	FAQ

	FREQUENTLY ASKED QUESTIONS - INDEX OF LINKS
1	What is Trinity proposing for the Vicksburg Square site?		Proposal
2	Does Trinity need approval from the towns of Ayer, Harvard, and Shirley to redevelop Vicksburg Square?		Tri-Town Approval
3	What will happen if Trinity does not get approval to redevelop Vicksburg Square as it has proposed?		What if rejected?
4	What does a veterans and active duty military preference mean?		Veterans preference?
5	How much will it cost to rent these units?		RENTAL COSTS
6	Why isn’t Trinity Financial proposing condominiums at Vicksburg Square?		Why Rental Condominiums?
7	Who will live in the affordable units?		Who will live in AFFORDABLE, limited income units?
8	What is the income ranges for the affordable units?		INCOME RANGES?
9	How are affordable housing residents screened?		SCREENING APPLICANTS
10	Will residents of Ayer, Harvard, and Shirley qualify for the affordable units?		WILL LOCAL RESIDENTS QUALIFY?
11	Vicksburg square sits in two different towns and two different counties. Will people who live in the Harvard side pay different rents from the people who live in the Ayer side?		DO RENTS DEPEND ON TOWN JURISDICTION?
12	Why are there so many affordable units and why are they at 60% area median income (AMI), rather than 80% AMI?		WHY 60% AND NOT 80%?
13	Are there limits to the number of units that can be set aside for veterans’ preference under the Low Income Housing Tax Credit (LIHTC) funding program, HUD or DHCD regulations?
14	Will Chapter 498 (the legislation that established Devens) need to be amended to accommodate the affordable units that are proposed for Vicksburg Square?		DO WE NEED TO AMMEND CHAPTER 498?
15	How many children will live at Vicksburg Square?		SCHOOL AGE CHILDREN POPULATION ESTIMATES.
16	Will Harvard’s schools be able to accommodate the increase in school-age children living at Devens?		SPACE LIMITS IN HARVARD SCHOOLS
17	What are the terms of the contract between the MassDevelopment and the Town of Harvard for educating school-age children living at Devens?		Devens/Harvard Ed. Contract terms.
18	How much will it cost to educate the school-age children living at Vicksburg Square?		Cost to educate Devens children.
19	Will the 246 units proposed at Vicksburg Square be counted under the 282-unit cap that was established in the 1994 Devens Reuse Plan?		Housing CAP issues.
20	What is 40B?		40B?
21	What is the current 40B liability of Ayer and Harvard?
22	What effect will the Vicksburg Square project have on the 40B liability of Ayer and Harvard?
23	Won’t the Vicksburg Square development create more traffic?		TRAFFIC ISSUES
24	If the redevelopment occurs, there will be a loss of parking for events that take place on the playing fields. Where are people going to park?		PARKING FOR EVENTS POST VBS?
25	What type of parking will be provided for residents?		RESIDENTIAL PARKING
26	Why isn’t there any retail proposed?		NO RETAIL?
27	How many jobs will Vicksburg Square bring to the local economy?		JOBS, pre and post construction?
28	Will Vicksburg Square reduce the values of nearby properties?
28.5	Isn’t Vicksburg Square too dense a development for this region?		VBS Density?
29	HISTORY OF VICKSBURG SQUARE		HISTORY
30	What are MassDevelopment’s roles and responsibilities at Devens?
31	How is MassDevelopment financed?
32	What was the role of the Federal government in the financing?
33	Is the Federal government still involved?
34	How is Devens financed?
35	Is the land at Devens owned by MassDevelopment or is it owned by the state?
36	Who pays for maintaining public safety, roads, and infrastructure around Vicksburg Square?
37	What are Trinity’s responsibilities with Vicksburg Square?
38	What is the process that will govern disposition in 2033? Is there a document that speaks to this?		2033 AND DISPOSITION
39	What will happen if Devens reverts back to the three towns?
40	What will it cost to relocate the state police building?
41	What other considerations will Trinity and MassDevelopment offer Vicksburg Square residents?

	FREQUENTLY ASKED QUESTIONS
1	What is Trinity proposing for the Vicksburg Square site?

