Questions for DEAC/DC meeting with Trinity, October 18, 2011 and other emails.   Main Page

Jim Geller  John Lindback  Isabel Geller   Heather Knowles   Hongmin Chen  Phil Crosby   Dan Drazen (Trinity)   Regina Kim  Keena Keel

Jim Geller letter to Harvard Press  Phil Crosby's reflections after the 11/21 hearing in Harvard.

1. With current 119 units on Devens, 37 already affordable (31%), adding the 246 units with 80% affordable, will put Devens at 64% affordable. State requires 10% affordable for MA towns, with no towns reached 25% at present. All surrounding towns are at <10%. The current zoning allowed 25% affordable on Devens, already way higher than state required. I just can not imaging with 64% affordable already on Devens, how are we going to build our community down the road? Expecting people to buy a house with such a high level of affordable housing? What message are we trying to send out?

 2. The $208,000 tax revenue generated, how is it going to cover the municipal services? Education alone, whether a contract to Harvard, or building our own school will not be fully covered, for 40 years! 

3. The majority of affordable housing on Devens will be clustered in Vicksburg. Therefore, this project will create segregation which is not good planning for our community. Segregation has potential to introduce various community problems.

 4. We fought hard to get the Harvard contract to educate our children. The overwhelmingly majority of parents and children are very happy with the Harvard schools.

An excellent school system is a good start for our community. At this downturn of the economy and housing market, we still have people moving in to Devens because of the school system. We are on a great path to build our community, this project will jeopardize the future contracts with Harvard.

What services will the new residents need and how/who will provide them?

a.       DPW

b.      Utilities

c.       Police/Fire

d.      Library

e.      Recreation programs

f.        Veterans services

g.       Senior programs

h.      Childcare programs

a.       Child-care

b.      After-school care

c.       Summer care

i.        Health care services

a.       Where is the closest VA medical center and community-based outpatient clinic?

j.         Other??


Jim Geller   BACK
Dear Devens Residents,
First of all, thank you to all the Devens residents who attended the joint DEAC/DCAC meeting with Trinity last Tuesday evening. Regardless of your position on the Vicksburg Square redevelopment, it’s good to see you participating in a discussion about our community’s future.
I would like to address the two main concerns I heard expressed by those questioning the advisability of moving forward with Trinity’s proposal:  1) the impact on the school contracts with Harvard, and 2) the impact on our property valuations.
Let’s start with the school contracts concern. Here are what we know are facts: 1) Harvard is projecting a declining school age population, 2) the current contracts pay Harvard approximately $13,000 per student from Devens, plus additional one time fixed costs of approximately $205,000, and 3) Harvard receives approximately $5000 per student for students “choicing into” Harvard from other towns. The performance evaluation of the Harvard school superintendent states: “Dr. Jefferson led the charge to get the K-5 Devens contract, and this is the sole reason we are able to have no override for fiscal 2010 and not lay off teachers. The importance of the Devens contract to our budget cannot [be] overstated.”
 
While the contract with Harvard is not guaranteed to continue forever, the facts indicate that Harvard needs additional students from outside its town to fill their classrooms and to help pay for the educational programs. Harvard derives more than twice as much in revenues per Devens student than per students from any other town.  There is a very clear and strong benefit to Harvard to educate the children of Devens.  The most probable scenario is that Harvard is going to want to keep the Devens contract in place.  Harvard cannot afford to lose the Devens contract.
 
With respect to the second issue of the impact on our property values, the “fear” is that the addition of affordable housing will somehow make Devens a less desirable place to live thus driving down our property values. I cannot deny that the overall percentage of affordable housing in Devens, assuming the success of the Vicksburg Square redevelopment, will be unprecedented in Massachusetts. I cannot prove or disprove what will happen with our property values. Property values are dependent on so many more factors, factors like the economy. I personally worry more about the economy than the economic worth of my neighbors.
 
But I am quite sure I can say with a great deal of certainty that my property value will suffer if Vicksburg Square continues to deteriorate, is not redeveloped, and is still empty 10 years from now. By then what was a magnificent edifice will have become an eyesore. Vicksburg Square occupies a central location on Devens; it is not tucked down some narrow ravine on the edge of town hidden from sight. You can’t miss it! The redevelopment of Vicksburg Square is integral and vital to the Devens community.
 
