Greenhouse Final Report

Prepared for Viet-AID
May 2012
A Plan for Sustainability in Fields Corner
AT THE
CROSSROADS
Massachusetts Institute of Technology
Department of Urban Studies and Planning
11.436: Greenhouse Residential Neighborhood Plan
Spring 2012
Final Report
Prepared for Viet-AID, Boston
May 2012
Instructors
James Buckley
Patricia Molina Costa
Students
Viktorija Abolina
Elena Alschuler
Caroline Bird
Brian Daly
Jay Gordon
Melissa Higbee
Ksenia Mokrushina
Adi Nochur
Dan Rinzler
Erica Simmons
Michael Tuori
Dong Wang
Thank you
IIndira Alvarez, City of Boston
Zack Boyd, Next Step Living
Evelyn Darling, Fields Corner Main Street
Eric Gardner, New Ecology, Inc.
My Lam, MIT Department of Urban Studies and Planning
Bruce Ledgerwood, Low Income Energy Affordability Network
Lourdes Lopez, Renew Boston
Josh Lynch, Next Step Living
David MacLellan, Action for Boston Community Development
Henry McGovern, Next Step Living
Harvey Michaels, MIT Department of Urban Studies and Planning
Alison Moronta, Jamaica Plain NDC
Long Nguyen, Viet-AID
Mihir Parikh, A Better City
Nam Pham, Viet-AID
Karl Seidman, MIT Department of Urban Studies and Planning
Amy Stitely, MIT Community Innovators Lab
Bradford Swing, Renew Boston
Joel Wool, GreenDorchester
Martin Walsh, Massachusetts State Representative
Aspasia Xypolia, Viet-AID
CONTENTS
Executive Summary 4
[ 1 ] Introduction 7
[ 2 ] Existing Housing 17
[ 3 ] New Housing 33
[ 4 ] Economic Development 51
[ 5 ] Public Realm 65
[ 6 ] Conclusion 85
Works Cited 88
EXECUTIVE SUMMARY | 5
savings, and health; preserve access to the T for
low-income renters; and activate vacant and un-
derutilized lots. Our analysis shows that there
are several vacant sites in Fields Corner that are
highly suitable to be developed as affordable
housing in the short term.
Economic Development
Commercial and economic development pro-
grams can: enhance the vibrant and diverse
neighborhood character of Fields Corner; gen-
erate wealth for local residents and business
owners; and provide the community with access
to daily goods and services. Our proposals are
centered on improving the quality of local re-
tail spaces and providing entrepreneurial and
employment opportunities for Fields Corner
residents.
Public Realm
Improvements in the public realm can: increase
access to the commercial core; increase accessi-
bility and mobility for neighborhood residences;
enhance public spaces; promote sustainable
modes of transportation; and enable transit-ori-
ented development by integrating transit into
the neighborhood. Our proposals are intended
to provide ideas of what a sustainable, vibrant,
and diverse Fields Corner could be, and to spark
conversations about the public realm.
The 2012 Greenhouse Practicum was a semes-
ter-long collaboration between Master in City
Planning students in the Department of Urban
Studies and Planning at MIT and Viet-AID, a
community development corporation in the
Fields Corner neighborhood of Dorchester. This
report contains our fnal proposals for promot-
ing sustainability and equity in Fields Corner,
and identifes key roles that Viet-AID can play in
implementing this vision.
We used a sustainability framework that upholds
the principles of Economic Opportunity, Social
Equity and Inclusiveness, and Environmental
Health and Livability, to guide our proposals in
the following areas:
Existing Housing
Programs that address housing quality and
increase residential energy effciency can im-
prove health and comfort, as well as reduce
household energy costs. We propose that Viet-
AID build upon its existing efforts in these areas,
construct innovative partnerships, and design
and advocate for housing quality and energy ef-
fciency programs, policies and regulations.
New Housing
New reasonably priced, energy-effcient, and
transit-accessible multifamily housing on infll
sites in Fields Corner can: help protect low-
income renters from rising rents and displace-
ment; increase civic engagement among low-
income renters; increase disposable income,
EXECUTIVE SUMMARY
| AT THE CROSSROADS 6
INTRODUCTION | 7
This introductory section details the sustain-
ability framework we used to guide our work
and gives an overview of the history of Fields
Corner and the current challenges and oppor-
tunities facing the neighborhood. Based upon
this initial analysis, subsequent sections pres-
ent a range of proposals that Viet-AID can
implement in the areas of Existing Housing,
New Housing, Economic Development and
the Public Realm. We hope that our recom-
mendations will provide Viet-AID with a
comprehensive framework to promote a
vision for Fields Corner as a vibrant, diverse
and sustainable neighborhood.
SUSTAINABILITY FRAMEWORK
In urban communities across the country, ef-
forts to promote sustainability often focus on
establishing dense mixed-use communities
near public transit, known as transit-oriented
development (TOD), as a way to increase pub-
Sustainability is gaining increasing currency
as a comprehensive framework for develop-
ing holistic solutions to economic, social and
environmental challenges. But what does sus-
tainability actually look like on the ground at
a neighborhood level, and what can commu-
nity organizations do to make sustainability
a reality? We have explored these questions
as part of the GreenHouse practicum in the
Department of Urban Studies and Planning
at MIT. This report presents the results of our
three months of research in Fields Corner, a
mixed-income, multi-racial neighborhood in
the Dorchester section of Boston. Our client
is Viet-AID, a community development cor-
poration that operates in Fields Corner and
serves the Vietnamese community in Greater
Boston. Our goal is to develop a vision for a
neighborhood sustainability plan for Fields
Corner and to explore ways in which Viet-
AID can use its unique capacities to spearhead
implementation.
[ 1 ] Introduction
Fields Corner Study Area Census Tracts
0 1 2 0.5
Miles
Downtown
Boston
Fields
Corner
Fields Corner Census Tracts
1/2 Mile from T-Stop
Data source:
Mass GIS, 2010
Highway/Road
Viet-AID and Fields Corner. We have selected
four specifc areas of action for Viet-AID to
consider:
Existing Housing: Improving the quality, com-
fort and energy effciency of existing housing
stock to cut household costs and enhance
livability;
New Housing: Assessing opportunities for
developing new multifamily workforce hous-
ing that is high quality, energy effcient and
reasonably priced;
Economic Development: Increasing economic
activity in the commercial core and increasing
employment and entrepreneurial opportuni-
ties for residents;
Public Realm: Promoting sustainable modes of
transportation and increased access and use of
public space.
Creating avenues for community engagement
and participation is also central in promot-
ing sustainability in Fields Corner. Because
sustainable activities depend on the most
local of knowledge, implementation requires
coordinated efforts between Viet-AID and
other neighborhood-, city-, and state-level
stakeholders.
for a neighborhood like Fields Corner must
simultaneously lift up three principles:
Economic Opportunity: Creating local jobs and
generating local wealth.
Social Equity and Inclusiveness: Maintaining
affordability and engaging diverse
communities
Environmental Health and Livability: Reducing
harm from pollution and improving the
physical environment.
Sustainability calls for linking these prin-
ciples together in an integrated fashion, as
depicted in Figure 1.1. This model positions
the economy as embedded in society and
society as embedded in the environment,
showing that any activity pursued in one of
these spheres impacts the other spheres as
well. It acknowledges that all social and eco-
nomic activities operate within environmen-
tal limits, highlighting the need to develop
framework[s] whereby all new commercial
and residential projects refect to the greatest
extent possible the principles and practices
of ecological sustainability, as well as social,
environmental and economic justice.
1

These three principles stand at the core of
the analysis and proposals we present for
1 Williams, Orrin and Cassandra Robbins, 59th
Street Green Business District: Proposal and Work
Plan (Chicago: Center for Urban Transformation,
March 2009).
lic transit use and neighborhood walkability,
reduce auto-related pollution and greenhouse
gas emissions, and support economic develop-
ment. Fields Corners proximity to a transit
station on the MBTAs Red Line connecting to
downtown Boston clearly presents powerful
opportunities for this kind of development. At
the same time, pursuing TOD and neighbor-
hood improvements in Fields Corner could
overshadow the needs of longtime commu-
nity residents and lead to displacement in
some cases. Fields Corner is at a crossroads:
can it develop as a vibrant, diverse, and truly
sustainable community, tapping into its re-
sources of density and transit to jumpstart the
local economy, or will that process displace
the very community that is trying to improve
its neighborhood? To ensure favorable out-
comes for all, a truly sustainable framework
SOCIAL EQUITY
& INCLUSIVENESS
ENVIRONMENTAL HEALTH
& LIVABILITY
ECONOMIC
OPPORTUNITY
SOCIAL EQUITY
& INCLUSIVENESS
& LIVABILITY
ECONOMIC
OPPORTUNITY
Figure 1.1. Sustainability framework
INTRODUCTION | 9
served new immigrants and working class
families. Irish and Italian households popu-
lated the area in the early twentieth century.
By the 1940s and 1950s, African Americans
migrating from the Southern states became
the largest new population. Discrimination
supported by the Federal Housing
Administration and local restrictive covenants
forced segregated development, leaving
neighborhoods like Fields Corner with high
rates of poverty and a deteriorating economic
base, housing stock, and infrastructure.
In the face of these challenges, Fields Corners
residents have worked to create a sense of
community and place. The neighborhood has
always been home to a diverse population.
The Irish and African Americans were joined
in the second half of the century as Latino
and Cape Verdean immigrants moved into
Dorchester and Fields Corner. In the 1980s
and 1990s Vietnamese immigrants began to
establish businesses in the area; by the 1990s,
Fields Corner was home to many Vietnamese
Americans and was considered the economic
and cultural center for Vietnamese in the
Boston area.
5
5 People, Places and Planning in Boston, accessed
April 30, 2012, http://planningboston.org/people/
vietnamese/.
of Boston. From the neighborhoods early
days, public transit has shaped Fields Corner.
By the 1880s, several key streetcar lines
joined at Fields Corner and in 1927 the Fields
Corner rail station was built above existing
railroad lines.
2
In Streetcar Suburbs, Sam
Warner claims that, in general, Dorchesters
suburban grid led to a lack of a sense of com-
munity or neighborhood; however, he cites
Fields Corner as one of several clusters where
an actual center existed around transit links.
3

Seeing new land made accessible by the
streetcars, middle class Bostonians sought
out green space and healthier living within
commuting distance of the city. New arrivals
built houses in a range of styles, and income
levels varied from street to street; the houses
were generally well built and no large pockets
land remained undeveloped.
4
The diversity
of housing types in Fields Corner today, and
especially the prominence of triple-deckers,
emerged from the streetcar-fueled early de-
velopment pattern.
As the suburbs continued to expand outward
from Boston, areas closer to the city center
like Fields Corner were divided into smaller
lots for cheaper and denser housing that
2 Arthur J. Krim, Three-Deckers of Dorchester:
An Architectural Historical Survey, (Boston: Boston
Redevelopment Authority, 1977), 13.
3 Sam Bass Warner, Jr., Streetcar Suburbs: The
Process of Growth in Boston, 1870-1900 (Cambridge:
Harvard, 1962), 158.
4 Warner, Streetcar Suburbs, 67.
HISTORY OF FIELDS CORNER
Fields Corner owes its name to brothers
Isaac and Enos Field, owners of a general
store at the crossroads of Adams Street and
the Dorchester Turnpike in the early 19th
Century. Primarily rural during its early set-
tlement, development and new technologies
were by mid-century rapidly transforming
the surrounding area into a streetcar suburb
Historic photos from http://www.flickr.com/photos/
cityofbostonarchives
African Americans and people of African
descent make up by far the largest percentage
of the population, followed by a fairly even
distribution of people who identify as Asian,
Latino or Hispanic, and White. Of the Asian
population, the vast majority is Vietnamese
American, in striking contrast to the distribu-
tion in Boston as a whole and refecting Fields
Corners role as the center for Vietnamese
Americans in the Boston Area. Fields Corners
diversity is linguistic as well as racial; lan-
guages other than English are spoken in
more than half the homes in Fields Corner.
Fields Corner is a neighborhood of families;
while the city of Boston overall is dominated
by young adults, Fields Corner has a more
evenly distributed population that includes
many children and older adults.
ECONOMIC PROFILE
The median income of a household in Fields
Corner is below the Boston average; in 2010,
the Fields Corner median household income
was $43,386, as compared to the Boston
median income of $51,914.
1
Between 2000
and 2010 the average income level dropped
and the percentage of people living in poverty
rose by 8.25%. The trend was signifcantly
more pronounced in Fields Corner than in
Boston as a whole, which saw an increase of
only 1.75%.
1 American Community Survey, 2010.
area is most likely to beneft from and be im-
pacted by, transit-oriented development. We
have used the fve census tracks that roughly
correlate with this -mile radius (tracts 916,
917, 920, 921 [921.01 in 2010], and 922) for
our data analysis (See Fields Corner study
area census tracts).
DEMOGRAPHIC PROFILE
As we have seen, Fields Corner stands out for
the racial and ethnic diversity of its residents.
NEIGHBORHOOD PROFILE
STUDY AREA BOUNDARIES
Fields Corners boundaries can be consid-
ered to be as broad as the area between
Ashmont, Washington, and Bowdoin Streets
in Dorchester in Boston, and as narrow as the
business district along Dorchester Avenue. For
the purposes of this study, we are defning
Fields Corner as the area within a one-half
mile radius around the Fields Corner T sta-
tion. An easy walk from the T station, this
Figure 1.2. Fields Corner study area census tracts
921.01
922
920
916
917
Savin Hill
Fields Corner
Fields Corner Study Area Census Tracts
Fields Corner Census Tracts
Census Tract
1/2 Mile from T-Stop
Data source:
Mass GIS, 2010
0 0.25 0.5 0.125
Miles
INTRODUCTION | 11
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Fields Corner Boston
% Two or More Races
% Other Race
% Vietnamese
% Asian (non-Vietnamese)
% Hispanic/Latino
% Black/Af. Amer
% White
Figure 1.3. Racial diversity.
Source: American Community Survey (2011)
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Other
Vietnamese
Chinese
Portuguese
French Creole
Spanish
English
Figure 1.4. Language spoken at home.
Source: American Community Survey (2010)
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
% Two or More Races
% Other Race
% Vietnamese
% Asian (non-Vietnamese)
% Hispanic/Latino
% Black/Af. Amer
% White
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Other
Vietnamese
Chinese
Portuguese
French Creole
Spanish
English
Figure 1.5. Age distribution, Boston and Fields
Corner
more than half of their incomes on rent, have
increased dramatically in recent years, and
now represent nearly 40 percent of renting
households in the neighborhood. In addition,
low-income Fields Corner renters are much
more likely to be rent-burdened. Although
Viet-AID and has developed multiple afford-
able housing over the past several years, the
demand among low-income people for high
quality housing with stable, affordable rents
in Fields Corner increasingly outpaces supply.
Viet-AIDs leadership in housing development
will be crucial to meeting this need, and for
helping low-income renters gain a foothold in
an increasingly unaffordable neighborhood.
The predominance in Fields Corner of triple-
deckers, the three-story, three-family build-
ings so characteristic of Dorchester, represents
another resource with the potential to sup-
port sustainable and equitable development.
In 2010, roughly 18% of the working age
population in Fields Corner was unemployed
(See Table 1.1). More Fields Corner residents
worked in the service, production and trans-
portation, and construction industries than in
Boston as a whole, and fewer were employed
in management, business, science and the arts.
HOUSING
Approximately 6900 households reside in the
fve census tracts of Fields Corner, of which
approximately two thirds rent their homes.
Rising rents trigger signifcant concern in
Fields Corner. Most renting households
in Fields Corner are rent-burdened, which
means they dedicate more than 30 percent of
their incomes to rent each month. Instances
of severe rent burden, where households pay
0.00%
5.00%
10.00%
15.00%
20.00%
25.00%
30.00%
2000 2010
Source: 2000 US Census and 2010 American Community Survey
Percentage of Population at or
Below Poverty Level in Fields
Corner and Boston
Fields Corner
Boston
Figure 1.6. Percentage of Population at or below
poverty level.
Source: 2000 US Census and 2010 American
Community Survey
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Fields Corner City of
Boston
Metro Region
Production and
transportation
Construction and
maintenance
Sales and office
Service
Management,
business, science,
and arts
Figure 1.7. Occupations of residents of Fields
Corner, Boston, and the metro region, 2010
Source: American Community Survey, 2010
Table 1.1. 2010 uneployment rates. (population over
16 years old).
Source: American Community Survey, 2010
Location
Fields Corner Census
Tracts 916 19%
917 23%
920 18%
921.01 9%
922 21%
City of Boston 9%
Boston Metro Region 7%
Figure 1.8. Residential units (year built). Source:
American Community Survey, 2010
INTRODUCTION | 13
The proximity of the T to the business core
also provides Fields Corner with the oppor-
tunity to attract visitors from beyond the
immediate vicinity. Fields Corner already
serves as a regional center for the Vietnamese
community, but the neighborhoods restau-
rants and specialty shops have the potential to
serve a broader market as well. The potential
of the neighborhood to be an economically
vibrant area is currently limited, however, by
mental impacts of driving. The presence of
the commercial core also encourages neigh-
bors to meet some of their retail needs within
walking distance of their homes. Many of the
businesses in Fields Corner are independently
and locally owned, creating opportunities for
local employment and allowing for stores and
restaurants that cater to the wide range of
ethnicities in Fields Corner.
Triple-deckers preserve a level of density
that todays zoning laws do not permit, a
fact recognized by Bostons Department of
Neighborhood Development: If we have
four three-deckers on 12,000 square feet and
could only get two on that amount of land
now, [department director Evelyn] Friedman
said, we are losing six units. So its very
important to us to sustain them.
1