	Trinity is proposing to rehabilitate the four main buildings in the quadrangle of Vicksburg Square into 246 units of affordable veterans rental housing. Included in these units are 78 units of rental housing for seniors and 168 units of rental housing for individuals and families. Twenty percent of the homes will be rented at market rates. The company is proposing a preference for veterans and active military, which will apply to all of the affordable units at Vicksburg Square. As part of Trinity’s plan, the historic theatre inVicksburg Squarewill be the new location for the Fort Devens Museum.

2	Does Trinity need approval from the towns of Ayer, Harvard, and Shirley to redevelop Vicksburg Square?

	Yes. In order for Vicksburg Square to be redeveloped, Trinity’s proposal needs to be approved by a vote at Super Town Meeting – three concurrent Town Meetings in Ayer, Harvard, and Shirley. You can view a timeline of this process here.

3	What will happen if Trinity does not get approval to redevelop Vicksburg Square as it has proposed?

	If the Super Town Meeting does not approve the proposal, Trinity will close its office in Ayer and will not continue work on the Vicksburg Square development.

4	What does a veterans and active duty military preference mean?

	A veterans and active duty military preference means that veterans and military personnel will have the first opportunity to lease available units at Vicksburg Square. Trinity will work with the Massachusetts Department of Housing and Community Development (DHCD) to fully outline the mechanics of the veterans’ preference, but those who wish to qualify for the veterans’ preference will likely be interviewed by a Veterans Selection Board and will need to present required credentials to obtain the preference.

5	How much will it cost to rent these units?

	Twenty percent of all of the units will be rented at market rates. Rents for the market rate units will likely range from approximately $1100 for a 1BR unit to approximately $1700 for a 3BR unit. Eighty percent of the units will be affordable. Rents for the affordable units will range from $492 for a 1BR unit to $1373 for a 3BR unit. Ninety percent of the affordable units will be available at rents between $1,043 for a 1BR and $1,373 for a 3 BR.

6	Why isn’t Trinity Financial proposing condominiums at Vicksburg Square?

	Neither the local market conditions surrounding Vicksburg, nor the broader financial markets required to finance the development would support the redevelopment of Vicksburg into for-sale residential units.

	In 2006 there were a combined five condominium units sold in Devens. To achieve the absorption of 46 units in the first year (1/4 of the 245 units), sales volume would need to increase by 74% a year for the next four years.

	After continued discussions with lenders, institutional investors and specialists in the marketing of condominium units, Trinity does not believe the market will support the development of these units as condominiums and therefore we did not pursue any additional analysis.

	AFFORDABLE HOUSING

7	Who will live in the affordable units?

	In similar developments, affordable units are occupied by people who work in a variety of fields. For example, in our Lowell development, Appleton Mills, the affordable units are occupied not only with artists, but also with teachers, EMTs, construction workers, and people who work at local businesses.

	The income qualifications for affordable housing are set each year by the Department of Housing and Urban Development (HUD).

8	What is the income ranges for the affordable units?

	The income ranges will be mandated by HUD and will be updated annually. Currently the income range is from $16,594- $57,780 (established by HUD, updated for 2012)

	Single Person: $16,869 – $41,100
	Couple: $16,869 – $46,980
	Family of Three: $19,509 – $52,860
	Family of Four: $19,509 – $58,680

9	How are affordable housing residents screened?

	Individuals and families that desire to live in the affordable units will have to pass through a rigorous financial and background review. This process includes credit, criminal and reference checks. Prospective tenants must provide proof of income (paystubs, tax returns) that must be verified by third parties. Assets are also taken into consideration when assessing annual income. Assets include anything of value such as 401K plans, bank/trust accounts and real estate. There is a complicated calculation that takes into consideration both income and assets which is done by our management company. This entire process and verification procedure will then be additionally verified by a third party hired by our investor to make sure the property is in compliance with IRS regulations.

10	Will residents of Ayer, Harvard, and Shirley qualify for the affordable units?

	There have been concerns raised that people in the surrounding towns may not qualify for the affordable units. However, the Town of Harvard’s own Affordable Housing Plan (Revised and Updated March 2011) states that demand for affordable units comes from:

	1. School and municipal employees
	2. Families with children in Harvard schools under the Choice Program
	3. Parents, children, or siblings of current residents
	4. Current residents facing financial setback
	5. Households that have split up due to divorce
	6. Young people who work in the area but can’t afford to buy
	7. Older homeowners wishing to downsize.

