Condos / Summer Street MBTA Shaft Site

[buckturgidsen.livejournal.com]

I haven't seen anyone post anything about the MBTA Shaft Site on Summer Street for a while, so here's an update. The developer was unable to build their previous concept -- a 14-unit condo building on the shaft site -- due to problems meeting conditions of their special permit. After suing the mayor and ward alderman in a last-ditch effort to meet the conditions of the permit, they disappeared for a few years only to come back with a new and much larger plan: a 31-unit building on the VFW parking lot. They're also building a new lodge for the VFW as part of a land swap.

The plans are here on the city's website, and apparently they'll be going in front of the Zoning Board in April. It looks like the city is rolling out the red carpet for them.

The people behind this proposal are the Dakota Partners guys, who own the shaft site and who I think have built 5 other buildings in Somerville: Belmont Terrace, Osgood Lofts, 23(?) Park Ave, a row of townhouses on Weston Ave, and 1188 Broadway. Some were built under the previous name of the firm Emerald Development. I realize that none of these other buildings are in Davis Sq, but does anyone out there live in one of these buildings and can share anything about what they're like to live in, or their experiences dealing with this developer?

I certainly would like to see that shaft site finally developed, but 31 units seems ridiculous. And while I'm happy to see the veterans finally get a new post, I can't understand how this deal makes sense for them. The vets are giving the developer all of their best real estate: the developer gets the current VFW Post (their portion of the building they currently share with the Winter Hill Bank) AND over 80% of the current VFW parking lot which is a prime street-front parcel in the central biz district zoning. And in return the VFW only gets the undesirable MBTA shaft site and a new lodge. I can't see why the vets would go along with this.

Comments

[chumbolly.livejournal.com]

This looks like a great proposal to me. I've always hoped to see that end of Davis get more development. Hopefully, this will spur redevelopment of the Dominos building, which is woefully underdeveloped.

I went to open houses for Emerald's project on Park Ave when it was completed, and the construction and design seemed to be much better than average for Somerville.

[en-ki.livejournal.com]

Yeah, I looked at (IIRC) #5 23 Park Ave before buying my current place and liked the interior layout and light. The outside of the building is that annoying neutral-colored plasticky siding which I'd hate to see take over the world, but it beats a parking lot.

[secretlyironic.livejournal.com]

Is that the conversion of the old church into lofts? Those were very swank, although I agree it's a shame about that siding. Of course, the fact that they did a nice project with seven-figure lofts in the early 2000s doesn't say much (pro or con) about whether their new projects will meet the ideals of the neighborhood.

31 units is a lot, but if they're relatively small/inexpensive spaces, and come with less parking than is typical (given how close to Davis they are, it's not unreasonable to expect a lower level of car-ownership in the building)... not totally out of line.

[en-ki.livejournal.com]

Oh good lord, somebody did that to a church? I'm stabbing my eyes out already and I haven't seen that.

Turns out I was thinking of 23 Park St, halfway to Union Square near the AAAS and the train tracks, not 23 Park Ave, which is more or less right in Davis.

[ron_newman]

If this is the Park Ave building I'm thinking of, it was an Orange Order hall for a long time after it stopped being a church, and before it became condos.

[buckturgidsen.livejournal.com]

Sorry for the confusion -- the building I meant is 23 Park STREET not Park AVE. I typed it wrong. So it's the one en_ki was thinking of -- over near the train tracks. Sorry to cause confusion! :)

traffic worries

[hiddenbear.livejournal.com]

The thing that worries me most about this is traffic backing up into Davis Sq. The VFW is getting a new building, but the old one will still exist and has an occupancy for events of more than 150 people. So if there is an event at both the new VFW and whatever goes into their existing location, plus the new cars of 31 units of condos, that will put a huge load on the light at Cutter and Summer St. If that light gets overloaded with cars, it will back up into the square, back up Elm St., and cause a huge mess.

Re: traffic worries

[lbmango.livejournal.com]

I kind of assumed that the old VFW would be part of the conversion... some of the 31 units would be in the current VFW structure.... But I haven't actually looked at the plan at all.

Re: traffic worries

[hiddenbear.livejournal.com]

No, the existing VFW structure would stay as is, but would now be owned by the Dakota Partners people. The plans are all being built on the current parking lot plus the MBTA shaft site. (about 9 feet of the new VFW would be on the MBTA shaft site, the rest would be paved for parking).

Re: traffic worries

[ron_newman]

If that happens, the city could try removing the light or converting it into a four-way stop.

Re: traffic worries

[hiddenbear.livejournal.com]

I'm still waiting for the city to do something about the cars speeding down Summer or something to fix Willow. There was a committee that met for months, made recommendations, and all that ended up happening was that a bike lane was painted on Willow (which is in need of repainting now).