Triple-deckers in Fields Corner have the
potential to offer affordable, energy-effcient
housing near transit. However, many triple-
deckers are currently in poor repair. Owners
and renters are faced with the challenges of
maintaining and heating an aging housing
stock; most of the residential units in Fields
Corner were built before 1939 (See Figure
1.8), One theme that we heard repeatedly in
our conversations in Fields Corner was the
problem of absentee landlords, with com-
plaints including both high rents and poorly
maintained buildings.
T STATION AND THE COMMERCIAL
CORE
Fields Corner has the beneft of a T station,
multiple major bus lines, and a commercial
center all in close proximity to one another.
The proximity of the T to many homes offers
the potential for residents to commute and
travel by train without the cost and environ-
1 Abby Goodnough, Hard Times for New England
3-Deckers, New York Times, 19 Jun. 2009, A1.
Low-income communities of color often face
higher levels of environmental hazards and
less access to environmental benefts than
do residents of more affuent neighborhoods.
According to measurements taken by The
Dorchester Environmental Health Coalition
(GreenDorchester), air particulate levels are
higher in Fields Corner, which is near both
Interstate 93 and Dorchester Ave, than in
neighboring communities (SeeFigure 1.9).
Air particulates can lead to increased rates of
asthma, which is a signifcant public health
concern in Dorchester. Hospitalization rates
for asthma are nearly a third more frequent
for children under 5-years old in Dorchester
than in Boston as a whole.
1

Indoor environmental issues, linked to the
quality and care of old housing, pose a con-
cern in Fields Corner as well. Mold in homes
can cause asthma, while dust and chips from
old paint can cause lead poisoning. Dorchester
is one of the few remaining pockets in Boston
where lead poisoning in children is still a
widespread issue.
2
Another indoor envi-
ronmental issue is energy effciency. Low
1 Dorchester Health Initiative, Tufts
Medical Center, accessed April 30, 2012,
http://www.tuftsmedicalcenter.org/
AboutUs/CommunityHealthPrograms/
DorchesterHealthInitiative.
2 Mayor Menino, Nonprofts Launch New Push
To Eliminate Childhood Lead Poisoning by 2010,
accessed April 30, 2012, http://www.cityofboston.gov/
news/default.aspx?id=3682.
The bus throughway tying the station to the
commercial center is not pedestrian-friendly,
and the trains overpass creates barrier that
divides the business district into two. The
generally narrow sidewalks present potential
barriers both to accessibility for the disabled
and to creative uses of sidewalks such as tree
planting.
the high numbers of unused buildings and
spaces.
CONNECTIVITY AND ACCESSIBILITY
Fields Corner is a walkable neighborhood
in many respects, but the accessibility and
physical connections between areas could
be improved. The T Station lacks a visual
connection with the commercial core, making
it diffcult for new visitors to fnd their way.
INTRODUCTION | 15
is not merely an issue of capacity building;
for change to happen on a neighborhood-wide
scale, the people and organizations of Fields
Corner must have ownership of the process.
Viet-AID is well established and respected
in the neighborhood and is unique in its
ability to access and support the Vietnamese-
American community. It has a strong track
record of building high-quality housing
that is accessible to families living in Fields
Corner. It has a history of providing a range
of essential services to the community,
including making its community center
available for neighborhood events. Viet-AIDs
strengths position it to bring people together
around a vision for a neighborhood plan for
sustainability.
Other organizations will bring different
strengths and capacities to the collaboration.
Dorchester House, for example, has deep
roots in the community and strong programs
and partnerships in the realms of health,
economic development, and community en-
gagement. Fields Corner Main Streets works
closely with the businesses and other orga-
nizations in the community core. Kit Clark
Senior Services supports elders in the com-
munity, and Dorchester Youth Collaborative
helps keep the young involved and connected.
Greater Four Corner Action Coalition has a
stronger connection to the African American
community and is committed to community
organizing and activism. GreenDorchester
focuses on sustainability through the lens of
as between people within the neighborhood,
also create the sense of place. Resources in
Fields Corner that can contribute to this sense
of place include a public library, several public
parks, neighborhood-serving restaurants and
businesses, gathering places for young people
and the elderly sponsored by nonprofts and
government agencies, and several local groups
working to actively engage the community in
Fields Corner and Dorchester as a whole.
While numerous community organizations
operate in Fields Corner, Viet-AID has ex-
pressed a concern that many of these pro-
grams still do not reach the low-income and/
or non-English speaking residents who live in
the area. Barriers of language and culture, as
well as the stresses of long work hours, full
households, and day-to-day responsibilities
all make community engagement a challenge
in Fields Corner.
MOVING FORWARD:
COLLABORATION AND VISION
Fields Corner has borne a sense of identity
since its early days as a highway crossroads.
Today, numerous groups and individuals work
to strengthen the sense of place in Fields
Corner and to improve the quality of life in
the neighborhood. As Viet-AID seeks to help
shape a neighborhood vision for a vibrant,
diverse, and sustainable Fields Corner, it is
imperative that the effort happens in collabo-
ration with other organizations. Collaboration
energy effciency is a drain on environmen-
tal resources, as well as on already strained
household budgets. Many houses in Fields
Corner are old and poorly insulated and
landlords may see little incentive to invest in
improvements.
COMMUNITY ORGANIZATIONS AND
PLACES
In working to promote vibrant communities,
planners often talk of sense of placethe
sense that a neighborhood has its own charac-
ter and identity, distinct from other places. In
Fields Corner, elements that give the neigh-
borhood its character include the eclectic mix
of architecture, the ethnic make-up of the
population, and the sense of historyboth
the local history and that brought by im-
migrants from other lands. Connections
between people and the neighborhood, as well
Figure 1.9. Concentrations of ultrafne particulates
by neighborhood.
Source: Dorchester Environmental Health Coalition,
2010
Neighborhood # of particles (1,000's)/cm3
Fields Corner 28.319
Glover's Corner 15.561
Savin Hill 12.238
Lower Mills 11.616
0
5
10
15
20
25
30
Fields Corner Glover's Corner Savin Hill Lower Mills
N
u
m
b
e
r
P
a
r
t
ic
le
s
(
1
,0
0
0
's
)
/
c
m
3
Source: Dorchester Environmental Health Coalition, 2010
Concentrations of Ultrafine Particulates by Neighborhood
the environment, and the Five Streets Civic
Association is a neighborhood-initiated effort
to improve the quality of life in Fields Corner.
These are only some of the organizations with
which Viet-AID already works and that are
already working to create a sustainable Fields
Corner.
Viet-AID can approach sustainability from
many different angles. In the sections that
follow, we will introduce four areas related to
the principles of sustainability in which Viet-
AID can have a particularly strong impact:
New Housing, Existing Housing, Economic
Development, and the Public Realm. In each
section we will examine existing neighbor-
hood conditions, provide a vision for increas-
ing neighborhood-level sustainability, and
propose programs that Viet-AID can imple-
ment in both the short and long term.
EXISTING HOUSING | 17
This section includes proposals to upgrade ex-
isting housing stock in Fields Corner through
two focus areas: improving housing quality
and promoting energy effciency. Our short-
term proposals are focused on sustaining and
building Viet-AIDs momentum for address-
ing the most pressing residential housing
quality and energy effciency issues in Fields
Corner through solidifying current programs
and strengthening existing partnerships. Our
long-term proposals recommend a more
ambitious and far-reaching role for Viet-AID
to play in constructing innovative partner-
ships, as well as in designing and advocating
for housing quality and energy effciency
programs, policies, and regulations.
Improvements in housing quality and energy
effciency in existing housing in Fields Corner
can substantially promote economic oppor-
tunity, social equity and inclusiveness, and
environmental health and livability of the
neighborhood.
[ 2 ] Existing Housing
borhood livability and fostering residents
attachment to Fields Corner. Fields Corner is
faced with considerable challenges of out-
dated housing stock, deteriorating housing
quality and, ineffcient residential energy
usage. Improved housing quality and energy
effciency can improve environmental sus-
tainability and livability in Fields Corner.
Given the considerations of economic op-
portunity, environmental health and livability,
social equity and community engagement,
Energy concludes that weatherization services
save participating households an average of
$437 annually.
3
Upgrading existing housing stock is also
a great opportunity to organize and en-
gage landlords and tenants. The problem of
absentee landlords is a signifcant barrier to
implementing housing quality and energy
effciency improvements in Fields Corner.
Absentee landlords systematically fail to
comply with municipal housing codes and
neglect tenants right to a healthy and safe
home.
4
Meanwhile, it is poor and immigrant
communities that often fnd themselves in
old, substandard houses. Often, they dont
complain about housing quality to municipal
code enforcement agencies because they fear
retaliation from their landlords or they are
unaware of the housing quality issues and the
ways they can be addressed. Therefore, land-
lord outreach and tenant organizing can cre-
ate a more inclusive and equitable platform
for communication, while keeping in check
potential gentrifcation processes that can ac-
company housing quality upgrade programs.
In addition, housing quality and energy ef-
fciency programs can have major positive
impacts on health, comfort, and overall qual-
ity of life. These are key to ensuring neigh-
3 Department of Energy. Weatherization
Assistance Program. 2012.
4 Code Enforcement Toolkit, PolicyLink.
http://www.policylink.org/site/c.
lkIXLbMNJrE/b.5137351/k.29BE/Why_Use_it.htm
Housing quality and energy effciency
improvements can cut household spend-
ing and increase the discretionary income
of local residents. For example, household
energy costs pose signifcantly greater burden
on lower-income households. In the United
States, lower-income households, while
consuming 15 percent less energy on average,
typically spend 16-26 percent of their total
annual income on residential energy costs,
4-6 times higher than the national average.
1