	The report notes that, “The lack of affordable housing continues to have an impact on maintaining the town’s volunteer emergency services, which requires volunteers to live within the town”

11	Vicksburg square sits in two different towns and two different counties. Will people who live in the Harvard side pay different rents from the people who live in the Ayer side?

	Ayer and Harvard do lie in different counties. Buildings within the Ayer town boundaries (such as Allen and Hale Hall) would use the AMI/Rents established by HUD forMiddlesexCountyor the Boston-Cambridge-Quincy Metropolitan Statistical Area (MSA).

	We have been advised by our tax attorney that the buildings that are split between Harvard and Ayer (likely Knox Hall and Revere Hall) would likely be subject to the AMI/Rents of the county that has the lower AMI. Therefore we would use the lower Boston-Cambridge-Quincy MSA AMI/Rents for Knox and Revere Halls as well.

12	Why are there so many affordable units and why are they at 60% area median income (AMI), rather than 80% AMI?

	The redevelopment of the buildings will be made possible using equity from the sale of housing and historic tax credits. The housing credits mandate that rents be affordable to individuals and families earning no more than 60% of AMI. Were Trinity to set rents above this level, we would not qualify for the housing tax credits and would therefore not be able to make the project work financially.

13	Are there limits to the number of units that can be set aside for veterans’ preference under the Low Income Housing Tax Credit (LIHTC) funding program, HUD or DHCD regulations?

	We do not believe that there will be a limit to the number of units which will be subject to the veterans’ preference. We will be engaging the Massachusetts Department of Housing and Community Development (DHCD) on the mechanics of the veterans’ preference as we did for our Appleton Mills redevelopment, which also has an Artist Preference.

14	Will Chapter 498 (the legislation that established Devens) need to be amended to accommodate the affordable units that are proposed for Vicksburg Square?

	No. Chapter 498 does not speak to affordability. The only document that references the percentage of affordable units at Vicksburg Square is the Devens Reuse Plan, which is proposed to be amended through the Super Town Meeting approval process.

	CHILDREN and SCHOOLING

15	How many children will live at Vicksburg Square?

	Trinity commissioned a detailed analysis of the school finance implications of the redevelopment by ConsultEcon, an economic analysis consulting firm. This report, by ConsultEcon, estimated the total number of children to be 99. Of these 99 children, it was estimated that 77 would be school aged. It is estimated that roughly 25% of these (or 25 children) would be living on the Harvard portion of the site and 75% (or 52 children) would be living on the Ayer portion of the site.

16	Will Harvard’s schools be able to accommodate the increase in school-age children living at Devens?

	According to a study by the New England School Development Council that was released by the Harvard School Committee in January of 2011, the enrollment for Harvard schools is projected to decrease by approximately 30% (344 students) over the next ten years.

17	What are the terms of the contract between the MassDevelopment and the Town of Harvard for educating school-age children living at Devens?

	There are two contracts between MassDevelopment and Harvard for the cost of educating school-age children living at Vicksburg Square. The contract for grades six through twelve is a three-year contract with a two-year prior notice for termination. The contract for pre-kindergarten through grade five is a five-year contract with a two-year prior notice for termination. In fiscal year 2009, MassDevelopment paid Harvard $13,055 per student per year.

	There is also a grandfather clause for Devens students. In the event that Harvard terminates the contract with MassDevelopment, MassDevelopment will continue to pay to educate all current students from Devens through their graduation from high school.

18	How much will it cost to educate the school-age children living at Vicksburg Square?

	Harvard

	Marginal Cost per additional Vicksburg Square Student	$9,239
	less Chapter 70 State Aid Per Student	($1,326)
	less Estimated Vicksburg Property Tax Revenue Per Student	($2,821)
	Net Marginal Cost to Town of Harvard per Student	$5,092

	Marginal Cost of Educating 25 Additional Students (per ConsultEcon’s report) = $127,281

	Harvard School Budget = $17,316,186

	By ConsultEcon’s count, the marginal cost of educating the students fromVicksburg Square will account for less than 1% of Harvard’s school budget.