Re: traffic worries

[bombardiette.livejournal.com]

OK. Post (not lodge, thank you) member here and i know we've been over this before in this community and in public meetings.

Deliveries will not be down side streets. They will remain unchanged. We are not giving away our most desireable real estate and parking will be underground for post functions.

As it is, there's limited parking there now for functions. Many people use the T when they come - and we rarely fill to capacity. So, if you have further concerns or questions like this, please call Bob Hardy, the Post Commander directly at 617-666-8794, Mon - Fri between 9 - 11am.

He will meet with you personally if you like.

And he has authorized me to speak in this forum on the Post behalf. Tell him Phe sent you.

[lbmango.livejournal.com]

I just wanted to add that 31 units is only a lot if you don't have enough floors.

The last time we discussed this, IIRC, we figured that if the building is 3 floors, 10 units per floor was more that reasonable in the relevant space...

[buckturgidsen.livejournal.com]

Thanks for the comments so far. I just wanted to point out that it's not 10 units per floor. The first floor has 5 units (the rest is parking) and the second and third are 13 units per floor.

One other thing to mention -- think about living on the ground floor in units 3, 4, and 5 where your view is the garage ramp (where cars are driving by at eye-level) and then the featureless side of the VFW post is 20' away. Same thing on the second floor in 16, 17, or 18. Or how about units 14 and 15 on the second floor where your window looks onto the backside of the VFW post just 10' away and you look right into the "card room" windows of the post. I think I would probably just keep the curtains closed.

[lbmango.livejournal.com]

Not every apartment has a nice view... presumably those will be cheaper.

and I think that 13 units on the upper 2 floors is perfectly reasonable... they might be a LITTLE small, but not too bad.

None of this answers the question of what the VFW gets out of it... Lower property taxes maybe? But the plan seems like not an unreasonable use of the space...

[ron_newman]

The VFW gets a larger and more modern facility.

[bombardiette.livejournal.com]

We get a new Post. That's what we want most of all. And we get rid of the leaking, broken post we have now.

If you really want to know more, please see my comment above for phone, time, and contact number to answer questions like these.

[bombardiette.livejournal.com]

While I appreciate your concern for our apparent "lack of desireable real estate" in this deal, I would ask that you refrain from these suppositions before contacting post members, particularly the commander, directly.

What you've set out here isn't exactly the case and the land is not, in fact, undesireable to us at all. Nor are we giving away primo real estate.

The bulk of the current post is underground - and the Winter Hill Bank occupies the majority of the building.

But seriously, call the post commander to have questions like this answered.

[buckturgidsen.livejournal.com]

Thanks a lot for your response, and please understand that I'm honestly on your side. You say that I should refrain from making suppositions. I gave what I think was an accurate run-down of the deal between the VFW and the developer. I hope that none of this was supposition, but if I have it wrong please do correct me.

[bombardiette.livejournal.com]

For the complete VFW side, please call the commander. He's a great guy and has all of the information at hand and has made it a point to avail himself to the residents and concerned citizens of the Davis area.

I can tell you though that the land we want to build on, for our purposes, is NOT undesireable. We don't need a storefront, we're not attracting or trying to attract business.

With an underground garage and the proposed new space, it's pretty well a damn dream come true. :)

[buckturgidsen.livejournal.com]

Right, like I said you are giving away 80% of your parking lot. Except for a sliver, the new Post goes on the other 20% - on land you already own (which I *do* think is desirable).

What is not so desirable (in my opinion) is the MBTA shaft land that you're getting in return for the 20-25,000 sq ft of central biz zoned land you're giving away (or permanently leasing for $1) to the developer/condos. The new post building looks awesome to me - huge improvement - but is it really worth all that you're giving up? I know, I know ... call the post commander.

By the way, the underground parking is not for the post, it's for the condo residents. The Post will have a bunch of parking spots on the ground-level - mostly outdoors, but some are covered (under the 2nd and 3rd floors of the condo building). Perhaps these are what you meant by "underground"?

[sleeplessinsom.livejournal.com]

Earlier comment: The VFW gets a new, modern post.

What do the neighbors get?:

The potential for ~325 additional people attending the commercial function rooms of the club and entertainment hall, with two bars, open 7 nights a week till 1 AM PLUS at least 64 new renters. I don't need the Commander to interpret this for me, thanks.

They're swapping the old VFW for a new one, but selling the land for $1.

[en-ki.livejournal.com]

Fuck yeah, underground beers?

1 AM is early.

[somerfriend.livejournal.com]

There are many benefits to density and the best place to start with density is in a place like Davis Square that has a T stop and much retail.

[buckturgidsen.livejournal.com]

Agreed, but we hardly need to "start with density" here. According to the 2000 census, Somerville is already the highest-density city in New England and 17th highest in US.