I wish Vicksburg Square could be redeveloped and revitalized without needing changes to the Devens Reuse Plan. The simple truth is that Vicksburg Square has been empty since the base closed. We have gone through several economic cycles since then, and yet it remains empty. I believe Trinity when they say that the only economically viable redevelopment option for Vicksburg Square is as housing. I believe the economic feasibility is dependent on the use of low income housing tax credits and historic tax credits.  I believe Trinity is a highly credible developer who delivers a quality product. You can visit and see for yourself examples of their work.
 
 
So the alternative to Trinity’s proposal is to do nothing, nothing except to wait for Vicksburg Square to crumble. Who else do you really expect to come courting to redevelop the property? If we turn down this proposal, this will be the second time that it has happened. Who in their right mind is going to spend the money to put another proposal on the table? Yes, I’ve heard wishful thinking about business incubators, schools, and hospitals occupying Vicksburg Square. It sounds nice, but it is not reality. Reality is that turning down this proposal means Vicksburg Square stays empty. I believe that’s bad for my property value.
 
I am unequivocally supporting this proposal from Trinity to redevelop Vicksburg Square. I sincerely hope you will support it, too.
 
Jim Geller
43 Walnut Street
Bob, Please also forward this to the list.
 
 John Lindbeck  BACK
I was a skeptic before attending last night's meeting - worried about all the things others were: housing mix, property values, schools and keeping a sense of community that I feel comfortable in. I think the fellow presenting did a great job of trying to seriously address those concerns and allay fears. I can see that the development group would, as Isabel references, have a real stake in this turning out well in the long run. Some one else present at the meeting had gone to see some of the other properties developed and managed by this group and found them to be well done and maintained. I also want those who did not attend to know that Rich B has a copy of a study of five Mass towns that explores the impact of affordable housing on market-rate properties. He reports that the study documents that property values are not diminished by such an inclusion. He said he was willing to email a copy to anyone interested. I think it also worth clarifying Isabel's point about lower-income rental units. We were specifically told that these units are not "subsidized" housing, as in government funded through some program for indigents or the like. These are in the category of "affordable" housing targeted for lower-wage and salary earners.   Isabel's email expresses most of the rest of my thoughts.  In essence, I believe that we have waited long enough to have some residential growth in this community, and we badly need some to keep our momentum as a community force going. I, for one, would welcome this project now that I have a better education on the issues involved.
 
John Lindbeck
27 Walnut St.
 
To the Devens Residents:
 
I have some thoughts on last night’s meeting:
 
1.      Trinity is in the business of developing properties. They identified a property, researched the economic feasibility for themselves and the community and developed and presented a plan. Their plan includes affordable housing because that is the only way for them to be financially able to develop Vicksburg Square.
2.      Trinity does not have a “Plan B” because that is not their job. If this project does not get passed and built, they leave and nothing happens to Vicksburg Square. Nothing.
3.      If Vicksburg Square remains as it is, it will continue to deteriorate, with or without tarps and boarded up windows. It will become even more of a target for vandals and squatters. The property values of the current homes in Devens will decline and potential home buyers will be less inclined to consider houses at Devens.
4.      The longer Vicksburg Square remains undeveloped and unoccupied, the more expensive it will be to fix it.
5.      In order to develop a “Plan B,” there needs to be a developer willing to do so. That plan will have to be financially sound for that developer and they must consider:
a.       knocking down the buildings will be expensive because of the time and red tape that involved in dealing with the Department of the Interior;
b.       building something in the place of the current buildings has to be profitable so there are limits as to what could be built (would a supermarket or Walmart be feasible?). Building a historical site, as nice as that could be, does not make economic sense. It would not generate the income required to cover the cost of the development.
c.        given the time and expense that Trinity has already put forth, only to be met by criticism and roadblocks,  is it worth any developer’s effort?
6.      It was mentioned last night that the other 600 properties slated for Grant Road should be built first. Is there a developer waiting in the wings to do that? And, given the process of getting approval, is it worth any developer’s time and money to try right now?
7.      There was concern that the proposed development of Vicksburg Square would mean that things would not run the way they are now and the current residents would not have a say in what happens at Devens. We don’t have a say now. We don’t have enough residents to make a loud enough noise in the three towns that control this Enterprise Zone. It makes sense to increase the Devens resident population with people who chose to live at Devens rather than in Ayer, Shirley or Harvard and have a vested interest in the community. Our current elected committees, DEAC, DEC, DC, could use some new and energetic people. Burn-out is considerable.
8.      It is important to understand what low-income really means. The people who would rent at Vicksburg Square may be people without college degrees but that doesn’t make them bad people. They could just as well be professionals whose jobs just don’t pay well (teachers, public safety officers, child care workers, etc.). Economic diversity is important for any community and vitally important in the schools.
9.      The people who would rent at Vicksburg Square will have to go through credit, income and employment checks. It is in Trinity’s best interest to rent to stable tenants. They know that bad tenants will bring down the value and marketability of the apartments so they will do whatever they need to do to make sure the tenants are strong.
 
