Ashmont T Station

MBTA Reaction to Herald Article

[This is not the kind of answer a public agency should submit after a newspaper article.   The response needs to be one of action rather than repudiation. - Chris]

Ladies and Gentlemen, 
 
Thank you for making the time to attend the update meeting last week on the finishes contract.  I appreciate our continued productive dialog and working relationship. 
 
With regard to Mr. Stanley's request to hold a public meeting to discuss the elements of the finishes contract I will repeat what was discussed at the recent SMAMs meeting and at our meeting last week.  The finishes are the same as were included on the original design negotiated by the MBTA Design dept. and the Ashmont Advisory Committee and Barbara Boylan in 2003-4.  The one significant change is that the platforms were replaced (rather than restored) and the new design is not tiled as the T has found platform tiles to be a maintenance and safety hazard (slipping when wet, and they pop out).  The fact that the finishes are unchanged was pointed out eloquently at the SMAMs meeting by Chris S. and Jim (? I've only met him that one night).  The finishes contract will be bid shortly and when a contractor is selected this fall and we will have a public meeting to review its scope and duration then.
 
I was discouraged to see the negative Herald article, especially the quotes by Chris Stanley.  As co Chair of the Ashmont Advisory Committee nobody has been closer to the development, design, and construction of this project, attending countless coordination meetings over the last decade and dozens with the project directly over the last four years.  I am truly sorry he is so disenchanted with the project.  This is and remains a great investment in the community which will last for generations and forever change the face of Peabody Square.  The fact that a 5+ year timeline goes to 6 (6 months behind) when the scope expands so significantly, and you need to maintain transportation to over 16,000 daily commuters through the site, could not have been completely unexpected.  Particularly when stakeholders were updated as regularly as they have been.  Add that a 7 story mixed use development (the Carruth BLG) was constructed on the same site at the same time ,and I think its fair to expect some bumps along the way.
 
Anyway,  My thanks to you all.  I am on vacation for the next few weeks (excepting an evening meeting on Radford Lane on the 27th),  and we will get the finishes meeting scheduled when I return.  If you have any project problems in the interim call the hotline 617 222 6757, or email Kay at CConnolly@MBTA.com
 
Thanks and I hope you all continue to have a great summer, Joe

Website Updates

You may notice the right column of the website has some new features.  The ability of the web to do almost all our organization is fairly amazing. 

About a year ago I wanted some kind of web-based calender that did not cost $8000 and was easily updated by the public...voila, Google hands it our over their website.  The Google Calender option is a very easy tool to add your important neighborhood events. 

The other feature is a social networking map..centered in this case on Peabody Square, the emerging hotbed of the ...well...next BIG thing.  Again you are invited to add your own sites to the map.
I hope it helps.

At Ashmont, a less pricey plan

The article below appeared in Sunday's Globe. While the article covers much of the same ground as previous posts and public meetings (for those of us still keeping track) the article serves as a reminder to the Globe's readership that we are still in the running for a new station and development at Ashmont. 

Still no news on the issue of tax-credit awards....but I believe that we have reason to be optimistic, if for no other reason than it would be a colossal waste of time to think otherwise.  Stay tuned as soon as the folks at the Department of Housing and Community Development make their announcement about Trinity Financial's proposal, we will post the news here.

At Ashmont, a less pricey plan
Developer bids for state backing
By Jill S. Gross, Globe Correspondent  |  January 15, 2006

