Adaptive Reuse
Historic Redevelopment
October 2023
80
$23.7M
HUD 221d4 Mortgage
HUD 202 PRAC Capital Advance Loan
LIHTC (both 4% & 9%)
Federal Historic Credits
State Historic Credits
OHFA HDAP Loan
City of Cleveland HTF Loan
The Longfellow went through many iterations before landing on the current configuration of 80 new one- and two-bedroom affordable senior apartments, spread between the historic rehabilitation of the existing Henry W. Longfellow School and a newly constructed building on the property. Vesta’s vision for the site preserved the school building by adapting the classrooms into 30 apartments and renovating the auditorium and other prominent common space for residents and staff. The redevelopment plan also included the construction of a new building on site with an additional 50 apartments and a connecting walkway providing residents easy access to amenities in both buildings without exposure to inclement weather. Seeing as McCornack was a pioneer of affordable housing in the United States as one of its first designers, it is fitting that the redevelopment of Longfellow transformed McCornack’s school into a long-lasting source of high-quality affordable housing for the community.
Longfellow, as an elementary school, was designed to foster social interactions. Longfellow’s central corridors, wide hallways, sweeping stairwells, large entryways and communal spaces cultivate interpersonal interactions; these features remain relevant and remain intact as they foster senior residents’ physical and mental health. Dedicated common areas for residents to socialize with one another have been created. These areas are located on the ends of each floor as well as in the center of the building, near the elevators.
Green spaces have been developed to give a park-like feel to the community. Longfellow’s gymnasium has been transformed to create a usable senior-focused fitness center while maintaining the fundamental nature of McCornack’s design. The space features a resilient, seamless, soft-surface walking track around the perimeter of the gymnasium. The gym also features exercise equipment designed to help senior residents maintain health and wellness/fitness. 3,000 square feet of community space and social rooms were constructed in the new building as well. This area is outfitted as a multi-service room for a multitude of social purposes including a library, game room, lounge, card room, two restrooms, and an office. Furthermore, a multi-use health room has been fabricated which allows for a third-party health care provider to conduct on-site, confidential health care examinations.
Apartments at The Longfellow offer a truly unique and unparalleled look and feel, boasting elements that cannot be replicated anywhere else. From original cabinetry and storage cubbies to the towering 12′ tall ceilings and expansive classroom windows, every detail has been carefully preserved to showcase the charm of the original structure. Despite the building’s age, the interior spaces are not only resilient but also exquisite, owing to the use of high-quality materials during construction and their meticulous restoration during the redevelopment process. The solid wood floors and quarry tile that grace the corridors and interior apartments contribute to the timeless beauty of the space, creating an atmosphere of unparalleled elegance. Additionally, the historic marble window ledges, thoughtfully preserved, not only add a touch of refinement but also provide an extra layer of insulation, shielding the interior from external noise and weather elements.
The redevelopment was a remarkable undertaking, necessitating an impressive investment of $23.7 million. To ensure the project’s triumph, an astute combination of financing sources was employed, resulting in a diverse capital stack that included 4% LIHTC tax credits, 9% LIHTC tax credits, a HUD 221(d)(4) first mortgage from Bellwether, an HDAP loan from the Ohio Housing Finance Agency, a loan from the City of Cleveland Housing Trust Fund, a HUD 202 PRAC Capital Advance Grant, and Federal and State Historic Tax Credits. One of the project’s notable accomplishments was overcoming the challenge of integrating the seemingly divergent 9% LIHTC tax credits with the 4% LIHTC tax credits, which are conventionally treated as separate entities in compliance with IRS guidelines. A creative solution emerged in the form of a condo structure ingeniously integrated into the larger development, allowing for the required differentiation.
Through its meticulous preservation and renovation efforts, The Longfellow has solidified its place as an integral and cherished part of the Collinwood community. Not only does it serve as a vibrant focal point, but it also actively contributes to the community’s economic prosperity. The retention and renovation of the auditorium have created a valuable gathering space for community events, fostering engagement and unity among residents.