Sincerely,
Isabel Geller
43 Walnut Street

Heather Knowles  BACK

Dear Devens Residents,

 

I  completely agree with Hongmin.  We really need to be aware of a huge possible change to Devens and make our voices heard. 

 

My first reason is that I don’t want to flood Devens with a financially unsustainable amount of affordable housing.  She is correct that the income generated would only cover a fraction of the education costs (I think I heard 10%), never mind other services.  We can not assume that Mass Development will pay for services endlessly, and some day this burden will fall to Devens or the surrounding communities.    

 

Also, the combination of the overall density of affordable units within one town, which is three times the highest found in the state and more than 6 times the normal, and the locational density within Devens, do not make any sense.  A density like this does not exist anywhere else, for good reason.   

 

And finally, flooding the Harvard school system will an estimated 200 students will jeapordize our contract, which I too am so incredibly pleased with. 

 

Please come to the October 18th Joint DEAC and DCAC meeting on the 18th at 7:00 pm.  I too get burned out with meetings, but this would directly impact us all forever, and it is not decided yet.  And I echo Hongmin on Vicksburg Square – it is a lovely property, but making unsustainable decisions just because this is the only option available right now is not good civic planning.

 

Heather


Hongmin Chen  BACK

Dear Devens Neighbors,

 

I'm writing to ask you attend next Tuesday (Oct. 18th) DEAC/Devens Committee meeting  regarding Trinity / Vicksburg Square proposal.

 

I'm initiating this email discussion on the proposal so that anyone who can not attend has a way to express the opinion.

 

The proposal will allow 246 apartments, with which 80% affordable and 20% market on Vicksburg square, with projected yearly property tax revenue be $208,000 for 40 years.  I think it is important for DEAC and DC to hear what Devens residents think. Here is mine. I welcome any discussion.

 

I'm strongly against this proposal for the following reasons:

 

1. With current 119 units on Devens, 37 already affordable (31%), adding the 246 units with 80% affordable, will put Devens at 64% affordable. State requires 10% affordable for MA towns, with no towns reached 25% at present. All surrounding towns are at <10%. The current zoning allowed 25% affordable on Devens, already way higher than state required. I just can not imaging with 64% affordable already on Devens, how are we going to build our community down the road? Expecting people to buy a house with such a high level of affordable housing? What message are we trying to send out?

 

2. The $208,000 tax revenue generated, how is it going to cover the municipal services? Education alone, whether a contract to Harvard, or building our own school will not be fully covered, for 40 years! 

 

3. The majority of affordable housing on Devens will be clustered in Vicksburg . Therefore, this project will create segragation which is not good planning for our community. Segragation has potential to introduce various community problems.

 

4. We fought hard to get the Harvard contract to educate our children. The overwhelmingly majority of parents and children are very happy with the Harvard schools.

An excellent school system is a good start for our community. At this downturn of the economy and housing market, we still have people moving in to Devens because of the school system. We are on a great path to build our community, this project will jeopardize the future contracts with Harvard.

 

I know Vicksburg Square is a historical structure. Because of the current economy situation, it is hard to find a good developer. But I believe good planning and patience will pay off.

 

Best Regards,

 

Hongmin


Phil Crosby  BACK

Dear Hongmin,

I respectfully disagree with your analysis.  Trinity has commissioned a study that addresses the cost.  It shows an accurate picture of the impact of their development and it shows that at full occupancy of Vicksburg Square, after taking into account residential property taxes and state aide to education, Harvard is left with a total deficit of $127,000 and Ayer/Shirley is left with a deficit of $109,000.  Should we become our own community the deficit is going to be higher, $474,000 because we need to create our own system rather than being absorbed by Ayer/Shirley and Harvard.

This is what I know at this point:

1.MassD has marketed the property without any activity until Trinity Financial entered the picture.

