History
After a six-year fight, residents successfully oppose a plan to demolish the failed 267-unit North Canal Apartments on Moody Street, taking ownership of the complex from Housing and Urban Development (HUD) - the first community takeover of an expiring use property in the United States. CBA raises $20 million to rehabilitate the apartments. Since this historic undertaking, the property has gone through its rehabilitation process and subsequent interior work to keep the units maintained to the highest quality for the buildings as they stand. With comments from residents and the property management staff, it has been a goal of CBA to reimagine the housing to bring up to new building standards and create additional units on site.
Read more: The Campaign to Save North Canal
CBA Timeline
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CBA Timeline 〰️
HUD Secretary Kemp, 1989 North Canal Visit
Project Description
Development will be split into three distinct phases of construction. As of 2024 CBA has worked with the design and property management teams to submit for Federal and State funding for the first phase of construction. This phase will raze existing buildings at 463 Moody Street and replace with 100 units of senior housing units. The next two phases will incorporate a 60 unit as well as two additional buildings up to 600 units in subsequent properties in the current project footprint. These buildings are in design and will be shared with residents in a community charette process.
Construction for each phase of development is planned for between 18 and 24 months. This includes relocation services for all existing residents. The team at CBA will be applying for funding with the State throughout the construction process of each phase. As phase one is working towards securing funding, phase two will be completing design work with schematic designs being completed for phase three. This will be an ongoing process through the State’s funding rounds. This process may take up to 10 years from funding through construction completion at each phase.
The goal has always been to develop the property with no displacement of current residents. The CBA team will be working with the Maloney Property and Judy Cohen (Relocation Specialist) teams to ensure that residents are taken care of throughout this process. Relocation will start ahead of phase one construction. The Tenant Council will be kept up to date with all relocation conversations.
Post construction at each phase there will be a lease up process that will be undertaken by Maloney Properties. The relocation specialist will also be involved with tenants as units become available on site. This process will be ongoing while units become available at each phase starting with the senior living units in phase one. A lottery will take place for each phase and perspective applicants will work with Maloney Properties through the application process.
Learn more: North Canal Redevelopment Un Nuevo Dia / A New Day
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CBA has been working on designs and funding applications since 2024. This process will have distinct phases for each site of construction and will be ongoing as the organization applies through the State funding rounds for tax credit allocation and other subsidies. Each site represents a different schedule that will be funded at separate times based on funding availability at the State level. Each project will be worked on simultaneously through design, construction and lease up. The schedule will be as follows:
Predevelopment:
Site One: 2025-2027
Site Two: 2026-2028
Site Three: 2027-2029
Construction:
Site One: 2028-2030
Site Two: 2029-2031
Site Three: 2030-2032
Lease Up:
Site One: 2030
Site Two: 2031
Site Three: 2032
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This section will be updated as designs and approvals from the City and State are gained for each phase of construction. As of 2026 sites one and two have moved through the permit approval process for the Zoning and Planning boards at the City of Lowell. The project team has presented at the Historic Board and will be seeking approval in the March 2026 meeting.
North Canal Zoning Presentation
North Canal Historic Board Presentation
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Frequently Asked Questions
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The full redevelopment of North Canal will be split into three phases that will each have their own construction costs. We are currently working on the first phase of construction which consists of 100 units of senior housing at 463 Moody Street. The total development costs for this phase will be around $62 million dollars. Right now, the project team doesn’t have full development costs for the rest of the phases but will update the site as development plans come together.
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Timing is based off of when the project will be awarded funds in the State’s funding application rounds. Phase one development has been invited to apply in the Fall 2026 funding round which would put funds in hand Spring 2027 and construction starting Spring 2028. The plan for the rest of the phases is to apply in each years Winter funding round with the State, starting with Winter 2026 for phase two. Typically, a project takes two years to get funded and another year after to break ground. On that schedule, phase two will break ground 2029 with phase three starting 2030.
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We are working with a relocation specialist that will be proposing a plan for both on and off-site relocation. CBA is committed to zero displacement for existing tenants, that means that the project will be paying relocation benefits for eligible tenants. There will be more information and correspondence with the relocation specialists as construction gets closer.
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Lease up for each phase will begin a few months ahead of construction close out. With the first phase being Senior housing there will be an added measure of certification but as the other family units come online in the other phases of the project there will be a standard lease up process compared with other LIHTC properties.
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You can contact [email protected], or call (978) 452-7523, for more project information from CBA, if there are specific questions from current tenants at North Canal you can reach out to Maloney Properties.
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ICON Architecture:
Hancock Associates:
https://www.hancockassociates.com/
Aberthaw Construction:
Offshoots Design:
Staengl Engineering:
https://staenglengineering.com/
Judy Cohen:
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The project is funded through a combination of Federal, State, and local funding. Below you will see the approximate funding sources:
Equity Total phase
Federal LIHTC equity $26,327,156
Solar credit equity -
State LIHTC equity $13,650,000
Deferred fee $962,169
Debt Total phase
State soft funding $8,500,000
Local soft funding $1,750,000
($750,000 Committed by City of Lowell)
Energy efficiency funding -
Seller Note $3,226,994
First mortgage loan $7,113,143
Total permanent sources $61,529,462
Construction loan Total phase
Construction loan (private) $44,500,000
Bridge loan (MassHousing) $6,912,151
Equity
Federal LIHTC equity: $26,327,156
Solar credit equity: -
State LIHTC equity: $13,650,000
Deferred fee: 962,169
Debt
State soft funding: $8,500,000
Local soft funding: $1,750,000 ($750,000 Committed by City of Lowell)
Energy efficient funding: -
Seller Note: $3,226,994
First mortgage loan: $7,113,143
Total permanent sources: $61,529,462
Construction loan:
Construction loan (private): $44,500,000
Bridge loan (MassHousing): $6,912,151
With some time to work, the NCTC grew in numbers and sophistication and worked to win a number of Important struggles at North Canal. With the help of the CBA organizers, the group won a series of concessions from the management company on needed repairs and increased security.
Tenants and CBA leaders used this time to work with consultant Achtenberg to forge a comprehensive redevelopment plan for the project. A series of project meetings were held where CBA staff outlined the potential scenarios for CBA Tenant ownership of the project. The plan outlined a $10-15 million dollar repair program and a guarantee of permanent affordability.
Tenants and CBA leaders began a campaign to “market” their plan to supporters and other sympathetic parties in the state. Early support from the Campaign for Human Development and the Episcopal City Mission helped fund the CBA’s continued organizing work on the project. A small grant from the Commonwealth of Massachusetts helped the CBA pay for the continued services of consultant Achtenberg.
Back in the Acre Triangle, the CBA was breaking ground on their 38-unit Acre Triangle Homeownership Project. Successful completion of this $3 million scattered site development would provide the organization with the development track record to tackle the North Canal redevelopment.
Forging Partnerships for Affordable Housing
North Canal Tenant Council
History