Some elderly people living on fxed incomes
spend up to 35 percent of their annual income
on energy.
2
Greater energy effciency of exist-
ing housing can signifcantly reduce spending
on operational energy for families in Fields
Corner. For example, the US Department of
1 Oppenheim, Jerrold. Comment of Low-Income
Weatherization and Fuel Assistance Program
Network and Massachusetts Energy Directors
Associations. Presented to Department of
Public Utilities, Commonwealth of Massachusetts,
September 10, 2007.
Power, Meg. The Burden of FY 2008 Residential
Energy Bills on Low-Income Consumers. Economic
Opportunity Studies. March 20, 2008. http://www.
opportunitystudies.org/repository/File/energy_
affordability/Forecast Burdens 08.pdf. Accessed May
7, 2009.
Department of Energy. Reducing the Energy
Burden on Needy Families. 2007. http://apps1.eere.
energy.gov/weatherization/reducing.cfm. Accessed
December 1, 2008.
2 Sarin, Amit. 2009. Equitable Economic Energy
Effciency: Creating Good Jobs in Low-Income
Effciency Programming. Master in City Planning
Thesis, Massachusetts Institute of Technology.
Taking on more strategic roles of initiat-
ing new and creative local housing upgrade
activities;
Promoting visibility and reputation of
Viet-AID in the area of residential energy
effciency and upgrade, thus increasing its ca-
pability to leverage more funding sources and
build new partnerships for housing programs.
we propose that specifc objectives of existing
housing improvement and energy effciency
programs supported by Viet-AID should be:
Revitalizing residential areas of Fields Corner
through improving its housing quality,
energy effciency and value, thus fostering
greater community commitment and feeling
of security;
Improving overall quality of life for Fields
Corner residents through making exist-
ing houses more affordable, livable and
comfortable.
Improving public health in Fields Corner
through addressing indoor air quality
problems;
Improving housing affordability through ad-
dressing energy ineffciency issues;
Making sure that housing quality and energy
effciency improvements do not engender
gentrifcation and displacement processes.
Viet-AID can achieve these objectives
through:
Educating and engaging tenants, landlords,
and wider community
Fostering stronger connections with other
organizations implementing energy effciency
and housing quality programs;
Economic Opportunity
Cut housing maintenance and medical costs as a
result of improved housing quality and indoor air
quality.
Reduce household spending on utilities through
improvements in residential energy effciency.
Increase discretionary income.
Social Equity and Inclusiveness
Prevent gentrifcation and displacement through
organizing tenants and engaging landlords.
Promote community engagement by building
stronger connections among different groups of
residents.
Environmental Health and Livability
Improve public health, comfort, and overall life
quality for Fields Corner residents.
Establish a better neighborhood image, and
foster a stronger attachment to the Fields Corner
community among existing residents.
Many of the buildings in the neighborhood,
including a large percentage of old housing
stock, have never undergone a substantial ret-
roft. More than two-thirds (67.6 percent) of
all buildings within the study area have never
been remodeled since their initial construc-
tion, and another 11.4 percent have only been
remodeled before 1990.
percent of all buildings within the fve-census
tract study area were constructed in the 19th
century. Approximately 75 percent of resi-
dential units were built before 1939. Among
the newly constructed properties in Fields
Corner (built after 1990s), only about half are
housing while the rest are mostly commercial
buildings or hospital facilities.
EXISTING CONDITIONS
NEIGHBORHOOD HOUSING PROFILE
The existing housing stock in Fields Corner is
predominantly renter-occupied, multifamily,
and outdated.
Renter-Occupied
According to the 2010 American Community
Survey 5-Year Estimates, approximately 8,000
housing units are located in the fve census
tracts of Fields Corner, and 87.3 percent of all
these units are occupied. Roughly two-thirds
(65.8 percent) of all occupied housing units in
Fields Corner are renter-occupied and one-
third (34.2 percent) are owner-occupied.
Multi-Family
In terms of housing types, triple-deckers are
ubiquitous in the Fields Corner neighborhood.
In the fve-tract area, 54.8 percent of existing
housing has three or four units. Single-unit
attached housing and 2-unit housing account
for 15.6 percent and 15.7 percent of the total
housing stock, respectively. There are also a
number of multi-family residential buildings
in the neighborhood, including Viet-AID de-
velopments such as 1460 Dorchester Avenue.
Aging Stock
Fields Corner is faced with a signifcant
challenge of an aging housing stock and
deteriorating housing quality. Roughly 16.1 Figure 2.1. Typical housing stock in Fileds Corner
Figure 2.2. Building ages in Fields Corner
Figure 2.3. Year of last remodeling of buildings in Fields Corner
VIET-AIDS CURRENT ACTIVITIES
Viet-AID has already been engaged in pro-
moting neighborhood energy effciency by
playing multiple roles through various chan-
nels. As a major affordable housing developer
in the area, Viet-AID has been incorporating
sustainability framework and energy eff-
ciency objectives in its property development
agenda. Funded by the American Recovery
and Reinvestment Acts (ARRA) Energy
Effciency and Conservation Block Grant
(EECBG), Viet-AID has also established col-
laborative relationships with several city- or
community-level organizations to provide in-
formation and assistance to energy effciency
and weatherization program applicants.
STRATEGIES
SHORT-TERM PROPOSALS
Housing Quality
In the short run, it is important to build
momentum to address the most pressing
housing quality issues that residents in
Fields Corner face. This will require bringing
together various housing quality stakeholder
groups such as tenants, landlords, housing
code and public health authorities, commu-
nity health organizations, hardware shop
owners, and others. Importantly, it is critical
to coordinate housing quality improvement
programs with energy effciency retroft and
Energy auditors working in the neighborhood
have found the following pervasive housing
quality issues in Fields Corner: knob and tube,
moisture, asbestos, combustion and structural
safety.
1
Old houses also suffer from issues
of fre safety, vermin and roaches infestation,
mildew, and ground contamination. As a re-
sult, residents of such homes suffer from poor
indoor air quality and the associated health
issues such as asthma, low level of comfort,
and high maintenance costs.
NEIGHBORHOOD ENERGY PROFILE
The outdated housing stock in Fields Corner
leads to poor energy performance of residen-
tial buildings. For example, in all occupied
housing stock in the fve census tracts of
Fields Corner, 27.1 percent are using less
effcient heating fuels such as fuel oil and
kerosene, compared to 19.9 percent in Boston
and 7.1 percent nationwide.
Energy Effciency improvements present a
considerable energy cost savings potential for
Fields Corner residents. According to an es-
timate by Next Step Living, a typical house-
hold living in the surrounding area can save
on average $420 per year through energy
effciency retrofts.
1 Next Step Living, personal communication, May 3,
2012
Case Study 1: Bostons Healthy-Pest Free
Housing Initiative1 uses some innovative public
awareness and community outreach and
organizing approaches. Within the framework
of this program, Boston Housing Authority
residents serve as community health advocates
promoting safe and effective pest control
techniques among their housing neighbors.
The initiative includes a public information
campaign involving dissemination of
comprehensive brochures for residents, called
What You Need to Know About Pests and
Pesticides to Protect Your Familys Health. The
brochure is available in a variety of languages.
Posters also communicate key messages.
Health advocates educate shop owners about
the health risks associated with selling illegal
and restricted pesticides. An initiative called
Pesticide Buybacks was held in multiple
locations, and offered residents education and
supplies in return for their pesticides. Residents
are also trained in safe pest control practices.
1

1 Healthy-Pest Free Housing Initiative. http://
www.bphc.org/hpfhi/AboutUs/Pages/home.
aspx
Communicate these issues through commu-
nity organizers
Raise the awareness of the larger commu-
nity through innovative programs similar to
Greensboro Healthy Homes Coalitions bus
tour.
Working with Landlords. Landlords also need
to be educated about housing quality is-
sues. To do this, Viet-AID can use the same
outreach channels as described above. Using
rent-related measures could be another op-
tion. Another strategy that worked in other
communities is reaching an agreement with
landlords to reimburse tenants for the cost of
needed housing repairs through reductions
in rent. Rent abatements can also work in
communities where tenants continue to live
in properties with code violations.
Working with Boston Code Enforcement
Authorities. In cases where Viet-AID has
evidence that housing codes are not enforced
systematically in Fields Corner, it might
consider:
Partnerships and collaborations with housing
code authorities that draw attention to hous-
ing issues in Fields Corner;
Regular inquiry with tenants about their
living conditions and communication with
code enforcement authorities on the behalf of
tenants who cannot complain themselves (e.g.
language barriers).
weatherization efforts.
1
Viet-AID could com-
municate to program applicants that there are
important synergies between these two types
of housing upgrade activities and they need
to be pursued in a coordinated and integrated
manner.
Tenant Education and Organizing. It is impor-
tant to involve tenants in code enforcement
and housing quality improvement programs
and initiatives, since they are the ones who
suffer from substandard housing quality and
experience health and comfort issues.
2
They
can also tell personal stories of the conditions
that could make a substantial difference in
communications with landlords. To hedge
against gentrifcation-related displacement,
tenants must be organized to pressure both
landlords (to make improvements to their
properties) and city agencies (to enforce hous-
ing code more effectively). To help organize
tenants around code enforcement and housing
quality issues, Viet-AID can:
Raise awareness about housing quality and
related health issues among tenants by dis-
seminating brochures and posters, holding
public meetings, and addressing this issue on
cable TV and local newspapers.
1 Bradford Swing. Director, Renew Boston Program,
City of Boston, personal communication, April 28,
2012
2 Code Enforcement Tool, Policy Link..
http://www.policylink.org/site/c.lkIXLbMNJrE/
b.5137355/k.9572/Key_Players.htm
Case study 2: Greensboro Healthy Homes Coalition, a
collaboration of non-profts, businesses, and government
organizations committed to reducing housing related
illnesses and injuries in Greensboro, NC, works with
immigrant communities when they encounter unsafe
housing conditions, and assists them in communicating
with their landlords to get the necessary repairs. The
Coalition coordinates with the City of Greensboros Lead
Safe Housing and BetterBuildings programs to promote an
integrated and coordinated approach to ensuring housing
quality, comfort, health and energy effciency. It also assists
residents in applying to these programs. Each year, the
Coalition partners coordinate a healthy homes bus tour of
poorly maintained properties for tenant, concerned citizens,
community leaders and elected offcials to raise awareness
about housing quality issues.
1
They also attracted the
attention of local media to substandard housing issues,
which led to the publication of a front-page story in the
local newspaper.
2
As part of the bus tour, the collaborative
gives awards to landlords who made progress in remedying
problems in the rental units.
3
The annual bus tour helped
the organization build a positive partnership with local
housing agencies and work towards regular housing code
enforcement, as opposed to the piecemeal complaint-based
approach exercised before. On top of all these measures,
the Coalition is engaged in public education programs,
works with medical providers on the link between health
and housing, and offers repair programs to help low-income
owners fx their rental properties.
4

1 Greensboro Housing Coalition. Healty Homes Matter
http://greensborohousingcoalition.com/healthy-homes/
healthy-homes-greensboro/http://policylink.info/EDTK/
airqualityinhomes/ToolInAction.html
2 ibid
3 ibid
4 ibid
Urban Asthma Coalition, Bowdoin St
Neighborhood Health Center, and Asthma
Regional Council of New England.
3
2. Healthy-Pest Free Housing Initiative is a col-
laboration between the Boston Public Health
Commission and various partners, includ-
ing Boston Housing Authority, Committee
for Boston Public Housing, West Broadway
Task Force, Asthma Regional Council of New
England, Boston Urban Asthma Coalition,
Massachusetts Public Health Association
and the Boston University School of Public
Health.The projects goal is to reduce envi-
ronmental and public health risks, such as
asthma, associated with pest-infested pub-
lic housing. The program implements pest
management measures in an integrated and
comprehensive manner, involving residents,
building managers and owners. The pro-
grams tools include education, outreach and
systems change.
4
With regards to both these programs, Viet-
AID can play a role in:
Raising awareness and disseminating infor-
mation among residents whose families are
affected by asthma and substandard housing
quality issues about the problem and the pos-
sibilities of the programs;
3 Boston Housing Division. Breath Easy Program.
http://www.cityofboston.gov/isd/housing/bmc/
4 More information can be found at: http://www.
bphc.org/hpfhi/Pages/home.aspx
Owner/Tenant
Existing Housing Quality Programs in Boston.
In the short term, Fields Corner should also
tap into existing housing quality improve-
ment programs run by the City. Such pro-
grams include:
1. Breathe Easy, is a program in which health
professionals refer patients with asthma for
housing inspections if they suspect substan-
dard housing conditions being the reason for
the disease. The program makes sure that
housing inspections and needed follow-up
improvement measures are implemented
promptly. The initiative connects Boston
Inspectional Services Departments Housing
Inspection Division, Boston Medical Center,
Boston Public Health Commission, Boston
Working with the program partners to
draw their attention to the high incidence
of asthma in Dorchester with the view to
ultimately foster housing improvements and
fght asthma in Fields Corner.
3. Boston Triple-decker Campaign (The 3D
Program), is a City of Boston Department of
Neighborhood Development program provid-
ing owners of Boston triple-deckers with vari-
ous services and assistance to improve their
properties. 3D assistance include HELP (Home
Equity Loan Program) offering zero percent
interest and deferred payment on home
renovation loans of up to $30,000 as well as
additional funding to replace outdated heating
systems. Homeowners can also get discounts
at hardware stores, participate in home reno-
vation and energy effciency classes and work-
shops, get access to guidelines on-line, etc.
5
With regard to this program, Viet-AID can
help by raising awareness among Fields
Corner landlords about the available fnancial
resources. At the same time, housing renova-
tions need to be carried out in such a way as
to guarantee that existing tenants keep the
right to return to rehabilitated housing. Also,
given that whole envelope retrofts of triple-
deckers is the Citys priority, Viet-AID could
communicate to property owners the impor-
tance of applying to energy effciency and
5 More information about the program can be
found at http://www.cityofboston.gov/3D/default.asp
Code Enforcement Mechanism in Boston.
Owners of rental units must request
property inspection within 45 days of
new occupancy. Properties should also
be inspected once a year regardless of
property transactions. Tenants should
report violations to the housing division of
Boston. Property owners found in violation
will be given 24 hours to 30 days to fx the
problem, depending on its severity and will
be issued a fne of $300 for each month of
incompliance. Building code enforcement
takes place at renovation and construction.
1