2. Two years ago the JBOS initiated an action to bring residential to Vicksburg Square in the hopes of attracting development.  They did this in the belief that Vicksburg Square needed to be developed immediately due to the effects of sitting empty and deterioration that was settling in.

3. The vote of the towns did not initially succeed in changing the zoning, so MassD reissued and RFP with the zoning change becoming the responsibility of the developer.  Trinity responded even under these challenging circumstances.

4.  It is generally understood that Vicksburg Square will only be renovated for residential as other uses prove to be too costly for a commercial renovation. 

5.  Given that residential is the only reasonable use then why is Trinity Financial proposing an 80-20 split?  This question needs to be pressed at the meeting and Jim Keefe should be forced to explain why this is the only option available.  I have done this personally with Jim and he has satisfied me that their options do not include anything other than what they have proposed. 

6. Harvard's DEAT committee has suggested a 27-75 split could generate more revenue.  The numbers they project are that a developer would market the affordable for $195,200 and market rate at $385,500 with a projected additional tax revenue of $800,000.  Let me ask you, do you think that in our lifetime anyone is going to pay those prices for a townhouse in Vicksburg Square?  I would gladly sell my townhouse for $385,500 but I do not ever expect to see that sale price in my lifetime.

7. Even if we say sure that is going to happen soon, what will a different developer do to generate a profit.  Maybe condos with more bedrooms and no senior housing and then what is the delta between cost and revenue?

8. I do not want to lose Vicksburg Square and two years ago that was the fear expressed at JBOS meetings.  What has changed in the last two years.  Picture the view across Rogers field without Vicksburg Square, it would be Devens.  These building are an integral part of our community and we need to act now.

9.  I attended every hearing and open listening session that Trinity conducted and I am completely convinced that this company is the one I want developing Vicksburg Square.

 

Encourage everyone to get out to this hearing a press hard questions to Jim Keefe, don't hold back.  If we as a community do not get behind this project then it is dead, will not happen.  We owe it to ourselves to get informed ask hard questions and make a considered decision based on a full review of the facts and conditions that face us.  Then we need to act on our convictions.

 

Respectfully,

 

Phillip Crosby
15A Elm Road

Dan Drazen - Trinity  BACK

Vicksburg Square Vision Session Attendees,   MEMO LINK

 

Attached is a memo that estimates the number of students who will live at Vicksburg Square and the implications they will have on the finances of the surrounding communities. Trinity Financial retained the services of ConsultEcon, Inc. to perform this analysis. We hope that this memo helps to address the concerns that we have heard from community members regarding the impact that students living at Vicksburg Square will have on the local school systems.  

 

For your immediate consumption, the following is the report summary:

 

“The new school-age children that are projected to live at Vicksburg Square will not impose a financial burden on the school systems of Ayer/Shirley or Harvard. Regardless of whether Devens is an independent jurisdiction or if its land reverts back to the historical town borders, the direct revenues from residential property taxes and state educational aid will cover a significant portion of the marginal cost of educating new students at Vicksburg Square . Even so, the deficits that are not covered by these two revenues streams represent less than 1 percent of the total school budget of Ayer/Shirley and Harvard. The sizeable commercial property tax revenue at Devens would provide more than enough additional tax revenue for Ayer/Shirley, Harvard and Devens to cover the entire cost of educating new students at Vicksburg Square .”

 

Thanks,

Dan


From: Anthony Kim [mailto:snip4hire@hotmail.com]
Sent: Monday, October 31, 2011 9:20 AM
To: Bob Eisengrein


Regina Kim  BACK
 

Fellow Devens Residents:
I have attended most of the meetings that Trinity has held, including the ones in Ayer and Harvard.  I've asked a lot of questions and expressed my concern about the impact of more than doubling our population with renters.  Although the folks at Trinity have impressed me with their responses, I plan on continuing to follow this project to ensure that Devens residents are heard.  Unfortunately, I've been in Philadelphia for training and could not attend the meeting in Devens on 10/18/11.  Thank you to everyone who attended the meeting and shared their thoughts; please stay involved.  I would like to share my thoughts on the proposed project for Vicksburg Square:
 
Other uses:
These buildings have been offered for commercial/industrial use for years at the sale price of $1.  Although there were initially several interested parties, they found the buildings in such deplorable condition (spalling concrete/deteriorated roofs/limited parking) that nobody would buy into them.  When offered up for any type of development, Trinity had the most experience and was selected.  They have taken buildings in similar condition and transformed them into desirable residences.  Trinity has offered several tours of their other rehabbed residential sites which they are also currently managing.  I don't believe they would take on this project if they did not feel that it would be successful.  It should be noted that MassDevelopment's reputation is also at risk here.  

