Neighborhood Sustainability in Fields Corner, Boston

MIT Greenhouse Studio Final Presentation to Viet-AID Wednesday, May 16, 2012

SUSTAINABILITY FRAMEWORK EXISTING HOUSING NEW HOUSING ECONOMIC DEVELOPMENT PUBLIC REALM

SUSTAINABILITY FRAMEWORK

SUSTAINABILITY FRAMEWORK: OVERVIEW

MIT DUSP Greenhouse Studio Viet-AID Vision: a vibrant, diverse and sustainable Fields Corner

SUSTAINABILITY FRAMEWORK: GUIDING PRINCIPLES

SUSTAINABILITY FRAMEWORK: KEY FINDINGS

Economic Opportunity
Fields Corner faces higher unemployment than the City of Boston as a whole.

Social Equity and Inclusiveness

Source: American Community Survey, 2010.

Environmental Health and Livability

SUSTAINABILITY FRAMEWORK: KEY FINDINGS

Economic Opportunity
Share of Families Below Poverty Line, 2000 and 2010
25% 20%

22% 15% 16% 12%

Social Equity and Inclusiveness

Poverty and housing costs are on the rise in Fields Corner.

15% 10% 5% 0%

2000 2010

Fields Corner

Boston

Environmental Health and Livability

Source: 2000 U.S. Census; 2010 American Community Survey

SUSTAINABILITY FRAMEWORK: KEY FINDINGS

Economic Opportunity

Social Equity and Inclusiveness

Environmental Health and Livability

Fields Corner has high levels of particulates that negatively impact air quality.

Source: Dorchester Environmental Health Coalition, 2010.

SUSTAINABILITY TOUR OF FIELDS CORNER

SUSTAINABILITY TOUR: ECONOMIC OPPORTUNITY

SUSTAINABILITY TOUR: SOCIAL EQUITY & INCLUSIVENESS

SUSTAINABILITY TOUR: ENVIRONMENTAL HEALTH & LIVABILITY

SUSTAINABILITY FRAMEWORK: OBJECTIVES

Economic Opportunity
Local job creation Wealth generation

Social Equity and Inclusiveness

Environmental Health and Livability

SUSTAINABILITY FRAMEWORK: OBJECTIVES

Economic Opportunity
Local job creation Wealth generation

Social Equity and Inclusiveness

Maintain affordability Engage diverse communities

Environmental Health and Livability

SUSTAINABILITY FRAMEWORK: OBJECTIVES

Economic Opportunity
Local job creation Wealth generation

Social Equity and Inclusiveness

Maintain affordability Engage diverse communities

Environmental Health and Livability

Reduce pollution Improve physical environment

SUSTAINABILITY FRAMEWORK: GROUPS FOR COLLABORATION

Cleveland Community Center Close to Home Dorchester Bay Economic Development Corporation Dorchester House Dorchester Youth Collaborative Fields Corner CDC Fields Corner Collaborative/ MyDot Tours Fields Corner Main Street Five Streets Civic Association Greater Four Corners Action Coalition GreenDorchester Kit Clark Senior Services Mujeres Unidas en Accion Social Capital Inc.

SUSTAINABILITY FRAMEWORK: REALMS FOR COLLABORATION

EXISTING HOUSING NEW HOUSING ECONOMIC DEVELOPMENT PUBLIC REALM

EXISTING HOUSING

EXISTING HOUSING: RATIONALE

Economic Opportunity
Cut households energy costs and increase disposable income

Social Equity & Inclusiveness

Address absentee landlord problem and prevent gentrification

Environmental Health & Livability

Improve indoor environment and comfort

EXISTING HOUSING: KEY FINDINGS

Issues
Low quality Absentee landlords Poor awareness

Opportunities
Whole envelope retrofits Better indoor air quality and comfort Energy savings (average $420 per HH per year) Improved neighborhood image

Risks
Government funding to expire soon (e.g. EECBG) Potential gentrification

Strengths
Viet-AIDs active role in existing EE programs Viet-AIDs connection with FC community

EXISTING HOUSING: PROPOSALS Housing Quality and Energy Efficiency Stakeholder Map
Government/ EE Program Auditor Contractor(s)

