOWN-IN CELLULOSE INSUL. (R-20 MIN.)ZIP-R6 (R-3.8 MIN)2X6 WOOD STUDS @ 16" O.C. (REFER TO STRUCT. DRAWINGS)111DROP DOWN CEILINGA-1.704SHEET PROJECT PROJECT:SCALEDRAWN DATESUBJECTTHIS DESIGN AND THE DRAWINGS THEREFORE, PREPARED FOR THIS PROJECT, ARE THE PROPERTY OF THE ARCHITECT, GREENSTAXX LLC., AND, THE DESIGN AND/OR DRAWINGS MAY NOT BE USED IN WHOLE OR IN PART FOR ANY USE OTHER THAN FOR THE ORIGINAL PROJECT FOR WHICH THE DESIGN AND/OR DRAWINGS WERE PREPARED, WITHOUT THE EXPRESSED WRITTEN PERMISSION OF THE ARCHITECT, GREENSTAXX LLC. NO BUILDING PERMIT SHALL BE ISSUED BY ANY BUILDING DEPARTMENT, UNLESS THIS DOCUMENT BEARS THE ORIGINAL SEAL AND SIGNATURE OF THE ARCHITECT, GREENSTAXX LLC.Unpublished work ©/Copyright 2016-2020 Oaktree-GSX LLC© 2020 Arthur A. Klipfel III. All rights reserved. Drawings created with the GreenStaxx® computer code and method for designing a multi-family dwelling, U.S. Patent Nos. 8,417,488 and 8,160,842. 1/4" = 1'-0"14658/28/20KEWSECTIONSA-1.41/4" = 1'-0"1CR-201 SECTION1/4" = 1'-0"2UNIT CR-201 SECTIONREV. NO DESCRIPTION OF REV. REV. DATE Top of Subfloor0"12342A-1.42A-1.4R 3' - 0"NO OPERABLE WINDOW WITH IN THIS CIRCLE EXHAUST VENT (SEE HVAC); COLOR BY ARCHITECTINTAKE VENT (SEE HVAC); COLOR BY ARCHITECTTop of Subfloor0"12342A-1.42A-1.4LEVEL 2 (UNIT ABOVE)11' -0"ENTRY#12CORRIDOR CEILING HEIGHT7'-11 3/8"UNIT SIGNAGE/ WALL SCONCESHEET PROJECT PROJECT:SCALEDRAWN DATESUBJECTTHIS DESIGN AND THE DRAWINGS THEREFORE, PREPARED FOR THIS PROJECT, ARE THE PROPERTY OF THE ARCHITECT, GREENSTAXX LLC., AND, THE DESIGN AND/OR DRAWINGS MAY NOT BE USED IN WHOLE OR IN PART FOR ANY USE OTHER THAN FOR THE ORIGINAL PROJECT FOR WHICH THE DESIGN AND/OR DRAWINGS WERE PREPARED, WITHOUT THE EXPRESSED WRITTEN PERMISSION OF THE ARCHITECT, GREENSTAXX LLC. NO BUILDING PERMIT SHALL BE ISSUED BY ANY BUILDING DEPARTMENT, UNLESS THIS DOCUMENT BEARS THE ORIGINAL SEAL AND SIGNATURE OF THE ARCHITECT, GREENSTAXX LLC.Unpublished work ©/Copyright 2016-2020 Oaktree-GSX LLC© 2020 Arthur A. Klipfel III. All rights reserved. Drawings created with the GreenStaxx® computer code and method for designing a multi-family dwelling, U.S. Patent Nos. 8,417,488 and 8,160,842. 1/4" = 1'-0"14658/28/20KEWELEVATIONSA-1.51/4" = 1'-0"1CR-201 EXTERIOR ELEVATION1/4" = 1'-0"2CR-201 CORRIDOR ELEVATIONREV. NO DESCRIPTION OF REV. REV. DATE BUFX-07UFX-06WATER PROOFLIGHT FIXTURETop of Subfloor0"UFX-06WATER PROOFLIGHT FIXTURECEILING HEIGHT9' -0"8'-0"UAC-08Top of Subfloor0"UEQPT-18UAC-O1UFX-05UAC-AB-012'-9 3/16" 2'-10" UAC-03UFX-033-VANITY LIGHT#9MIRRORUFX-04UFX-05UCAB-01UAC-101133'-11 3/8"Top of Subfloor0"CEILING HEIGHT9' -0"1043'-11 3/8"SHEET PROJECT PROJECT:SCALEDRAWN DATESUBJECTTHIS DESIGN AND THE DRAWINGS THEREFORE, PREPARED FOR THIS PROJECT, ARE THE PROPERTY OF THE ARCHITECT, GREENSTAXX LLC., AND, THE DESIGN AND/OR DRAWINGS MAY NOT BE USED IN WHOLE OR IN PART FOR ANY USE OTHER THAN FOR THE ORIGINAL PROJECT FOR WHICH THE DESIGN AND/OR DRAWINGS WERE PREPARED, WITHOUT THE EXPRESSED WRITTEN PERMISSION OF THE ARCHITECT, GREENSTAXX LLC. NO BUILDING PERMIT SHALL BE ISSUED BY ANY BUILDING DEPARTMENT, UNLESS THIS DOCUMENT BEARS THE ORIGINAL SEAL AND SIGNATURE OF THE ARCHITECT, GREENSTAXX LLC.Unpublished work ©/Copyright 2016-2020 Oaktree-GSX LLC© 2020 Arthur A. Klipfel III. All rights reserved. Drawings created with the GreenStaxx® computer code and method for designing a multi-family dwelling, U.S. Patent Nos. 8,417,488 and 8,160,842. As indicated14658/28/20KEWBATHROOM DETAILSA-1.61/4" = 1'-0"4SHOWER ELEVATION1/4" = 1'-0"5TUB ELEVATION1/4" = 1'-0"6WASHER/DRYER ELEVATION (TYP.)1/2" = 1'-0"3CAPTIVE BATHROOM VANITY1/2" = 1'-0"7BATHROOM VANITY GUEST1/2" = 1'-0"1CAPTIVE BATHROOM SWITCHES1/2" = 1'-0"2BATHROOM SWITCHES-GUESTNOTE:FOR FIXTURE & ACCESSORY SPECIFICATIONS SEE SPECIFICATIONS UNDER SEPARATE COVER Abbreviation: A (Appliance), F (Fixture), H (Hardware), L (Lighting), C (Casework)REV. NO DESCRIPTION OF REV. REV. DATE Top of Subfloor0"2UEQPT-01C-4C-8CEILING HEIGHT9' -0"SP-1C-9OPEN SPACEC-14A-1.70A-2Top of Subfloor0"23C-3DW-1C-2UFX-15UFX-16A-5CEILING HEIGHT9' -0"C-6A-1A-24A-1.70KNEE WALLPENDANT LIGHTSTYPE 1KITCHENCHASEKNEE WALLUEQPT-05C-1C-2 C-3C-42'-0"C-6C-7C-8PAD WALLC-8C-9CH-2CH-1L-SHAPED KNEE WALLL Shaped Pivot Hinge Door orDoor Integrated with Lazy Susan C-8C-6C-9A-8A-2C-1C-2KNEE WALLPENDANT LIGHT(S)C-7UEQPT-07UEQPT-04SHEET PROJECT PROJECT:SCALEDRAWN DATESUBJECTTHIS DESIGN AND THE DRAWINGS THEREFORE, PREPARED FOR THIS PROJECT, ARE THE PROPERTY OF THE ARCHITECT, GREENSTAXX LLC., AND, THE DESIGN AND/OR DRAWINGS MAY NOT BE USED IN WHOLE OR IN PART FOR ANY USE OTHER THAN FOR THE ORIGINAL PROJECT FOR WHICH THE DESIGN AND/OR DRAWINGS WERE PREPARED, WITHOUT THE EXPRESSED WRITTEN PERMISSION OF THE ARCHITECT, GREENSTAXX LLC. NO BUILDING PERMIT SHALL BE ISSUED BY ANY BUILDING DEPARTMENT, UNLESS THIS DOCUMENT BEARS THE ORIGINAL SEAL AND SIGNATURE OF THE ARCHITECT, GREENSTAXX LLC.Unpublished work ©/Copyright 2016-2020 Oaktree-GSX LLC© 2020 Arthur A. Klipfel III. All rights reserved. Drawings created with the GreenStaxx® computer code and method for designing a multi-family dwelling, U.S. Patent Nos. 8,417,488 and 8,160,842. As indicated14658/28/20KEWKITCHEN ELEVATIONSA-1.703/8" = 1'-0"1CR 201 Kitchen Elevation 13/8" = 1'-0"2CR 201 Kitchen Elevation 21/4" = 1'-0"3CR-201 FLOOR PLAN3/8" = 1'-0"4UNIT CR-201 SECTIONREV. NO DESCRIPTION OF REV. REV. DATE DOOR TYPESLFFULL LOUVERP21 PANELVARIES6'-8"VARIESSLSLIDING -2 PANELVARIES6'-8"SHEET PROJECT PROJECT:SCALEDRAWN DATESUBJECTTHIS DESIGN AND THE DRAWINGS THEREFORE, PREPARED FOR THIS PROJECT, ARE THE PROPERTY OF THE ARCHITECT, GREENSTAXX LLC., AND, THE DESIGN AND/OR DRAWINGS MAY NOT BE USED IN WHOLE OR IN PART FOR ANY USE OTHER THAN FOR THE ORIGINAL PROJECT FOR WHICH THE DESIGN AND/OR DRAWINGS WERE PREPARED, WITHOUT THE EXPRESSED WRITTEN PERMISSION OF THE ARCHITECT, GREENSTAXX LLC. NO BUILDING PERMIT SHALL BE ISSUED BY ANY BUILDING DEPARTMENT, UNLESS THIS DOCUMENT BEARS THE ORIGINAL SEAL AND SIGNATURE OF THE ARCHITECT, GREENSTAXX LLC.Unpublished work ©/Copyright 2016-2020 Oaktree-GSX LLC© 2020 Arthur A. Klipfel III. All rights reserved. Drawings created with the GreenStaxx® computer code and method for designing a multi-family dwelling, U.S. Patent Nos. 8,417,488 and 8,160,842. 1/4" = 1'-0"14658/28/20KEWDOOR SCHEDULESA-1.80 101 TYPE 1 KITCHEN SINGLE - HINGED 3' - 0" 7' - 6" 20 MIN P2 WOOD VENEER 20 MIN102 W/D SINGLE - HINGED 3' - 4" 6' - 8" LF WOOD VENEER103 CORRIDOR SINGLE - HINGED 3' - 4" 6' - 8" P2 WOOD VENEER104 BATHROOM TYPE S1 SINGLE - HINGED 2' - 10" 6' - 8" P2 WOOD VENEER105 LINEN SINGLE - HINGED 1' - 7 3/8" 6' - 8" P2 WOOD VENEER106 GUEST BEDROOM Pocket_Door_20151 2' - 11" 6' - 8" P2 WOOD VENEER107 GUEST BEDROOM SLIDING - CLOSET 4' - 0" 6' - 8" WOOD VENEER108 GUEST BEDROOM SLIDING - CLOSET 4' - 0" 6' - 8" WOOD VENEER109 GUEST BEDROOM SINGLE - HINGED - Mate 2' - 10" 6' - 8" P2 WOOD VENEER110 MECH. SINGLE - HINGED - Mate 2' - 10" 6' - 8" LF WOOD VENEER111 MASTER BEDROOM SINGLE - HINGED - Mate 2' - 10" 6' - 8" P2 WOOD VENEER112 MASTER BEDROOM SLIDING - CLOSET 5' - 0" 6' - 8" WOOD VENEER113 BATHROOM TYPE M2 Pocket_Door_20151 2' - 11" 6' - 8" P2 WOOD VENEER114 LINEN SINGLE - HINGED 1' - 7 3/8" 6' - 8" P2 WOOD VENEERREV. NO DESCRIPTION OF REV. REV. DATESLSLSL 4" DRYER VENT UP & DOWN INTO STRAIGHT DRYER PERISCOPE VENT. DRYER VENT INTENDED TO TERMINATE THROUGH ROOF. MAXIMUM EQUIVALENT LENGTH OF DRYER VENT FROM UPPER TERMINATION OF PERISCOPE FITTING TO EXHAUST HOOD TO BE 35 EQUIVALENT FEET 5"Ø ERV EXHAUST (THROUGH INTERSTITIAL SPACE) ERV INTAKE TERMINATION EQUAL TO SEIHO MODEL #SX-N 5 W/ INSECT SCREEN ERV EXHAUST TERMINATION EQUAL TO SEIHO MODEL #SB 6 W/ BACKDRAFT DAMPER 5"Ø ERV OA INTAKE (THROUGH INTERSTITIAL SPACE) 5"Ø EA 5"Ø EA 5"Ø EA 5"Ø EA (THROUGH INTERSTITIAL SPACE) 5"Ø EA DN. & INTO ERV WITH RADIATION DAMPER AT CEILING LINE 5"Ø OA INTAKE DN. INTO ERV WITH RADIATION DAMPER AT CEILING LINE FLEX DUCT CONNECTOR BETWEEN MODULES TO BE INSTALLED IN FIELD FLEX DUCT CONNECTOR BETWEEN MODULES TO BE INSTALLED IN FIELD ERV-1B 5"Ø EA DN. INTO ERV WITH RADIATION DAMPER AT CEILING LINE 5"Ø EA DN. TO RUN PARALLEL BETWEEN CEILING JOISTS DAC-2 DAC-1 DAC-1 5"Ø FA DN. INTO ERV WITH RADIATION DAMPER AT CEILING LINE (IN LINE DUCT HEATER LOCATED BETWEEN ERV CONNECTION & CEILING LINE) 5"Ø FA 5"Ø FA 5"Ø FA CR-201 HVAC DUCTWORK PLAN 3/16" = 1'0"NORTHSHEET NO.PROJECT NO.PROJECT:SCALE:DRAWN BY:DATE:SUBJECT:©146508/10/20IWGREENSTAXX MODULAR UNITSCR-201 - VERSION 3.0 (ELECTRIC)M-1.0 REV. NODESCRIPTION OF REV.REV. DATEHVAC DUCTWORK PLAN3/16" = 1'0" ERV-1B 3"Ø PVC SLEEVE FOR REFRIGERANT PIPING 1-1/2" COND. UP & DN. TO DRAIN INDIRECTLY INTO SANITARY OR STORM (CONNECTIONS BETWEEN MODULES ABOVE AND BELOW MUST BE MADE IN FIELD) 1-1/2" COND. REFRIGERANT PIPING (3/8" LIQUID & 5/8" SUCTION) TO BE INSTALLED ON SITE REFRIGERANT PIPING (3/8" LIQUID & 5/8" SUCTION) UP TO CONDENSING UNIT ON ROOF TTO DAC-2 WH-1 DAC-2 DAC-1 DAC-1 T TO DAC-1 TTO DAC-1 3"Ø PVC SLEEVE FOR REFRIGERANT PIPING REFRIGERANT PIPING (3/8" LIQUID & 5/8" SUCTION) UP TO CONDENSING UNIT ON ROOF 3"Ø PVC SLEEVE FOR REFRIGERANT PIPING REFRIGERANT PIPING (3/8" LIQUID & 5/8" SUCTION) UP TO CONDENSING UNIT ON ROOF 1-1/2" COND. DN. 1-1/2" COND. THROUGH FLOOR JOISTS 1-1/2" COND. DN. INDIRECTLY INTO SANITARY 1-1/2" COND. DN. INDIRECTLY INTO KITCHEN SINK DRAIN 1-1/2" COND. THROUGH CEILING JOISTS CR-201 HVAC PIPING PLAN 3/16" = 1'0"NORTHSHEET NO.PROJECT NO.PROJECT:SCALE:DRAWN BY:DATE:SUBJECT:©146508/10/20IWGREENSTAXX MODULAR UNITSCR-201 - VERSION 3.0 (ELECTRIC)M-2.0 REV. NODESCRIPTION OF REV.REV. DATEHVAC PIPING PLAN3/16" = 1'0" T GENERAL NOTE FOR ALL APARTMENT STYLES: 1) FRESH AIR VENTILATION RATES MEET THE REQUIREMENTS DICTATED IN SECTION 403.3.2.1 IN THE 2015 INTERNATIONAL MECHANICAL CODE. 2) ERV EXHAUST & DRYER VENT TERMINATIONS MUST BE 3' FROM ANY OPERABLE OPENING INTO THE BUILDING 3) ERV INTAKE TERMINATION MUST BE A MINIMUM OF 10' FROM ANY EXHAUST TERMINATION 4) BOILER VENT TERMINATION MUST BE 12" FROM ANY OPERABLE OPENING INTO THE BULDING 5) AHU SUPPLY, ERV OUTSIDE AIR INTAKE & ERV FRESH AIR SUPPLY DUCTWORK TO HAVE ~1/2" BUBBLE WRAP INSULATION WITH 3/4"-1" AIR SPACE PER MANUFACTURER'S INSTRUCTIONS IN ORDER TO ACHIEVE AN INSULATION VALUE OF R-6 6) ERV EXHAUST DUCT TO HAVE ~1/2" BUBBLE WRAP INSULATION 10' BACK FROM TERMINATION. INSTALLED TIGHT TO DUCT PER MANUFACTURER'S INSTRUCTIONS 7) ALL DOORS SHOULD BE UNDERCUT BY 1" 8) ALL HORIZONTAL DUCTWORK SHALL BE INSTALLED BY THE MODULAR MANUFACTURER. ALL BOX-TO-BOX CONNECTIONS SHALL BE INSTALLED IN THE FIELD. 9) FINAL BALANCING SHALL BE DONE IN FIELD 10) REFRIGERANT PIPING & GAS PIPING WILL BE INSTALLED IN FIELD. IT WILL BE THE CONTRACTOR'S CHOICE WHETHER THEY USE LINE SETS OR PRESS FIT COUPLINGS. 3" PVC SLEEVES FOR REFRIGERANT PIPING & GAS PIPING TO BE INSTALLED BY MODULAR MANUFACTURER. 11) THE MASSACHUSETTS STATE BUILDING CODE (780 CMR - NINTH EDITION), THE INTERNATIONAL MECHANICAL CODE (IMC) 2015, AND THE INTERNATIONAL ENERGY CONSERVATION CODE (IEEC) 2015 ARE THE GOVERNING CODES FOR ALL HVAC WORK. SHOULD THESE PLANS BE USED FOR PROJECTS IN ANOTHER STATE, DIFFERENT CODES MAY APPLY AND CERTAIN ASPECTS OF THE PLANS MAY NEED TO CHANGE. SHEET NO.PROJECT NO.PROJECT:SCALE:DRAWN BY:DATE:SUBJECT:©146508/10/20IWGREENSTAXX MODULAR UNITSCR-201 - VERSION 3.0 (ELECTRIC)M-3.0 REV. NODESCRIPTION OF REV.REV. DATEHVAC SCHEDULES & LEGENDNTSENERGY RECOVERY UNIT SCHEDULE (ERV) MARK MAKE MODEL SERVES SUPPLY/EXHAUST (CFM) SUP/EXH ESP (IN. WC) HEAT EXCHANGER ELECTRICAL FILTER NOTESWINTERSUMMERVOLT/PH FLA PER MOTOR MCA MOCPOA DB/WB RA DB/RH SA DB OA DB/WB RA DB/RH SA DB/WB ERV-1B RENEWAIRE SL70L CR-201 65 / 65 .43 /.43 -8.7 / -8.7 70 / 35%51.3 88.3 / 71.1 75 / 50%78.7 / 66.9 120/1 2 10 15 2" MERV-8 1 NOTES: 1. PROVIDE BACK DRAFT DAMPER, PERCENTAGE TIMER CONTROL, WALL BRACKET KIT, 1 KW ELECTRIC DUCT HEATER DUCTLESS AIR CONDITIONER SCHEDULE (DAC) MARK SERVES MAKE MODEL COOLING (MBH) HEATING (MBH) AIRFLOW (CFM)MOUNTING CONDENSATE PUMP MCA NOTES DAC-1 BEDROOMS CARRIER 40MHHQ09---3 9.0 9.5 163-265 WALL YES 0.3 1,2,3 DAC-2 LIVING ROOMS CARRIER 40MBCQ09---3 9.0 9.5 260-380 CASSETTE YES 0.2 1,2 NOTES: 1. POWERED FROM OUTDOOR UNIT 2. WIRED CONTROLLER 3. MOUNTED MIN. 6" BELOW FINISHED CEILING REGISTER GRILLE DIFFUSER SCHEDULE (RGD) MARK MAKE MODEL DAMPER PATTERN NECK SIZE FRAME STYLE MATERIAL DESCRIPTION NOTES RGD-S-1 PRICE SMD NO LOUVERED FACE DIRECTIONAL SEE DWGS AS NEEDED STEEL SUPPLY 1 RGD-E-1 PRICE 530LD YES 45° FIXED SEE DWGS AS NEEDED STEEL EXHAUST 1 NOTES: 1. PROVIDE RADIATION DAMPER EQUAL TO GREENHECK CRD WITH THERMAL BLANKET & VOLUME CONTROLLER CONDENSING UNIT SCHEDULE (CU) MARK SERVES MAKE MODEL NOMINAL TONS COOLING CAPACITY (MBH) HEATING CAPACITY @ 5° F (MBH) COOLING EFFICIENCY HEATING EFFICIENCY LIQUID LINE SUCTION LINE REFRIG VOLT/PH MCA MOCP NOTES CU-1 (2) DAC-1 & DAC-2 CARRIER 38MGRQ24C--3 2 24 23 23 SEER 10.0 HSPF (3) 1/4 (3) 3/8 R-410A 208-230/1 25 35 1,2,3,4,5 NOTES: 1. SUITABLE FOR HEATING OPERATION TO -22F 2. INDOOR UNITS ARE POWERED BY THE CONDENSING UNIT 3. PROVIDE 18" HIGH SNOW STAND 4. TOTAL PIPING LENGTH FROM CU TO INDOOR UNITS CANNOT EXCEED 197 FT. FURTHEST DISTANCE TO SINGLE INDOOR UNIT CANNOT EXCEED 98 FT. VERTICAL DISTANCE BETWEEN CU & INDOOR UNITS CANNOT EXCEED 49 FT. 5. LOCATION NOT SHOWN ON FLOOR PLANS, TO BE LOCATED ON ROOF IN THE FIELD RIGID GALVANIZED 6"Ø DUCT IN FACTORY: INSTALL DUCT WITHIN INTERSTITIAL SPACE. SEAL OPEN END WITH PLASTIC. IN FIELD: SECURE FLEX CONNECTION WITH NYLON TIE-STRAP AT EACH END OF FLEX DUCT TAPE NOT PERMITTED 6"Ø FLEX DUCT IN FIELD: INSTALL DUCT ACROSS MARRIAGE WALL THROUGH 5-3/4" INTERSTITIAL SPACE ABOVE 2X6 CEILING JOISTS & BELOW 2X12 LAYFLATS (SEE ARCHITECTURAL DETAIL #7 ON A7.0) RIGID GALVANIZED 6"Ø DUCT IN FACTORY: INSTALL DUCT WITHIN INTERSTITIAL SPACE. SEAL OPEN END WITH PLASTIC. APPROX.14"X14" OPENING IN CEILING TO ALLOW FOR FIELD CONNECTION FROM BELOW (TYP. OF 2) AIR FLOW 3/4" TRAILING EDGE 2" RADIUS 1-1/2" SPACING TURNING VANES RADIUS BACK ELBOWS ARE PREFERRED. USE SQUARE ELBOW WITH VANES ONLY WHEN A RADIUS BACK ELBOW WILL NOT FIT · · SHEET NO.PROJECT NO.PROJECT:SCALE:DRAWN BY:DATE:SUBJECT:©146508/10/20IWGREENSTAXX MODULAR UNITSCR-201 - VERSION 3.0 (ELECTRIC)M-3.1 REV. NODESCRIPTION OF REV.REV. DATEHVAC DETAILSNTS2 M3.1 TYPICAL ROUND BRANCH DUCT & DIFFUSER 1 M3.1 TYPICAL DUCT TRANSITION 3 M3.1 TYPICAL RECTANGULAR ELBOW4 M3.1 TYPICAL RECTANGULAR BRANCH TAKE-OFF 5 M3.1 TYPICAL TRANSFER DUCT BOX-TO-BOX CONNECTION WH-1 COUPLINGS FOR HW & CW BETWEEN MODULES COUPLINGS FOR HW & CW BETWEEN MODULES WATER METER FURNISHED BY OWNER, INSTALLED BY PLUMBING CONTRACTOR WASHER BOX 1/2" HW & CW UP 1 1/2" VENT DN. 3/4" HW & 1" CW DN. 2" VENT DN. 3/4" HW & CW DN. IN WALL 2" VENT UP & DN. 2" VENT UP & DN. 2" VENT 1 1/2" VENT UP & DN. 2" VENT UP & DN. 1/2" HW & CW DN.1/2" CW DN. 1/2" HW & CW DN. 1/2" HW & CW DN. 1/2" HW & CW UP 1/2" HW UP 1/2" CW UP 1 1/2" VENT HW & CW THROUGH FLOOR 2" VENT DN. 2" VENT 1/2" HW & CW DN. 1/2" HW & CW 3/4" HW & CW 1" CW 3/4" HW & CW 3/4" HW & CW 1/2" HW & CW 1/2" HW & CW DN. 3/4" HW & 1" CW2" VENT DN. 2" VENT 2" VENT DN. CR-201 VENTING & DOMESTIC WATER PIPING PLAN 3/16" = 1'0"NORTHSHEET NO.PROJECT NO.PROJECT:SCALE:DRAWN BY:DATE:SUBJECT:©146508/10/20IWGREENSTAXX MODULAR UNITSCR-201 - VERSION 3.0 (ELECTRIC)P-1.0 REV. NODESCRIPTION OF REV.REV. DATEVENTING & DOMESTICWATER PIPING PLAN3/16" = 1'0" WH-1 1 1/2" SAN WASHING MACHINE TO BE EQUIPPED WITH WATTS INTELLIFLOW A2C-M1 OVERFLOW SENSOR & KA2-BD MOUNTING KIT. FLOOR PAN TO BE INSTALLED AS AN ACCESSORY TO THE WASHING MACHINE ON SITE.1 1/2" SAN UP & DOWN INTO FLOOR 1 1/2" SAN DOWN FROM WASHER BOX 2" SAN UP & DN. 3" SAN UP & DN 2" SAN UP & DN. INTO FLOOR JOISTS 1 1/2" SAN UP 2" SAN DRAIN FROM DISHWASHER 2" SAN UP & DN. INTO FLOOR JOISTS 2" SAN 1 1/2" SAN UP 2" SAN UP 3" SAN UP 3" SAN 2" SAN UP & DOWN 3" SAN UP & DOWN2" SAN 1 1/2" SAN 2" SAN UP 3" SAN UP 3" SAN 2" SAN CR-201 SANITARY PIPING PLAN 3/16" = 1'0"NORTHSHEET NO.PROJECT NO.PROJECT:SCALE:DRAWN BY:DATE:SUBJECT:©146508/10/20IWGREENSTAXX MODULAR UNITSCR-201 - VERSION 3.0 (ELECTRIC)P-2.0 REV. NODESCRIPTION OF REV.REV. DATESANITARY PIPING PLAN3/16" = 1'0" VENT PLUMBING LEGEND COLD WATER HOT WATER BALL VALVE AG SANITARY MIXING VALVEMV PRESSURE RELIEF VALVEPRV BACKFLOW PREVENTERBFP G GAS BV VENTV VENT THROUGH ROOFVTR UNDERGROUNDUG ABOVE GROUNDAG SANITARYSAN VACUUM RELIEF VALVEVRV THERMOMETERTH EXPANSION TANKET SHEET NO.PROJECT NO.PROJECT:SCALE:DRAWN BY:DATE:SUBJECT:©146508/10/20IWGREENSTAXX MODULAR UNITSCR-201 - VERSION 3.0 (ELECTRIC)P-3.0 REV. NODESCRIPTION OF REV.REV. DATEPLUMBING LEGEND& SCHEDULENTSGENERAL NOTE FOR ALL APARTMENT STYLES: 1) ALL HORIZONTAL PIPING SHALL BE INSTALLED BY THE MODULAR MANUFACTURER. ALL BOX-TO-BOX CONNECTIONS SHALL BE INSTALLED IN THE FIELD. 