 
Neighboring towns:
We should really take the time to think about what the neighboring towns would plan for Devens.  Residents in Harvard and Ayer have expressed interest in what benefits their towns may derive from land in Devens.  They don't often mention Devens becoming a town, they likely want to see how successful the growth is before claiming parcels of land from Devens.  Frankly, I don't see why we should give any land 'back' to other towns.  The land was leased and then purchased by the government almost a hundred years ago.  We are the only people taking a risk here, it's our land and we would be foolish to let them take the best of what becomes developed.  Take a look at my chart and see how small we are in comparison, will we regret giving up land years from now?

 

Some in Harvard have strongly stated that they don't want to assume the financial responsibilities of Devens land & municipalities and they also want to keep their population low.  They don't want the character of Harvard changed and they fear any strain on their resources.  In one meeting, a Harvard resident stated that if they won't receive tax credit for moderate income housing in Devens, he felt they should make it all low income so that they receive the maximum benefit from the state.  Several people in the audience were nodding in agreement. 

 

Ayer has also made comments about wanting to get the most tax credit possible for low income housing in Devens.  Please note from the chart I made that Ayer is the most populated with the least land.  There was another statement from Ayer to take over all of Devens land.  It may come to only the choice of becoming part of Ayer or the town of Devens, no Harvard residencies.  Ayer's very high commercial tax rate will keep some fighting the residential plan in favor of commercial.  With so many empty commercial buildings throughout the state in move-in condition and the cost associated with rehabbing, that isn't likely.  One man in particular in Ayer keeps calling the buildings ugly and to knock them down if they are not used for business purposes.  They would be less attractive if used for business, his mind is in future taxes.  Leaving these historic buildings empty and decaying does not help our property values.  It shows Devens as isolated and powerless.  I feel that the Trinity plan offered now, is better than what the 'stakeholder' neighboring towns would plan for the Vicksburg property.  I agree with another Devens resident who felt that other MA towns would love an opportunity like this for any of their many blighted buildings.  Our buildings are well suited for this type of development and their historic significance will draw in not only veterans, but others who appreciate their grandeur.  

 

Location

pop

mi2

res tax

com tax

Ayer

7,427

9.5

$12.09

$26.82

Devens 

349

5.2

$13.25

$15.89

Harvard

6,520

19.1

$15.47

$15.47

Shirley

7,211

15.9

$13.69

$13.69


Rental quality:

There is no question that these units will be desirable.  Sound construction, central air conditioning, balconies, new spacious units with high ceilings, courtyard gardens, and more.  One building allocated for seniors and the tiers of rental costs will facilitate diversity.  Although a large portion would be slotted for lower income, our retired & active military will have first opportunity for renting.  The limited income of military families and retirees allow them to be selected first while providing the construction revenue only available for affordable housing.  It's actually a very smart concept that helps fund the construction while allowing us to have a better quality of renters.  Trinity manages the rentals and screens based on ability to pay and references.  I mentioned to the people at Trinity that in addition to building & grounds maintenance, we would expect security and monitoring of occupancy restrictions.  They seem to be confident that they have these concerns and more, already addressed.  I like their vision of using basement space in the senior unit for senior activities that could include all Devens residents.  I asked about the same consideration for community, teen, and veteran centers in the basements of the other buildings.  What type of people would live there?  I grew up on Air Force bases and when my father retired after ~23 years of military service, he had trouble finding work.  He was told that he had no work experience and never held a real job.  Housing like what is proposed for Vicksburg Square would have helped families like mine.  The economy is much worse now for someone in their 40s with no work history than it was in the late 70s.  Affordable housing for ex-military families will help them survive on entry level positions.  We should also explore the possibility that these units could be converted to condos in the future.