Viet-AID

Utility Financing Agent

Evaluator

Owner/Tenant

Original diagram : Amy Stitely, MIT CoLab

EXISTING HOUSING: PROPOSALS

Short-term Roles
Bridge: Outreach Ambassador: Organizing Partner: Feedback

Viet-AID

Long-term Roles
Platform: One-stop services Leader: Program design; policy/funding advocacy

EXISTING HOUSING: SHORT-TERM PROPOSALS Bridge: Outreach

Government/ EE Program Auditor Contractor(s)

Viet-AID

Utility Financing Agent

Evaluator

Owner/Tenant

EXISTING HOUSING: SHORT-TERM PROPOSALS Ambassador: Organizing

Viet-AID

Owners

Tenants

EXISTING HOUSING: SHORT-TERM PROPOSALS Partner: Feedback

EE Program Viet-AID

Utility

Housing Quality Improvement Program

Owner/Tenant

EXISTING HOUSING: LONG-TERM PROPOSALS Platform: One-stop services

Viet-AID

Mass Save

Renew A Better City Boston, WAP

3D Program

Breathe Easy Owner/Tenant

EXISTING HOUSING: LONG-TERM PROPOSALS Leader: Program design; policy/funding advocacy

Viet-AID

Auditor Government Contractor(s)

Utility Financing Agent

Evaluator

Owner/Tenant

NEW HOUSING

NEW HOUSING
Say youre the average renting household in Fields Corner...
$33,500 annual income 3 people in your household You pay $213 more in rent than what you can afford You live in a triple-decker

What if you need to move, but you want to stay in Fields Corner?
Your landlord raised the rent Your building is being converted to condos Your child has asthma and your landlord wont take care of the mold problem You want a more affordable place to live

NEW HOUSING
Say youre the average renting household in Fields Corner...
$33,500 annual income 3 people in your household You pay $213 more in rent than what you can afford You live in a triple-decker

What if you need to move, but you want to stay in Fields Corner?
What You Can Afford What You Pay Now What's On The Market $837 $1,050 $1,300 and rising

NEW HOUSING
Dramatic changes in Fields Corner between 2000 and 2010:
Incomes fell by around 20% Rents rose by around 20% Severe rent burden rose by 81% (up to 38% of renting households) 85% of families making less than $50,000 are rent-burdened

Pressing need for reasonably priced, high quality places to live in Fields Corner

1460 Dot Ave

Bloomfield Gardens

NEW HOUSING
Luckily
Viet-AID knows how to develop multifamily housing There are plenty of suitable sites to develop new housing

NEW HOUSING
New affordable housing would serve incomes already well represented in the neighborhood
$41,350 $24,800 $33,500 $49,620

Extremely LowIncome Household

Average Renting Household in Fields Corner

Very Low-Income Household

Low-Income Household

= 2012 HUD-designated income limits for affordable housing units in Boston

NEW HOUSING
New affordable housing would serve incomes already well represented in the neighborhood and would make Fields Corner more sustainable Economic Opportunity
Lower housing costs increased disposable income and savings

Social Equity and Inclusiveness

Protect against rising rents and displacement Stable homes civic engagement

Environmental Health and Livability

Activate vacant and underutilized lots Preserve access to the T

NEW HOUSING: PROPOSALS

Short-Term Continue leadership in affordable housing development Investigate possible sites Explore purchase options Long-Term Develop new affordable housing Explore acquisition and financing strategies Monitor affordability indicators

NEW HOUSING: SITE ANALYSIS

Approach

NEW HOUSING: SITE ANALYSIS

Approach Improvement/land ratio

NEW HOUSING: SITE ANALYSIS

Approach Improvement/land ratio Minimum parcel size

NEW HOUSING: SITE ANALYSIS

Approach Improvement/land ratio Minimum parcel size Parcel ownership

NEW HOUSING: SITE ANALYSIS

Approach Improvement/land ratio Minimum parcel size Parcel ownership

NEW HOUSING: SITE ANALYSIS

Approach Improvement/land ratio Minimum parcel size Parcel ownership

NEW HOUSING: SITE ANALYSIS

Approach Improvement/land ratio Minimum parcel size Parcel ownership Current uses and conditions of site