1 Indira Alvarez. Assistant Director,
Inspectional Services Department,
Housing Division, City of Boston, personal
communication, April 18, 2012.
language classes, sporting games, group danc-
ing, and so on. It does not require a great deal
of additional effort to give a brief introduc-
tion or distribute accompanying materials
on available energy effciency improvement
opportunities during these events. Since
Viet-AID attracts a diverse group of residents,
it could serve as a good platform to increase
the publicity of energy effciency programs.
In particular, Viet-AID is already hosting
classes for frst-time home buyers in the
Fields Corner neighborhood. This could be a
good opportunity to incorporate educational
information on energy effciency and raise
awareness about sustainability among new
property owners.
Viet-AID can also deepen its involvement in
outreach to landlords with more targeted
information. Landlord outreach poses a great
challenge in energy effciency programs.
Many landlords prioritize short-term fnan-
cial returns from their properties; therefore,
they may not have enough incentive to
participate in energy effciency programs
without foreseeing direct fnancial benefts
as a result. In addition, unlike low-income
weatherization programs that are specif-
cally designed and funded for low-income
households, market-rate energy effciency
programs expect property owners to contrib-
ute fnancially to the costs of retrofts. It thus
becomes more diffcult to motivate landlords
to join market-rate programs if they do not
qualify for subsidized retrofts.
tion measures, of which $1,000 to $2,500 can
be spent on basic housing improvements.
1
Energy Effciency
Bridge: Raise awareness among residents and
offer assistance in program application. Viet-
AID can fully utilize its expertise in reach-
ing out to local residents to fll in the gap
and construct a bridge between community
residents and energy effciency programs. In
addition to its current work, which largely
focuses on energy effciency information
delivery and language support, Viet-AID
can strengthen the effectiveness of its work
by further improving publicity channels to
residents and reaching out to landlords with
more targeted information.
To further solidify and extend its network on
energy effciency assistance, Viet-AID could
diversify its outreach channels to reach a
larger part of the community. The capacity
and effectiveness of Viet-AIDs current prac-
tices, including hosting regular information
sessions on energy effciency programs to
local residents and distributing promotional
materials, can be further improved if infor-
mation on energy effciency is also delivered
on a variety of other occasions. For example,
Viet-AID currently runs a number of educa-
tional and social activities, including childcare,
1 David MacLellan. Action for Boston Community
Development, personal communication, April 27,
2012.
weatherization programs simultaneously with
the 3D program resources.
Other Measures. Viet-AID can make a differ-
ence raising awareness among shop owners
about the health risks associated with certain
pesticides and engage them in information
dissemination campaigns that educate buyers,
as well as through Pesticide Paybucks.
Furthermore, it is important to coordinate
any housing improvement initiatives in
Fields Corner with ABDC (Action for Boston
Community Development), which deliv-
ers low-income weatherization programs
in Boston (WAP). Through its Low Income
Home Energy Assistance Program (LIHEAP),
WAP can provide eligible residents with up to
$5,500 for energy effciency and weatheriza-
Figure 2.4. Bridge: Outreach. Diagram revised
from: Amy Stitely, MIT CoLab.
workers inside homes may cause security
concerns among residents as well.
To satisfy doubts and provide incentives for
local residents, Viet-AID can play an active
role to serve as the local ambassador for
energy effciency programs in Fields Corner.
Viet-AID can motivate households who have
already beneftted from energy retrofts to
share their stories with other residents in
the neighborhood on formal or informal
occasions.
One possibility is for Viet-AID to spon-
sor neighborhood house parties in newly
retroftted homes with the property owners
or tenants to share persuasive evidence and
experiences with local residents. Through
negotiation with service providers, Viet-AID
may also launch a referral mechanism for
local property owners, where households
that introduce and bring in other nearby
participants receive discounts on the retroft-
ting costs of market-rate energy effciency
programs.
There have been great potential opportunities
that Viet-AID can promote such intervention
in targeted resident population. For example,
Renew Boston has revealed that it hopes to
extend focus on partially owner-occupied
triple-deckers, where the owners household
occupies one foor and rents the other two
foors to tenants. If the owner and tenants
that occupy a building are all convinced to
participate in the energy retroft program, the
Ambassador: Eliminate misconceptions and
organize residents. In addition to the lack of
information, a large number of residents are
reluctant to participate in energy effciency
programs because they have misconceptions
about effectiveness and security of such
programs.
The low-income Weatherization Assistance
Program and the Renew Boston Energy
Effciency Program do not require quali-
fed residents to make substantial fnancial
contribution to the retrofts.
2
. The Mass Save
HEAT Loan also provides zero-interest rate
loans for qualifed home energy effciency im-
provements. However, many eligible tenants
and landlords are skeptical of whether these
free retrofts are truly effective. Moreover,
most energy effciency retrofts include some
portion of indoor repair and construction,
including upgrading heating systems, install-
ing energy effcient lighting equipment, and
weather-striping windows, doors, attic access
and air leaks. The presence of contractor
2 Renew Boston. Energy Effciency Rebate
Program. 2012. http://www.renewboston.org/
residents/energyeffciency/energyeffciency/.
Accessed May 1, 2012

US DOE Weatherization Assistance Program.http://
www1.eere.energy.gov/wip/wap.html. Accessed April
29, 2012. Renew Boston. Zero Interest Financing
HEAT Loan. 2012. http://www.renewboston.org/
residents/heatloan/. Accessed May 1, 2012.
Viet-AID can illustrate the economic benefts
to landlords clearly and directly. According to
Action for Boston Community Development,
many landlords do not sign up for energy
effciency assessment and retrofts because
they are not aware of the availability of such
programs. When they understand the poten-
tial economic benefts from these improve-
ments, many landlords will become active
participants. To trigger attention and interest
from landlords, Viet-AID can showcase the
improvements in housing quality and the
increase in property values brought by retro-
fts with convincing precedents in the Fields
Corner neighborhoods. Viet-AID can empha-
size the availability of Renew Bostons cost-
free home energy assessment, and introduce
the Mass Save HEAT Loan for which quali-
fed home owners can apply for interest-free
loans of up to $25,000 for up to seven years
that can be used for installing energy effcient
improvements.
Figure 2.5. Ambassador: Organizing
Action for Boston Community Development
on the low-income Weatherization Assistance
Program;
New Ecology on energy effciency consulting
and Energy Star qualifed affordable housing
development;
Dorchester-based community organizations,
including GreenDorchester, on campaigns and
activities to raise awareness of local environ-
mental health issues.
In addition to its traditional roles such as
outreach to local households, Viet-AID can
take on more strategic roles, especially in col-
lecting and providing partners with feedback
from residents. Viet-AID can ask residents
for their experiences and evaluations of their
participation in energy effciency programs,
as well as offer suggestions on potential im-
provements to sponsoring organizations.
Meanwhile it is also helpful to establish far-
ther and wider connections with locally based
organizations to promote energy effciency
in Fields Corner. In particular, Viet-AID can
establish and strengthen connections with
The Green Justice Coalition , which has
recently partnered with Chinese Progressive
Association to successfully achieve weath-
erization goals through its Community
Mobilization Initiative .
It is important to note that, as provisions by
the American Recovery and Reinvestment
program deliverer and contractor can realize
economies of scale by optimizing labor and
material utilization, and reducing transporta-
tion costs.
Partner: Enhance collaboration with program
deliverers. Viet-AID could also establish closer
and more comprehensive ties with deliverers
of existing energy effciency programs, and
become an active partner of those organiza-
tions in the Fields Corner neighborhood.
Viet-AID is currently collaborating with a
number of organizations on several energy
effciency programs, including:
Renew Boston and Next Step Living on help-
ing qualifed residents and landlords apply for
energy effciency assessment and retrofts;
Case Study 3: New Bedford Community
Mobilization Initiative. The New Bedford
Community Mobilization Initiative (CMI) is a
community-based effort to provide energy effciency
improvements to 50 residential homes, 25 small
businesses, and 4 multifamily apartment buildings
in New Bedford, Massachusetts between July 2010
and April 2011. This pilot program is initiated and
sponsored by NSTAR, with participation of local
partners including the City of New Bedford, the
Marion Institutes Green Jobs, Green Economy
Initiative, the ESHU Collective, and PACE YouthBuild.
Through the New Bedford CMI, local partners reached
out to households with incomes between 60 percent
and 120 percent of state median income, and provided
them with information on energy effciency services
that NSTAR was already offering. All participating
residents contributed to Mass Save through a systems
benefts charge on monthly utility bills. Out-of-pocket
expenses depended on specifc retrofts and pre-
weatherization costs. At the end, the New Bedford
CMI exceeded its small business goal by weatherizing
33 small businesses, and approached its residential
goal by weatherizing 16 homes and 3 apartment
buildings.
The New Bedford CMI is characterized by its
community-based efforts of outreach to local
residents. The outreach strategy included door-
to-door and telephone advocacy, advertising on
local media, participating in community events
and meetings, and spreading information on social
network websites.
Figure 2.6. Partner: Feedback
checklist and a list of fees for non-compliance.
It has also hired a staff to track down unregis-
tered and absentee landlords. These measures
have signifcantly improved code compliance.
Viet-AID can also assist the City in address-
ing the problem of non-existent or very poor
information on outstanding housing quality
issues and cases of code violation, as well as
the absence of monitoring mechanisms. For
example, community organizations in St.
Paul, MN, collected data and maintained a
database of problem properties and worked
with the City to match resources with needs
at the neighborhood level.
Finally, in the long run, an experienced CDC,
such as Viet-AID, can help transfer renovated
properties to tenants ownership through
fnance and operations mechanisms, such
as community land trusts, limited equity
housing cooperatives, retention of subsidized
housing, and housing trust funds. Viet-AID,
in association with other community advo-
cates and organizations, can lobby for prior-
ity grants and loans from the government
to support of tenant ownership. For example,
the Springfeld Project (Springfeld, Illinois), a
not-for-proft agency which collaborates with
public agencies and private partners to facili-
tate community development and revitaliza-
tion, is providing tenants with housing and
home ownership through TSP-HOPE (Home
Ownership Program for Equity).
organizations, for changes in regulation
related to housing code enforcement. For
example, the Greensboro Housing Coalition
(Greensboro, NC), which has long advocated
for stricter rental housing inspection rules
in the city, has recently lobbied for legisla-
tion allowing inspections of properties whose
owners have a history of code violations in
the past 12 months. In response, the City of
Greensboro adopted a policy to track this data
and inspect all the properties with violations.
The City of Moorhead, MN, works proac-
tively with landlords by raising awareness
about what to expect from inspections. The
City sends them a detailed pre-inspection
Act will expire soon, the local partnership
networks of some energy effciency programs
are expected to be restructured. For example,
Renew Boston is scheduled to change its local
partners by June 30, 2012. Viet-AID needs to
keep in close contact with Renew Boston, and
seek to continue its partnership by taking on
a more active role.
LONG-TERM PROPOSALS
Housing Quality
In the long run, Viet-AID could advocate,
either on its own or in coalition with other
institutional resources on municipal and state
levels.
For most energy effciency services, the cur-
rent mode of design and implementation is
still top-down, and community organizations
often serve as the receiving end of the pro-
grams. The program structure is commonly
designed with one or a small number of core
operational agencies partnering with an ex-
tensive network of local organizations; how-
ever, the role of most local partners is more
focused on program outreach and implemen-
tation rather than initiation and design. In
addition, due to constraints of capacity and
political connectivity, most community orga-
nizations are more likely to passively apply
and compete for funding resources than to
actively advocate for greater fnancial pools
for these programs.
With the implementation of the short-term
strategies, Viet-AID can further demonstrate
separately implementing individual programs,
Viet-AIDs energy effciency platform could
serve the following functions:
Incorporate information of all available
energy effciency programs, compare and
recommend suitable programs for specifc
households, and integrate a uniform informa-
tion publicity channel of various opportuni-
ties for Fields Corner residents;
Initiate meetings and panels of representa-
tives from different energy effciency pro-
grams and provide a venue for information
sharing across multiple agencies;
Break the boundary of residential and
commercial energy effciency, and actively
participate in commercial energy effciency
programs such as A Better City;
Establish a database of households that are
current and past participants in energy ef-
fciency programs, pay return visits or phone
calls to solicit feedback, and pass their sugges-
tions and concerns back to deliverers.
Leader: Advocate for more fnancial re-
sources and institutional support. Viet-AID
could further extend its strength and com-
mitment to energy effciency in the neighbor-
hood by taking a more proactive role, directly
or indirectly, to participate in the design and
development of energy effciency programs,
as well as advocate for more funding and
Develop Strategic Roles in Community Energy
Effciency
Platform: Provide one-stop community ser-
vices. Energy effciency services are initiated
and operated at multiple stages by different
agencies. On the one hand, federal, state, city
and community organizations may not own
effective channels to exchange information,
share resources, and establish cooperation. On
the other hand, local community residents are
often puzzled by the complexity of available
programs and do not know which one best
suits them.
As both program deliverers and residents are
often scattered and uncoordinated, there is a
huge potential to further improve the opera-
tional effciency and effectiveness of energy
effciency programs. In the long run, Viet-AID
can aim to serve as a strategic and crucial one-
stop platform of energy effciency services.
Instead of the short-run strategy that is on
Figure 2.8. Leader: Program design and advocacy.
Figure 2.7. Platform: one-stop services
In order to improve residential housing
quality in Fields Corner, Viet-AID needs to
educate and raise awareness among renters,
landlords and hardware shop owners, engage
public health and housing code enforcement
authorities, and take greater advantage of
existing housing quality programs to build
momentum for addressing the most urgent
housing quality issues in the neighborhood.
In the long run, Viet-AID could support the
transfer of renovated properties to tenants
ownership, advocate for stricter housing code
regulations, collect information on housing
quality issues in Fields Corner and promptly
communicate it to the housing code enforce-
ment authorities.
On the side of improving residential energy
effciency, Viet-AID could take on mul-
tiple roles to further strengthen its current
involvement. In the short term, Viet-AID
can serve as a bridge to better reach out to
local residents, as an ambassador to further
organize property owners and tenants, and
as a partner to provide more feedback to
program deliverers. In the long run, Viet-AID
can be prepared to become a platform to
provide one-stop energy effciency services to
the Fields Corner community, and a leader
to fully engage in energy effciency program
design and policy and funding advocacy.