2) ALL WASTE & VENT STACKS TO BE INSTALLED IN FIELD BY OTHERS 3) THE DOOR TO THE WATER HEATER CLOSET MUST BE FULLY LOUVERED OR (2) TRANSFER GRILLES (ONE HIGH, ONE LOW) MUST BE PROVIDED IN THE CLOSET WALL 4) THE MASSACHUSETTS STATE BUILDING CODE (780 CMR - NINTH EDITION), COMMONWEALTH OF MASSACHUSETTS 248 CMR FUEL GAS AND PLUMBING CODE (INCLUDING NFPA 54-2012 NATIONAL FUEL GAS CODE) AND 780 CMR NINTH EDITION (INCLUDING THE INTERNATIONAL ENERGY CONSERVATION CODE [IEEC] 2015) ARE THE GOVERNING CODES FOR ALL PLUMBING WORK. SHOULD THESE PLANS BE USED FOR PROJECTS IN ANOTHER STATE, DIFFERENT CODES MAY APPLY AND CERTAIN ASPECTS OF THE PLANS MAY NEED TO CHANGE. WATER HEATER SCHEDULE (WH) MARK MAKE MODEL SERVES COLD HOT ELECTRIC STORAGE UEF 1ST HOUR RATING (GPH) GPH RECOVERY (90°F)NOTESVOLT/PH AMP BREAKER GALLONS TEMP (°F) WH-2 RHEEM PROPH65T2RH350DCB CR-201 3/4"3/4"240/1 30.0 59 140 75 29.0 1 NOTES: 1) MIXING VALVE (MV) EQUAL TO HONEYWELL AM101-US-1LF, EXPANSION TANK (ET) EQUAL TO AMTROL ST-8, VACUUM RELIEF VALVE (VRV) EQUAL TO WATTS LFN36-M1 REFRIGERANT LINE SET THROUGH CEILING IN PVC SLEEVE TO DAC-1 (SEE DWG M2.0) REFRIGERANT LINE SET UP (MADE UP OF 3/8" LIQUID W/ 1/2" INSULATION & 5/8" SUCTION) 1-1/2" CONDENSATE FROM DAC-1 1-1/2" COND UP & DN. 2" VENT UP & DN. 2" VENT THROUGH INTERSTITIAL SPACE 4.9" DIA FIRE COLLAR W/ (3) FASTENERS (EQUAL TO HILTI MODEL #CP 643 N) 3" SAN THROUGH FLOOR JOISTS 3" SAN UP & DN. 2" SANITARY REFRIGERANT LINE SET THROUGH CEILING IN PVC SLEEVE TO DAC-2 (SEE DWG M2.0) REFRIGERANT LINE SET UP (MADE UP OF 3/8" LIQUID W/ 1/2" INSULATION & 5/8" SUCTION) 1-1/2" CONDENSATE FROM DAC-2 1-1/2" COND UP & DN. 1/2" DOMESTIC CW W/ 1/2" INSULATION & 1/2" DOMESTIC HW W/ 1" INSULATION DN. FROM INTERSTITIAL SPACE 2" SANITARY UP & DN. 1-1/2" VENT UP & DN. 1-1/2" VENT DN. 2" SANITARY CONNECT 6" ABOVE FLOOD RIM OF THE FIXTURE 4.9" DIA FIRE COLLAR W/ (3) FASTENERS (EQUAL TO HILTI MODEL #CP 643 N) 2" VENT UP & DN. 2" VENT UP & DN. 3" SAN UP & DN. 1 1/2" VENT THROUGH INTERSTITIAL SPACE 3" SAN THROUGH FLOOR JOISTS 2" VENT THROUGH INTERSTITIAL SPACE REFRIGERANT LINE SET INTO CORRIDOR CEILING TO OFFSET TO PVC SLEEVE (SEE DWG M2.0) 4.9" DIA FIRE COLLAR W/ (3) FASTENERS (EQUAL TO HILTI MODEL #CP 643 N) 1 1/2" SAN THROUGH FLOOR JOISTS 1/2" DOMESTIC CW W/ 1/2" INSULATION & 1/2" DOMESTIC HW W/ 1" INSULATION DN. FROM INTERSTITIAL SPACE 2" VENT UP & DN. 2" VENT UP & DN. 2" SAN UP & DN. 3" SAN UP & DN. 1 1/2" VENT THROUGH INTERSTITIAL SPACE 3" SAN THROUGH FLOOR JOISTS 2" VENT THROUGH INTERSTITIAL SPACE REFRIGERANT LINE SET INTO CORRIDOR CEILING TO OFFSET TO PVC SLEEVE (SEE DWG M2.0) REFRIGERANT LINE SET UP (MADE UP OF 3/8" LIQUID W/ 1/2" INSULATION & 5/8" SUCTION) 2" VENT DN. GAS LINE DN. FASTENED TO WALL THROUGH OPENINGS IN CEILING. SECURE CONNECTIONS WITH APPROVED FITTINGS. 3/4" HW & CW (W/ INSULATION) IN FACTORY: INSTALL COPPER PIPE OR PEX PIPING (AS DESCRIBED IN DIVISION 22 SECTION II) C) 3) SEAL OPEN ENDS WITH PLASTIC. 3/4" PEX TUBING IN FIELD: INSTALL PEX CONNECTORS THROUGH OPENINGS IN CEILING. SECURE CONNECTIONS WITH APPROVED FITTINGS. APPROX. 14"X14" OPENING IN CEILING TO ALLOW FOR FIELD CONNECTION FROM BELOW (TYP. OF 2) SHEET NO.PROJECT NO.PROJECT:SCALE:DRAWN BY:DATE:SUBJECT:©146508/10/20IWGREENSTAXX MODULAR UNITSCR-201 - VERSION 3.0 (ELECTRIC)P-3.1 REV. NODESCRIPTION OF REV.REV. DATEPLUMBING DETAILSNTS2 P3.1 CR-201 TYPICAL KITCHEN CHASE DETAIL 1 P3.1 CR-201 TYPICAL GUEST ROOM CHASE DETAIL 3 P3.1 CR-201 TYPICAL MASTER BATHROOM 5 P3.1 CR-201 TYPICAL DOMESTIC WATER PIPING 1" 1"1" 1" 4 P3.1 WATER HEATER PIPING DETAIL CHASE DETAIL BOX-TO-BOX CONNECTION 3.3 Narrative Design Description 3.3 Narrative Description of Design Approach The proposed project site is located at 897 Route 28 in Yarmouth, Massachusetts within a parcel owned by Nantucket Sound Group, Inc. The development area measures approximately 1.09 acres. The site is located in South Yarmouth which is situated about five miles south of the Mid- Cape Highway (Route 6).The neighborhood includes the corridor along Route 28 extending from the Parker River to the Bass River. This area is primarily developed retail uses, conservation land, ponds and cottage style residences. Commercial properties in this area comprise 60% of the land use in this neighborhood. The majority of residential properties include a mix of cape, ranch, and colonial style dwellings built in the 1970’s and 1980’s that include 5,000 to 10,000 square foot lots. The Dakota-built, affordable apartments to the west are in two and three story, wood-frame buildings. The property has access to public water through the Town of Yarmouth Water District. Electrical service is available through Eversource. Natural gas is available through National Grid. Wastewater treatment plans were recently approved by Town Meeting, in Phase I will pass along Route 28 providing service to this property. High speed fiber optic access is available through OpenCape. A fully resilient and islandable community microgrid is to be built on the parcel. Clean renewable, fossil free, fixed rate, affordable solar generation is available to all of Mattacheeset Village residents. PROPOSED DEVELOPMENT MASTER PLAN The development will provide a total of 23 units in a three-story wood framed residential apartment building. The proposed plan will allocate 44 parking spaces. In addition, resident amenities include electric vehicle and bicycle parking, with DC charging stations. The site layout is designed to consolidate the development area required for parking and buildings in order to protect existing vegetative buffers on all sides of the project traditional and natural building materials. Varied exterior finishes and paint colors will work to reduce the visual bulk of the new buildings. The basic massing is defined by inset balconies, and projected bays and the color palate consists of warm grey tones and medium earth tones. The design incorporates energy-efficient or “green” architecture into each residential unit. Within the buildings, the typical floor plan provides access to units off a central double-loaded corridor that is framed on each end by egress stairs and support spaces. Elevators are centrally located for convenient access. Typical Studio, one, and three-bedroom units are designed with open kitchen/living areas and comfortable bedroom and bathrooms as well as large walk-in closets. Large windows provide abundant natural light at each unit..In addition to high-quality finishes and individual environmental control, each unit will contain modern energy-efficient appliances, in-unit laundry, and low-energy lighting fixtures add to an overall sense of luxury and quality at Mattacheeset Village. 3.4 Tabular Zoning Zoning Minimum MinimumMaximum Maximum HeightParkingDistrictLot Size Frontage Front SideRear Building Coverage Shape FactorB125,000 150 30 25 20 25%22 35 1/2 occupantsHMOD20,000 125 30 25 20 25%22 35 1.1 unitVCOD 320,000 125 15 15 20 35 1.5 per unitSubject >25,000 >15015 15 >2027%<2235 1 per unitMinimum Yard In Feet Known Variance Requests 301.4 Design Criteria Parking areas shall be located at the side and/or rear of a principal structure(s), unless the Site Plan Review Team determines that the already developed site work makes such placement impossible. Parking on the side of structures shall be located behind the minimum front yard setback shown in Section 203.5 – Table of Dimensional Requirements. 301.4.4 Parking areas for five (5) or more cars shall be separated from any street line, or any residentially zoned property line, by no less than a twenty (20) foot wide buffer and from any other property line by a ten (10) foot wide buffer. These buffers shall not contain any paving except for entrance and exit driveways and shall 301.4.9 All lots in B1, B2 or B3 Districts and all lots which contain a business or industrial use, shall include a twenty (20) foot wide buffer along those boundaries of the lot which are adjacent to a way, and ten (10) foot wide buffers along all other boundaries of the lot. 402.5.3 Overall Development Plan. The overall development plan for any development under this section shall include all information required for a Definitive Subdivision Plan, as outlined in the Yarmouth Planning Board's Rules & Regulations Governing the Subdivision of Land, section 3.4.2. 402.6.3 All developments shall be designed and built in accordance with the Yarmouth Planning Board's Rules and Regulations Governing the Subdivision of Land, as amended. 402.6.6 Other than for those properties to which Section 404 applies, no multi-family structure shall contain more than twenty (20) dwelling units. 414.5.1 Additional Use Regulations. The following additional regulations on use shall apply within the VCOD and districts therein. 1. Mixed Use. In keeping with the purpose of the VCOD, mixed use is not only allowed but encouraged with the following provisions: 2. Unit Size. All residential dwelling units constructed under the provisions of this Section. 414 shall consist of the following minimum square footage: a. 400 square feet for a studio unit. b. 700 square feet for a one-bedroom unit. c. 900 square feet for a two-bedroom unit. d. 1,200 square for three or more bedroom units. Town of Yarmouth District Improvement Financing Program Summary *****Note: Autonomous CRE+ in partnership with the Town of Yarmouth provided funding for the original 2020 DIF Study. Autonomous CRE+ paid $30,000.00 to the Town’s Consultant, Jeff Daley, CJC Development Advisors. The full document is available at: hƩps://www.yarmouth.ma.us/DocumentCenter/View/17200/FINAL-DIF- 3_26_2023 TOWN OF YARMOUTH SUBSIDIZED HOUSING INVENTORY MAXIMUM INCOME MAXIMUM RENT Sustainable Development Principles Developer Self-Assessment Method 2: Mattacheeset Village meets a minimum of five (5) of the Commonwealth’s Sustainable Development Principles. Concentrate Development and Mix Uses: NSG, Mattacheeset Village, LLC has master planned a unique residential rental housing development, Mattacheeset Village , situated in South Yarmouth MA. The project coverage ratio is 13.5%, while maintaining an FAR of 0.40. 23 workforce housing units stacked in 3 story elevated buildings allows for more open space than if populated in single family or townhouse-style buildings. The complex will feature state-of-the-art renewable and infrastructure technologies and will offer 23 residential housing units with 25% of the units designated as “affordable”. The property maintains a walkability score of 62 out of 100 and a smart property rating of 150 to 250 on a scale of 1 to 250. Several variables that make up this rating include the built environment, land use and public transportation. The buildings will be highly efficient and use renewable resources to meet its cooling, heating and power (CHP) needs. The objective is to develop an innovative, fully resilient, affordable, “live- work-play,” net-zero connected community. Innovative planning by the development team, planners, engineers and specialists from many disciplines have created the blueprint for this resilient community. Mattacheeset Village will be an environmentally friendly neighborhood committed to clean generation, clean water, resiliency, sustainability, and livability. The project is designed to provide an affordable connected community consistent with the local, regional, and Commonwealth’s goals and vision of Smart Growth. Advance Equity & Make Efficient Decisions Mattacheeset Village will be a mixed resource renewable, sustainable residential housing development delivering clean, resilient, restorative and economic infrastructures. The development will deliver solutions that create equity, resiliency, connectivity, and economic opportunity for all stakeholders. Key stakeholders have diverse but generally aligned interests in watershed restoration, economic development, environmental justice, renewable energy and community benefit-based development. The development is located in Census Tract 120.02, Barnstable County, Massachusetts. The tract qualifies as a low-income community. The population below the poverty level is 6.9%. Protects Land and Ecosystems Mattacheeset Village is located in the Bass and Parkers’ River Embayments. This area is considered polluted and in need of immediate clean up. Nitrogen pollution from septic systems is at the center of multiple lawsuits filed against the Massachusetts Department of Environmental Protection. The design of our integrated ecosystems will provide "Significant Community Benefits" to the surrounding region and lays out a pollution prevention plan that supports, protects and recharges the embayments. Use Natural Resources Wisely Mattacheeset Village will be built on a resilient infrastructure and secure water/energy platform. The wastewater treatment facilities protect the Watershed from additional pollution impacts. The treatment facilities follow the guidance of the Section 208 Area Wide Water Quality Management Plan and address an integrated implementation strategy. Mattacheeset Village follows the structure and goals of the Cape Cod Commission's Cape Cod Climate Action Plan. Expand Housing Opportunities Mattacheeset Village will provide much needed new and affordable housing alternatives for people of all means. The units have been designed to provide work-force housing options as well as housing for families with children. Mattacheeset Village’s efficient design and the use of on-site renewable power and water treatment systems will make this property much more affordable for all residents. The Cape Cod Commission Regional Housing study found that If seniors were given the option of downsizing into appropriately sized units, this option could potentially fill about one-third of the current housing gap opening up housing units that have stranded seniors in homes they no longer need.. ”even those seniors that want to downsize were unable to find a more appropriate unit at an affordable price.” Provide Transportation Choice The