NEW HOUSING: SITE ANALYSIS

Approach Improvement/land ratio Minimum parcel size Parcel ownership Current uses and conditions of site Site visit

NEW HOUSING: SITE ANALYSIS

Approach Improvement/land ratio Minimum parcel size Parcel ownership Current uses and conditions of site Site visit

NEW HOUSING: SITE ANALYSIS

Key Findings Many suitable sites, some available for purchase Five most suitable sites could support 300 new units

NEW HOUSING: SITE PROFILE

Ronan Park

174-178 Adams Street Unused Verizon Parking Lots 5 Minute Walk to T Station 2 Minute Walk to Dot Ave Zoned for Multi-Family Housing Could Hold 40 Units

Fields Corner T Station

NEW HOUSING: RECAP

Key Findings Pressing need for new affordable housing in Fields Corner New affordable housing would serve incomes already well represented in the neighborhood Recommendations Investigate sites we identify as highly suitable Explore purchase options Explore financing strategies Develop new affordable housing Monitor affordability indicators

COMMERCIAL & ECONOMIC DEVELOPMENT

ECON DEV: OBJECTIVES

Environmental Health & Livability Provide daily goods and services in the neighborhood, reducing car travel and increasing pedestrian activity. Economic Opportunity Provide entrepreneurial and employment opportunities that build residents skills and income. Social Equity and Inclusiveness Help local businesses and residents take part in regional growth and prosperity.
Retail businesses by number of employees

ECON DEV: CONNECT WITH EXISTING PROGRAMS

Finding: No small business assistance program specific to Fields Corner, but many around Boston Recommendation: Develop strategic partnerships and use the community center to engage local business owners

Fields Corner Main St Renew Boston

Boston Restore Dorchester Bay EDC BU Business Accelerator

Historic Boston

A Better City MA Small Bus Devt. Center

Accion USA

ECON DEV: EXPAND VIET AIDS WORKFORCE PROGRAMS

Findings:
18% unemployment* and job loss in sectors in which residents are employed Viet-Aid has provided some vocation-specific programs

Recommendation:
Build upon prior success Conduct needs assessment Fundraise and hire staff Consider connecting with retail space investments

*2010 Census data

ECON DEV: INVEST IN COMMERCIAL SPACES

Findings:
High vacancy (12%) and some poor building conditions Likely unmet demand for home goods, electronics, clothing, deli/bakery Parking requirements changing Recent interior projects have been successful Market rents: $15-20/SF

ECON DEV: INVEST IN COMMERCIAL SPACES

Recommendations:
Invest in retail improvements through purchase or long-term leases Viet AID can influence the type of businesses that move in, require participation in business assistance programs, etc.

PUBLIC REALM

PUBLIC REALM: RATIONALE

Environmental Health & Livability:
Promote sustainable modes of transportation Enable transit-oriented development

Equity and Social Inclusiveness:

Community engagement Accessibility Public Space

Economic Opportunity
Increase access to a vibrant commercial core

PUBLIC REALM: FOCUS AREAS

SHORT-TERM PROPOSAL: PEDESTRIAN CONNECTION

SHORT-TERM PROPOSAL: PEDESTRIAN CONNECTION

MID-TERM PROPOSAL: CONNECTIVITY

MID-TERM PROPOSAL: CONNECTIVITY

SHORT-TERM PROPOSAL: WALLS AND LOTS

SHORT-TERM PROPOSAL: WALLS AND LOTS

LONG-TERM PROPOSAL: PARKING

LONG-TERM PROPOSAL: COMPLETE STREETS

Charles Street existing

LONG-TERM PROPOSAL: COMPLETE STREETS

Charles Street proposed

LONG-TERM PROPOSAL: COMPLETE STREETS

Dorchester Avenue existing

LONG-TERM PROPOSAL: COMPLETE STREETS

Dorchester Avenue proposed

CONCLUSION
Envisioning a vibrant, diverse and sustainable Fields Corner.
Viet-AIDs Role: Vision Collaboration Immediate Action Long-range Planning Community Engagement