City of Newburyport Selects Zeta InSite for Brown School Redevelopment
October 29, 2024City of Newburyport Selects Zeta InSite for Brown School Redevelopment
The City of Newburyport is pleased to announce that Zeta InSite LLC, of Boston has been selected as the preferred developer for the adaptive reuse of the Brown School site. This decision follows an extensive review of proposals submitted in response to the City’s Request for Proposals (RFP), and represents a significant step in determining the future of this important community asset.
Mayor Sean Reardon will be submitting a selection memo to the City Council for their next meeting and will proceed with talks with Zeta InSite to advance their concept plan to a more detailed proposal for the Council’s review.
The adaptive reuse of the Brown School has long been a priority for the Newburyport community. The building’s future became more urgent in 2021 when its heating system failed, forcing the relocation of Newburyport Youth Services and leaving the structure vacant.
In May 2024, the Mayor’s Office issued an RFP outlining four key redevelopment goals:
The production of affordable housing, particularly for seniors ages 62 and above;
The preservation of the existing gym as a community space;
A financially feasible project that requires no ongoing monetary support from the City;
A design that aligns with the character of the surrounding historic neighborhood.
The City received three proposals from highly regarded development teams: CSI Support & Development from Warren, Mich.; the YWCA of Greater Newburyport; and Zeta InSite LLC. These proposals were reviewed by a Mayor’s advisory group that included City Councilors Jennie Donahue, Heather Shand, and Sharif Zeid; members of the Affordable Housing Trust; and several City officials.
Over the course of multiple meetings, the advisory group assessed each proposal based on redevelopment goals, the qualifications of the development teams, and other evaluation criteria, including the ability to deliver a financially stable project within a reasonable timeline.
Following a detailed review process, it became clear that while each proposal offered creative solutions, the Zeta InSite proposal best aligned with the City’s redevelopment goals, despite some trade-offs. The proposal from Zeta InSite offers a balanced approach that prioritizes affordable senior housing and respects the neighborhood’s historic character.
Although it proposes fewer affordable housing units than the other submissions, Zeta InSite has committed to delivering eight affordable units at 80 percent Area Median Income (AMI), with a potential reduction to 60 percent AMI. All units will be designated for senior housing, with a preference for local residents. The developer is committed to continuing to adapt its models to allow for more affordable units as possible.
Zeta InSite’s proposal stays closer to the site’s zoning limitations, with fewer units than the 40-plus proposed by other developers, which helps address concerns about parking, traffic, and overall density. The development team also impressed City officials with its commitment to sustainability, aiming for a near net-zero energy design in phases, a unique feature not offered by other applicants.
Throughout the process, the Mayor also concluded that full rehabilitation of the Brown School Gym no longer makes sense as a redevelopment goal for the City due to cost constraints and the impact the additional building has on the site. Zeta InSite is open to repurposing the gym’s footprint for green space and parking, which would further enhance the site’s community value and comportment with the neighborhood.
The City and Mayor Reardon would like to express their gratitude to all three applicant teams for their thoughtful and high-quality submissions, as well as to the advisory group for sharing their time and dedication. The public forums hosted by Councillors Donahue and Zeid provided valuable community input, which was critical in shaping the final decision. The City looks forward to continuing this important conversation as it works with Zeta InSite to finalize plans for the adaptive reuse of the Brown School.
You can find more information on and responses to the Request for Proposals here.