infrastructure plan includes significant investment into an EV charging network and provides for demand response flexibility. Clean electrification of the transportation sector is a primary route to deep decarbonization and the pathway to achieve long-term emission reduction goals within the Commonwealth. The neighborhood is walkable and bikeable, with a plethora of services within a one-mile radius. There is a Cape Cod Regional Transit Authority bus stop located within feet of the property, and Plymouth Brockton Bus service is provided to Boston and other points. Increase Job and Business Opportunities The project will create short term jobs in construction and will create housing near job opportunities in the retail, service, transportation, medical and professional sectors. Mattacheeset Village follows the direction of Economic Development Agency (EDA) approved Comprehensive Economic Development Strategy (CED’s) for Barnstable County. The CED’s under the framework of the regional vision defines the goals of the community, built, and natural systems that are required to support smart growth in the region. The CED’s promote a sustainable regional economy that requires an adequate supply of rental housing and advanced reliable, resilient, efficient infrastructure. The goal is to preserve, protect and restore the region natural resources. Promote Clean Energy Buildings are responsible for 28% of energy related CO2 emissions. The design of the grid- interactive efficient buildings (GEB) exceeds the current State energy code and are fueled by a combined cooling, heating power system (CCHP) that eliminates the dependence on fossil fuels. Local clean, renewable power generation supports the affordability of the project and significantly reduces green-house gas emissions. The integrated design of the GEB and CCHP systems will meet or exceed an Energy Star score of 75 or higher. Plan Regionally The project is organized around the Watershed's natural, build, and community systems and follows the guidelines of the Cape Cod Commission's Regional Policy Plan (RPP) and Section 208 Area Wide Water Quality Management Plan. The RPP adopts goals and objectives to guide and plan for the future of the region in a manner consistent with the vision and growth policy. The Commission's report Regional Housing Market Analysis and 10- year Forecast of Housing Supply and Demand for Barnstable County, Massachusetts highlights the critical obstacles to addressing Fair Housing in the region. Additional Support for Sustainable Development Principles New Legislation – Commonwealth of Massachusetts On March 26, 2021, Governor Baker signed comprehensive climate change legislation calling for the state to achieve net-zero emissions by 2050. The new law, Senate Bill 9 - An Act Creating a Next Generation Roadmap for Massachusetts Climate Policy, establishes new interim goals for emissions reductions, significantly increases protections for Environmental Justice communities across Massachusetts, authorizes the Administration to implement a new, voluntary energy efficient building code for municipalities, and allows the Commonwealth to procure an additional 2,400 Megawatts (MW) of clean, reliable offshore wind energy by 2027. Building upon the framework established in the Administration’s 2050 Decarbonization Roadmap and Clean Energy and Climate Plan for 2030, the bipartisan bill allows the Commonwealth to pursue ambitious emissions reduction goals in a cost-effective and equitable manner while creating jobs and opportunities for economic development throughout Massachusetts. Massachusetts Pillars of Decarbonization The Massachusetts 2050 Decarbonization Roadmap identifies four pillars that are key for decarbonization for the state. End Use Energy Transitioning buildings, vehicles, and other end uses away from consuming fossil fuels. Energy Efficiency and Flexibility Aggressively pursuing energy efficiency and flexibility to enable cost-effective decarbonization. Decarbonizing Energy Supply Producing zero and low-carbon energy supplies to power our infrastructure systems. Carbon Sequestration Balancing remaining emissions by facilitating carbon dioxide removal. Mattacheeset Village embraces and embodies the collective goals and objectives of the Commonwealth’s comprehensive roadmap and follows detailed guidance from the Regional Authority. Coworking SpaceBike Storage &ChargingSmart SolutionsSmart Power CentersSolar Sourced, DC, Bi-Directional Charging Stations with BESSResident Controlled Energy, Comfort, Cost, and Data Management SystemsBuilding Based Clean Water SystemsClean Water Reuse, Recharge Aquifers, Geo-looped to HVACSustainable, Net Zero Positive, Zero Carbon, Plug and Play, Modular, Islanded Housing • Standardized Units, Systems and Building Components – Pre-Designed and Pre-Engineered• Grid Independent/Resilient• Net 0+ Energy Consumption • Building Wastewater Treatment • High Performance Building Systems• Clean Energy, Air, Water & Data Management • Off-Site Construction and On-Site Assembly • Repetition with Integrated Teams • Predictable Costs & Incomes• Innovative Economic Model • No fossil fuels used for heating, cooling or cooking• All-electric buildings and powered by solar generation. • Building meet and/or exceed current energy code requirements.• Comply with the Stretch Energy Code• Built to net zero standards.• Utilize Negative Emission Technologies (NET)• Heating system are high efficiency ducted heat pumps• All hot water heaters to be electric on demand systems.• Induction ranges in lieu of gas range stoves.Autonomous CRE+ Standardized, Replicable, High Performance Building PlatformSmart Solutions• Heating systems are high efficiency ducted heat pumps• All hot water heaters to be electric on demand systems.• Induction ranges in lieu of gas range stoves.• Each dwelling unit is equipped with energy star or equivalent appliances, include low flow toilets, sinks, showers and tubs.• All interior and exterior lighting to be LED.• All common area lighting to feature timed occupancy sensors. • Dwelling units will be provided with individually metered utilities. • All glazing to be Low E, double glazed high efficiency windows.• Exterior wall and roof assemblies to exceed Building and Stretch Energy Codes.• Roofline creates solar shade to reduce solar heat gain. • Solar panels installed at roof to reduce demand on grid.• Solar Canopies will be installed in the parking lot.• A biochar battery storage system to control peak demand.• Energy and water smart controllers for residents’ participation in energy and water mitigation programs.• Use white TPO roof to reduce heat island effect. • EV charging stations on-site powered by renewable energy.• No VOC interior paint / low VOC and sustainable interior finishes will be installed thru-out the property.One ACRE at a time! 3.5 Net Zero Energy 4.1 Evidence of Site Control 5.1 NEF Letter of Interest Page 1 of 1 January 30th, 2023 Dear Paul and Tom, I have reviewed the package regarding the mixed-used property at 897 Route 28, South Yarmouth, MA 02664 that you have sent the bank. The bank is interested in the opportunity to finance this project. Please keep me up to date with any approvals and permitting as the process continues. Sincerely, Ryan Yarosh Commercial Loan Officer Martha’s Vineyard Bank Page 1 of 2 January 30th, 2023 Paul Cleary Re: Financing Term Sheet Borrower: Entity TBD Guarantor: Paul Cleary and Thomas Ruhan Loan Amount: TBD Use of Loan: refinance/cashout 897 Route 28A, South Yarmouth and construction costs Interest Rate: 6.50%. Rate resets at FHLBB 5 year classic advance rate +2.50 % in years 6-10. Term: 10 years Amortization: 25 years Monthly Payment: Interest only for the first 12 months followed by monthly P&I Payments. Security: First mortgage on 897 Route 28A, South Yarmouth, MA Appraisal: Financing up to 70% of the total appraised value of the land + construction costs. USDA guarantee needed for financing. Reporting: The Borrower must furnish the Bank, within ONE HUNDRED TWENTY (120) days after the end of each fiscal year, copies of their federal income tax returns completed by a certified public accountant. In addition, each guarantor will provide a personal financial statement annually. Commitment Fee: 0.50% of loan amount Closing Costs: Borrowers will be responsible for all costs associated with this transaction including but not limited to appraisal fees, environmental fees, title insurance, attorney fees and recording fees. Due diligence regarding the Borrower has not been completed. This loan term sheet is not intended to be a commitment letter and not representative of all the conditions, covenants, representations, warranties, defaults and other provisions, which would be contain ed in a commitment letter or loan Page 2 of 2 documentation for a commercial loan. The Bank has not yet completed a full business , credit and legal analysis of the Borrower and the transaction contemplated by this letter. Any Questions please call (508) 564-3985 or e-mail at Ryarosh@mvbank.com Thank you, Ryan Yarosh Commercial Loan Officer Martha’s Vineyard Bank Date: January 26th, 2023 PROPRIETARY & CONFIDENTIAL 1 RE: Summary of Proposed Financing Terms & Conditions – 897 Massachusetts 28 Counterpointe Sustainable Real Estate LLC (“Counterpointe”) is pleased to present this summary of proposed terms and conditions for a PACE financing for the above-reference property (this “Term Sheet”). This Term Sheet is neither a commitment nor an offer to commit to any financing by Counterpointe. It has been prepared based upon information furnished to date by you or on your behalf and constitutes the gener al basis upon which Counterpointe will proceed with structuring and pricing the proposed financing. The financing contemplated herein, if any, will be subject to, inter alia, satisfactory completion of due diligence, final documentation and investment com mittee approvals. The provisions of this Term Sheet are nonbinding other than the provisions under the captions “Governing Law,” “Confidentiality,” and “Expense Deposit”. Property Owner / Developer: Nantucket Sound Group, Inc. Property Description: A to-be-built 24-unit multifamily development. Property Address: 897 Massachusetts 28, Yarmouth, MA 02664 PACE Program and Administrator: The Massachusetts Development Finance Authority Capital Provider: Counterpointe Sustainable Real Estate LLC in whole or in part or a trustee or other third party for the benefit of the Capital Provider. Estimated PACE Assessment: The PACE Assessment is estimated to be approximately $2,290,000 subject to changes in the interest reserve and may be limited by eligible costs to be verified in an independent energy report . The funding shall include eligible project costs, as well as other costs such as financing fees and expenses, program administrator costs, origination fees, legal and transaction costs a nd an interest reserve to the extent not otherwise accounted for in the capital stack. Net proceeds to Property owner are estimated at $1,700,000. The eligible project costs being financed shall be detailed on a separate schedule and be included in the fi nal transaction documents. Term: 25 years. The Term may not exceed the estimated useful life of the eligible improvements up to the maximum period permitted by the PACE Program. Annual Installment Payment Dates: The annual installment amount is payable at the same times and in the same proportions as the property’s real estate taxes, unless another method is permitted and set forth in the financing documents . Amortization: The Assessment will be fully amortizing in equal installments during the PACE Term following the capitalized interest and interest only period if applicable. Date: January 26th, 2023 PROPRIETARY & CONFIDENTIAL 2 Interest Rate: The Interest Rate will be fixed prior to closing at the greater of (i) a spread, expected to be 325 bps over the 20-year treasury which may be adjusted based upon market conditions or otherwise upon mutual agreement by the Capital Provider and Property Owner not less than thirty (30) days prior to the scheduled closing or (ii) 6.50%. Notwithstanding the foregoing, if a fixed rate of interest shall be mutually agreed upon by the parties hereto, Capital Provider may require that Property Owner execute and deliver a rate lock agreement setting forth such interest rate as of a date mutual ly agreed upon by the parties hereto and otherwise containing provisions customarily included therein, which rate lock agreement shall supersede this Term Sheet as soon as it is executed and delivered by Property Owner. Draw Schedule: The PACE shall be funded from a trustee account and may be funded as eligible expenses are incurred subject to the draw schedule and all necessary documentation. Fees and closing costs shall be funded at closing and certain approved soft costs may be funded at closing in the reasonable discretion of the Capital Provider and in accordance with the applicable PACE Program. Capitalized Interest: Included and capitalized within the Estimated PACE Assessment will be approximately $380,000 of interest reserve for the purpose of prepaying the PACE Assessment interest payments due prior to the estimated first payment date of May 1, 2025. Default Interest Rate: As determined by the applicable PACE program or if not specified, 18% per annum, or the maximum amount permitted by law, whichever is less. Capital Provider Origination Fee: 1.50% of total PACE Assessment at closing. Fee is included in the total PACE Assessment. Closing Costs: The closing costs for participating in the PACE Program are estimated to be $75,000. The amount of the final closing costs shall be detailed in the financing documents and shall include legal fees, third party costs and other ancillary costs generally associated with closing a PACE assessment. Costs are included in total PACE Assessment. Capital provider will endeavor to utilize all third -party reports and due diligence as provided to and for the First Mortgage Lender for the purpose of minimizing total Closing Costs to the Property Owner. State Program Administration Fees: Estimated to be 2.50% of the total PACE Assessment to the Program Administrator. Fee is included in the total PACE Assessment. Annual Fees: Estimated at 0.25% per year of the total Assessment, resulting in a declining fee based on the outstanding principal balance. The Annual Fees will be added to the annual installment amount. Date: January 26th, 2023 PROPRIETARY & CONFIDENTIAL 3 Pre-Payment Provisions: The Assessment is fully prepayable provided, however, a prepayment fee equal to yield maintenance through year 3 , 3% for years 4-5, 2% for years 6-7, and 1% thereafter will be due with the prepayment. General Underwriting Criteria: 1. Each Assessment must meet the guidelines and underwriting criteria of the PACE program within the jurisdiction in which the Property is located and the Capital Provider, in the sole and absolute discretion of the reviewing parties, which typically include, but are not limited to, the following: a) The applicant is the sole legal owner of the Property, or if there is more than one legal owner, all such owners agree in writing to participate. b) The Property must be a commercial Property. c) The Property must have a Property tax identification(s) and the Property Owner must be eligible to pay Property taxes. d) The Property Owner must provide a signed acknowledgement and consent from the mortgage holder (or holders) and any applicable subordinate lenders on the Property expressly permitting the Assessment (as applicable). e) The Property Owner must be current on all mortgage payments. f) The Property Owner must be current on all property tax and PACE Assessment payments and may not have more than one delinquency in last three years or since purchase. g) The Property Owner must not have any i nvoluntary liens, defaults, or judgments applicable to the subject Property. h) The Property Owner is not subject to any outstanding, unsatisfied final judgment. i) The Property Owner has not had any Property sold at foreclosure in the previous 12 months. j) The Property Owner has not had any bankruptcy filing during the last two years. k) A current title report must reveal that title is not subject to power of attorney, easements or subordination agreements restricting authority of the Property Owner(s) to agree to the Assessment. l) An energy audit will be required to ensure that applicable improvements comply with the statutes of the applicable Date: January 26th, 2023 PROPRIETARY & CONFIDENTIAL 4 PACE Program, all TECC guidelines, and a Savings to Investment Ratio (“SIR”) greater than 1.0x. m) The improvements proposed to be financed by the Assessment must be permanently affixed to the Property n) Project eligibility must be approved by the PACE program subject to Massachusetts PACE Statutes prior to closing. o) Others as required by the PACE Program, the Capital Provider(s), and applicable law. 2. Maximum total Property debt, including the Assessment, any other outstanding PACE assessments and any outstanding mortgage-related loan, must not exceed 85% of the adjusted Property value calculated as the greater of the as sessed or the “as stabilized” appraised value. The appraised value must be pursuant to an independent appraisal, in form and substance satisfactory to Capital Provider and performed no more than 12 months prior to closing of the assessment. 