its capability as a successful and important
community organization delivering energy
effciency programs in Dorchester. There
have been successful examples in Salem, MA
1

where non-proft organizations have played
strategic roles in forming municipal-level
sustainability initiatives. To establish a more
ambitious model for community organiza-
tions participation and leadership in energy
effciency programs, Viet-AID can consider
forming an alliance with other interested
program partners and community organiza-
tions to approach Boston or Massachusetts
government agencies, advocating for greater
fnancial and institutional support. It is also
a good opportunity for Viet-AID to promote
its visibility, and leverage more attention and
recognition from the government.
SUMMARY
Our proposals regarding existing housing
quality improvement and residential energy
effciency could potentially help Viet-AID
overcome the challenges of gentrifcation and
displacement, decay of residential housing
stock and deteriorating health and quality of
life of Fields Corner residents, rising hous-
ing costs, and wasted energy. Our proposals
seek to help Viet-AID engage the community
stakeholders in innovative ways, while still
fully tapping into existing programs and
partnerships.
1 Salem Goes Green. http://www.salem.com/pages/
salemgoesgreen
NEW HOUSING | 33
Fields Corner already boasts many features of
a sustainable neighborhood. As noted in the
Introduction, it is well connected to transit,
residential density is high, it has an active
commercial core, it is located close to job cen-
ters, and it is home to a number of committed
social and civic institutions. Fields Corner has
also traditionally been accessible and afford-
able to a variety of ethnic and racial groups,
as well as to households earning a range of
incomes.
Its sustainable and affordable assets make
Fields Corner an attractive place to live for
immigrants, white-collar professionals, and
low-wage earners alike. However, increasing
demand for rental housing in the neighbor-
hood, falling wages, and a variety of other
factors threaten Fields Corners affordability
to low- and moderate-income earners.
[ 3 ] New Housing
affordable units, and will have 27 more in
operation by the summer of 2012. Viet-AIDs
efforts have certainly helped, but demand
for affordable rental housing in the neigh-
borhood remains high and continues to rise.
What is more, several sites exist in Fields
Corner that are well suited to be developed as
multifamily housing in the short term.
A distinct challenge to developing multifam-
ily housing in Fields Corner is that market
rents in the neighborhood are not high
enough to support the exorbitant cost of
developing housing in Boston. As a result,
using competitively awarded public funds
represents the only fnancially feasible way to
build new rental housing even units priced
to serve some of the higher earning house-
holds in the neighborhood. On the other hand,
publicly assisted housing offers clear benefts:
the programs protect low-income tenants
from rising rents, set rents at affordable levels,
and provide on-site services and overall hous-
ing quality typically better than in market
rate developments with comparable rents.
In todays fscal environment, securing public
funds for multifamily housing is an increas-
ingly challenging task. We believe, however,
that maintaining and expanding housing
choices for a variety of income levels, family
sizes, ages, and special needs populations in
Fields Corner is a worthy use of public funds.
Our analysis in this chapter is divided into
two parts:
Viet-AID and other nonproft organizations
have already taken steps to address the need
for high quality, reasonably priced rental
housing in Fields Corner by developing
new multifamily housing on infll sites. For
example, Viet-AID has already developed 72
Demand for rental housing has steadily risen
across the metropolitan region over the past
few decades since 2000 in particular and a
tightening market for rental housing has had
three major impacts on low-income renters:
1) there is a signifcant and increasing short-
age of rental units that are affordable to them;
2) they dedicate increasingly unsustainable
percentages of incomes to housing; and 3)
they face increasing risk of displacement from
centrally located, transit-accessible neighbor-
hoods. This dynamic is clear in Fields Corner,
as rapidly rising rents in recent years have
made affording housing in the neighborhood
diffcult for many renting households, creat-
ing a high risk of displacement.
The trends show a neighborhood in a period
of transition and have created a pressing need
for high quality housing that is affordable
to low-income families and individuals. We
believe a sustainable Fields Corner would
offer affordable, healthy, energy-effcient
housing options to people of all income levels.
Energy effciency programs in Fields Corners
existing rental stock will generate meaningful
savings for many households, but alone will
not be enough to meet demand for affordably
priced rental housing in the neighborhood. As
such, we believe developing new affordable
multifamily rental housing in Fields Corner
is a crucial strategy for keeping Fields Corner
accessible to people from a variety of socio-
economic and ethnic backgrounds, and that it
would support our vision of sustainability in
the following ways:
SUSTAINABILITY FRAMEWORK:
NEW HOUSING
Economic Opportunity
Increase economic opportunity, savings, and
health by reducing housing and transportation
costs and improving housing quality for low-
income renters
Social Equity and Inclusiveness
Protect low-income Fields Corner renters from
rapidly rising rents and displacement
Increase civic engagement among low-income
Fields Corner renters by providing stable homes
free from displacement pressures and other
strains that can lead to involuntary moves

Environmental Health and Livability
Preserve access for low-income renters to
environmentally friendly and affordable modes of
transportation
Strengthen the commercial core and residential
areas by activating vacant and underutilized lots
NEW HOUSING | 35
The average household size for both renting
and owning households in Fields Corner is
approximately three persons. Although the
Census reported a 50 percent drop in over-
crowding between 2000 and 2010 in Fields
Corner, from 15 percent to 7 percent of occu-
pied units, the rate is still more than twice the
citywide rate.
3
Viet-AID has also informed us
that instances of overcrowding among immi-
grant families are probably undercounted in
the Census. Finally, despite Viet-AIDs efforts
to provide new housing in the neighborhood,
Fields Corner lost 197 rental units between
2000 and 2010.
4
TRENDS IMPACTING HOUSING
AFFORDABILITY
Rental affordability is a function of a house-
holds income and the rent it pays for a home.
A common rule of thumb (refected in most
local, State, and federal housing programs)
is that a household should not spend more
than 30 percent of its income on rent. If this
percentage rise above 30 percent, a household
is considered to be rent-burdened and paying
an unaffordable rent. If the level grows to 50
percent or higher, the household is considered
to be severely rent-burdened. Severe rent
burden is most prevalent in tight markets
such as Boston where demand for affordable
units outpaces supply by a wide margin. In
3 American Community Survey (2000 and 2010).
4 U.S. Census (2000 and 2010).
EXISTING HOUSING STOCK
Housing tenure in Fields Corner mirrors
housing tenure citywide: two thirds of
households rent and one third own their
homes. Fields Corner, however, features older
residential building stock than does Boston as
a whole. Seventy-fve percent of residential
units in the neighborhood were constructed
before 1939, as compared to 57 percent for
the city and 37 percent for the metropolitan
region.
2
As shown in Figure 3.1, approxi-
mately two thirds of renting households in
Fields Corner live in the neighborhoods
historic and distinct triple-decker homes.
2 American Community Survey (2010).
1. An assessment of housing market
trends in Fields Corner, with a particu-
lar focus on rental affordability; and
2. An analysis of site-specifc opportuni-
ties to develop new multifamily rental
housing in Fields Corner.
HOUSING MARKET AND
NEEDS ASSESSMENT
As noted in the Introduction, we
defne Fields Corner as comprising
fve census tracts that together ap-
proximate the area within a -mile of
the T Station for the purpose of data
collection and analysis.
1

1 Data for the market conditions and
needs analysis comes from the 2010 and
2000 U.S. Censuses, the 2010 and 2000
American Community Surveys (ACS), the
U.S. Department of Housing and Urban
Development (HUD), and the rental listings
websites Craigslist and Zillow. In many cases,
5-year 2006-2010 ACS stands in as 2010
data because it is generally more precise
than 1-year 2010 ACS data, although it does
represents a multi-year period and is not
strictly 2010 data in this sense. Overall, using
the 2006-2010 ACS data in this way likely
results in underestimating neighborhood-
level changes in rents, poverty, income, and
rent burden between 1999 and 2010. In
addition, ACS data are based on surveys,
and include margins of error that are often
substantial at the census tract level. As
such, ACS data are estimates, and are not
completely accurate.
Figure 3.1. Tenure by Number of Units in Building
(Fields Corner, 2010)
Source: 2010 US Census
to Fields Corner between 2009 and 2010 were
slightly poorer when compared to existing
residents, despite the overall increases in rent.
Although the forces behind demographic
changes and housing demand in the neigh-
borhood are complex, Fields Corner is clearly
a neighborhood in transition that faces in-
creasing challenges to housing affordability.
Rent Burden. Fields Corner faces a level of
rent burden even higher than the already
high overall rate in the city of Boston.
Between 1999 and 2010, rent burden in-
creased in both Fields Corner and Boston.
impact on rental affordability, particularly
for lower-income Fields Corner residents.
One explanation for such a dramatic rise
in rents is that rental market pressures
are fowing from downtown Boston into
Dorchester along the Red Line. The census
tract immediately bordering the Savin Hill
Station the next closest stop to downtown
from Fields Corner saw rents increase
by 52 percent between 1999 and 2010.
2
In
addition, it is possible that market pressures
are displacing lower-income renters from
other neighborhoods into Fields Corner. As
shown in Figure 3.3, households who moved
Census tract is Suffolk County tract 907.
addition, severe rent burden is most common
among the lowest-income renting households
in Fields Corner; in 2010, households making
less than $50,000 per year represented 69 per-
cent of all renting households, but accounted
for 90 percent of rent-burdened households in
the neighborhood.
1
Rent and Income. Recent trends in rent and
income in Fields Corner have dire implica-
tions for rental housing affordability. While
poverty rose and incomes fell between 1999
and 2010, rents rose dramatically. Table 3.1
shows the divergent relationship between
incomes and rents in each of the fve census
tracts that compose the neighborhood; Figure
3.2 shows poverty trends. While the exact ori-
gin of these trends remains diffcult to deter-
mine, they clearly predict a negative potential
Figure 3.2. Poverty rate in Fields Corner (individuals)
Sources: American Community Survey, 2000, 2010
Figure 3.3. New vs. existing households in Fields
Corner (2010).
(Fields Corner, 2010)]
Table 3.1. Fields Corner incomes fell as rents spiked
between 1999 an 2010
NEW HOUSING | 37
asthmatic children because their landlord will
not take care of a mold problem they in all
likelihood will need to move to a different,
cheaper neighborhood.
Existing renters are thus vulnerable to a
number of forces that could push them out of
the neighborhood and in many cases will not
have the choice to stay in Fields Corner even
if they want to. Their new home will likely
not be as conveniently located near a T sta-
tion or major bus lines as is their current unit
in Fields Corner, thus increasing the likeli-
hood that they will commute by car; a shift
to commuting by car has negative impacts on
both the households income and the envi-
ronment. Providing more affordable housing
options can help mitigate the undesirable
tradeoffs that low-income renters often face
between living in a desirable neighborhood,
affordable and effcient transportation options,
and proximity to social supports.
Senior Housing Needs. Sixty-fve percent of
seniors (over age 65) in Fields Corner are
rent-burdened, compared to 55 percent of
seniors citywide. In addition, Fields Corner
In 2010, the median annual household
income among renting households in Fields
Corner was approximately $33,500.
4
The
maximum affordable rent for a household
making $33,500 where the percentage of
household income does not exceed 30 per-
cent, thus avoiding rent-burden is $837
per month. However, as shown in Figure 3.5
below, renters in Fields Corner in 2010 paid a
median rent of $1,050. In addition, we found
that the average two-bedroom apartment (ap-
propriate for a three-person household, which
is the approximate average household size for
a renting household in the neighborhood) on
the market in Fields Corner today is rent-
ing for $1,300 per month. Figure 3.5 dem-
onstrates the current vulnerability of many
renting households in Fields Corner. Most are
already rentburdened, but they also cannot
afford the market rent for a new apartment. If
they need to move for any number of reasons
-- if their landlord raises the rent, if their
building is being converted to condos, if they
want a more affordable apartment, or if they
need to fnd a higher quality unit for their
However, as shown in Figure 3.4 below,
severe rent burden spiked in Fields Corner
during this period and rental housing af-
fordability is demonstrably worse in Fields
Corner than in Boston as a whole. In addi-
tion, low-income renters in Fields Corner are
much more likely to be rent-burdened than
are moderate- and upper-income renters; in
2010, 85 percent of renting households with
annual incomes under $50,000 (the 2012 cut-
off for to qualify as a low-income 3-person
household in affordable housing programs)
were rent-burdened.
3
Figure 3.4. Severe rent burden in Fields Corner rose
dramatically between 1999 and 2010.
Figure 3.5. Fields Corner renters cant afford to move within the neighborhood.
Note: all $ in 2012 infation-adjusted dollars. Sources:2010 American Community Survey, Craigslist, Zillow
individuals in Fields Corner;
4
most, if not
all, of these renters were likely HCV holders
and the number of voucher holders in the
neighborhood has likely decreased even more
since 2009. For this sizable population of low-
income renters who call Fields Corner home,
displacement can come as a result of market
rents in the neighborhood approaching and
ultimately surpassing the HUD-designated
Fair Market Rent for Boston.
In gentrifying neighborhoods, project-based
rental subsidies where physical housing
units are affordable and restricted to house-
holds with target income levels offer the
best protection against displacement, and
provide stability for low-income renters that
mobile rental vouchers cannot. As shown
in Map 3.1, Fields Corner features several
affordable housing developments that serve a
range of low-income families, individuals, se-
niors, and special needs populations. However,
federal subsidies at several of these properties
are set to expire within the next few years
and these vital neighborhood assets may not
remain as affordable housing. In addition, the
existing properties cannot suffciently coun-
teract overwhelming economic and housing
market forces in the neighborhood. The dual
strategy of preserving the existing stock and
developing new rent-restricted housing is
4 Picture of Subsidized Households 2008, U.S.
Department of Housing and Urban Development,
accessed March 3, 2012, http://www.huduser.org/
portal/picture2008/index.html.
tance in 2009 (the most recent year for which
data is available).
3
Housing Choice Voucher
(HCV, formerly known as a Section 8
voucher) holders account for the vast major-
ity of the federally assisted population. HCV
holders are allowed to rent units on the mar-
ket up to between 90 and 110 percent of the
HUD-designated Fair Market Rate for a given
city; since HCVs are tied to the tenant and
not to any particular housing unit, however,
it is possible for HCV holders to be priced out
of a neighborhood if the market rents are too
high for the voucher payment to support. The
2012 Fair Market Rent for a two-bedroom
apartment in Boston is $1,369 and the market
rate for a two-bedroom in Fields Corner is
around $1,300. For the moment, many HCV
holders can afford to rent apartments in the
neighborhood. But if rents continue to rise at
anywhere close to the rate they did the previ-
ous decade, within a few years HCV holders
will not likely be able to fnd an apartment
in Fields Corner and existing residents with
HCVs may see their rents rise to a level be-
yond what they can support with the voucher.
Between 2008 and 2009 alone, HUD data
showed a decrease of 730 subsidized renting
3 Picture of Subsidized Households for 2009, U.S.
Department of Housing and Urban Development,
accessed May 18, 2012, http://www.huduser.org/
portal/picture/picture2009.html.
grandparents living in poverty were almost
twice as likely in 2010 to be responsible for
their own grandchildren under 18 years old
(57 percent) as grandparents at or above the
poverty line (32 percent).
1
Fields Corner
therefore faces a pressing need for new af-
fordable rental housing options for low-in-
come seniors with a variety of family circum-
stances. Finally, demographic trends suggest
a long-term need to develop new housing
solutions for a growing population of seniors.
In 2010, 19 percent of the total population in
the Boston metro area was above 60 years old;
however, MAPC projects that this percentage
will grow to 23 percent in 2020, 27 percent in
2030, and 29 percent in 2035.
2
Although it is
not possible to know exactly how this broad
trend will impact Fields Corner, it is likely
that fnding affordable, safe, and well-suited
options to age in the neighborhood will re-
main a challenge for local seniors.
EXISTING ASSISTED HOUSING IN
FIELDS CORNER.
Despite challenges to housing affordability in
Fields Corner, 2,934 renting individuals (23
percent of renters) living in 1,022 apartments
did receive some type of federal rental assis-
2 Metrofuture 2035 Update (March 2011),
Metropolitan Area Planning Council, accessed
May 5, 2012, http://www.mapc.org/data-services/
available-data/projections#Mf35.
NEW HOUSING | 39
Map 3.1. Existing affordable housing in Fields Corner
crucial to helping as many low-income Fields
Corner residents as possible at least to have
the option of a stable, healthy home in the
neighborhood.
WHO WOULD LIVE IN AFFORDABLE
HOUSING IN FIELDS CORNER?
As shown in Figure 3.6, the maximum
allowable rents in publicly assisted low-
income housing match, and in some cases
exceed, what current Fields Corner residents
already pay in rent. In addition, as shown in
Figure 3.7, a family earning median income
among renting households in Fields Corner
would qualify for a very low-income unit
restricted to households with incomes at or
below 50 percent area median income (AMI).
The tables illustrate that new publicly assisted
low-income housing in Fields Corner would
serve income groups that already represent a
large proportion of the Fields Corner commu-
nity. As of 2010, 69 percent of renting house-
holds in Fields Corner had annual incomes
under $50,000.
1
Many families and individu-
als who would qualify as low-income accord-
ing to local, State, and federal metrics and
regulations actually earn some of the higher
incomes among households in Fields Corner
and are not low income in the local context.
For this reason, most low-income housing is
better defned as workforce housing in this
particular neighborhood.
Figure 3.6. 2012 maximum allowable rents for affordable units in Boston vs. Rents in Fields Corner
$661
$837
$1,050
$1,101
$1,321
Max rent for <30%
AMI "Extremely
Low-Income" units
Affordable Rent
for Household
Earning Median
Income for Fields
Corner in 2010
Median Rent Paid
in Fields Corner
(all units, 2010)
Max rent for <50%
AMI "Very Low-
Income" units
Max rent for <60%
AMI "Low-Income"
units
Figure 3.7. 2012 income limits to qualify for 2-bedroom/3-person affordable units in Boston vs.
Income in Fields Corner.