 

Education:

I was actually surprised that when we strongly expressed our desire for our children to attend Harvard schools, MassDevelopment agreed.  The Harvard contract was considerably more expensive than those of Shirley and Ayer.  Harvard schools are very highly rated and the fact that the students will attend one school system from K-12 was taken into account.  The Harvard school system is the main reason that homes are selling in Devens.  Education authorities in Harvard have stated that they can cut back on school choice students to allow for a greater influx from Devens.  They receive a lot of money for each of our children and this will continue as long as possible.  Remember however, that when we were in the process of hiring teachers for our own school system, one of the towns filed a complaint that we were too small to build a school and squashed our plans.  This wasn't concern for Devens not being able to afford such an undertaking, or a desire to help us by including our children in their community.  They wanted the inflated revenue paid for our school contracts.  We are finding that we have become more accepted over time, but we will at some point need and be eligible for our own school system.  The development and population of Grant Road will likely be the breaking point for Harvard's capacity.  At that point, we may be able to regionalize with Harvard...if we are a town.  I think the Devens School may be a good location for all elementary students with the Hildreth becoming a middle school.  We need to strengthen our relationship with Harvard to be an attractive partner in education and development.    

 

Devens Community:

Now that more residents have become involved with the Vicksburg project, please consider that we can have an impact on the quality of life here.  We need to keep the pressure on to make Devens a desirable place to live.  I have been trying to stir up some support for more amenities for our residents.   Marcus Lewis has expressed to MassDevelopment an interest in building tennis/game courts for his camp and as a gift to our community.  I don't know how much he can contribute to the projects he has envisioned, but we should be there to support him and our community.  Marcus Lewis has also expressed interest in using the Bataan and Corregidor Memorial Theater for the camp, the Parker School, and the Devens community.  A theater is another way to bring the community into Vicksburg Square.  Although a nice idea, I don't believe that the theater space is large enough for our growing Fort Devens Museum.  Once we do increase our population, what are the chances of making the old church on Devens into a multi- denominational church?  It's much less expensive to have one building supported by all faiths and provides another amenity on Devens.  I would love to hear ideas from other people about how to make Devens an even better place to live. 

 

Respectfully,

Regina Kim

 

Keena Keel

Thank you for compiling this list.  I would like to know, however, why my concern with having all units being designated "preferred military" was left off of this list.  If I were to sell my home and desire to move into Senior Housing at Devens in accordance with this plan, I would/could be bumped along with others who work in Devens and are non military.  Why would I want to cut off my rights?  I will not support housing that gives 100% preferred enrollment to the military. I believe that this issue  should be included as a concern.
I would also like to thank the other residents below who contributed their insight to the situation.

Sincerely,

Keena Keel
22 Auman Street
Devens, MA  01434
BACK

I sent the letter below to the Harvard Press today 11/23.2011, Happy Thanksgiving!
Jim

I attended the Vicksburg Square hearing Monday night, 11/21/11 at the Harvard library. This is not the first such meeting I have attended on the subject, and once again I was impressed by the developer’s efforts to reach out to the communities surrounding Devens and to address the questions posed to them.  It was only when I was driving away later that evening following the conclusion of the meeting that I was struck by the incongruity of the questioning.  I’m not saying that the Harvard selectmen present did not ask good questions, they did.   The questions they asked were pertinent only if Harvard ultimately takes back its former lands that make up part of Devens.  This is what leads me to the point I want to make.  My perception is that Harvard has spent the better part of the past 15 plus years dithering on the subject of whether they want to take back their former lands.  It appears to me that Harvard is only interested in doing so if there is a risk free financial advantage to the town and they have not been able to make up their minds on that subject.  Don’t take this the wrong way; I expect Harvard to act in what it perceives as its best interests. My issue is if Harvard, unable to make up its own mind about Devens in the long term, opposes short term development at Devens, namely the Vicksburg Square project.  For those of us who live in Devens, Vicksburg Square is our downtown, our Main Street, our central square.  Rejuvenating those buildings is important to us.  You have the option of walking away from Devens ultimately, but the Devens residents do not have that luxury. The odds are that if this project is not approved, Vicksburg Square will remain empty and deteriorate to the point where bringing those buildings back to life will not be economically feasible.  If that happens, my bet is that Vicksburg Square will be as empty 15 years from now as it is today.  That would be a great shame and waste.  Please join me in supporting Trinity’s project to redevelop Vicksburg Square.

James Geller
43 Walnut Street, Devens

BACK
Phil's reflections after the 11/21 hearing in Harvard.