3. The Assessment financing may not exceed 25% of the Property value, as determined by the “as stabilized” appraised value but may be limited by the sum of the Energy Conservation Measures (“ECMs”). 4. Property Owner must have a minimum of 15% equity invested in the transaction. 5. Review of the pro-forma financial statements which reflect satisfactory financial performance criteria of the Property Owner including the following: i. Positive cash from operations are reasonably expected to be reached within 3 years of project commencement. ii. Property NOI/total debt service (mortgage loan(s), plus outstanding PACE assessments plus the proposed Assessment) is at least 1.20x as of the fiscal year once the Property has reached its projected operating performance for that year (estimated to be 2025). 6. Environmental Review, which may include the submission of a current Phase I environmental site assessment. 7. Receipt and review of the lease(s) for the preleased space. Incentives and Rebates: The Property Owner assumes responsibility to apply for and secure any available incentives and rebates associated with the energy efficiency improvements. Security: The Assessment will result in a contractual assessment lien on the Property to secure all obligations under the financing documents. Date: January 26th, 2023 PROPRIETARY & CONFIDENTIAL 5 Conditions Precedent: The obligations of the PACE Program and the Capital Provider hereunder are subject to the satisfaction on or before the closing date of conditions precedent usual and customary for a transaction of this type, each in a form and substance acceptable to the PACE Program and Capital Provider, each of the following including, without limitation, each of the following conditions: 1. Internal approval from Capital Provider’s Investment Committee; 2. Satisfactory completion of Capital Provider’s technical, business, financial, legal and environmental due diligence; 3. Receipt of substantially all items included in Capital Provider’s closing checklist. 4. Negotiation of legal documentation, including but not limited to, financing agreements, assessment lien documents and filings, legal opinions and certificates, each in form and substance satisfactory to Capital Provider and PACE Program; 5. Receipt of all corporate consents and approvals required in connection with the Assessment; 6. Completion of any background investigations deemed necessary, the results of which are satisfactory to the Capital Provider, including, without limitation, bankruptcy, criminal proceedings, litigation, anti-terrorism and ERISA; 7. Receipt of appropriate third party consents and estoppels (not Tenant) as required by Capital Provider; 8. All applicable mortgage or construction financing has been closed and available to be drawn; 9. All representations and warranties under the financing and related documents or Project contracts are true and correct as of the PACE Assessment closing date; 10. Property Owner has secured all building permits and any applicable zoning variances permitting the proposed improvements and uses. 11. No default or event of default or Material Adverse Effect has occurred. A Material Adverse Effect is any event or occurrence then continuing, which might be expected to result in a material adverse change in (a) the business, prospects, financial condition or credit standing of property owner, or (b) the ability of the Property Owner/Borrower to timely perform any obligations under any of the financing documents or Project contracts, or (c) the validity, perfection or priority of the Assessment lien or Date: January 26th, 2023 PROPRIETARY & CONFIDENTIAL 6 enforceability of the financing documents; 12. Commitments for all other layers of capital stack are completed, including mortgage, equity, etc; 13. Satisfactory ownership structure of the Property Owner; 14. Program approval and implementation of New Construction 15. Others as deemed necessary by the Capital Provider. Post Closing Requirements: 1. During the construction period and lease up period, Property Owner shall submit quarterly financial statements for the assessed Property and quarterly progress reports to Capital Provider. Upon stabilization, Property Owner shall submit annual financial statements. Such financial statements shall include, but not be limited to, income statement, and balance sheet. 2. Delivery of monthly construction completion reports, including but not limited to, notice of any delays, significant cost overruns or other significant events. Capital provider may engage a construction consultant to monitor construction and draw requirements. Any fees of this consultant will increase Closing Costs and are not estimated herein. 3. Capital Provider, or its designee, shall be entitled to periodic property inspections during the construction period as reasonably deemed necessary and annual property in spections after issuance of a permanent certificate of occupancy. Capital Provider shall provide reasonable notice to Property Owner prior to such inspections. Lender’s Default Remedies Usual and customary remedies for a transaction of this type within the statutes of the applicable PACE program. Completion Guarantee / Bonding Requirement: Property Owner or Developer will purchase a Performance and Payment Bond standard for this type of project acceptable to the Capital Provider and First Mortgage Lender to ensure acceptable completion of the proposed project OR another performance guarantee reasonably acceptable to Capital Provider and First Mortgage Lender to ensure project completion. Insurance: Capital Provider, its successor, or any subsequent assignee(s) will be named as an additional Loss Payee on any insurance policy. During the term of the Assessment, Property Owner/Borrower shall insure the Property against loss or damage by fire or other casualty. Date: January 26th, 2023 PROPRIETARY & CONFIDENTIAL 7 Material Adverse Change: Prior to closing, a “Material Adverse Change” shall be deemed to have occurred if there is any event or occurrence then continuing, which is reasonably expected by Lender to result in a material adverse change in (a) the ability of Borrower or the 897 Massachusetts 28 Owner to timely perform any obligations under any of the financing documents or Project contracts, (b) the validity or priority of the PACE or enforceability of any of the respective PACE documents, or (c) the liquidity of the credit markets in commercial real estate in the United States. Other Representations and Warranties, Covenants: Usual and customary for a transaction of this type (including customary exceptions and materiality thresholds). Date: January 26th, 2023 PROPRIETARY & CONFIDENTIAL 8 Binding Provisions Governing Law: This Term Sheet shall be governed by and enforced in accordance with the laws of the State of Texas, excluding its choice of law rules. Each party hereby irrevocably consents to the jurisdiction of the state courts of the State of Texas and in any federal court located in such jurisdiction in connection with any action or proceeding arising out of or relating to this Term Sheet. Confidentiality: All information and data furnished or obtained hereunder by either party respecting the operations or Property of the other (including the terms and conditions of this Term Sheet, and any negotiations related hereto) shall be held strictly confidential and shall not be disclosed to third parties without written authorization of the party providin g such information or data, provided, however, that Counterpointe Sustainable Real Estate LLC and their advisors may disclose it to prospective capital providers interested in funding the Assessment on the terms and condition set forth herein and such pros pective capital providers may disclose it to their advisors. Expense Deposit: Within five (5) business days of this Term Sheet being executed and delivered by the Property Owner to Counterpointe, the Property Owner will deposit with Counterpointe, on behalf of the Capital Provider, the amount of $50,000, $20,000 of which will be nonrefundable (the “Expense Deposit”). The Expense Deposit will be used to fund all transaction expenses incurred by Counterpointe in the underwriting and closing of the Assessment. If the Assessment does not close and the actual expenses are less than the Expense Deposit, Counterpointe will refund the excess to the Property Owner not including the nonrefundable portion. If the actual expenses exceed the Expense Deposit, Counterpointe may bill the Property Owner for any deficiency, whether there is a closing, or include the deficiency in the Assessment if the Assessment closes. Date: January 26th, 2023 PROPRIETARY & CONFIDENTIAL 9 If the Property Owner’s acceptance of this Term Sheet is not received by Counterpointe by 6:00 PM EST on February 3rd, 2023, this Term Sheet shall be of no further force and effect. Please call Eric Alini at 855-431-4400 or Doug Harmon at 646-639-8486 if you have any questions. If the terms contained herein are acceptable to you, please sign below and return a copy to us prior to the expiration date of this Term Sheet. Sincerely, Eric Alini Managing Partner ACKNOWLEDGED AND APPROVED, BY: _________________________________ PRINTED: __________________________ TITLE: _____________________________ DATE: ______________________________ 5.2 Market Rent Comparables RentPer Sq.Ft.Property/TypeSquare Foot Low Square Ft MidSquare Foot HighLow MidHighLowMidHighMarquis @ Pine Hills1 BR/1B 752 896 973 2,390.00 2,564.00 2,519.0 3.18 2.86 2.59 2BR/2B 1,095 1,129 1,269 3,442.00 3,437.00 3,667.00 3.14 3.04 2.89 Avalon Pine Hills1 BR/1B 800 838 892 2,875.00 2,760.00 2,885.00 3.59 3.29 3.23 2BR/2B 1,182 1,247 1,488 3,200.00 3,565.00 3,440.00 2.71 2.86 2.31 3BR/2.5B 1,877 4,550.00 1.67 Storage 120 Surface Parking 175 Pet 80.00 Redbrook Plymouth1 BR/1B 717 799 833 2,239.00 2,039.00 2,398.00 3.12 2.55 2.88 2BR/2B 1,093 1,091 2,968.00 3,203.00 2.72 2.94 3BR/2B Not Available 2,955.00 2.16 Harborwalk Plymouth1 BR/1B 784 824 850 2,555.00 2,588.00 2,748.00 3.26 3.14 3.23 2BR/1B 1,029 1,066 1,224 3,169.00 3,309.00 3,950.00 3.08 3.10 3.23 Rosebrook Wareham1 BR 805 2,150.00 2.67 2BR 1,082 2,550.00 2.36 2BR1,316 2,400.00 1.82 Village @ Marshfield1 BR/1B 560 590 740 2,220.00 2,069.00 2,305.00 3.96 3.51 3.11 2BR/1B 830 830 830 2,540.00 2,540.00 2,540.00 3.06 3.06 3.06 Northpointe Hanover1 BR/1B 711 723 2,300.00 2,300.00 3.23 3.18 2BR/2B 926 948 952 2,700.00 2,700.00 2,700.00 2.92 2.85 2.84 Alexia KingstonStudio 631 2,444.00 3.87 1 BR/1B 701 775 2,258.00 2,590.00 3.22 3.34 2BR/2B 1,115 1,152 1,267 2,799.00 3,269.00 3,374.00 2.21 2.51 2.66 3BR/2B 1,584 4,314.00 2.72 RentPer Sq.Ft.Property/TypeSquare Foot Low Square Ft MidSquare Foot HighLow MidHighLowMidHighThe Mastlight SouthfieldStudio 457 482 532 2,006.00 2,006.00 1,967.00 4.39 4.16 3.70 1 BR/1B 682 976 1,044 2,233.00 3,049.00 3,024.00 3.27 3.12 2.90 \ Landing 531 BR/1B 607 647 708 2,260.00 2,360.00 2,385.00 3.72 3.65 3.37 2BR/2B 937 985 1,015 2,660.00 2,835.00 2,835.00 2.84 2.88 2.79 Over 55Everleigh Cape Cod1 BR/1B 733 800 929 2,508.00 2,657.00 2,886.00 3.42 3.32 3.11 2BR/2B 1,021 1,044 1,108 3,490.00 3,524.00 3,930.00 3.42 3.38 3.55 Avalon Hingham Shipyard1 BR/1B 738 918 949 2,510.00 3,050.00 2,950.00 3.40 3.32 3.11 2BR/2B 1,085 1,097 1,280 2,913.00 3,000.00 3,120.00 2.68 2.73 2.44 3BR 1,271 3,720.00 2.93 Avalon Quincy QuarryStudio 504 504 504 2,455.00 2,455.00 2,455.00 4.87 4.87 4.87 1 BR/1B 730 833 920 2,645.00 2,785.00 2,810.00 3.62 3.34 3.05 2BR/2B 1,093 1,245 1,197 3,220.00 3,375.00 4,011.00 2.95 2.71 3.35 Over 55Serenity BrewsterStudio385.00 452.00 1,650.00 1,668.00 4.29 3.69 1 BR/1B582.00 649.00 2,322.00 2,589.00 2,660.00 3.99 3.99 3/20/2023** Rental rates from individual property webpages and www.apartment.com*** Smaller units command the higher square foot prices. Negative incentive for larger units. 