By Dot Bergin
Years in the Making, Now It’s a Win for Bedford
Selectman Mark Siegenthaler: “From my personal perspective we’ve come a long way from where we were two years ago, wondering what would happen to this property….To be here on the verge of working with a developer… we are miles ahead of where we could have been.”
At its January 11 meeting, the Municipal Affordable Housing Trust (MAHT) reached closure on the long-sought redevelopment of the Coast GuardHousing property on Pine Hill Road. Top officials of TR Advisors/A.W. Perry, the chosen firm, presented details of their winning proposal and answered questions resulting from the previous week’s meeting. After thoughtful and lengthy discussion, during which some members appeared somewhat less than enthusiastic about the plan, the Trust voted unanimously to award the contract to TR Advisors/A.W. Perry, subject to successful negotiation and execution of the Purchase & Sale Agreement, including the Development Services Agreement [as specified in the Request for Proposal.]Before taking a vote, the Trust members awarded a composite score of “highly advantageous” to the proposal.
Here is a sampling of comments expressed during the Trust’s deliberations, before the vote:
Member Irma Carter: “I have no problem with the proposal. I think it fits the bill; wehave a nice mix of units and I think it’s going to be really affordable – perhaps $400,000, not $600,000. I would like to see a mix of senior and affordable housing.”
Selectman Mike Rosenberg: “We would like to have seen multiple proposals. But our elimination of three developers was not a capricious decision, and was not based on ’technicalities’….There would be a tremendous risk in asking the federal government for an extension [to reopen the process, as some residents had suggested]; we have a fait accompli here and if we back off it, there is no telling what could happen with a new administration coming in. We could lose the opportunity.”
Member Lisa Mustapich: “With reference to senior housing, perhaps the developer could consider creating a master bedroom [presumably on the first floor] and opening up the floor plan to make the units more appealing to seniors.”
Town Manager Reed: How can the existing units be modified so they feel as if they are integrated into the new design?”
Trust chair Christina Wilgren: “We can’t get away without rehabbing some units….If you look at some of the other proposals, the units are much more expensive. As much as it pains me, I think this is the most realistic proposal.”
Town Manager Rick Reed opened the meeting with a brief review of the January 4 Trust meeting. As Reed explained, two of the four proposals submitted failed to comply with the minimum financial requirements, as stated in the Request for Proposal. A third proposal was not prepared to meet the April 25, 2017 deadline for closing on the property and for these reasons, all three submissions were eliminated from consideration. The Trust voted to interview officials of TR Advisors(TRA) on January 11 and to do a thorough check of the firm’s references.
Reed then introduced Francis DeCoste, Chief Operating Officer, TRA, who outlined his firm’s proposal, acknowledging that it was a challenge to come up with a response within the very short timeline (180 days from inception to final purchase, as stipulated by the Federal Government.) DeCoste said he and his partners saw value in the existing units, 12 of which are slated for immediate renovation, with the goal of renting them within three to four months after TRA acquires the property. This “Phase 1” action will bring in revenue and provide some much-needed new housing, including two affordable units. Three of the existing homes are considered damaged beyond repair and will be demolished. The units will be rented with an option to purchase at the end of a year to 18 months. Two will be affordable.
Once the rehab work is complete, Phase 2 of the project will begin with construction of 17 new cottage-style homes, of which two will be affordable. Architect Kevin Paton, BKA Architects, a partner with TRA, showed drawings of the proposed homes to be built:single-family, two story with attached garage and basement, and front porch, similar to a pocket development his firm is currently working on in Norfolk, MA (Boyde’s Crossing.) Two duplex units are planned.
The design calls for open space, a fire pit, shared gardens, family play area, and other amenities to encourage residents to interact with each other. Adjacency to the rail trail is a feature. As usual in a cottage development, the homes are roughly 15 to 20 feet from each other, thus preserving as much open space as possible. On the question of accessibility, all the rehabbed units will be accessible, as will the two affordable cottage units, and “selected” market rate units. Paton outlined some of the planned upgrades to the existing units: for the interior there will be new appliances, insulation, asbestos abatement, new HVAC; exterior changes will include enclosing the carports and adding front porches. MassSave will be brought in to assess the units and will also work with the developer on Phase 2.
Is there to be a community building? No, although DeCoste said it had been considered but rejected because it would add to the condo fee.
After the Trust deliberations, Chair Wilgren opened the meeting for audience questions. Resident Lee Vorderer said she was delighted to hear talk of accessibility and universal design on a broad scale but asked if there would be consideration for people with sensory loss. Could the homes be wiredto provide signaling devices that would make life easier for people with hearing loss? DeCoste ‘s response was “Yes, a selection of houses will be adapted for access…We want to build homes for people to live in….If a buyer has certain needs, we will do our best to accommodate those needs.”
Throughout the meeting, as questions of design arose, Reed emphasized that once the developer acquires the property on April 25, what follows will be the usual necessary steps for bringing in a project. Permits need to be obtained, the developer will go before the Zoning Board of Appeals to secure necessary zoning changes to the area, and will meet with the Planning Board (and other boards) , which will have input into the final design. There will be multiple opportunities for townspeople to participate in this process as it works its way to completion.
For now, congratulations to all, beginning with those determined Bedfordites who continued to ask, “Why can’t we do something about those empty houses,” to the organizers of the two charrettes that allowed residents to contribute to the vision for a redeveloped property, to the town boards and officials who have worked so diligently over the past months to bring this process to a conclusion.
Here is link to the TRA proposal on the Town web site: https://www.bedfordma.gov/sites/bedfordma/files/tra.pdf
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