	Ayer/Shirley

	Marginal Cost per additional Vicksburg Square Student	$8,487
	less Chapter 70 State Aid Per Student	($2,668)
	less Estimated VicksburgProperty Tax Revenue Per Student	($3,764)
	Net Marginal Cost to Town of Ayer per Student	$2,054

	Marginal Cost of Educating 53 Additional Students (per ConsultEcon’s report) = $108,862

	Ayer/Shirley School Budget = $27,530,928

	By ConsultEcon’s count, the marginal cost of educating the students fromVicksburg Square will account for less than 1% of Ayer/Shirley’s school budget.

	HOUSING CAP AND 40B

19	Will the 246 units proposed at Vicksburg Square be counted under the 282-unit cap that was established in the 1994 Devens Reuse Plan?

	No. The units that Trinity Financial is proposing for Vicksburg Square would be above and beyond the 282-unit cap in the 1994 Devens Reuse Plan.

20	What is 40B?

	40B is a statewide law inMassachusetts that stimulates the development of affordable housing. In communities where less than 10% of the housing stock is affordable, developers can use 40B to override local zoning regulations and provide them with a streamlined permitting process. “Affordable” is defined as individuals or families earning up to 80% of the area median income.

	Communities can satisfy the 10% affordability requirement through the development of rental or ownership units. In rental projects, all of the units count towards that community’s 10% requirement so long as at least 25% of the development’s units are offered at affordable rents. In an ownership project, only those units that are sold at affordable prices count towards that community’s 10% requirement. Under an ownership model, at least 25% of the units need to be sold at affordable prices.

	Vicksburg Square is not a 40B development.

21	What is the current 40B liability of Ayer and Harvard?

	Harvard

	According to DHCD, 108 or 5.4% of Harvard’s 1,982 housing units are affordable. The Town of Harvard will need to develop 91 units of rental housing where at least 25% of the units are affordable before it has met its obligation under 40B. This also means that a developer could develop as many as 364 home ownership units (assuming that only the minimum 25% of the units are affordable).

	Ayer

	According to DHCD, 293 or 8.5% of Ayer’s 3,440 housing units are affordable. The Town of Ayer will need to develop 51 units of rental housing where at least 25% of the units are affordable before it has met its obligation under 40B. This also means that a developer could develop as many as 204 home ownership units (assuming that only the minimum 25% of the units are affordable).

22	What effect will the Vicksburg Square project have on the 40B liability of Ayer and Harvard?

	Harvard

	The Vicksburg Square proposal has an estimated 54 units located in Harvard. Given that more than 25% of the development’s units are affordable, all 54 units will count towards 40B. This represents a reduction of Harvard’s 40B liability by roughly 60%.

	Ayer

	The Vicksburg Square proposal has an estimated 192 units located in Ayer. Given that more than 25% of the development’s units are affordable, all 192 units will count towards 40B.Vicksburg Square would completely eliminate Ayer’s 40B liability.

	TRAFFIC AND PARKING

23	Won’t the Vicksburg Square development create more traffic?

	According to an analysis by the Woodland Design Group, a traffic engineering firm, the Vicksburg Square project would generate substantially less traffic than the uses that are currently approved for the site. Under the proposed zoning for Vicksburg Square, there would be approximately 82% fewer vehicle trips during the weekday morning peak hour, 77% fewer vehicle trips during the weekday evening peak hour, and 4% fewer vehicle trips during the Saturday midday peak hour as compared to the “Innovation and Technology Center” zoning currently in place. These projections are based upon the assumptions outlined in the Institute of Transportation Engineers’ (ITE) publication Trip Generation, 8^th Edition.

24	If the redevelopment occurs, there will be a loss of parking for events that take place on the playing fields. Where are people going to park?

	The existing parking lot at Vicksburg Square can accommodate 530 vehicles: 340 cars within the quadrangle and 190 cars around the three ancillary buildings (former firehouse, state police building and theater). MassDevelopment has identified a total of 719 spaces that are within a ¼-mile of the playing fields. MassDevelopment has indicated that visitors would be able to use any and all of these parking facilities if there were a special event at Rogers Field. These parking facilities include:

	139 Spaces at in between Eglomise and Learning Express
	204 Spaces at the Native American Cultural Center
	107 Bachelor/Office quarters
	137 Spaces at the Community Center
	132 Spaces at the Chapel

25	What type of parking will be provided for residents?

	There are 446 spaces proposed for the redevelopment, including 20 spaces assigned to the Fort Devens Museum.

