:: Island Affordable Housing Fund ::

Our Current ProjectsBradley SquareLast year, we introduced you to a project that would encompass affordable housing, historic preservation, and community development, Bradley Square. This multifaceted project is unlike any we or the Island has seen before. Over 18 months of community input and passion has resulted in a project for all to be proud of.

History:

The historic Denniston building formerly Bradley Memorial Church, Martha’s Vineyard’s first African American church, was built in 1892 originally as a mission to help Portuguese immigrants learn the skills necessary to be come naturalized citizens. The church provided spiritual guidance, religious education, community development, social life, and involvement in humanitarian causes from 1907 to 1966 to islanders from as far away as Aquinnah. The Reverend Oscar Denniston was the founder and pastor until his death in 1942.

After years of interest and efforts to raise the necessary funds to protect this historic landmark, listed on the Island’s African American Heritage Trail, from possible demolition and random commercial development, the Island Affordable Housing Fund (IAHF) purchased the half-acre property on the corner of Dukes County Ave and Masonic Ave in summer of 2007 through a last-minute fundraising effort with the encouragement and support of the NAACP, the neighboring Arts District, and the Town of Oak Bluffs.

Over the past two years there has been a renewed interest and new sense of excitement within the community as people began discussing how to create an anchor in the heart of the Art’s District that would provide not only needed housing affordable to working island residents, but the restoration of the former Bradley Memorial Church for community non-profit use.

Need:

Over the past decade the growing need for housing affordable to working island families and individuals earning below and above the area median income in Oak Bluffs and across the island has been well documented.
The Town of Oak Bluffs and more recently regional planning efforts like the Martha’s Vineyard Commission’s Island Plan have identified the need to located affordable housing within town centers or so called “smart growth areas” that are pedestrian friendly, accessible to public transportation, serviced by public water and sewer, and close to local businesses and services.
Oak Bluffs Community Preservation Committee (CPC) has prioritized projects that combine historic preservation with affordable housing, and the town voters have approved $400,000 in funding for the Bradley Square project. Bradley Square Project Description August 2009

Design/ Permit Process:

The Island Housing Trust (IHT) has been charged with the design and development of Bradley Square property and will assume the property’s longterm stewardship.
A design committee consisting of interested community members and town officials was formed shortly after the property was purchased back in 2007, including: David Wilson (Oak Bluffs Historic Commission), Alison Shaw and Holly Alaimo (Oak Bluffs Arts District Association), Linsey Lee (historian at the MV Museum), James Westervelt (Oak Bluff Affordable Housing Committee), Ron DiOrio (Oak Bluffs Board of Selectmen), Laurie Perry-Henry (Vice –Chair of the MV Chapter of the NAACP), Andre Mallegol (Habitat MV), as well as representatives from the IAHF, IHT, and project consultants and contractors.
A 6-month design process was conducted and a subsequent 14-month permit review and approval process was completed in April of 2009 involving the Martha’s Vineyard Commission (MVC) and the Oak Bluffs Zoning Board of Appeals (ZBA).
During the permitting process a joint committee including proponents and opponents of the project met together over a seven week period to redesign various aspects of the project that resulted in increased on-site parking and reduced size and height of the two new Bradley buildings. Program:
After several revisions, the final program and design approved by the MVC and the Oak Bluffs ZBA includes 8 residential units, 2 live/work studios, a commercial space, a multi-purpose room, and an office; located within two new buildings and the renovated Denniston building.
Much effort has gone into protecting the historic integrity of the Denniston building including, working with the MV Museum to archive the building’s contents, and planning the restoration of the Bradley Memorial Church’s sanctuary as a multi-purpose room with exhibit displays, retaining the building’s exterior features and historic orientation to Masonic Avenue, and protecting these efforts in the future through restrictive covenants.
Other elements of the program include:
- High performance construction to achieve greater energy efficiency (Energy Star Plus Certification) and long-term affordability;
- Sidewalks for pedestrian friendly access (that are scheduled to be built by the Town);
- Four designated on-street and as many as 20 on-site parking spaces to serve the property’s residents and guests;
- Retention of at least 7 existing trees that are either in good or fair condition in addition to planting at least 5 new trees;
- A 6 foot wooden fence and/or plantings along the property boundary to serve as both a visual and noise buffer;
- Enclosed rubbish/ recycling areas; and
- All exterior lighting will be limited to landscape lighting with low-glare wall sconces at each door.
Active collaboration with the MV Chapter of the NAACP on several important management and fundraising issues, including:
- NAACP ownership of the office and presence within the former Bradley Memorial Church, a landmark on the Island’s African American Heritage Trail.
- Ownership and management of the multi-purpose room for non-profit educational, cultural, and/or religious purposes.

Affordability:

Bradley Square is estimated to cost approximately $5.3 million dollar and will require approximately $1.8 million dollars in public and private funds to make the eight residential units affordable, and to create a multi-purpose room and office in the renovated Denniston building for community non-profit use.
The eight residential units will be sold between $150,000 and $315,000 to income eligible applicants earning no more than 80% to 140% of the median income (gross annual incomes ranging from $40K to $90K).
Local preference will be given to town residents for four of the residential units.

Ownership & Management:

The IHT will sell the residential units, live/work studios, multi-purpose room, and office as condominiums and ground lease the land to the condo association.
Ground lease restrictions will ensure permanent affordability for the eight residential units, and resale restrictions will be placed on the multi-purpose room and office to require ownership by either a non-profit or public organization.
Master Deed and Declaration of Trust for the condo association will govern the use and maintenance of the property and the condominium units, including the live/work studios, multi-purpose room, and office.
Commercial operations of the live/work studios will be consistent with the surrounding Arts District’s commercial hours of operation and comply with the town by-laws.
The multi-purpose room will be initially owned and operated an appropriate non-profit. Rental policies will be adopted that are consistent with those used by the Martha’s Vineyard Preservation Trust for similar historic properties.
The office space will be owned by the NAACP for their organization’s use.

Schedule:
Depending upon the success of the fundraising effort, the construction schedule is anticipated to begin next spring with the move of the existing Denniston building onto a new foundation; followed by foundations, framing, and exterior finishes for the two new Bradley buildings from 2010 to 2011; renovation of the Denniston building during the winter and fall and winter of 2010 and 2011, and interior finish work and landscaping for all three buildings during the summer/ fall of 2011.

Inside the Bradley Memorial Church, we discovered a wealth of historical artifacts. As you can imagine, this find is very exciting for so many different people. We were lucky enough to have the opportunity to partner with the Martha's Vineyard Museum to save physical pieces from the Bradley Memorial Church. The Museum was able to archiive and cataloge the artifacts found in the church before the renovation. Executive Director, Keith Gorman, (508) 627-4441 or visit www.mvmuseum.org.

Bradley Square is a valuable addition to the town of Oak Bluffs. This one project is preserving a valuable part of the Island's African American Heritage, fostering the continued growth of the town, and is increasing the amount of affordable housing available to the community, and the Oak Bluffs CPC has provided a grant to help make this project possible. For more information, please visit www.ci.oak-bluffs.ma.us/pdf/ahc/Minutes10-11-07.pdf. Also, the Oak Bluffs Historical Commission has been very involved with the design process.