Notes: all $ in 2012 infation-adjusted dollars; the average household size for renting house-
holds in Fields Corner in 2010 was approximately 3 people.
Sources: HUD, 2010 American Community Survey
NEW HOUSING | 41
2010 parcel data from the City of Boston
Assessing Department to analyze sites within
a one-half mile radius of the Fields Corner T
Station, which would best capture the benefts
of transit access and transit-oriented develop-
ment for Fields Corner residents.
ANALYSIS METHOD
Based on similar studies of other TOD areas
and in consultation with Viet-AIDs Real
Estate Director, Aspasia Xypolia, we deter-
mined several criteria for site suitability that
we could screen for using GIS. A primary
factor we considered is a measure termed
the Improvement/Land Ratio, a measure
that compares the value of any buildings on
a property to the value of the underlying
land. Screening for properties or multiple
abutting properties that can be assembled
that have an Improvement/Land Ratio of less
than one is a common way to identify parcels
that are likely to be attractive to develop-
ers, and to be developed in the near term; a
vacant lot, for example, would have a ratio
of zero. Once we determined which parcels
have Improvement/Land Ratios of less than
one, we selected parcels and groups of adja-
cent parcels with a minimum area of 13,200
square feet, which would allow a four story
building with 24 units, the minimum num-
ber that would make a Low-Income Housing
Tax Credit-fnanced LIHTC- project feasible
ANALYSIS OF MULTIFAMILY
HOUSING DEVELOPMENT
POTENTIAL
Given the need for additional affordable
housing in Fields Corner, we conducted a
broad analysis of potential sites suitable for
multifamily housing development. For the
frst stage of the analysis, we used Geographic
Information System mapping software and
and competitive.
2
We then screened out sites
that were obviously unsuitable for housing
development parks, transportation rights-
of-way, newly developed or remodeled parcels,
and sites with diffcult footprints or access
problems. Map 3.2 shows the set of potential
sites our analysis revealed.
Following our mapping analysis, we visited
the sites we had identifed as having develop-
ment potential to see their current condi-
tions and uses. Based on our observations, we
selected fve sites, seen in Map 3.3, that we
believe would be most suitable for short-
term development as multifamily workforce
housing. All fve sites feature considerable
amounts of unbuilt land, either as vacant lots
or underutilized surface parking.
The site analysis in this report is meant to
provide Viet-AID with a framework for think-
ing about the types and locations of parcels
that may be most suitable for affordable
housing development that secures walkable
access to transit and the commercial core
and activates underused lots in Fields Corner.
While we believe the sites detailed below po-
tentially offer very promising opportunities
for short-term housing development, further
research and due diligence into title, environ-
mental history, applicable zoning, and other
2 The Low-Income Housing Tax Credit (LIHTC) is
the largest federal subsidy program that supports
development of new affordable housing. Almost all
new projects use LIHTC funding.
Illustrative case: two-parent household with one school-
age child. If one parent works full time and earns $33,000
per year and the other parent earns $15,000 per year
working part-time and stays home part-time to take care
of the child, the family would qualify for a low-income unit
restricted to households earning at or below 60 percent
of AMI the most common income cut-off for low-income
rental units in publicly assisted low-income housing. In
the private market, the family would need to fnd a two-
bedroom apartment for $1,125 per month or lower in order
to pay less than 30 percent of household income on rent.
The current asking price for a two-bedroom apartment
in Fields Corner, however, is $1,300. Despite earning
signifcantly higher wages than the median household
income in Fields Corner, this family would likely not fnd
a high quality apartment on the open market in Fields
Corner within their price range. They will likely move
to a poorer neighborhood with inferior access to public
transportation, and thus face an undesirable tradeoff
between housing costs and higher transportation costs.
This case is a simple illustration demonstrating why there
is an urgent need to continue developing new, quality
housing in Fields Corner.
Map 3.2. Potential sites for new multifamily housing.
NEW HOUSING | 43
Map 3.3. Highly suitable sites for new multifamily housing.
29 Robinson Street
Ownership Owner Mailing Address City State ZIP
One Arcadia Place LPS 1 Arcadia Place Dorchester MA 02122
Valuation Land Building
Fiscal Year 2012 $198,100 $0 0
Distance to T Miles Minutes Walk
0.3 6
Land Use Parcel Adjacent
Commercial Land Residential, Park, Industrial
Zoning Current Multi-Family Housing Neighboring
Two-Family Residential Variance Needed
Capacity Square Footage Housing (Approximate) Housing (With First Floor Retail)
25,032 Sq. Ft. 45 Units 33 Units
29 Robinson Street
Improvement/Land Ratio
Three-Family, Triple-Decker, Open Space
NEW HOUSING | 45
New England Tel & Tel Co PO Box 152206 Irving TX 75015
New England Tel & Tel Co PO Box 152206 Irving TX 75015
Fiscal Year 2012 $160,427 $0 0
$92,373 $0 0
Total $252,800 $0 0
0.3 5
Commercial Land Residential, Industrial, Surface Parking
Commercial Land
Multi-Family/Local Services By-Right Multi-Family/Local Services
174-178 Adams Street
174 - 178 Adams Street
John Casserly PO Box 51777 Boston MA 02205
Phillip Liem Truong 20 Levant Street Boston MA 02122
Fiscal Year 2012 $74,693 $9,710 0.13
$21,226 $2,759 0.13
$63,133 $8,207 0.13
$27,430 $3,818 0.14
$31,240 $4,061 0.13
$30,500 $0 0.00
Total $248,222 $28,555 0.12
0.6 11
Storage Warehouse/Garage Residential
Commercial Land (Unusable)
Commercial Land
Commercial Land (Secondary)
Commercial Land (Secondary)
Residential Land (Unusable)
Triple-Decker Variance Needed
Three-Family, Two-Family, Local Convenience
181-183 Bowdoin Street
181 - 183 Bowdoin Street
NEW HOUSING | 47
City Of Boston By Fcl 191 Bowdoin St Dorchester MA 02122
DB Housing Inc 594 Columbia Rd Dorchester MA 02125
Fiscal Year 2012 $155,200 $45,600 0.29
$233,200 $0 0.00
Total $388,400 $45,600 0.12
0.6 12
City of Boston - Exempt
Commercial Land
Local Convenience Conditional
Environmental DEP
Open Site at 195 Bowdoin St. (as of 2008)
Commercial, Residential, Mixed Residential/Commercial
191-195 Bowdoin Street
Local Convenience, Three-Family, Triple-Decker,
Community Garden
191 - 195 Bowdoin Street
Local 103 I B E W 256 Freeport St Dorchester MA 02122
Local 103 I B E W 256 Freeport St Dorchester MA 02122
Fiscal Year 2012 $281,600 $0 0.00
$664,800 $0 0.00
Total $946,400 $0 0.00
0.6 13
Other Public Land Commercial, Surface Parking, Residential
Other Public Land
Neighborhood Shopping
Conditional on First Floor; By-Right Second
and Above
One-Family, Two-Family, Open Space (Recreation)
223-233 Freeport Street
223 - 233 Freeport Street
NEW HOUSING | 49
site information will of course be necessary
before pursuing acquisition for any of these
parcels.
In total, the fve sites we have profled in this
report would allow for the creation of up to
approximately 300 total units of new afford-
able housing in Fields Corner. Current trends
in neighborhood income levels, rising rents,
and increasing shares of household earn-
ings being devoted to basic housing needs
suggest an immediate need for more of the
type of housing Viet-AID has been effec-
tively developing in the area for many years.
Whether the particular sites we have profled
become housing or not, our analysis clearly
shows that there are parcels in the area that
are currently vacant or severely underused
and could be acquired and developed in the
near term. While developing housing is a
lengthy, complex process, Viet-AIDs existing
capacity in development and the availability
of suitable sites suggests that the process
of planning new development could begin
immediately.
Housing of the type Viet-AID has developed
at 1460 Dorchester Avenue and Bloomfeld
Gardens represents an important contribu-
tion to neighborhood sustainability. Energy-
effcient units both reduce fossil fuel con-
sumption in the region and free residents
incomes to be used toward achieving greater
comfort and prosperity. Living in close prox-
imity to the T and several major bus lines
allows families to reduce automobile use and
walk more, benefting their health as well as
reducing costs. Including ground foor retail
where appropriate contributes to economic
development goals and public safety, intro-
ducing a diversity of uses and taking advan-
tage of the Red Line, a major asset in Fields
Corners economy. The 1460 Dorchester
Avenue project is a particularly visionary
example of transit-oriented affordable hous-
ing because it was developed without provid-
ing any new parking. The current rezoning
process along Dorchester Avenue could ease
parking requirements for other, similar infll
redevelopment projects in Fields Corners
commercial core.
In the long term, Viet-AID will need to con-
sider innovative strategies for acquiring and
fnancing properties if it seeks to implement
a neighborhood-scale affordable housing de-
velopment program. While the development
process and public subsidies have allowed
CDCs to build new housing in a fnancially
stable way, recent years have shown that
economic downturns can make traditional
sources of fnancing unpredictable and in-
creasingly competitive. Given Fields Corners
signifcant potential for sustainable, transit-
oriented development and Viet-AIDs excel-
lent reputation as a developer of affordable
housing, we recommend sharing the results
of this analysis with MAPCs Sustainable
Communities program and other govern-
ment agencies, nonproft organizations, and
foundations in an effort to secure grants and
funding that can help to preserve opportuni-
ties to acquire sites for sustainable, affordable
housing. Where appropriate, partnerships
with other neighborhood organizations, in-
cluding other Dorchester-based CDCs, could
allow for undertaking development with less
risk, while also building lasting organizational
connections that build long-term capacity.
New models for development, such as land
banking and community land trusts for mul-
tifamily rental housing, may also offer Viet-
AID greater development opportunities. Fields
Corner is a neighborhood in transition, and it
is important for Viet-AID to monitor afford-
ability indicators such as rents, incomes, rent
burden, and concentration of Housing Choice
Voucher holders in order to target its housing
programs to current and projected needs. It
should also track properties that represent the
best opportunities to develop new affordable
housing. As a CDC, Viet-AID is well situated
to help address long-term affordability by
developing new housing within a sustain-
ability framework that takes advantage of the
neighborhoods excellent transit access and
commercial center.
SUMMARY
In order to be a truly sustainable neighbor-
hood, Fields Corner must provide affordable,
healthy, energy-effcient housing options to
people of all income levels, household sizes,
ages, ethnic backgrounds, and national origins.
Recent housing market pressures and other
demographic trends such as dropping incomes
jeopardize this ideal. Although some house-
holds might choose to stay in Fields Corner
under the duress of increasingly unaffordable
rents and poor housing quality, we do not
believe this is a long-lasting solution, nor do
we believe they should. Low-income renters
suffer undue economic and health burdens
in their efforts to make gains and get ahead,
let alone tread water and get by. In addition,
Fields Corner should remain accessible to new
low-income people drawn to its many assets,
and not just to current residents hanging on
to their homes as the neighborhood changes
around them. As such, we strongly recom-
mend new housing as a strategy to increase
neighborhood sustainability.
ECONOMIC DEVELOPMENT | 51
bus lines can draw in residents and visitors
without the use of a car, while the diversity of
residents and community groups can lead to
a unique and vibrant neighborhood character
that facilitates social interactions and cultural
exchange.
This chapter describes the existing conditions
of the Fields Corner commercial district and
local workforce, including the key fndings
that led to our proposals. It goes on to discuss
two short-term and two long-term proposals
that Viet-AID and other partners can pursue
to enhance commercial and economic devel-
opment in Fields Corner.
ing economic activity in the neighborhoods
commercial district and increasing employ-
ment and entrepreneurial opportunities. Our
proposals build on Fields Corners strengths.
Proximity to the T station and multiple
[ 4 ] Economic Development
We encourage Viet-AID to remain commit-
ted to commercial and economic development
in Fields Corner. Our proposals for com-
mercial and economic development would
beneft Fields Corner residents by increas-
With the exception of the shopping center,
the businesses typically occupy spaces smaller
than 3,000 square feet and employ fewer than
10 employees. Conversations with stakehold-
ers suggest that these businesses are primar-
ily owned by and employ neighborhood
residents. The area features a cluster of multi-
ethnic businesses, including restaurants and
neighborhood retail center, positioned close to
transit and neighborhood homes. It is home
to between 150-200 businesses totaling more
than 500,000 SF, in small storefronts and a
shopping center.
1