	Current zoning allows for 2 spaces for every 2 BR unit, which we have maintained. We have dropped the minimum to 1.5 spaces for the 1 BR units. Given the Senior population for our 1BR units, we do not feel this will be a problem for marketing the units. We could build more if necessary but we do not think surface parking lots are attractive and add to the quality of a development.

	Developing more parking, which would add more impervious surfaces to the site, is not in keeping with the goal of making Vicksburg Squarea “green” and sustainable development.

	ECONOMIC DEVELOPMENT

26	Why isn’t there any retail proposed?

	We explored retail and commercial use for Vicksburg Square. However, the various buildings located at Vicksburg Square are not adequately equipped for retail loading needs, and the cost of renovations for this purpose greatly exceed any possible revenue.

	We also want to balance the needs of the towns. Retail created in this location would be to the detriment of the existing retail in Devens Commons, Ayer, Shirley, and Harvard.

27	How many jobs will Vicksburg Square bring to the local economy?

	Each of the four buildings at Vicksburg Square is expected to generate approximately 150 construction jobs. These are much needed jobs that have suffered along with the slowdown in the economy. Additionally, there will be an estimated six to ten full-time jobs at Vicksburg Square as a result of the housing.

28	Will Vicksburg Square reduce the values of nearby properties?

	According to a report from MIT’s Center for Real Estate from 2005, Effects of Mixed-Income,

	Multi-Family Rental Housing Developments on Single-Family Housing Values:

	“Large, dense, multi-family rental developments made possible by Chapter 40B do not negatively impact the sales price of nearby single-family homes. Our ﬁndings are transferable to similar developments in towns such as the ones studied. Massachusetts-style mixed-income, multi-family developments need not be feared in terms of property value losses.”

28.5	Isn’t Vicksburg Square too dense a development for this region?

	Not long ago these buildings were barracks, occupied by more than 1,150 active military personnel. Three buildings were barracks: Revere (500 men), Allen (500 men), Hale (500 men). Knox was built as a hospital. Additionally, if you look at the density of cities that the project has been compared to on a per-square-mile basis, you will see that the development is far below the surrounding towns.

	Dwelling Units per Square Mile Cambridge 7,261 Ayer 382 Harvard 75 Devens (currently) 17 Devens (with Vicksburg Square) 35
29	HISTORY OF VICKSBURG SQUARE

	What was the original use of the buildings at Vicksburg Square?

	The buildings at Vicksburg Square had many uses over the years, including as barracks, office space, hospital, and headquarters for the Army’s Intelligence operation. However, according to the U.S. Department of the Interior National Register of Historic Places Registration Form, which was certified by the Massachusetts Historical Commission Preservation Officer, the buildings were originally constructed and used as infantry barracks housing more than 1500 soldiers:

	Page 2, Section 7

	“Directly across Rogers Field is the barracks quadrangle formed by four large structures surrounding a green court, now used for parking.The post commander’s residence sits at the curved end of the U-shaped circulation area. It is similar in design to field officer quarters, but distinguished by its isolated and elevated location.”

	Page 6, Section 7-Inventory of Buildings

	P-11: Old Building Number P111 (Hale Hall) 1940 500-man infantry Barracks (Hale Hall) Planned as early as 1934 but not constructed until 1940, this building closes the south end of the barracks quadrangle and is the most intact of the group
	P-12: Old Building Number P112 (Revere Hall) 500-man infantry Barracks, 1929 Buena Vista Street.
	P-13: Old Building Number P114 (Allen Hall) 500-man infantry Barracks, 1929 Buena Vista Street
	P-3: 250-man Infantry Barracks (Knox Hall) 1929 Sherman Avenue and Buena Vista Street

	MASSDEVELOPMENT

30	What are MassDevelopment’s roles and responsibilities at Devens?

	Chapter 498 requires that MassDevelopment and the Devens Enterprise Commission (DEC) assume most municipal responsibilities at Devens, with the exception of Town Clerk duties that are still handled by the Towns. MassDevelopment provides or contracts for typical municipal services for Devens including police, fire, DPW, and education.