Developers have revamped their plans for new shops and more than 100 condominiums adjacent to the Ashmont MBTA station, and say they now hope for approval from the state. Neighbors and supporters see the proposed six-story retail and residential building and the T station's upcoming renovation as key components of efforts to rejuvenate Peabody Square, where Dorchester Avenue and Ashmont Street intersect. Developers envision the building, which would sit between Dorchester Avenue and the station's bus lanes, not only as housing but also a place for some of Ashmont's 17,000 daily commuters to get a cup of coffee or a relaxing meal or do their banking. State officials have promoted this type of project, called a transit-oriented development, because it offers a mix of commercial and residential space centered around public transportation, reducing dependence on the automobile. The project hit a major snag in June when the state rejected developer Trinity Financial Inc.'s application for $3.2 million in tax credits that it was counting on to pay for the building, saying it was too costly. Trinity Financial, a Boston firm, has since made some major changes to the building's interior and increased the number of market-rate units, allowing it to reapply to the state Department of Housing and Community Development for $2.2 million in tax credits. According to the department, the project is among many competing for the tax credits, with a final decision to be made in the next few weeks. Trinity is also waiting to hear on its application for $1.5 million to $2 million in state money for transit-oriented developments. Because of the changes to the project, it must also go before Boston's Zoning Board of Appeal next month. ''At this point, there's no turning back. We've got to make this thing happen," said Jim Keefe, principal for Trinity Financial and a longtime neighborhood resident. The new plan increases the number of residences from 105 to 116 and changes 42 of what were to be apartments into market-rate condominiums. The remaining 74 rental units have affordable income restrictions. The exterior design of the building, with large display widows, a brick facade, and an outdoor seating area, has remained largely unchanged from the original plans. The ground-floor retail space has been halved, eliminating plans for a chain drugstore. Drugstores weren't interested because of limited parking and lack of room for a drive-through window, Keefe said. Trinity hopes to attract three to five neighborhood businesses, such as a restaurant, coffee shop, or bank branch. Such businesses will help draw people into the square and create a sense of community, said Dan Larner, executive director of St. Mark's Area Main Streets, a nonprofit organization that works to revitalize business along Dorchester Avenue. Having homeowners as well as renters in the building will also increase the number of people with a vested interest in what happens to the neighborhood, he said. ''Right now, it is just a big, blank wasteland in front of the station," Larner said. ''We want to build up the square more as a place people want to spend time in." The dark, dreary MBTA station is slated to be replaced by a building with a dramatic sloping roof, brick walkways, and lots of natural light, designed to work together with the residential and retail project in spurring economic growth, supporters and officials said. The first phase of the $44 million station renovation, which includes new entrances, platforms, elevators, and security cameras, is underway and expected to be complete in 2008. Following asbestos abatement work, demolition could begin next month, depending on the weather, said MBTA spokesman Joe Pesaturo. Redesign of the trolley tracks is scheduled to begin in late spring or early summer and the MBTA will begin busing between Ashmont and Mattapan during that time, he said. Officials have worked to coordinate the construction schedules for the two projects to minimize the disturbance to the neighborhood. Keefe said if funding for the Trinity project is approved, construction could begin in March and be complete in just under two years. The station work will continue even if the neighboring building doesn't get the funding it needs, Pesaturo said. City Councilor Maureen Feeney said the support and need for the transit-oriented development is so strong that it will go forward. ''This will fill the missing tooth of the avenue while creating more vibrancy and activity and making it a more viable and exciting place to be," she said.

Ashmont TOD -Globe Editorial

GLOBE EDITORIAL

Ashmont opportunity

December 2, 2005

THE MODERNIZATION of the Ashmont MBTA Station in Dorchester offers an outstanding opportunity for the kind of transit-oriented development touted by the Romney administration. But a promising proposal by a local developer to build affordable apartments and commercial space between the T station and an adjacent stretch of Dorchester Avenue has fallen close to the third rail.

Last June, many Dorchester residents were disappointed to learn that the state had rejected an application for $3.2 million in state tax credits from Trinity Financial, which sought to build 105 units of mostly affordable rental housing simultaneously with the reconstruction of the station. The developer had argued in numerous neighborhood meetings that the six-story apartment complex would not only provide needed housing but reconnect the T station to Peabody Square, filling in an area that Dorchester City Councilor Maureen Feeney describes as a ''missing tooth" infected with crime and blight.

The T has been largely supportive of the initiative, seeing that an upgrade in the adjacent area would protect its roughly $35 million investment in the reconstruction of Ashmont Station, a connector serving 17,000 daily commuters. But the state's Office of Commonwealth Development balked at providing transit-oriented grants or significant tax credits for a development it deemed too costly at $48 million.

