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Date: 11/22/2022
SPRINGFIELD – A 2023 Community Preservation Committee (CPC) recommended project focused on developing market rate apartments in the Ridgewood Historic District received approval from the City Council despite opposing views during their Nov. 14 meeting.
The CPC submits projects annually for funding consideration under the Community Preservation Act (CPA) – a taxpayer revenue fund set aside for community projects. The City Council recently approved the CPC’s 16 funding recommendations for 2022 in October, but the housing project at 169 Maple St. represents a recommendation that would derive from their 2023 funding allotment.
CPC Chairperson Robert McCarroll shared that this is only the second CPC recommended project to be reviewed by the council before their annual process. Known for its previous use as the Parsons Apartment House, the 169 Maple St. property is currently owned by the city after years of the property’s vacancy led to gradual deterioration.
“This is a deteriorated building that has been foreclosed by the city,” said McCarroll.
Attempts at revitalizing the property have been reoccurring over the years. McCarroll shared that the city awarded a developer the property in 2016 for the development of 11 apartments. While the CPC recommended funding to support the project in 2019, the funds ultimately were not dispensed as the development halted.
“The money from CPA was never disbursed, and the city exercised its reverter clause to take back the property and it put it out for request for proposals [RFP],” said McCarroll.
McCarroll shared that Davenport Advisors LLC was the only recent applicant to respond to the city’s RFP. Davenport previously redeveloped the historic Willys Overland Building located at 151 Chestnut St. into 60 apartments, according to McCarroll.
For their latest redevelopment, Davenport envisions the creation of 11 market-rate apartments that would charge $2,000 in monthly rent for three-bedroom units. The redevelopment would cost $3.3 million , with CPC recommending $250,000 of CPA funds to aid the project – which is the maximum amount the CPC can recommend.
McCarroll also shared that the Springfield Preservation Trust would provide $100,000 to the project due to its historical nature.
Davenport expects to restore the deteriorated apartment building by spring 2024 if all funding sources are secured.
When asked why the project was coming to the council before the CPC’s annual process, McCarroll said the out-of-cycle development arose after the developer got in contact with the CPC. McCarroll said the early approval would benefit the developer as they continue to raise funds for the project.
“[The CPC is] still committed to trying to see this building, which has been sitting vacant for a long time, renovated,” said McCarroll.
Ward 3 City Councilor Melvin Edwards expressed his support for the project while detailing the site’s arduous background. Edwards said the property remains vacant due to its historical distinction requiring significant repairs to the location following the 2011 tornado. The 169 Maple St. location is also in close proximity to the historic and similarly vacant Row Houses on Maple Street.
Edwards stressed that developing the 169 Maple St. property could potentially unlock additional development of the Row Houses.
“I think this is the type of thing that would help draw other developments … This is not an easy project to get done. It’s an important project to get done, not just because it’s a vacant historic building sitting there as an eyesore, but its easier for the Row Houses to get developed,” said Edwards.
Some members of the council objected to some of the project’s aspirations. City Councilor At-Large Tracye Whitfield articulated her concerns that market-rate housing is not as essential of a need as low-income housing. In Massachusetts alone, there are 305,000 people in need of low-income housing compared to the 142,000 low-income units available, according to Whitfield.
“We are in a dire need for low-income housing and I think the taxpayers money and the CPC account can be at better use,” said Whitfield.
Ward 8 City Councilor Zaida Govan and Ward 1 City Councilor Maria Perez agreed with Whitfield’s sentiments regarding the need for low-income housing.
“In our city, we need affordable housing. We have [professionals] that live here and make good money, but they don’t make good enough money to afford what we call market-rate housing … I would really love to see our city increase in people who are working here and living here,” said Govan.
“I will not be in favor because it’s a hardship … who is going to live there? It’s not going to the people that’s waltzing through my door every day, homeless, looking for an apartment,” said Perez.
City Councilor At-Large Justin Hurst also questioned the history of business RFP requests receiving support from city funding despite the incentives not be outlined on the initial RFP.
“I would imagine that if this RFP went out and folks knew that the Springfield Preservation Trust and CPC were willing to put up $350,000 [combined] to ensure this project move forward, there would be more than just one developer,” said Hurst.
Other councilors expressed support for the development. Edwards stressed the development would ignite activity in a long-ignored area, while Ward 6 City Councilor Victor Davila ultimately supported the effort despite showing some concerns for Springfield and the nation’s ongoing housing crisis.
“We’re trying to create as many housing opportunities as we can and housing choices across the city,” said Edwards.
“The pigeon in your hand is worth much more than the pigeon you are trying to catch up in the air. I’m afraid if we don’t corral this pigeon, this opportunity could end up with nothing, and that is not acceptable to me,” said Davila.
Deputy Director of Economic Development Brian Connors shared that Springfield’s downtown includes 90 percent of units that are affordable or income restricted. He said the proposed project would redevelop the complex’s “enormous” units, which Connors estimates to be three times larger than most low-income housing options.
“We need housing of all types certainly to be a healthy community … These units I would say are very odd for the city of Springfield. They are huge. Each floor is two units, they are enormous three-bedroom units,” said Connors.
Ultimately, the City Council approved the CPC’s 2023 funding recommendation in an 8-4 vote.