31	How is MassDevelopment financed?

	Largely self-financed, MassDevelopment raises funds through the finance (such as bonds and loans) and real-estate services that it offers. MassDevelopment does receive some state funding for specific projects.

32	What was the role of the Federal government in the financing?

	As a quasi-public state agency, MassDevelopment has partnered with the Army in Devens. For example, MassDevelopment purchased the land in Devens from the Army, and the Army is responsible for ongoing cleanup activities there. Federal funds do also serve as a component of certain loan funds that MassDevelopment administers.

33	Is the Federal government still involved?

	Only in the ways mentioned above.

34	How is Devens financed?

	Chapter 498 set aside $200 million in state bond capacity to finance the redevelopment of Devens, including capital projects (such as demolition, road construction, utility construction, etc.) and operating expenses. While little of this allocation remains at this phase in redevelopment, revenues from taxes, utilities, and other sources currently provide for the majority of operating expenses.

35	Is the land at Devens owned by MassDevelopment or is it owned by the state?

	MassDevelopment purchased the land from the U.S. Army. The U.S.
	Army had purchased the land from the Towns of Ayer, Harvard, Lancaster, and Shirley in 1917.

	Who are taxes paid to?

	As the entity charged with providing services for Devens, MassDevelopment collects taxes from businesses and residents.

	What is the relationship between Trinity and MassDevelopment?

	Trinity responded to MassHousing’s Request for Expressions of Interest for the Vicksburg Square Redevelopment. Mass Development has given Trinity a tentative designation as developer pending Trinity receiving zoning approval for a development. Trinity will not enter into a formal Land Disposition Agreement with MassDevelopment for the rights to develop Vicksburg Square until it is successful in getting the approvals for the redevelopment of the site.

36	Who pays for maintaining public safety, roads, and infrastructure around Vicksburg Square?

	Under the current jurisdiction of MassDevelopment, Devens would provide

	Water/Sewer/Gas/Electric: Trinity would connect into the system and the project will pay for its use of utilities.
	DPW (Mass Dev staff): Trinity will have its own maintenance staff and the current DPW will NOT have to plow parking lots or maintain buildings.
	Fire Department: Mass Development’s fire department is more than adequate to handle this.
	Police: Mass Development contracts with State Police to provide services under an existing contract.

	Currently, the surrounding towns provide voter services, veterans service, and affordable housing lotteries.

37	What are Trinity’s responsibilities with Vicksburg Square?

	If the zoning amendment is successful, Trinity will purchase the 20-acre Vicksburg Square property at which point Trinity will be responsible for the property’s operation and upkeep.

38	What is the process that will govern disposition in 2033? Is there a document that speaks to this?

	Chapter 498 of the Acts of 1993 is the governing document on these matters. A copy can be found online at the DEC website:
	www.devensec.com. Chapter 498 spells out the process for disposition, which must happen no later than 2033. This process entails the Towns and MassDevelopment preparing a report recommending a permanent governance structure for Devens and submitting that report to the legislature for its approval. Given the required joint report format and the subsequent legislative review, no individual town or group of towns will be stuck with anything without their assent.

39	What will happen if Devens reverts back to the three towns?

	If Vicksburg Square were to be divided among the towns there are a number of ways services could be handled including, but not limited to, the following:

	Utilities
	Mass Development could remain owner and operator of the utilities
	Mass Development could sell utility system to a company such as Nstar or National Grid.
	Mass Development could sell the utilities to one or more of towns to operate.
	Public Safety
	Fire: Ayer’s fire department could take jurisdiction. Harvard could take jurisdiction, although they would likely need a full time fire department as their current volunteer department is not adequate.
	Police: Ayer’s police department could take over jurisdiction.

40	What will it cost to relocate the state police building?

	MassDevelopment will bear the cost of relocating the state police. If the towns were to take over Devens, they would likely not build a new police station and the State Police would likely maintain an outpost in one of the existing police stations, such as the existing crime lab or the facility at the airfield.

41	What other considerations will Trinity and MassDevelopment offer Vicksburg Square residents?

	If residents living at Vicksburg Square have difficulty getting around, Trinity Financial is open to working with MassDevelopment to explore the possibility of establishing a shuttle service to take residents to local area destinations. This shuttle service may be expansion of the van service that the two hotels at Devens currently offer between their facilities and the Ayer commuter rail station.