1 Business Directory, Fields Corner Main Streets,
accessed 4/28/12. http://www.feldscorner.org/
directory.html
EXISTING CONDITIONS
CHARACTERISTICS OF THE
COMMERCIAL DISTRICT
The center of commercial activity in Fields
Corner lies along Dorchester Avenue, start-
ing a few blocks North of Adams Street and
continuing past the T station to the shopping
center on Park Street. The area is a natural
We envision a vibrant Fields Corner commercial
district and complementary economic
development programming that meets the
goals of sustainability in the following ways:
Economic Opportunity: Provide entrepreneurial
and employment opportunities that build
up residents skills and provide sustainable
sources of income.
Social Equity & Inclusiveness: Help local
businesses and residents, who are primarily
lower-income and minority, take part in
regional growth and prosperity.
Environmental Health & Livability: Provide
residents with nearly all of their daily
goods and services needs right within their
neighborhood, thus reducing car travel and
increasing pedestrian activity.
Park St
A
dam
s S
t
Gibson St
Geneva Ave
D
orchester A
ve
Parkman St
Charles St
M
apes St
Leroy St
C
layton S
t
Leonard St
Vinson St
Arcadia St
B
each S
t
Dickens St
S
turtevant S
t
D
itson S
t
D
raper S
t
Josephine St
Paisley Park
Faulkner St
B
ourneside S
t
Neponset Ave
D
uncan S
t
Lincoln St
Robinson St
Granger St
B
ispham
S
t
U
pland A
ve
Ashland St
Dix St
Freem
an S
t
M
arlow
e S
t
M
ontello S
t
Saco St
Arcadia Park
Newkirk St
C
orw
in S
t
Centervale Park
M
anley St
Toledo Ter
Christopher St
P
resley R
d
P
arkm
an P
l
G
ordon P
l
C
assnet S
t
Duncan Pl
Duncan Ter
A
rcadia Ter
H
arbell Ter
Clayton Pl
Leonard C
t
S
alisbury P
ark
G
reenw
ood P
ark
Faulkner C
ir
Sturtevant St
Christopher St
0 310 620 930 1,240 155
Feet
Retail Trade Establishments by Employment Size
Number of employees
11 - 100
1 - 10
Figure 4.1. Retail trade establishments by number of
employees.
Park St
Adams St
Gibson St
Geneva Ave
Dorchester Ave
Parkman St
Charles St
Mapes St
Leroy St
Clayton St
Leonard St
Vinson St
Arcadia St
Beach St
Dickens St
Sturtevant St
Ditson St
Draper St
Josephine St
Paisley Park
Faulkner St
Bourneside St
Neponset Ave
Duncan St
Lincoln St
Robinson St
Granger St
Bispham St
Upland Ave
Ashland St
Dix St
Freeman St
Marlowe St
Montello St
Saco St
Arcadia Park
Newkirk St
Corwin St
Centervale Park
Manley St
Toledo Ter
Christopher St
Presley Rd
Parkman Pl
Gordon Pl
Cassnet St
Duncan Pl
Duncan Ter
Arcadia Ter
Harbell Ter
Clayton Pl
Leonard Ct
Salisbury Park
Greenwood Park
Faulkner Cir
Sturtevant St
Christopher St
0 310 620 930 1,240 155
Feet
Retail Trade Establishments by Employment Size
Number of employees
11 - 100
1 - 10
bakeries, jewelry and clothing boutiques, and
specialty item stores that contribute to the
neighborhoods unique character. While a
Vietnamese ethnic niche exists, especially in
restaurants, about half of the businesses ft
into the category of being non-Vietnamese.
2

Several recent studies have revealed a less
than ideal overall mix of businesses in the
neighborhood, with some business types
over-represented and others under-repre-
sented. Fields Corner enjoys a lower share
of retail and higher share of professional
businesses compared to other retail neighbor-
hoods in Boston. Over-represented businesses
include auto-oriented uses, beauty, conve-
nience, stores and offces (such as medical,
insurance, and taxes).
At the same time, the commercial area likely
fails to meet demand for food-related busi-
nesses (restaurants, grocery, bakery, deli,
etc), general merchandise (clothing, shoes,
home furnishings, electronics), and recre-
ation (dance or martial arts studios, gyms).
3

Conversations with stakeholders, such as
Viet-AID and Fields Corner Main Streets, and
the experience of businesses that recently
2 Cheigh, Brian, at al., 2004. Recommendations
for Sustainable Development in Fields Corner.
Massachusetts Institute of Technology.
3 Fine Point Associates, LLC, 2008. Fields Corner
Market Assessment including Customer Spotting and
Trade Area Analysis.
Source: Fine Point Associates LLC, 2010. Commercial District Profile and Business Mix
Analysis. Fields Corner Main Street: MA.
Business Type Count Sq. ft. Percent of sq. ft.
Retail 48 167,463 43%
Convenience 19 65,515 17%
Food, Liquor 15 61,615 16%
Drugs, Health, Beauty 4 3,900 1%
Florist 0 0%
Shoppers Goods 29 101,948 26%
Apparel, Footwear, Jewelry 12 50,145 13%
Furniture, Home Furnishings 1 2,000 1%
Hobby/ Special Interest 1 1,880 0%
Sporting Goods 0 0%
Gifts, Party Supply, Luggage 2 3,700 1%
Hardware, Building Materials, Paint 0 0%
Home Appliances, Compters, Music 3 6,400 2%
General Merchandise, Department Stores 2 16,400 4%
Other (eyeglasses, fabric, ofce supply, pets) 5 9,396 2%
Used Goods 0 0%
Auto Related Retail 3 12,027 3%
Services (Food, personal and professional) 82 221,302 57%
Food Service and Personal Services 36 74,815 19%
Restaurants and bars 19 52,808 14%
Beauty, barber, nails, skin 9 11,330 3%
Laundry, dry cleaning 3 6,000 2%
Tailoring, shoe repair 1 2,277 1%
Printing, copying, packaging, delivery 0 0%
Video rental 1 600 0%
Travel 3 1,800 0%
Other personal services 0 0%
Professional Services 46 146,487 38%
Health Care 14 100,561 26%
Finance, Insurance, RE, Legal, Accounting 28 42,236 11%
Other Professional Services 4 3,690 1%
Total Retail and Services 130 388,765 100%
Table 4.2. Composition of retail and service businesses in Filelds Corner Main Street Business District
CHARACTERISTICS OF LOCAL
WORKFORCE
As discussed in the Introduction, median
household incomes in Fields Corner have
fallen by over 14 percent, from approximately
$51,914 in 2000 to $43,386 in 2010.
3
In addi-
tion, the unemployment rate in Fields Corner
census tracts is signifcantly higher than the
unemployment rate in the City of Boston.
4

While the recession certainly has impacted
the entire Boston region, it has disproportion-
ately affected Fields Corner, making employ-
ment needs in the community a great concern.
The concentration of employment in manu-
facturing, transportation, and services puts
Fields Corner residents at risk given the
current industry changes in the region.
Between 2001 and 2006, over 6,000 manufac-
turing jobs have been lost in the region
5
and
MetroFuture, the master plan developed by
MAPC for 2030, predicts an additional loss of
46,000 manufacturing jobs over the next two
decades.
6
The plan focuses on growing highly
skilled sectors, such as medicine, technology,
3 2000 U.S. Census, 2010 American Community
Survey
4 2010 American Community Survey
5 Key Trends. The Boston Indicators Project,
accessed 5/1/12 http://www.bostonindicators.org/
indicators2006/economy/
6 Metropolitan Area Planning Council , 2008.
MetroFuture Regional Plan.
which they use a computer to readily update
fnancials, and have good credit and access to
capital.
2
Nineteen percent of businesses are at
the level of paper business, where fnancials
are tracked in paper notebooks and they have
little to no credit history. In fact, 94 percent
of businesses surveyed have not attempted
to secure outside fnancing. This challenge is
not limited to existing businesses, but also in-
cludes prospective businesses. Some prospec-
tive businesses that have been interested in
opening in Fields Corner were unable to get
fnancing because they lacked strong enough
businesses plans and bookkeeping skills. Both
prospective and existing businesses could use
more technical assistance, such as accounting,
business planning, marketing, legal services,
and permitting.
2 Fields Corner Main Street Operations Survey
Results, March 2012
opened indicate suffcient demand to support
new businesses in these areas.
However, businesses in Fields Corner face
several physical, fnancial and technical
challenges. First, the neighborhood has a
poor street image. Many faades are in poor
condition and blank walls and gaps between
active businesses break up the urban fabric
and sense of activity. In addition, 12.5 percent
of the space, or about 30 empty ground foor
retail and second foor offce spaces, is vacant.
1

Despite demand and vacant spaces, landlord
activity within the core presents barriers to
fnding suitable spaces. Of the 20 vacant retail
spaces, 12 are not currently in rentable condi-
tion and landlords are seeking unrealistic
rents in several. In addition, minimum off-
street parking ratios for commercial uses have
been a barrier for attracting new business
investment, but the Boston Redevelopment
Authority is in the process of eliminating this
parking requirement through the Dorchester
Avenue Zoning Update.
Many business owners in Fields Corner also
face the challenge of limited technical training,
such as relatively limited business experi-
ence, computer skills, and access to outside
fnancing. Fields Corner Main Street recently
conducted a survey of existing businesses
and found that only 16 percent of businesses
are at the level of dedicated business, in
1 Darling, E. All Vacancies, Fields Corner Main
Streets. February 2012.
Figure 4.2. Business operations levels in Fields Corner
Source: Fields Corner Main Street Business Operation
Survey, March 2012
19% 19%
37%
9%
16%
0%
5%
10%
15%
20%
25%
30%
35%
40%
Level 1 Level 1.5 Level 2 Level 2.5 Level 3
N=32
Paper Business Computer Business Dedicated Business
2. Develop programs for small business
assistance.
SHORT TERM PROPOSALS
Develop Partnerships to Enhance Economic
Development Service Delivery
Although there is no business assistance
program specifc to Fields Corner, many pro-
grams exist around Boston. Viet-AID should
be the connective tissue between busy local
business owners and existing programs and
resources. Viet-AID can help connect busi-
nesses with resources for physical improve-
ments and technical assistance by forging
partnerships with service providers to help
make the services more readily available
and understandable for Fields Corner busi-
nesses. For example, Viet-AID could poten-
tially partner with Fields Corner Main Street
and Boston University Urban Businesses
Accelerator to recruit Vietnamese-speaking
condos to local businesses to help enhance
local ownership and wealth generation in the
community. Although Viet-AID has faced
challenges in these transactions, this develop-
ment plays an important role in fostering a
healthy business climate in the Fields Corner
commercial district.
PROPOSALS
We propose that Viet-AID pursue two short-
term actions:
1. Develop partnerships to enhance economic
development service delivery, and
2. Use the community center to organize and
engage the Fields Corner business community.
Viet-AID could build on these initial steps and
pursue our two longer-terms proposals:
1. Directly invest in commercial spaces, and
professional services, and clean energy. The
manufacturing jobs that remain will be in
specialized industries such as pharmaceuticals
and solar paneling. There is a need for leaders
who can identify industry demands and pro-
mote skills training for under-skilled workers
in Fields Corner.
VIET-AIDS CAPACITY FOR COMMERCIAL
AND ECONOMIC DEVELOPMENT
Viet-AID is already providing assistance
to business in the Vietnamese community,
including nail salon owners, hardwood foor
contractors, and weatherization crews. Viet-
AID has been instrumental in helping nail
salon owners comply with new health regula-
tions and enter the growing market for envi-
ronmentally friendly products and services.
Viet-AID conducts referrals for weatheriza-
tion training, accreditation for local contrac-
tors, and helps connect people to energy
effciency programs provided by NSTAR
and Renew Boston. In essence, Viet-AID has
helped many Vietnamese small businesses
navigate the complexities of local regulation
and enhance market demand for their services.
In addition, Viet-AIDs core activities, includ-
ing housing and childcare, help address two of
the major barriers to securing and maintain-
ing stable employment.
Viet-AID has also recently developed several
ground foor commercial spaces as part of its
mixed-use development at 1460 Dorchester
Avenue. It sold these spaces as commercial
Figure 4.3. Viet-AIDs mixed-use development at 1460 Dorchester Ave: Before (left) and after (right).
Viet-AID could host fnancial education
programs to assist clients in budgeting and
saving. For example, Viet-AID could augment
their frst-time homebuyer program through
Individual Development Account (IDA) pro-
grams, which match an individuals savings
with funding to be used towards a desig-
nated goal. For example, the IDA Program
at DotWell matches two dollars for every
one dollar that a participant saves towards
fnancing their education. Viet-AID could
explore the opportunity to use such a savings
program to investments in energy effciency
home improvements.
For workforce development, Viet-AID should
focus on connecting residents to existing
services by hosting skills training work-
shops in its community center and referring
clients to existing programs. Viet-AID is best
positioned to facilitate existing programs
by hosting basic skill building workshops
sponsored by other organizations. Basic
skill development includes: GED prepara-
tion, computer literacy, resume writing, and
interviewing techniques. Organizations such
as JobNet, a one-stop career center, have the
experience and expertise to conduct effec-
tive job training programs, but often lack
the space required to host these events. Thus,
Viet-AID could partner with JobNet and
use the community center to host a work-
shop or career fair. JobNet has established
similar partnerships with Jamaica Plain
Neighborhood Development Corporation and
Southwest Boston Community Development
Corporation.
Viet-AID could also provide job-readiness
training as a stepping-stone for clients going
on to more specialized job training programs.
For these programs, Viet-AID would partner
with a workforce development organization,
such as ProjectHope. Viet-AID would provide
the soft-skill development courses for clients
as preparation for them to enter the longer-
term training program with the partner orga-
nization. Viet-AID and the partner organiza-
tion could seek funding from organization
such as SkillWorks.
business owners to participate in a 10-week
technical assistance program. For physical
improvements, Viet-AID could help connect
businesses with existing storefront improve-
ment or energy effciency upgrades by having
a staff person go doorto-door with a repre-
sentative from Historic Boston Inc. or Renew
Boston.
Case Study: Sustainable Chinatown