I attended the Monday hearing in the Volunteer Hall of the Library where Trinity Financial again sought input from the public regarding their proposed redevelopment of
Vicksburg Square. I have attended every hearing they have conducted in Ayer, Harvard and Devens. I was particularly struck by comment and concerns expressed by DEAT head Victor Normand and selectman Bill Johnson.
Victor expressed concern that the affordable units proposed for Vicksburg Square violated the housing objective of scattering such units throughout the community. It
seemed to me he was implying that we should wait, develop Vicksburg Square as 75% market rate and 25% affordable, and thus avoid a concentration of afford-ables as
proposed by Trinity’s plan. This immediately struck me as hypocrisy*2 based on his own past opportunities to spread afford-able units during his involvement in the 1999-2002 Aspen Square “renovation” of the 106 housing units. Harvard’s hypocrisy*1 stems from a willingness to support 25% affordable across Devens and reap the credit benefits while keeping the remainder of Harvard below 10%. This does not seem to be a "principled" action, expedient or opportunistic maybe but "principled"?

*Hypocrisy
1. a pretense of having a virtuous character, moral or religious beliefs or principles, etc., that one does not really possess.
2. a pretense of having some desirable or publicly approved attitude.

A principled stance on the matter of afford-able mix in a community would show evidence of a long and serious fight to have afford-able units spread throughout a
community at State recommended 10%. If Harvard was determined to reclaim jurisdiction of all lands within their traditional borders, then from the start we would have
been treated as an integral part of Harvard and treated in a "principled" manner.

When kids started arriving on Devens, a principled stance would have been, Harvard demanding educating these children.  I suggested this from the minute I
moved to Devens.  It was a major factor turning me from favoring reunification to desiring sovereignty.  My feelings quickly solidified.  Being a Harvard resident was quickly corrected by "they" or "Devens resident."

When Aspen Square proposed a distribution of afford-able units that result in a skewed distribution throughout the community, Harvard should have been there to stand by their principals.
When MassD decided to place “faux” afford-able units, 14 veteran units on Bates and Aumen Street, Harvard should have been there to stand by their principals.
When MassD decided to place “faux” afford-able units, 12 transitional housing units at the end of Bates Road, Harvard should have been there to stand by their principals.
The result of all these lost opportunities have resulted in an area of Devens, the Bates, Civite and Aumen district, with 32 % market rate units currently and a maximum of 49% market rate units when the 20 NetZero units are fully occupied.

The reality that Devens faces now and will face unit full build out is how to retrofit Devens into a vibrant and health community. I contend that we, the current residents of
this Devens community are best able to guide this to a successful conclusion. We live here, we see it daily, we experience it daily and we invested our wealth in it. I
understand that Ayer, Shirley and Harvard have “interest” but three hands on the tiller with a fourth grabbing for it does not make for a productive or smooth sail. Especially
when we are navigating through troubled waters.

On reflection the above analogy is note quite accurate, the ship is on auto navigate based on a plan developed 15 years ago. The auto navigation device says “reset course” and now the three hands reach for the tiller with a fourth gabbing. Following this thought to a logical conclusion, waiting is not an option or we most certainly “crash on the rocks.”
I have stated repeatedly over the pat two years, that we must immediately develop a plan that takes us to full build-out. This includes immediately face and conclude “disposition” and develop a ten year master plan to replace the reuse plan currently driving development within the DREZ.
Is Vickburg Square a perfect plan, in a perfect world starting with a clean slate, NO.
Do we have a perfect world and a clean slate, NO.
Is Trinity Financial’s plan the best plan advanced for the site to date, YES.
Are there any indications that waiting will result in the emergence of a better plan, NO.
Are there real possibilities that waiting 5, 10 or 15 years will result in a better plan, NO.
Will the Devens community be helped or hindered by this plan? This should be the sole focus of this discussion. In my case, after immersing myself in the issue, this is not a
close call, YES.

Why do I strongly support this Development?
1. The buildings are deteriorating and they detract from our community thus our investment here. Patching or placing plywood over window only exaggerates
this.
2. These building are our community heart. Their restoration returns them to the use for which they were designed.
3. We have a serious top quality developer ready to act. This opportunity is here and there is not a hint that delay will result in better.
4. Rental units introduce a different housing option and in the long run will enhance this region housing not detract from it.
5. Renters moving to homes, renters shopping locally and local seniors having the opportunity to sell homes and rent are all plusses for the region.
6. Considering everything, it is just the right thing to do.

Sincerely,
Phillip Crosby
15A Elm Road
Devens, MA 01434
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