Based on the Devens Economic Analysis Team's Sept. 20 report and his experience as a public official dealing with Devens issues for several years, Harvard Selectman Tim Clark provided his assessment of Trinity Financial's proposal to develop Vicksburg Square at the Oct. 18 Board of Selectmen meeting. Clark's statement included comments on finance, housing, schools, municipal services, and the general impact on the community
Clark's statement, which was read into the meeting's minutes, offers a preview of the conversation that will be had at the Nov. 1 meeting with Trinity Financial and Harvard's Board of Selectmen, Planning Board, and Devens Economic Analysis Team.
Clark said that the DEAT report demonstrates that Trinity's proposal is not economically viable from a tax perspective and characterized the proposal as a "a high density development surrounded by industrial property and open space," adding that, "high density residential development is a poison pill for Devens unless it is mostly/all market rate and can 'pay its own way' for the increase in municipal service it creates."
Clark added to that argument saying, "There is no retail proposed."
"Even apartment buildings in Cambridge have mini-marts on ground floor to service tenants for that last minute carton of eggs or milk," Clark said.
He pointed out that Trinity's proposal triples the population of Devens while providing no support services such as a cafe, library, or church, or small business services such as a doctor, lawyer, or accountant's office.
On parking for potential Vicksburg Square residents, Clark referenced what he called "an issue of transportation inequity," pointing to the absence of parking for senior housing.
Clark cited parking problems caused by the heavy use of Rogers Field in Devens.
"Neighbors barricade their back alleys and roadways to prevent through traffic and barricade their neighborhoods during peak loading at Rogers Field," Clark said.
Rogers Field is the the former parade ground facing Revere Hall on Buena Vista Street. According to MassDevelopment, the field is a 44-acre site that is "an excellent location for sporting events and camp programs. Special events are typically held on weekends and are supported by Devens Recreation, State Police and emergency service personnel."
Parking for events has been counted at between 400 and 500 vehicles. Currently, the interior quadrangle of Vicksburg Square accomodates parking for over 300 vehicles; Trinity's proposal eliminates those spaces.
From the perspective of housing, Clark said, "Trinity's proposal for Vicksburg Square completely changes the balance of market rate and affordable housing at Devens."
Chapter 498, the state law that created the Devens Enterprise Commission, sets the balance of market rate to affordable housing at 75 to 25 percent. Currently, there are 119 units of housing on Devens: 37 affordable and 82 market rate. Of the 246 units proposed by Trinity, 197 are affordable, bringing total affordable units to 234, or approximately 64 percent affordable. This would require a change to Chapter 498 to reset the balance of market rate to affordable units allowed.
"The housing cap should not be raised," Clark said.
Clark also commented on the contract between Harvard and MassDevelopment to educate children at Devens, which provides significant support for Harvard's education system.
"The Harvard School Committee should be asked for a position statement on Vicksburg Square impact," Clark said in his statement. He recommended, "If Trinity's Vicksburg Square development goes forward, the town should discontinue the education contract and age out the current residents to protect the public school system."