Veterans Home at 20 Vernon St.

• We contribute to the greater effort to end veteran homelessness. Currently, approximately 500-600 veterans in Massachusetts are experiencing homelessness. 

• We support veteran housing at a tremendous bang for our buck. 

  • A recent report by Construction Coverage, a research firm, found that the average cost to build a new housing unit in Massachusetts is $334,280. 

  • Norwood’s cost for 20 Vernon St. is only $40,000 per unit! This is because Norwood’s local contribution essentially unlocks $6 million in state grants to fund the remainder of the project.

• Income-eligible veterans from Norwood receive preference for the apartments.

• The property is deed-restricted, meaning it’s future use must remain affordable housing for veterans, regardless of who owns the property.

  • In the past, our town’s CPC has helped protect properties for open space and historic preservation purposes. 

  • This proposal at 20 Vernon St. would be our first CPA-funded deed restriction for housing, a significant achievement given the dire need for more affordable housing.

• CPA funds, collected from a 1% property tax surcharge in Norwood, must be spent on three categories: Open Space/Recreation, Historic Preservation, and Community Housing.

  • Since adopting the law in 2016, More than $4 million has been spent total: 47% to Open Space/Recreation, 44% to Historic Preservation, and 9% to Community Housing.

  • If $800,000 is approved for 20 Vernon St., Community Housing would account for 23% of total spending, still trailing the other two categories with Open Space/Recreation at 40% and Historic Preservation at 37%.

• It is common for private organizations (not just the local government) to apply for CPA funds in Massachusetts.

  • In fact, projects creating new affordable housing are awarded predominantly to private organizations. Beyond local housing authorities, most municipalities don’t have the resources or expertise to acquire, develop, and maintain housing.

  • In addition, Community Housing projects typically come with relatively high price tags because housing opportunities are scarce — and not cheap. (Just ask anyone who has tried to buy a house or rent an apartment lately)

  • Examples of other CPA Community Housing projects in MA:

    • Small Towns Are Tapping Into CPA to Address the Housing Crisis | Community Preservation Coalition

    • Daily Hampshire Gazette - Easthampton’s 11 Ferry St. project promises affordable five-story, 96-unit complex (gazettenet.com)

    • $1.4 million CPA award: Groundbreaking ceremony held for 70 Boston Rd. project - WestfordCAT

    • $2.6 million CPA award: Affordable housing will soon replace Wing School in Sandwich (capecodtimes.com)

    • Veterans housing could be ready in 2026 - The Martha's Vineyard Times (mvtimes.com)

• The project proponent, Caritas Communities, is a 501(c)(3) non-profit whose mission is to provide housing and services to very low income individuals. Caritas owns 29 properties totaling nearly 900 units in Greater Boston.

•  Caritas’ goal is to close on the purchase of 20 Vernon St. in the summer of 2025, with construction to follow. Targeted occupancy in March 2027. 

•  A vast majority of the changes to the site will be to the interior to efficiently change the use of the building from offices to 20 studio apartments.

• The property will be self-managed by Caritas, which says it puts aside a reserve of funds each month for future upgrades (“replacement reserves”) that the property will need.

•  One of the 20 units will be occupied by a site manager/superintendent, who is responsible for maintaining the home.

• The project will be fully vouchered by the HUD-Veterans Affairs Supportive Housing (HUDVASH) program for low-income veterans without stable housing.

• The residents for this project will be selected from a list of referrals within the Boston VA’s catchment area, which encompasses Greater Boston. Former Norwood residents will be given preference for 20 Vernon St. vacancies.

• Tenants will receive extensive services provided by Clear Path for Veterans New England and the U.S. Dept. of Veterans Affairs (VA). A list of services provided by Clear Path for Veterans New England can be found here: www.clearpathne.org/programs/.

• The local VA Medical Center (VAMC) in West Roxbury will provide residents with healthcare services. The full list of services provided by the VAMC can be found here: https://www.va.gov/boston-health-care/health-services/.

For more information, please check out the documents provided by Norwood's Community Preservation Commission

• FAQs Updated 9/19/24

• CPA Submission July 2024

• CPA Project List Update August 2024

• CPC Spending by Category

• CPC Support Explanation