The Ashmont setback points to a potential weakness in the state's ''smart growth" policy of encouraging denser development along transportation routes. It is more costly to build in Boston than in the suburbs, a function of land values, oddly configured sites, union labor demands, permit requirements, underground parking, and other urban costs. Any sensible state policy should take such matters into account during the competition for smart growth grants. And Boston's willingness to site affordable housing over many decades without the kinds of incentives demanded by elected officials in the suburbs should also count for something.

The Trinity developers are responding to cost concerns. They propose raising the number of units to 116, which would include 42 condominiums, reducing some of the need for subsidies while still leaving 74 affordable rental units for families earning up to 60 percent of Boston's median income. But tax credits will still be needed for the developer to generate the equity to build the project.

The Romney administration is focused on exciting efforts to promote affordable housing through zoning reform in the suburbs. It's a great goal, but not one that should squeeze out a signature smart growth development along Dorchester Avenue.

Trinity's Proposed Building

all images courtesy of Trinity Financial.
These computer generated images show the new transit oriented development in context of Dot Ave.   The building's details may be viewed in the documents below.

Development Parcel Meeting Notes

After a rather long hiatus, this website now has the latest information from the developer on the issues facing the development parcel.  The meeting was held as usual in the Englewood Apartments Community Room on Wednesday November 2.

The meeting was marked by a largely positive response fro the community over the proposed development.  The main features of the proposal included the addition of for sale units on the top two floors.  Additionally the retail space on the first floor has been scaled back and seven aprtments now have courtyard access at the first floor.

I hope to have some of the photo-realistic images from Trinity Financial at some later date.  I certainly hope that the information in the file attached below will allow for more discussion from the community. Finally the station and development parcel are, many believe, harbingers of a major revitalization in Peabody Square for residents and businesses.

Download boards_11.2.05 Community Meeting.pdf

Some History of Neighborhood Goals

Here is a link to some of our archival material.  Note the date on the letter and the clearly identified community goals.  The community has stayed on message since 2001! The Office of Commonwealth Development seems to believe that the project materialized last year.

Download 010604keefe.pdf

Support Ashmont and Peabody Square Community

Please help us to get this crucial project back on track! Please call the following state officials and let them know that you support your neighbors’ efforts to bring new business and new housing to Dorchester. Let them know that:

“I support the Ashmont Transit Oriented Development project and want the state to fulfill its promise to Dorchester.”

1. You support the development project on its merits: Transit Oriented Development, SMART Growth, and Affordable Housing.

2. You support the development project because it will provide sorely needed commercial space and revitalize an urban business district that has huge potential but is currently woefully under-developed.

The officials to call are:

• Senator Jack Hart:                   617-722-1150

• Rep. Linda Dorcena Forry:        617-722-2460

• Mayor Thomas Menino:             617-635-4819

• Councilor Maureen Feeney:       617-635-3455

• Councilor Charles Yancey:         617-635-3131

• Doug Foy, Secretary of Comm. Development: contact: Rob Garrity: 617-573-1379

See the attached bulletin from St. Mark's Area Main Street for the detailed response to this crisis.

Download SMAMS Bulletin

Trinity Reports Problems with State Funding

In a stunning reversal, Trinity Financial announced that the anticipated state funding for the development parcel was not approved last week.  The hoped for state sponsored low -income tax credits would have provided funding for the proposed affordable housing development. 

Please see the attached file for Trinity's announcement.

Download Trinity_no_fun.pdf

In the meantime, residents and interested citizens are urged to call your local elected officials to enlist their help in getting the state to find a way to support the project.  Please stay tuned for more details.

Also please see the enclosed Dorchester Reporter article.

Trinity Meeting

The next meeting with Trinity Financial to discuss the development parcel will be held on March 22nd @ 6:30pm at
Englewood Apartments
1875 Dorchester Avenue
Community Room

Vince Droser and his team will update the community on the buildings schedule and design.