5.3 Draft Market Study MARSHALL STEVENS APPRAISSAL & MARKET STUDY DRAFT SELECTED SECTIONS ONLY *What follows are the relevant sections of a draft appraisal completed for Autonomous CRE+. The appraisal considered the existing building being improved into a restaurant and a 24 unit, new construction, 3-story building. The full report is available if requested. Mixed-Use Property 897 Route 28 South Yarmouth, MA 02664 As of October 5, 2022 Prepared For Autonomous CRE+ Prepared By Marshall & Stevens Incorporated Real Estate Valuation Group 350 Fifth Avenue, Suite 4100 New York, NY 10118 M&S File ID: 22-36-25847 Appraisal of Real Property Empire State Building, 350 5th Avenue, Suite 4100, New York, NY 10118 |212.425.4300 |marshall-stevens.com Chicago Los Angeles New York Tampa Transmittal Letter November 30, 2022 Mr. Paul Cleary Director of Development Autonomous CRE+ 897 Main Street, MA Route 28 South Yarmouth , MA 02664 Re: Appraisal of Real Property Mixed-Use Property 897 Route 28 South Yarmouth, MA 02664 M&S File ID: 22-36-25847 Dear Mr. Cleary: In accordance with your request, we are pleased to submit this Appraisal Report presenting our valuation of the leased fee interest in the real property located at 897 Route 28 and also referred to Improved on approximately 47,480 square feet (1.09 acres) of land, the subject property is a retail- commercial building that is in the process of being redeveloped into a three-story, mixed-use building. Originally built in 1994, the existing building had been operated as a laundry building for approximately 20 years The subject upon completion will consist of an apartment portion containing 16 units, of which 4 will be studio units, 10 will be one-bedroom units, and 2 will be two-bedroom units, as well as 7 extended stay units. The subject will also include a restaurant with an outdoor patio and an office. We anticipate a development timeline of approximately six months for the proposed subject redevelopment assuming development begins as of the value date. The purpose of this appraisal is to estimate the market value of the Subject Property. The effective date of the appraisal is October 5, 2022. The intended user of the appraisal report is Autonomous CRE+, and the report is not intended to be used by any other user. The intended use of the appraisal is for federal and state income tax reporting purposes. This appraisal may be invalid if used for any other purpose. Autonomous CRE+ November 30, 2022 Page 2 The analyses, opinions and conclusions were developed based on, and this report has been prepared in conformance with, the guidelines and recommendations set forth in the Uniform Standards of Professional Appraisal Practice (USPAP), the requirements of the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute. It also conforms to Title XI Regulations and the Financial Institutions Reform, Recovery, and Enforcement Act of 1989 (FIRREA), which was updated in 1994 and further revised in 2010 through the Interagency Appraisal and Evaluation Guidelines. Market Value As Is Based on the Scope of Work agreed to with the client, and as outlined in the report, we developed an opinion that themarket valueof the leased fee onOctober 5, 2022, was: THREE MILLION SIX HUNDRED TWENTY FIVE THOUSAND DOLLARS $3,625,000 Prospective Value Upon Completion/Stabilization Based on the Scope of Work agreed to with the client, and as outlined in the report, we developed an opinion that the Prospective Value of the leased fee interest in the above property, Completion/Stabilization May 31, 2023, will be: ELEVEN MILLION FOUR HUNDRED FORTY FIVE THOUSAND DOLLARS $11,445,000 Special Note The impact of the Coronavirus pandemic (COVID-19) on the financial markets and asset values is uncertain at this time. The reader is cautioned that we have provided the most up-to-date factual information within the appraisal report that is known and relevant to our analysis but cannot make predictions about the timeline or severity of the virus and what its future impact on market activity and asset values will be. Likewise, in response to the pandemic, the Federal Reserve and the Government have begun to deploy a multi-trillion-dollar effort to support the U.S. economy, in unprecedented methods and amounts, utilizing monetary policy, quantitative easing, and other stimulus. The full impact of these factors will unfold over time. We note that real estate is typically held as a long-term investment. This appraisal report speaks only as of the date of value. The value opinion in this report is qualified by certain assumptions and limiting conditions, certifications, and definitions. We particularly call your attention to the extraordinary assumptions and hypothetical conditions listed below. Autonomous CRE+ November 30, 2022 Page 3 Extraordinary Assumptions In this report, we completed by May 31, 2023. The anticipated completion date was obtained through conversations with ownership, which reflected an approximate six-month construction period assuming development begins as of the date of value. We also employed the extraordinary assumption that the subject improvements will be built in accordance with plans and development budget provided. Should any of the above change, we reserve the right to modify the report upon receipt of additional information. Hypothetical Conditions In this report, we did not use any hypothetical conditions. This letter is invalid as an opinion of value if detached from the report, which contains the text, exhibits, and Addenda. Respectfully submitted, MARSHALL & STEVENS INCORPORATED Catherine Gu, MAI Senior Director NYS Cert. General R.E. Appraiser Massachusetts Temporary Practice Permit TPN 2825-RA-TP 646.438.7602 cgu@marshall-stevens.com Patrick T. Craig, MAI, MRICS Managing Director NYS Cert. General R.E. Appraiser State of NY License #46000009039 212.897.9481 ptcraig@marshall-stevens.com Land Valuation 22-36-25847 111 897 Route 28, South Yarmouth, MA Conclusion of Land Value After a thorough analysis, the comparable land sales reflect adjusted unit values ranging from a low of $8.79 per square foot to $17.14 per square foot, with an average of $12.10 per square foot. With reliance on the higher end of the range of the comparable land sales, given its location, we conclude that the indicated land value by the Sales Comparison Approach is: 22-36-25847 59 897 Route 28, South Yarmouth, MA Barnstable County Residential Market Analysis Coronavirus and Economic Impact The full impact of the Global Pandemic is difficult to ascertain. However, based on all that we have learned in through reading informative articles, attending webinars, and talking to market participants, we know the short-term impact has been significant on the local economy, and on local businesses. In terms of the commercial real estate market, the short-term impact has manifested itself in several ways. The ability of tenants to pay rent has been diluted, as have the operation of many buildings. However, to measure the full effect, it will take some time for published reports and datasets to be released. We realize that much of what is stated in this section of the report is based on pre-crisis data. The pre-crisis condition of the market will be an indicator of post-crisis performance. Strong markets will fare better than weak markets, and strong underlying market fundamentals will lead to an easier recovery. With this as the backdrop, we provide the following analysis that is based on pre-crisis date. Residential Market Analysis The subject is located in the Barnstable County market, which is located southeast from Cape Cod. With 228,996 people, Barnstable County is the 9th most populated county in the state of Massachusetts out of 14 counties (2020 U.S. Census). In 2020, Barnstable County had the fourth highest in migration in the country (U.S. Postal Service). Per RentData.Org, rental prices in Barnstable County are very high compared to the national average. This area is more expensive than 98% of other areas nationally as well as 75% more expensive than the rest of Massachusetts. Average asking rent for a studio apartment in Barnstable County is approximately $1,750 per month, while one-bedroom and two-bedroom units reflect average asking rents of $2,350 per month and $3,250 per month. The subject property is located at 897 Route 28 and will contain an apartment component. The following study will analyze statistics and trends for apartment rentals in Barnstable County. Barnstable County Residential Market Analysis 22-36-25847 60 897 Route 28, South Yarmouth, MA Barnstable County Apartment Market Rental Rates The chart below cites historical statistics on asking rents for Barnstable County from 2010 to 2023. Barnstable County Residential Market Analysis 22-36-25847 61 897 Route 28, South Yarmouth, MA According to RentData.org, the median rental rates for all apartment types have grown consistently over time with slight fluctuations. Over the study period the 4-Bedroom apartments have had the greatest increase at 91%. The rental rates are expected to continue to grow as vacancy rates decline and the economy continues to grow. Barnstable County Multifamily Market According to the National Association of Realtors, the vacancy rate of Barnstable Town Metro market multifamily housing is 0.7% in Q3 2022, which is lower than both the national vacancy rates as well as the vacancy rates in the South Yarmouth in which the property is located. Over the start growing in the near future. In the short term, we project that the Barnstable County Metro markets will continue to slowly grow through the remainder of the year and will continue to be impacted by the direction of the local and national economy. The subject is well positioned in terms of its physical characteristics and is adequately located. Barnstable County Residential Market Analysis 22-36-25847 62 897 Route 28, South Yarmouth, MA Competitive Supply We have researched the marketplace to determine which facilities compete with the subject property. We have analyzed each facility to determine how it compares with the subject property. On the following pages, we present a chart detailing the competition and a map showing their location relative to the subject property. Note: It is important to note that there was a scarcity of newly constructed comparable properties with a similar amenity package. Therefore, we have expanded our geographic search parameters. Barnstable County Residential Market Analysis 22-36-25847 63 897 Route 28, South Yarmouth, MA The table below summarizes rent levels within the competitive set broken down by unit type. As seen on the table above, the average monthly rent seen in the competitive set for the Studio category ranges from $1,693 to $2,500, averaging $2,101. This equates to a range of $41.91 to $50.94 per square foot, averaging $45.64 per square foot. The average monthly rent seen in the competitive set for the one-bedroom category ranges from $2,191 to $3,000, averaging $2,589. This equates to a range of $33.49 to $46.00 per square foot, averaging $39.74 per square foot. Additionally, the average monthly rent seen in the competitive set for the two-bedroom category ranges from $2,627 to $3,609, averaging $3,151. This equates to a range of $30.52 to $38.84 per square foot, averaging $34.40 per square foot. Barnstable County Residential Market Analysis 22-36-25847 64 897 Route 28, South Yarmouth, MA COMPETITIVE PROPERTIES MAP Barnstable County Residential Market Analysis 22-36-25847 65 897 Route 28, South Yarmouth, MA Building Area: Number of Units: Average Unit Size: Stories: Opened: Occupancy: Elevator v. Walk-up: RENTAL RATES Unit Type # Rooms Ave Unit Size (SF) Monthly Rent/Unit Ave Annual Rent/SF Ave Monthly Rent/SF Ave Monthly Rent/Room Lease Status Rent Type Date Studio 2.0 701 $2,500 $42.80 $3.57 $1,250 M Asking 11/21/2022 1 BR 3.0 839 $3,000 $42.91 $3.58 $1,000 M Asking 11/21/2022 2 BR 5.0 1,115 $3,609 $38.84 $3.24 $722 M Asking 11/21/2022 Comments: 885 4 2022 Comparable Rental No. 1 PROPERTY INFORMATION 282,000 282 31.9% Elevator Quality: Condition: Location: Parking: Doorman: Fitness Center: Resident's Lounge: Common Outdoor: Good Good Good Yes No Yes This is a four-story apartment building in Kingston, MA. Common amenities include a business center, on-site storage and bike storage, concierge, fitness center, and clubhouse. Additionally, apartment amenities include in- unit washer/dryer and fully equipped kitchens and bathrooms. No Yes Name: Address: City/State: Alexan Kingston 1 Kingston Collection Way Kingston, MA Barnstable County Residential Market Analysis 22-36-25847 66 897 Route 28, South Yarmouth, MA Barnstable County Residential Market Analysis 22-36-25847 67 897 Route 28, South Yarmouth, MA Barnstable County Residential Market Analysis 22-36-25847 68 897 Route 28, South Yarmouth, MA Barnstable County Residential Market Analysis 22-36-25847 69 897 Route 28, South Yarmouth, MA Barnstable County Residential Market Analysis 22-36-25847 70 897 Route 28, South Yarmouth, MA Summary of Competition The competitive apartment buildings have a total of 1,037 units totaling 1,175,444 square feet of space. The average unit size of the competition is 811 square feet, which is slightly above the subject property with an average unit size of 675 square feet. The competitive buildings have current occupancy levels between 32% and 98%. Average occupancy for the competitive properties is 74%. This information is summarized below: The above statistics can be compared to the subject property: As can be seen, the subject property has characteristics that are very similar when compared to the competitive properties. The occupancy level at the subject is expected to be on par withthe average occupancy level seen in the competitive set upon completion. Conclusion In terms of fundamentals, the local markets have been strong through year end 2019, with continued strong performance through Mid-March, which is when the COVID-19 Pandemic engulfed the market. We anticipate some interim disruption to the local economy in the near term, but counteracting that we acknowledge measures by the federal, state and local governments to provide economic assistance to those affected businesses as having an offsetting effect. -Crisis basis. However, we do foresee that the market is poised to make a comeback, but only time will tell how deep the economic fallout and recovery process will be. 22-36-25847 71 897 Route 28, South Yarmouth, MA Barnstable County Extended Stay/Hotel Market Analysis Coronavirus and Economic Impact The full impact of the Global Pandemic is difficult to ascertain. However, based on all that we have learned in through reading informative articles, attending webinars, and talking to market participants, we know the short-term impact has been significant on the local economy, and on local businesses. In terms of the commercial real estate market, the short-term impact has manifested itself in several ways. The ability of tenants to pay rent has been diluted, as have the operation of many buildings. However, to measure the full effect, it will take some time for published reports and datasets to be released. We realize that much of what is stated in this section of the report is based on pre-crisis data. The pre-crisis condition of the market will be an indicator of post-crisis performance. Strong markets will fare better than weak markets, and strong underlying market fundamentals will lead to an easier recovery. With this as the backdrop, we provide the following analysis that is based on pre-crisis date. 2020-2022 United States Overview U.S. hotel occupancy has been recovering for the past year along with average daily rate (ADR), as the ongoing Coronavirus pandemic subsides. As a result, RevPar growth has started to increase as well, in tandem with demand growth. Occupancy by year-end 2021 is projected to be 31.5% higher than year-end 2020, with an additional forecasted growth of 13.0% in 2022, Meanwhile, ADR is expected to increase 12.0% higher than year-end 2020, with an additional forecasted growth of 6.0% in 2022. The subject operates within the National Full-Service Lodging Segment, which historically has performed well although recent years have shown some softening in this segment. Market participants have been more cautious about near-term performance and investing in this segment, particularly due to existing concerns that supply is outpacing demand and significant impact from the Coronavirus pandemic. As per the PwC Real Estate Investor Survey Q3 2022, the average overall capitalization rate for this sector is 7.25%, a 55-basis point decrease from 7.80% one-year prior. 5.4 Financial Proforma 897 Route 28 23 Unit Plan Budget Item Per Square Foot Total Per Unit (23) Acquisition Acquisition Land 42.00 812,448.00 35,323.83 Acquisition Subtotal 42.00 812,448.00 35,323.83 HARD COST Demolition - - - Concrete 4.50 87,048.00 3,784.70 Masonry 1.25 24,180.00 1,051.30 Metals 2.00 38,688.00 1,682.09 Rough Carpentry 20.00 386,880.00 16,820.87 Finish Carpentry 12.00 232,128.00 10,092.52 Waterproofing 3.50 67,704.00 2,943.65 Insulation 3.75 72,540.00 3,153.91 Roofing 5.25 101,556.00 4,415.48 Sheet Metal and Flashing 0.50 9,672.00 420.52 Exterior Siding 9.00 174,096.00 7,569.39 Doors 5.00 96,720.00 4,205.22 Windows 5.00 96,720.00 4,205.22 Spray Fireproofing 2.00 38,688.00 1,682.09 Glass 1.25 24,180.00 1,051.30 Lath & Plaster 3.00 58,032.00 2,523.13 Drywall 12.00 232,128.00 10,092.52 Tile Work 4.00 77,376.00 3,364.17 Acoustical 3.00 58,032.00 2,523.13 Wood Flooring - - - Resilient Flooring 8.50 164,424.00 7,148.87 Carpet 3.00 58,032.00 2,523.13 Paint & Decorating 5.00 96,720.00 4,205.22 Specialties 1.25 24,180.00 1,051.30 Special Equipment - - - Cabinets 6.00 116,064.00 5,046.26 Appliances 6.00 116,064.00 5,046.26 Blinds & Shades 2.00 38,688.00 1,682.09 Modular/Manufactured - - - Special Construction - - - Elevator 7.00 135,408.00 5,887.30 Plumbing & Hot Water 12.00 232,128.00 10,092.52 Heating & Air Conditioning 15.00 290,160.00 12,615.65 Fire Protection 8.00 154,752.00 6,728.35 Electrical 12.00 232,128.00 10,092.52 FF&E 1.00 19,344.00 841.04 Contingency 14.00 270,816.00 11,774.61 Subtotal Structural (Hard Cost) 197.75 3,825,276.00 166,316.35 Earth Work 4.00 77,376.00 3,364.17 Site Utilities 5.50 106,392.00 4,625.74 Offsite Utilities - - - Roads & Walks 5.00 96,720.00 4,205.22 Site Improvement 2.50 48,360.00 2,102.61 Lawns & Planting 2.00 38,688.00 1,682.09 Geotechnical Conditions 0.50 9,672.00 420.52 Environmental Remediation - - - Tree Removal 1.50 29,016.00 1,261.57 Unusual Site Cond 1.25 24,180.00 1,051.30 - Subtotal Site Work 22.25 430,404.00 18,713.22 Total 220.00 4,255,680.00 185,029.57 General Conditions General Conditions 4.00 77,376.00 3,364.17 General Liability Workmans Comp 2.50 48,360.00 2,102.61 Labor Insurance Taxes 2.00 38,688.00 1,682.09 Police 0.25 4,836.00 210.26 Builder Overhead & Profit 20.00 386,880.00 16,820.87 Total General Conditions 28.75 556,140.00 24,180.00 - Total Hard Cost 248.75 4,811,820.00 209,209.57 Construction Subtotal (Hard) 248.75 4,811,820.00 209,209.57 General Development Cost (Soft) Architecture/Engineering 7.00 135,408.00 5,887.30 Survey & Permits 2.50 48,360.00 2,102.61 Clerk of the Works 1.00 19,344.00 841.04 Environmental Engineer - - - Bond - - - Legal 2.00 38,688.00 1,682.09 Title 0.50 9,672.00 420.52 Accounting 1.00 19,344.00 841.04 Marketing & Rent Up 2.00 38,688.00 1,682.09 Real Estate Taxes 0.50 9,672.00 420.52 Insurance 0.81 15,752.44 684.89 Appraissal 0.60 11,606.40 504.63 Security 0.75 14,508.00 630.78 Construction Loan Interest 7.00 135,408.00 5,887.30 Inspecting Engineer 0.50 9,672.00 420.52 Construction Loan Fees 2.50 48,360.00 2,102.61 Permanent Loan Fees 4.00 77,376.00 3,364.17 Other Finance Fees 1.50 29,016.00 1,261.57 Development Consultant - - - Site Application Fee 0.19 7,803.00 339.26 Technical Assistance 0.13 3,650.00 158.70 Cost Certification 0.28 5,416.32 235.49 Land Appraisal 0.13 2,514.72 109.34 Resiliency Study - 15,000.00 652.17 Lottery/Peer Review 15,000.00 Soft Cost Contingency 1.75 33,852.00 1,471.83 General Development Subtotal 36.64 744,110.88 32,352.65 Subtotal Acquisition, Construction Gen 327.39 6,368,378.88 276,886.04 Capitalized Reserves 4.00 77,376.00 3,364.17 - Subtotal Reserves, Overhead & Fees 4.00 77,376.00 3,364.17 Total Project Costs 331.39 6,445,754.88 280,250.21 Development Fee Total Development Overhead & Fee 41.56 803,953.09 34,954.48 Total Project Cost 374.78 7,249,707.97 315,204.69 Developer Fee & Overhead Calculation Land Cost 812,448.00 5.0%40,622.40 3,000,000.00 15.0%450,000.00 2,000,000.00 12.5%250,000.00 633,306.88 10.0%63,330.69 Development Fee 803,953.09 Adjusted Fee 803,953.09 Per Unit 315,204.69 Total Project Cost 7,249,707.97 1,812,426.99 Owner Equity 2,174,912.39 30% Equity 2,174,912.39 30.00% Loan 5,074,795.58 - 5,074,795.58 Rent Roll Building 1 Type Code Sq.Ft. Avg. Monthly Rent Annual Rent Residential Unit 101 1 BR OC-001 764 2,826.80 33,921.60 Residential Unit 102 1 BR OC-002 764 2,826.80 33,921.60 Residential Unit 103 1 BR CR-202 764 1,631.00 19,572.00 Residential Unit 104 Studio OC-001 522 2,035.80 24,429.60 Residential Unit 105 Studio OC-001 522 2,035.80 24,429.60 Residential Unit 106 Studio OC-002 522 2,035.80 24,429.60 Residential Unit 107 3 BR CR-202 996 3,645.36 43,744.32 Ground Floor 4,854 17,037.36 204,448.32 Residential Unit 201 Studio OC-001 522 1,522.00 18,264.00 Residential Unit 202 Studio OC-002 522 2,035.80 24,429.60 Residential Unit 203 3 BR CR-202 996 2,261.00 27,132.00 Residential Unit 204 1 BR OC-102 741 2,741.70 32,900.40 Residential Unit 205 1 BR OC-104 741 2,741.70 32,900.40 Residential Unit 206 1 BR CR-102 646 1,631.00 19,572.00 Residential Unit 207 1 BR CR-101 764 2,826.80 33,921.60 Residential Unit 208 1 BR OC-101 741 2,741.70 32,900.40 Second Floor 5,673 18,501.70 222,020.40 Residential Unit 301 Studio OC-001 522 1,522.00 18,264.00 Residential Unit 302 Studio OC-002 522 2,035.80 24,429.60 Residential Unit 303 3 BR CR-202 996 3,645.36 43,744.32 Residential Unit 304 1 BR OC-102 741 2,741.70 32,900.40 Residential Unit 305 1 BR OC-104 741 1,631.00 19,572.00 Residential Unit 306 1 BR CR-102 646 2,390.20 28,682.40 Residential Unit 307 1 BR CR-101 764 2,826.80 33,921.60 Residential Unit 308 1 BR OC-101 741 2,741.70 32,900.40 Third Floor 5,673 19,534.56 234,414.72 660,883.44 Total Building One 897 Summary Gross Potential Income Residential 660,883.44 Total Income 660,883.44 Vacancy Affordable 4,762.20 Market 28,281.97 Total Vacancy 33,044.17 Gross Effective Income 627,839.27 EXPENSES Housing, Office/Retail Management 33,044 Advertising Marketing 9,913 Accounting/Filing Fees 4,230 Office Supplies 1,057 Legal 2,313 Insurance 11,565 Cleaning and Supplies 9,252 Repairs and Maintenance 7,336 Elevator Contract 8,261 Grounds 15,400 Electricity & Common Areas 13,218 Gas - Water & Sewer 11,565 Trash 9,252 Property Taxes 28,000 Reserve for Replacement 5,416 Total Expenses 169,824 Net Operating Income 458,015 Cash Flow 92,903.63 Total Project Cost 7,249,707.97 Equity 2,174,912.39 Total Loan 5,074,795.58 Debt Service 365,111.56 Cash Flow 92,903.63 DCR 1.254 Building OneJanuary February March April May June July August September October November December TotalResidential Unit 1012,826.80 2,826.80 2,826.80 2,826.80 2,826.80 2,826.80 2,826.80 2,826.80 2,826.80 2,826.80 2,826.80 2,826.80 33,921.60 Residential Unit 1022,826.80 2,826.80 2,826.80 2,826.80 2,826.80 2,826.80 2,826.80 2,826.80 2,826.80 2,826.80 2,826.80 2,826.80 33,921.60 Residential Unit 1031,631.00 1,631.00 1,631.00 1,631.00 1,631.00 1,631.00 1,631.00 1,631.00 1,631.00 1,631.00 1,631.00 1,631.00 19,572.00 Residential Unit 1042,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 24,429.60 Residential Unit 1052,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 24,429.60 Residential Unit 1062,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 24,429.60 Residential Unit 1073,645.36 3,645.36 3,645.36 3,645.36 3,645.36 3,645.36 3,645.36 3,645.36 3,645.36 3,645.36 3,645.36 3,645.36 43,744.32 Total Extended Stay17,037.36 17,037.36 17,037.36 17,037.36 17,037.36 17,037.36 17,037.36 17,037.36 17,037.36 17,037.36 17,037.36 17,037.36 204,448.32 Residential Unit 2011,522.00 1,522.00 1,522.00 1,522.00 1,522.00 1,522.00 1,522.00 1,522.00 1,522.00 1,522.00 1,522.00 1,522.00 18,264.00 Residential Unit 2022,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 24,429.60 Residential Unit 2032,261.00 2,261.00 2,261.00 2,261.00 2,261.00 2,261.00 2,261.00 2,261.00 2,261.00 2,261.00 2,261.00 2,261.00 27,132.00 Residential Unit 2042,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 32,900.40 Residential Unit 2052,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 32,900.40 Residential Unit 2061,631.00 1,631.00 1,631.00 1,631.00 1,631.00 1,631.00 1,631.00 1,631.00 1,631.00 1,631.00 1,631.00 1,631.00 19,572.00 Residential Unit 2072,826.80 2,826.80 2,826.80 2,826.80 2,826.80 2,826.80 2,826.80 2,826.80 2,826.80 2,826.80 2,826.80 2,826.80 33,921.60 Residential Unit 2082,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 32,900.40 Total First Floor18,501.70 18,501.70 18,501.70 18,501.70 18,501.70 18,501.70 18,501.70 18,501.70 18,501.70 18,501.70 18,501.70 18,501.70 222,020.40 Residential Unit 3011,522.00 1,522.00 1,522.00 1,522.00 1,522.00 1,522.00 1,522.00 1,522.00 1,522.00 1,522.00 1,522.00 1,522.00 18,264.00 Residential Unit 3022,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 2,035.80 24,429.60 Residential Unit 3033,645.36 3,645.36 3,645.36 3,645.36 3,645.36 3,645.36 3,645.36 3,645.36 3,645.36 3,645.36 3,645.36 3,645.36 43,744.32 Residential Unit 3042,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 32,900.40 Residential Unit 3051,631.00 1,631.00 1,631.00 1,631.00 1,631.00 1,631.00 1,631.00 1,631.00 1,631.00 1,631.00 1,631.00 1,631.00 19,572.00 Residential Unit 3062,390.20 2,390.20 2,390.20 2,390.20 2,390.20 2,390.20 2,390.20 2,390.20 2,390.20 2,390.20 2,390.20 2,390.20 28,682.40 Residential Unit 3072,826.80 2,826.80 2,826.80 2,826.80 2,826.80 2,826.80 2,826.80 2,826.80 2,826.80 2,826.80 2,826.80 2,826.80 33,921.60 Residential Unit 3082,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 2,741.70 32,900.40 Total Third Floor19,534.5619,534.5619,534.5619,534.5619,534.5619,534.5619,534.5619,534.5619,534.5619,534.5619,534.5619,534.56234,414.72Total Building One55,073.62 55,073.62 55,073.62 55,073.62 55,073.62 55,073.62 55,073.62 55,073.62 55,073.62 55,073.62 55,073.62 55,073.62 660,883.44 Total Rental Income 55,073.62 55,073.62 55,073.62 55,073.62 55,073.62 55,073.62 55,073.62 55,073.62 55,073.62 55,073.62 55,073.62 55,073.62 660,883.44 Affordable 7,937.00 7,937.00 7,937.00 7,937.00 7,937.00 7,937.00 7,937.00 7,937.00 7,937.00 7,937.00 7,937.00 7,937.00 95,244.00 Market 47,136.62 47,136.62 47,136.62 47,136.62 47,136.62 47,136.62 47,136.62 47,136.62 47,136.62 47,136.62 47,136.62 47,136.62 565,639.44 Gross Potential Income 55,073.62 55,073.62 55,073.62 55,073.62 55,073.62 55,073.62 55,073.62 55,073.62 55,073.62 55,073.62 55,073.62 55,073.62 660,883.44 Less VacancyAffordable 396.85 396.85 396.85 396.85 396.85 396.85 396.85 396.85 396.85 396.85 396.85 396.85 4,762.20Market 2,356.83 2,356.83 2,356.83 2,356.83 2,356.83 2,356.83 2,356.83 2,356.83 2,356.83 2,356.83 2,356.83 2,356.83 28,281.97Total Vacancy2,753.682,753.682,753.682,753.682,753.682,753.682,753.682,753.682,753.682,753.682,753.682,753.6833,044.17Gross Effective Income 52,319.9452,319.9452,319.9452,319.9452,319.9452,319.9452,319.9452,319.9452,319.9452,319.9452,319.9452,319.94627,839.27EXPENSESManagement 2,753.68 2,753.68 2,753.68 2,753.68 2,753.68 2,753.68 2,753.68 2,753.68 2,753.68 2,753.68 2,753.68 2,753.68 33,044.17 Advertising Marketing 826.10 826.10 826.10 826.10 826.10 826.10 826.10 826.10 826.10 826.10 826.10 826.10 9,913.25 Accounting/Filing Fees352.47 352.47 352.47 352.47 352.47 352.47 352.47 352.47 352.47 352.47 352.47 352.47 4,229.65 Office Supplies88.12 88.12 88.12 88.12 88.12 88.12 88.12 88.12 88.12 88.12 88.12 88.12 1,057.41 Legal1,156.55 1,156.55 2,313.09 Insurance 963.79 963.79 963.79 963.79 963.79 963.79 963.79 963.79 963.79 963.79 963.79 963.79 11,565.46 Cleaning and Supplies771.03 771.03 771.03 771.03 771.03 771.03 771.03 771.03 771.03 771.03 771.03 771.03 9,252.37 Repairs and Maintenance 611.32 611.32 611.32 611.32 611.32 611.32 611.32 611.32 611.32 611.32 611.32 611.32 7,335.81 Elevator Contract 688.42 688.42 688.42 688.42 688.42 688.42 688.42 688.42 688.42 688.42 688.42 688.42 8,261.04 Grounds 2,000.00 2,000.00 1,000.00 2,000.00 2,500.00 500.00 500.00 500.00 1,200.00 1,200.00 500.00 1,500.00 15,400.00 Electricity & Common Areas1,101.47 1,101.47 1,101.47 1,101.47 1,101.47 1,101.47 1,101.47 1,101.47 1,101.47 1,101.47 1,101.47 1,101.47 13,217.67 Gas - - - - - - - - - - - - - Water & Sewer2,891.37 2,891.37 2,891.37 2,891.37 11,565.46 Trash 771.03 771.03 771.03 771.03 771.03 771.03 771.03 771.03 771.03 771.03 771.03 771.03 9,252.37 Property Taxes 7,000.00 7,000.00 7,000.00 7,000.00 28,000.00 Reserve for Replacement451.36 451.36 451.36 451.36 451.36 451.36 451.36 451.36 451.36 451.36 451.36 451.36 5,416.32 Total Expenses18,379 11,379 13,270 19,535 11,879 12,770 16,879 9,879 14,627 17,579 9,879 13,770 169,824 Net Operating Income33,941 40,941 39,050 32,785 40,441 39,550 35,441 42,441 37,693 34,741 42,441 38,550 458,015 AMORTIZATIONTotal Project Cost 7,249,707.97 Owner Equity 2,174,912.39 Debt StackBlended Rate 6.00%Term 30YearTotal PaymentTotal InterestTotal PrincipalRemainderEquity Build1 365,111.56 302,792.48 62,319.08 5,012,476.50 62,319.08 2 365,111.56 298,948.77 66,162.79 4,946,313.71 128,481.87 3 365,111.56 294,868.00 70,243.56 4,876,070.14 198,725.44 4 365,111.56 290,535.53 74,576.03 4,801,494.11 273,301.47 5 365,111.56 285,935.84 79,175.72 4,722,318.39 352,477.19 6 365,111.56 281,052.46 84,059.11 4,638,259.28 436,536.30 7 365,111.56 275,867.87 89,243.69 4,549,015.59 525,779.99 8 365,111.56 270,363.52 94,748.04 4,454,267.55 620,528.03 9 365,111.56 264,519.67 100,591.90 4,353,675.65 721,119.93 10 365,111.56 258,315.38 106,796.18 4,246,879.47 827,916.11 11 365,111.56 251,728.42 113,383.14 4,133,496.33 941,299.25 12 365,111.56 244,735.20 120,376.36 4,013,119.97 1,061,675.61 13 365,111.56 237,310.65 127,800.91 3,885,319.06 1,189,476.52 14 365,111.56 229,428.17 135,683.39 3,749,635.67 1,325,159.91 15 365,111.56 221,059.51 144,052.05 3,605,583.62 1,469,211.96 16 365,111.56 212,174.70 152,936.86 3,452,646.75 1,622,148.83 17 365,111.56 202,741.89 162,369.67 3,290,277.08 1,784,518.50 18 365,111.56 192,727.28 172,384.28 3,117,892.80 1,956,902.78 19 365,111.56 182,095.00 183,016.57 2,934,876.23 2,139,919.35 20 365,111.56 170,806.94 194,304.63 2,740,571.61 2,334,223.97 21 365,111.56 158,822.65 206,288.91 2,534,282.70 2,540,512.88 22 365,111.56 146,099.20 219,012.36 2,315,270.34 2,759,525.24 23 365,111.56 132,591.00 232,520.56 2,082,749.77 2,992,045.81 24 365,111.56 118,249.64 246,861.92 1,835,887.85 3,238,907.73 25 365,111.56 103,023.74 262,087.83 1,573,800.03 3,500,995.55 26 365,111.56 86,858.73 278,252.83 1,295,547.20 3,779,248.38 27 365,111.56 69,696.71 295,414.85 1,000,132.34 4,074,663.24 28 365,111.56 51,476.17 313,635.40 686,496.95 4,388,298.63 29 365,111.56 32,131.82 332,979.74 353,517.20 4,721,278.38 30 365,111.56 11,594.36 353,517.20 0.00 5,074,795.58 6.1 Development Team Project Team Contacts Limited Dividend Organization: NSG, Mattacheeset Village, LLC. 897 Route 28 South Yarmouth, MA 02665 Development Team: Thomas J. Ruhan Route 130 Land Development 168 South Street South Yarmouth, MA 02664 401-465-6751 Truhan@xfactors.net Stephen J. Cleary Autonomous CRE+ 3301 NE 32nd Avenue Suite 602 Fort Lauderdale, FL 33308 617-980-6744 sjc@acreplus.org Project Attorney: Jonathan Fitch, Esq. 88 Route 6A Sandwich, MA 02563 508-888-2453 macfitchjdf@aol.com Modular, Development Consultant: Arthur A. Klipfel, III Oaktree/GreenStaxx 84 Sherman Street Cambridge, MA 02140 617-491-9100 Aklipfel@oakdev.com Architect: Scott Vlasak Bruce Ronayne Hamilton Architects 833 Turnpike Road New Ipswitch, NH 03071 603-878-4823 svlasak@brharch.com Civil Engineering, Surveying: Deborah W. Keller P.E. Merrrill Engineering 427 Columbia Road Hanover, MA 02339 781-826-9200 dkeller@merrillinc.com Mechanical, Electrical, Structural, Michael McGuire Renewable Energy Engineering Hurricane Hill Development 1042 Hurricane Hill Rd. Mason, NH 03048 603-878-1726 mike@h2dc.com Electrical, Fire & Security Engineering Michael Kapopoulos New Horizons Technologies, Inc. 4 Campground Road Sterling, MA 01564 (978) 422-6393 mikek@new-horiz.com Wastewater/Clean Water Brian Braginton-Smith Aquagen Infrastructure Systems 77 Main Street, Route 28 South Yarmouth, MA 508-280-6909 bbs@aquagen-isi.ws Environmental Engineer: David Formato, P.E. Onsite Engineering, Inc. 279 E. Central Street Franklin, MA 02038 508-553-0616 dformato@onsite-eng.com Permitting Attorney: John D. Fitch Jonathan D. Fitch is a 1969 graduate of Boston University School of Law. He was admitted to the Massachusetts bar in 1969 and has practiced continuously in good standing since 1971. His practice has concentrated on acquisition, financing, land use permitting, development, management, leasing and sale of real estate including business and land use litigation. He has been counsel to 6 Comprehensive Permit applicants including one (Brightside Lane, Sandwich which abuts Sandwich Green) where he is a principal and continues to participate in on-going construction and management. Attorney Fitch has been qualified by the Housing Appeals Committee to testify as an expert on easements. Locally, he advocated for and drafted the first Special Permit regulation for large scale ground mounted solar energy production that was adopted by the Town of Sandwich. Architect: Bruce Ronayne Hamilton Architects www.brharch.com Our clients select us to make a positive impact on their business with collaborative design and a deep commitment to their success. Being a small firm, it allows us to ensure personalized service from an experienced staff. The result: beautiful design driven by powerful ideas, and solutions that connect high performance to aesthetics Our goal is to develop expressive character that is related to function. If a building is to be meaningful architecture and stand the test of time, it will be the design that makes this determination. Each building should appear to be “what it is”; The character and function of buildings should blend artfully into an integrated, sensible, and beautiful structure. Bruce Ronayne Hamilton Architects has a vital concern about the environment; both natural and man-made. Our objective is to design a community of related elements in which each structure will appropriately fulfill its purpose in terms of function and character; yet at the same time respect its environment and immediate surroundings. Architect, Modular Development Consultant: Arthur Klipfel, Greenstaxx www.greenstaxx.com Arthur Klipfel is the founding Partner of Oaktree Development and Greenstaxx a modular design firm. He has a master’s degree `from Yale University in Architecture, and a bachelor’s degree from Cornell in Economics. He also completed a year of post graduate work at Harvard in Architecture. Development and Construction Consulting Manager: Seth Adams, Consulting Partner Autonomous CRE+ www.autonomouscre.com Seth Adams will oversee the construction management and general contractor and other trade vetting and selection for the Village Green Development. His responsibilities include but aren’t limited to the management of contractual requirements, sub-contracting, cost control and budget, scheduling, owner requisitions and subcontractor payment, closeout documentation and commissioning. Seth has 15 years of construction management experience, most recently as Senior Vice President DELLBROOK | JKS, one of the Northeast’s largest and fastest growing construction companies, which has built many of Cape Cod and Southeastern Massachusetts most sustainable and livable mixed-income housing, senior living, assisted living & memory care facilities. Seth is committed to and is firmly grounded in tried-and-tested construction methods and organization processes, complemented by innovative ways to deliver quality, savings, and scheduling efficiencies to development projects. Civil Engineer: Merrill Corporation www.merrillinc.com Founded in 1979, Merrill Corporation is a full-service site planning, civil engineering and land surveying firm. We specialize in helping commercial, industrial, municipal, utility and residential clients throughout New England complete their projects on time and on budget. At Merrill, planning, designing, and permitting residential developments is a significant part of our project portfolio. Over the years, our design team has performed work for many recognizable multi-unit and mixed use residential developments. Mechanical, Electrical, and Fire Protection: Griffith and Vary Consultant Engineers www.griffithandvary.com Griffith & Vary, Inc. was founded in 1992 and has over 25 years of experience specializing in the design of innovative, energy efficient, Mechanical, Electrical, Plumbing and Fire Protection systems for a wide variety of projects in the Healthcare, Educational, Residential, Commercial and Institutional Markets. With nearly 100 years of combined design experience, the principals of Griffith and Vary, Inc., have adopted a philosophy that proves that experienced engineering design and initial cost control, coupled with the principal’s direct involvement, will provide the solid foundation for a successful project. Electrical Design and Engineering Hurricane Hill www.h2dc.com Hurricane Hill started in 2003 as a solution for companies that needed specialized services within the areas of renewable energy and electrical construction. We’ve grown to provide contract electrical engineering services by an individual project or specific work package. Our goal is to provide the electrical engineering services necessary to get a project done on time and on budget. Hurricane Hill Development Company has worked on numerous commercial photovoltaic designs and installations, cell tower/antenna projects and brought numerous products through the regulatory compliance process. H2DC works to promote alternative energy projects at both the local and national levels. Clean Water www.onsite-eng.com Onsite Engineering was founded in 2006 to address the need for consulting engineers who can provide high quality technical expertise and outstanding client services. Onsite was founded upon the principles of providing high quality, cost effective consulting engineering services to a select group of clients. We are a specialized firm that focuses on all aspects of water engineering, including drinking water, wastewater, and stormwater. Autonomous CRE+ (ACRE+) is an Independent Infrastructure Company (IIC) and a fully integrated, full service commercial real estate firm. ACRE+ develops, builds, finances, owns, and operates, clean water, renewable energy, and commercial and residential real estate assets. Our services include project planning and positioning, development, engineering, construction, property and asset management, brokerage, acquisition, finance and project work-out. ACRE+ is a trusted advisor and partner to our clients as we provide a multitude of services to help navigate through the complexities of real estate development, while adding value to every phase of a project. Founded in 1989, Autonomous CRE+, a successor corporation to Bristol Realty Group, has developed, owned, repositioned, managed, leased and sold millions of square feet of commercial, industrial, residential, retail and mixed-use properties throughout the United States. Our principals have combined experience of over 100 years in private real estate and infrastructure development. Our team members have an extensive track record that provides us the ability to successfully plan, build and manage complex projects. Autonomous CRE+, a Delaware Corporation, maintains offices in South Yarmouth, Massachusetts, Warwick, RI and Fort Lauderdale, Florida. ACRE’s client relationships have included multiple private investors, federal and state agencies, financial institutions, pension and real estate investment funds: including, CVS Corporation, McDonalds, Bank of America, Webster Bank, Citizens Bank, Lazard Freres Real Estate, TA Associates, AEW, the State of Rhode Island, The Resolution Trust Corporation, General Services Administration, the Federal Deposit Insurance Corporation and etc. . Prior to the formation of Autonomous CRE+ our principals held management level positions at Gilbane Development, The Codman Company, U.S. Properties, Hayes & Sherry Real Estate Services, and Deloitte Global. Autonomous CRE+ Stephen J. Cleary A real estate professional with over 40 years of experience working at Gilbane Development, The Codman Company, and Bristol Realty Group/Autonomous CRE+. Mr. Cleary is actively involved in the development, financing, construction, marketing and management of mixed-income housing, commercial, retail, and industrial assets; resilient clean water and renewable energy projects. A real estate advisor and work-out specialist since 1983, his clients have included nonprofit and for-profit developers, private investors, government agencies and financial institutions. Mr. Cleary is a graduate of the University of Massachusetts Amherst. Paul Cleary is the Director of Development at Autonomous Energy Solutions, Inc. and is a member of the management team at R.P. Clark Consulting LLC., a commercial real estate firm providing development, consulting, and real estate management services to various federal government agencies. Paul has over 35 years of experience in partnership, real estate, and small business management. He understands the real estate industry and offers a comprehensive range of financial, consulting, and planning services. Paul specializes in tax matters related to project finance with a focus on structuring partnerships around tax and tax equity. Demonstrated ability turning complex real estate issues into opportunities for growth and value. His past experience includes mixed-use, transit-oriented developments, affordable housing comprehensive permits, and the reorganization, management and disposal of bank owned real estate assets. He is a graduate of Northeastern University with a Bachelor of Science in Business Administration and a Master of Science in Taxation from Bentley University. 10 Porter Street Stoughton, MA 19 Rose Street Stoughton, MA 10 Rose Street Stoughton, MA Villages @ Stonegate Stoughton, MA 8 James Lane Cohasset, MA 2 Pleasant Street Cohasset, MA Narragansett Pier Village* Narragansett, RI Regency Plaza* Providence, RI Wethersfield Commons Warwick, RI Fashion Jewelry Mart Providence, RI 150 South Main Street Providence, RI Old Stone Bank Building Providence, RI Webster Bank Barrington, RI First Federal Savings Bank Swansea, MA 35 Newbury Street Boston, MA Enterprise Center Middletown, RI Cushing Plaza Cohasset, MA Masonic Temple Building Providence, RI 443 Jefferson Blvd. Warwick, RI 1020 West Chestnut Brockton, MA 25 Kenwood Circle Franklin, MA Corliss Landing Condominium Providence, RI Thames Street Landing Bristol, RI CVS/People’s Bank Providence, RI ARTHURKLIPFELIII OaktreeDevelopment,GreenStaxx BRUCE RONAYNE HAMILTON ARCHITECTS BRUCE HAMILTON PRESIDENT/CEO Mr. Hamilton is a registered Architect with over thirty years of experience in all phases of Architecture. His primary duties include managing and directing an architectural firm and providing comprehensive architectural services including site evaluation, feasibility studies and project analysis; master planning of multi-phased projects; building design, construction/inspection, programming, cost estimating and interior space planning. SCOTT VLASAK SENIOR VICE PRESIDENT Scott became a full-time employee at Bruce Ronayne Hamilton Architects in 1999 and became a licensed architect in 2008. He is instrumental in applying 3-D modeling skills to project design work. Scott manages projects from the planning stages through completion of construction, as well as providing design direction and visual presentations for prospective clients. BRITTANY BLINN VICE PRESIDENT Brittany was welcomed to Bruce Hamilton Architects in 2015 as an Architectural Designer, and progressed to Vice President in 2018. Over the years Brittany has designed a wide range of projects from New Residential Homes to High-End Car Washes, Corporate Offices, and Custom Facilities. Brittany holds a Bachelor’s of Science in Architecture from Keene State College. Prior to working 6 years at BRHA she spent 3 years working in the Kitchen and Baths Industry as an Interior Designer. Her Design expertise has allowed her to provide an end result, reflecting the client’s ideas and modern practices to every project. SARAH SCHAFFER ASSOCIATE Sarah joined the team as an intern in 2018 as she was completing her bachelor’s degree at Rensselaer Polytechnic Institute. Upon graduation in 2021, Sarah returned to Bruce Ronayne Hamilton Architect and is working towards becoming a licensed architect. She works efficiently in Revit to create visual experiences for clients, both in thorough drawings and precise 3D modeling. Sarah has experience from the initial schematic phase through the completion of construction. SAMPLE PORTFOLIO Merrill Engineers and Land Surveyors Joshua M. Bows, P.E. President, Merrill Engineers and Land Surveyors Josh Bows has managed numerous residential, commercial, and industrial projects from inception through permitting and construction since joining Merrill in 2002. As President of Merrill since 2013, Josh leads Merrill in its quest to be at the forefront of top civil engineering and land surveying firms in Massachusetts. He not only implements Merrill’s mission of adding value to every project but helps create and promote Merrill’s culture and philosophy of the Merrill “teaming” with our Clients. He has established himself as a leader of a fast-growing company while maintaining a competitive edge in the industry through marketing efforts, financial prosperity, advanced technology, and investigating job sectors. But, as a team player and someone who values our ability to provide personalized service due to our unique size, Josh also can be found answering phones, doing soil testing, reviewing plans, and whatever other task needs to be completed at any given moment. He has a Bachelor of Science degree in Civil Engineering from the University of Massachusetts, Amherst, is a current member of the Plymouth Harbor Committee, and has served on the Plymouth Conservation Commission and Plymouth 400 Bass and Blue Tournament Committee. Deborah W. Keller, P.E. Director of Engineering Deborah Keller joined the Merrill Team in 2016 with over 22 years of experience in the design, management and permitting of many residential and commercial projects throughout Massachusetts. Deb has worked on all aspects of a project, including due diligence and feasibility studies, site design, grading, stormwater management and drainage analysis, state and local permitting, and construction administration services. Deb holds a Bachelor of Science degree in Civil Engineering Technology from Wentworth Institute of Technology and is a Registered Professional Engineer in Massachusetts. Dana M. Altobello, P.E. Senior Project Manager Dana Altobello has over 20 years of experience in the planning, design, and permitting of numerous residential and commercial projects in eastern Massachusetts, including multi-unit and active adult communities. He has worked on a variety of projects, including stormwater management, on-site septic design, environmental permitting and Mass. DEP compliance. Additional areas of expertise include coastal dock permitting, zoning studies and land planning. Dana holds a Bachelor of Science degree in Civil Engineering from Roger Williams University and is a Registered Professional Engineer in Massachusetts and a Mass. DEP Soils Evaluator. 6.2 40B Experience 6.2 Applicant Entity 40B Experience: 40 B Experience Nantucket Sound Group, Autonomous CRE+, Oaktree/GreenStaxx (the team) have designed a prototype, all electric, residential building that is efficient, fossil and carbon free, that is fully resilient and decoupled from the grid. The Mattacheeset Village Development is consistent with the Massachusetts Clean Energy and Climate Plan for 2020 (“CECP Update”). The development team’s goal is to change the architecture of residential buildings to make them economic, affordable, and positioned to meet the emissions reductions goals of the Baker/ Polito, Healey/Driscoll Administrations Climate Plan. Autonomous CRE+ Villages at Stonegate The West Street Group Autonomous CRE+ partners were affiliated with The West Street Group, a limited dividend organization that proposed and permitted a 140 unit, garden‐style development, in Stoughton, utilizing Massachusetts General Laws chapter 40B, known as "The Villages at Stonegate" Through January 2006, West Street met with potential neighbors and other interested persons to revise its development plans. West Street incorporated their concerns into a new proposal, reducing the number of units from 140 to 120 and adding buffer zones to the development. West Street reapplied for the LIP endorsement, which the Board granted on May 9, 2006. On September 12, 2006, the Massachusetts Department of Housing and Community Development ("DHCD") issued a determination of site eligibility, and preliminarily approved the project under the LIP endorsement. On or about September 18, 2006, West Street applied for a comprehensive permit from the ZBA. Though Massachusetts law requires the ZBA to hold a public hearing within thirty days of an application, the ZBA failed to do so. After informal discussions with West Street, the ZBA convened the first public hearing in January 2007. units. After "intense lobbying by opponents," however, including letters sent by the StoughtonOpen Space under the Local Initiative Program ("LIP") for construction of 140 condominium Street's plans In September 2005, the Stoughton Board of Selectman ("Board") endorsed West subsequently discuss the deliberation. development with potential neighbors before returning to the Board for further rescinded the LIP endorsement. The Board then instructed West Street to Committee, the Board voted to reconsider its LIP endorsement. The Board At a general meeting held on November 8, 2007, the ZBA voted on several elements of the application. The ZBA approved the project, subject to four conditions: (1) West Street must obtain a declaration that it has a right to construct and use an emergency access road; (2) the 6.2 Applicant Entity 40B Experience: development was limited to 80 units; (3) "all parking for the garden style units shall be below grade and no building shall exceed [2.5] stories;" and (4) "the emergency access way shall be installed and paved. Condition two (2), to limit the development to 80 units, and condition three (3), all parking for the garden style units shall be below grade and no building shall exceed [2.5] stories, made the development uneconomic. Sandwich Green, Sandwich, MA Thomas Ruhan, John J. Stinson and Stephen J. Cleary through a limited dividend organization the Beechwood Group filed for a project eligibility letter for a 240‐unit residential development known as Sandwich Green, utilizing Massachusetts General Laws chapter 40B, through the Massachusetts Housing Partnership. On April 20, 2020, the Beechwood Group filed an application for a project eligibility letter with the MHP proposing 240 units of residential apartments on 5 acres of a 45‐acre site at 55 Pimlico Pond Road, Sandwich. The development would include a self‐generating, 5 MW solar power plant as an accessory use. Mass Housing Partnership could not grasp that on‐site power generation is an accessory‐use and has to be to achieve zero‐carbon buildings. On August 17, 2021, the project team amended the application to uncouple the self‐ generation and resiliency component from the PEL filing and refiled with the Massachusetts Housing Partnership. Merrill Engineering completed an ANR of the 45‐acre property to subdivide the parcel into two, removing the solar field and battery storage from the Sandwich Green development area. The Town recently approved this ANR which solves MHP’s issues. Beechwood Group is working on a new design that would relocate the buildings off of the pond and closer to Route 130, to create more open space, and after listening to concerns of the Town and some neighbors. Planning meetings are ongoing with Ralph Vittacco and Leanne Drake of the Town Economic Development and Planning office. Village Green, Sandwich, MA Village Green is a 144‐unit residential apartment development located at 78 Route 130, Sandwich, MA. NSG Village Green‐1, LLC received a project eligibility letter from Mass Housing on August 22, 2022. The filing with the Town of Sandwich Board of Appeals is expected in late May of 2023. Greenstaxx/Oaktree Development Representative of GreenStaxx and Autonomous CRE+ have worked closely over the last few years on the permitting of the Sandwich Green, Village Green and Mattacheeset Village Developments. Hans Hawrysz of Green Staxx and Paul Cleary of ACRE+ have worked closely to design and deliver their joint asset model prototype of carbon free, modular buildings, with plans to roll out a development pipeline of multiple buildings on sites they control on Cape Cod and Southeastern, Massachusetts. 6.2 Applicant Entity 40B Experience: Greenstaxx/Oaktree Thorndike Place 219 Units Chapter 40B Route 2 East Arlington, MA Board of Appeal Approval November 22, 2021 120 Conditions Under Appeal 30 Haven 30 Haven Road Reading, MA 53 Units, 22,000 sq.ft. retail Chapter 40 B Complete Brookside Square 50 Beharrel Square West Concord, MA 74 Unit, 38,000 Commercial Complete 28 Austin Street Newton, MA 80 Units 25% Affordable Requirement Complete Merrill Engineering Glenn Brook Way 92 Units 40B West Street, Medway, MA Complete 6.2 Applicant Entity 40B Experience: Herring Brook Hill 18 Units 40B 40 River Street Norwell, MA Complete Duxbury Farms 20 Homes 40 B Franklin Street Duxbury, MA Complete Back River Condominiums 45 Units 40 B 43 Backriver Road Hingham, MA Complete Cooperwood 34 Units 40 B Birch Street Pembroke, MA Complete Torrey Woods 20 Units 40 B Pond Street South Weymouth, MA Complete 6.3 Fair Housing Experience 6.3 FAIR HOUSING EXPERIENCE Members of our development team have a demonstrated history of administering affordable housing programs in Massachusetts, Rhode Island and Connecticut; including the management and marketing of HUD governed and financed Cathedral Square I and II, Grace Church Apartments and Metcalf Court Apartments (Affordable Living Communities for the elderly and disabled) in Providence, RI, The Arsenal Apartments in Watertown, MA (Senior affordable living) and Brookside Village in Stonington, CT (Affordable senior, disabled and family living community). Members of the team have well over 100 years combined managing all property types including mixed-income housing. Qualifications include the means and methods of outreach and marketing through to the qualification and selection process of residents set forth in standards by the Department of Housing and Community Development (DHCD), drafting the AFHMP plan, marketing, and outreach activities, administering the lottery process and/or determining eligibility under applicable subsidy programs and/or qualifying buyers with mortgage lenders. Our team has the experience and knowledge to market, rent and oversee the fair housing compliance of the affordable apartments at Mattacheeset Village, but our focus is on the development and construction of the project as well as other developments on Cape Cod and Southeastern Massachusetts. Therefore, we propose to hire an affordable housing management, compliance and leasing company, such as Winn Residential, Corcoran, Gilbane Residential, Wingate, Peabody or Maloney Properties to manage Mattacheeset Village and to develop and implement the AFHMP plan, with oversight from our team. Though early in the course of the development, the project partners have begun the process of interviewing candidates and have strong relationships with individuals within many of these organizations. 6.4 Applicants Certification 7.1 Narrative Communication with Municipality Nantucket Sound Group, Inc. 897 Route 28 South Yarmouth, MA 02665 Nantucket Sound Group purchased this abandoned, underuƟlized property located at 897 Route 28, Yarmouth at a foreclosure aucƟon on January 4, 2019. Since that Ɵme, we have had mulƟple informal meeƟngs with Selectmen, Town Management and department heads and commercial neighbors to discuss potenƟal uses of the property. As recently as last week Paul Cleary and Tom Ruhan met with Mark Gryllis, Building Commissioner and Kathy Williams, Town Planner to present variaƟons of this proposal. Paul and Tom have a follow-up meeƟng with Mr. Gryllis and Ms. Williams on or about June 2nd. It is believed that Karen Green, Director of Community Development and Mary Weygan, Affordable Housing, plan on aƩending. 7.2 Evidence Copy to CEO 7.3 Notice to DHCD 7.4 Evidence of Wire 7.5 MHP Technical Assistance 7.6 W-9 (TIN) The Commonwealth of Massachusetts William Francis Galvin Minimum Fee: $250.00 Secretary of the Commonwealth, Corporations Division One Ashburton Place, 17th floor Boston, MA 02108-1512 Telephone: (617) 727-9640 Articles of Organization (General Laws, Chapter 156D, Section 2.02; 950 CMR 113.16) Identification Number: 001360604 ARTICLE I The exact name of the corporation is: NANTUCKET SOUND GROUP, INC. ARTICLE II Unless the articles of organization otherwise provide, all corporations formed pursuant to G.L. C156D have the purpose of engaging in any lawful business. Please specify if you want a more limited purpose: ARTICLE III State the total number of shares and par value, if any, of each class of stock that the corporation is authorized to issue. All corporations must authorize stock. If only one class or series is authorized, it is not necessary to specify any particular designation. Class of Stock Par Value Per Share Enter 0 if no Par Total Authorized by Articles of Organization or Amendments Num of Shares Total Par Value Total Issued and Outstanding Num of Shares CNP $0.00000 12,500 $0.00 100 G.L. C156D eliminates the concept of par value, however a corporation may specify par value in Article III. See G.L. C156D Section 6.21 and the comments thereto. ARTICLE IV If more than one class of stock is authorized, state a distinguishing designation for each class. Prior to the issuance of any shares of a class, if shares of another class are outstanding, the Business Entity must provide a description of the preferences, voting powers, qualifications, and special or relative rights or privileges of that class and of each other class of which shares are outstanding and of each series then established within any class. ARTICLE V The restrictions, if any, imposed by the Articles of Organization upon the transfer of shares of stock of any class are: ARTICLE VI Other lawful provisions, and if there are no provisions, this article may be left blank. MA SOC Filing Number: 201854835840 Date: 12/26/2018 11:20:00 AM Note: The preceding six (6) articles are considered to be permanent and may be changed only by filing appropriate articles of amendment. ARTICLE VII The effective date of organization and time the articles were received for filing if the articles are not rejected within the time prescribed by law. If a later effective date is desired, specify such date, which may not be later than the 90th day after the articles are received for filing. Later Effective Date: Time: ARTICLE VIII The information contained in Article VIII is not a permanent part of the Articles of Organization. a,b. The street address of the initial registered office of the corporation in the commonwealth and the name of the initial registered agent at the registered office: Name: THOMAS RUHAN No. and Street: 168 SOUTH STREET City or Town: SOUTH YARMOUTH State: MA Zip: 02664 Country: USA c. The names and street addresses of the individuals who will serve as the initial directors, president, treasurer and secretary of the corporation (an address need not be specified if the business address of the officer or director is the same as the principal office location): Title Individual Name First, Middle, Last, Suffix Address (no PO Box) Address, City or Town, State, Zip Code PRESIDENT THOMAS RUHAN 168 SOUTH STREET SOUTH YARMOUTH, MA 02664 USA TREASURER THOMAS RUHAN 168 SOUTH STREET SOUTH YARMOUTH, MA 02664 USA SECRETARY THOMAS RUHAN 168 SOUTH STREET SOUTH YARMOUTH, MA 02664 USA DIRECTOR THOMAS RUHAN 168 SOUTH STREET SOUTH YARMOUTH, MA 02664 USA d. The fiscal year end (i.e., tax year) of the corporation: December e. A brief description of the type of business in which the corporation intends to engage: ACQUIRE, DEVELOP, MANAGE AND SELL REAL ESTATE f. The street address (post office boxes are not acceptable) of the principal office of the corporation: No. and Street: 168 SOUTH STREET City or Town: SOUTH YARMOUTH State: MA Zip: 02664 Country: USA g. Street address where the records of the corporation required to be kept in the Commonwealth are located (post office boxes are not acceptable): No. and Street: 168 SOUTH STREET City or Town: SOUTH YARMOUTH State: MA Zip: 02664 Country: USA which is X its principal office an office of its transfer agent an office of its secretary/assistant secretary its registered office Signed this 26 Day of December, 2018 at 11:22:33 AM by the incorporator(s). (If an existing corporation is acting as incorporator, type in the exact name of the business entity, the state or other jurisdiction where it was incorporated, the name of the person signing on behalf of said business entity and the title he/she holds or other authority by which such action is taken.) THOMAS RUHAN, INCORPORATOR © 2001 - 2018 Commonwealth of Massachusetts All Rights Reserved THE COMMONWEALTH OF MASSACHUSETTS I hereby certify that, upon examination of this document, duly submitted to me, it appears that the provisions of the General Laws relative to corporations have been complied with, and I hereby approve said articles; and the filing fee having been paid, said articles are deemed to have been filed with me on: WILLIAM FRANCIS GALVIN Secretary of the Commonwealth December 26, 2018 11:20 AM MA SOC Filing Number: 201854835840 Date: 12/26/2018 11:20:00 AM