Community organizations are proving to be
important outreach partners for citywide
programs. The Barr Foundation funded the
Asian American Civic Association to work
with the BRA to help promote Renew Boston
in Chinatown. The Asian American Civic
Association is seen as a trusted partner by
the community. They were therefore able to
effectively cross language and cultural
barriers to engage businesses, resulting in
energy effciency upgrade projects in 60
businesses.
1
1 http://www.greentechboston.org/tag/
sustainable-chinatown/
Organization Area of Expertise Key Resources for Fields Corner Potential Areas for Collaboration
A Beter City: Challenge for
Sutainability Program
Physical Improvements,
Technical Assistance
Free energy audits, assistance applying for
EE programs, sustainability tools, workshops,
networking events, recognition.
Encourage businesses to participate in the program.
Go door-to-door with a representative.
Accion USA Technical Assistance Microloans for small businesses Help businesses apply for loans; Hold a workshop
with an Accion USA representative
Boston University Businesses
Accelerator
Technical Assistance Pilot project providing on-site business assistance for
10 weeks. Focused on fnancial management.
Recruit Vietnamese-owned businesses to participate.
Provide translation services.
Center for Women &
Enterprise
Technical Assistance Workshops, courses, networking opportunities Encourage businesses to take advantage of their
services. Invite a representative to host a workshop.
City of Boston Neighborhood
Response Team
Physical Improvements Code enforcement for some neighborhoods, but there
is no team for Fields Corner.
Advocate for team devoted to Fields Corner and
communicate with them about problem properties.
City of Boston Restore
Program
Physical Improvements Matching grants for storefront improvements and
signage
Help businesses apply for grants
Dorchester Bay EDC Technical Assistance Small Business Loan Fund, Technical Assistance,
Small Business Incubator
Technical assistance for FC businesses. Direct
investments in commercial space
Fields Corner Main Street Physical Improvements Marketing materials, connecting businesses resources
and programs, relationships with landlords and
businesses
Engagement with Vietnamese-speaking businesses;
Host business community meetings and workshops;
Develop marketing materials and events.
Historic Boston Inc. Historic
Neighborhood Centers
Program
Physical Improvements Helps businesses apply for local, State, and Federal
historic preservation program funds. Technical
assistance for renovations.
Go door to door with a representative to explain
their services to businesses
JobJet Workforce
Development
Skill training workshops, career fairs Host events at the Community Center
MA Small Business
Development Center
Technical Assistance Free business advisory services and workshops Encourage businesses to take advantage of their free
services
Renew Boston Physical Improvements Free audit and direct install programs that can cover
up to 70% of the cost of energy efciency measures
Go door to door with a representative to explain
their services to businesses
SkillWorks Workforce
Development
Specialized job training Provide soft skills training as a feeder for specialized
job training programs
Table 4.3. Composition of retail and service businesses in Filelds Corner Main Street Business District
LONGER-TERM PROPOSALS
Direct Investment in Commercial Space:
Making Spaces Business-Ready
Many retail spaces in the Fields Corner
commercial district need direct investment
in interior renovations to make them ready
for use. Market research indicates that new
businesses could pay enough rent to pro-
vide a reasonable return on an investment
in improved spaces, including some interior
renovation. Viet-AID should consider helping
renovate store interiors either by providing a
fnancial subsidy to owners or directly invest-
ing in the spaces themselves.
Market research and recent rental agreements
demonstrate that there is suffcient demand
to support new retail businesses, particularly
food-related businesses and general merchan-
dise, such as clothing and home goods. The
biggest barrier to new businesses is not retail
demand, but rather fnding space at reason-
able rents and in decent condition. One or
both of these barriers must be addressed for
many of the vacant spaces in Fields Corner.
Viet-AID should consider taking a more direct
role in rehabilitating key commercial spaces.
1

As illustrated in the map below, more than
half of the commercial vacancies are not in
rentable condition.
1 Bostons parking requirements have also been
a barrier to new retail businesses in Fields Corner,
however this will likely change in the upcoming
Dorchester Avenue rezoning.
Use the Community Center to Organizeand
Engage the Fields Corner Business Community
As Viet-AID gains a greater presence in the
Fields Corner business community through
strategic partnerships with other economic
development organization and by building re-
lationships with business owners, we propose
that it use the community center as a gather-
ing space for regular meetings of the business
community. Local stakeholders tell us that
workshops for the Fields Corner Business
Community have not been well attended, but
Viet-AIDs community outreach efforts could
help generate more interest and attendance.
Viet-AID and local partners, such as Fields
Corner Main Street, could invite businesses
to the community center for quarterly meet-
ings to discuss challenges and opportunities
that would beneft from more collaboration.
Increasing dialogue among businesses owners
helps ensure that they are working together
to develop creative solutions to problems
as they arise. Some potential areas that the
business community could address through
enhanced dialogue and collaboration include:
A vision for the Fields Corner commercial dis-
trict, including images and design guidelines
Developing marketing materials and planning
special events
Cleanliness and beautifcation
Improving city services
Fields Corner
Parcels with One or More Vacant Ground Floor Commercial Spaces
Not in Rentable
Condition
Data source:
City of Boston, 2010;
Fields Corner Main Street, 2012.
0 0.1 0.2 0.05
Miles
In Rentable
Condition
Commercial Parcels
With Vacancy
D
o
t

A
v
e
D
o
t

A
v
e
A
d
a
m
s

S
t
would still have been proftable at a relatively
low rent for Fields Corner. The chart below
shows that investments in building interior
renovations can be proftable within a very
wide range of reasonable investment costs
and rental incomes.
3
The value proposition for upgrading retail
spaces is clear, but many of the owners of
vacant retail spaces do not have suffcient
funds to cover the upfront costs or are not
actively engaged in taking care of their
properties. Therefore, it may be warranted
for a third party, such as Viet-AID or Fields
Corner CDC, to directly invest in the spaces.
3 This analysis assumes that the owner takes out a
fve-year loan for 80 percent of the upfront cost, and
pays 7 percent interest. Future income is discounted
at 9 percent to refect the riskiness of the investment.
About ten retail spaces are currently not in
rentable condition. Needed improvements
may range from code compliance activi-
ties, such as installing sprinkler systems, to
improvements that make the space ready for
a business. It is best practice for owners to
provide a vanilla box for new businesses,
meaning that the space has a minimal fnish
on the interior, including drop ceilings, light-
ing, heating and cooling, interior walls (typi-
cally painted white), electrical outlets, rest
rooms and plumbing, and a concrete or other
basic foor. This arrangement increases the
quality of tenants attracted and reduces the
start-up costs for new businesses.
Several building owners are allowing their
spaces to remain vacant because they do not
have suffcient funds to bring the spaces to
code and vanilla box condition. In addition,
there is a dearth of existing resources in the
Boston area to address this need. Therefore,
commercial renovation represents a prime
area for Viet-AID, another CDC, or a devel-
oper to intervene.
A basic investment analysis shows that an
investment in improving retail spaces would
be quite proftable. For a recently renovated
store in Fields Corner, an owner invested
about $25 per square foot to achieve $14 per
square foot per year in rent. This investment
is equivalent to $28 per square foot proft
over fve years, which is a very high proft
margin. The owner could have spent double
that level of investment and the project
Many of the vacant spaces are in rentable
condition, but asking rents range widely,
from $12 per square foot to more than $35
per square foot. Rents over about $20are too
high to attract tenants and will make it diff-
cult for businesses to survive. The spaces are
much more likely to be occupied if the rents
are between $15-20 per square foot depend-
ing on the condition and location of the space.
The chart below shows retail rents for Boston
neighborhoods at the end of 2011.
2
Compared
to Fields Corner, the neighborhoods shown in
the chart are much more central, with a larger
target market and more destination shop-
pers from outside of the neighborhood, as
well as lower vacancy rates. This suggests that
rents below $20 per square foot are appropri-
ate for Fields Corner.
2 2011 Year End Boston Retail Market Report,
Cabot & Company, accessed 4/26/12. http://www.
cabotandcompany.com/blog/2012/02/13/2011-year-
end-boston-retail-market-report/
Table 4.4. Boston retail rents 2011
Neighborhood Vacancy Average
Rent
South End 0.5% $29.19
Newton/ Brookline 6.9% $28.10
Brighton/Allston/Fenway 1.4% $27.35
Financial District 6.8% $24.45
Somerville/ Everett 4.9% $19.86
South Boston 1.7% $17.49
1able with header row and total row
$38 $14 $16 $18 $20 $22 $24
$15 $37 $45 $52 $60 $67 $74
$20 $33 $40 $47 $55 $62 $70
$25 $28 $35 $43 $50 $57 $65
$30 $23 $30 $38 $45 $53 $60
$35 $18 $26 $33 $40 $48 $55
$40 $13 $21 $28 $36 $43 $50
1able with header row and first
Rent/SF/Year
I
n
v
e
s
t
m
e
n
t

C
o
s
t
/
S
F
Rent / SF / Year
Table 4.5. Projected returns on retail investments:
5-year net present value per SF
Neighborhood Vacancy Average
Rent
South End 0.5% $29.19
Newton/ Brookline 6.9% $28.10
Brighton/Allston/Fenway 1.4% $27.35
Financial District 6.8% $24.45
Somerville/ Everett 4.9% $19.86
South Boston 1.7% $17.49
1able with header row and total row
$38 $14 $16 $18 $20 $22 $24
$15 $37 $45 $52 $60 $67 $74
$20 $33 $40 $47 $55 $62 $70
$25 $28 $35 $43 $50 $57 $65
$30 $23 $30 $38 $45 $53 $60
$35 $18 $26 $33 $40 $48 $55
$40 $13 $21 $28 $36 $43 $50
1able with header row and first
Rent/SF/Year
I
n
v
e
s
t
m
e
n
t

C
o
s
t
/
S
F
I
n
v
e
s
t
m
e
n
t

C
o
s
t

/
S
F
*Assumptions used
Consider the earlier example in which a
building owner invested $25 per square foot
to achieve $14 per square foot in annual rents.
If a CDC undertook this investment and
leased the space from the owner for $3 per
square foot, they would effectively be receiv-
ing $11 per square foot in rents. This rent
results in a $17 per square foot net present
value of returns (instead of $28), which is still
quite a proftable investment. Moreover, $14
per square foot is at the low end of the rent
range for Fields Corner and it is likely that
In the case of Fields Corner retail spaces, the
CDC would lease the space from the building
owner for a nominal amount (less than $5 per
square foot), pay for the improvements, and
then rent out the space to a retail business.
At the end of ten years, the owner would get
back a renovated space with an active retail
business in it. From the CDCs perspective,
any rent paid to the owner is effectively a
reduction in the rent they receive.
Redevelopment entities can either provide a
subsidy to the owners of the building, or pur-
chase and renovate the buildings themselves.
Direct subsidies can be a very successful strat-
egy. Fields Corner Main Street could pursue
funding sources to provide this type of fnan-
cial assistance for properties that need some
fxing up. However, this level of intervention
may not be enough to help severely capital-
constrained or absentee landlords.
Direct investment in retail space renovations
could help properties that need a lot of work
but also have a lot of potential. Direct invest-
ment is appealing because it would generate
a revenue stream for the CDC. In addition,
the CDC would have more direct control over
what type of business moved in, ensuring that
it provides goods or services needed in the
community, and ensuring that the business
participates in technical assistance programs
and has a viable business plan.
Conversations with local stakeholders, how-
ever, indicate that many owners in Fields
Corner are reluctant to sell their properties.
If this is the case, a long-term lease structure
could be considered. Under a leasing model,
a developer effectively takes control of a
property for a long enough time period to
make suffcient returns on their investment.
The owner receives a lease payment and can
retake control of the property at the end of
the agreement.
Case Study: The Austin Main St. Project
The Austin Main Street Project provides matching funds up to $2,500 for retail space improvements and
reimburses 20 percent of new businesses rent for the frst year they are open. The program has helped
renovate 36 properties and assisted 17 businesses to date, catalyzing more than $3 million in private
investment.
1
1 About Us, the Austin Main St Project, accessed 4/28/12. http://www.austinmainstreetproject.com/
index.html
Figure 4.4. Hastings Shoes, Austin Texas: before (left) and after (right).
Viet-AID offers very useful services for busi-
nesses in Vietnamese community, including
Small Business Assistance Program
Development
newly renovated spaces would get rents closer
to $20. Higher rents create a larger cushion
of returns that could be split between the
CDC and owner.
We propose that several properties be priori-
tized for renovation based on their location
and ability to connect the existing uses in the
neighborhood by providing continuity and
activity in key locations. These buildings are
in good enough condition that it probably
makes more sense to renovate them than to
tear them down and build new developments.
Priority properties include, but may not be
limited to:
A 1493-1503 Dorchester Ave (formerly
Emerald Isle bar)
B 1476 Dorchester Ave (formerly Fields
Corner Bakery)
C 197-205 Adams St (currently has
Dominos, liquor store and two empty
storefronts)
1396-1400 Dorchester Avenue is also a prior-
ity site, but is already owned by Fields Corner
CDC, who intends to redevelop the property.
A
C
B
Step 4: Ongoing strategic planning every 4-5
years to make sure the program is adapting to
meets the needs of the community.
SYNERGIES BETWEEN INVESTING
IN COMMERCIAL REAL ESTATE AND
BUSINESS ASSISTANCE
If Viet-AID directly invests in improving
the physical condition of commercial real
estate in Fields Corner, it will be able to take
advantage of the synergies between com-
nail salons, hardwood fooring, and most
recently, weatherization crews. However,
Viet-AID has not generally had a strong pres-
ence in the broader Fields Corner business
community. Furthermore, Fields Corner lacks
a robust business assistance program targeted
at the issues that local businesses face. In the
long-term, Viet-AID could consider develop-
ing a business assistance program that serves
the Fields Corner business community as
well as their traditional Vietnamese business
constituency. Here are the steps that Viet-AID
would need to follow to develop a program.
Step 1: Business Community Needs
Assessment: Use surveys and focus groups
to fnd out what services are most needed in
the Fields Corner business community. The
business assistance service model needs to be
supported by the needs in the community in
order to be successful.
Step 2: Use the needs assessment to raise
funds from banks, local foundations, and state
and local agencies. Both the needs assessment
and partnerships that Viet-AID has developed
will be important to document for the fund-
raising effort. Interviews with other business
assistance programs in Boston have indicated
that fees from the business assistance cover
only a small share of the costs, so grants are
an important source of revenue.
Step 3: Hire the right staff person who has
the necessary expertise and connections to
serve the needs identifed in the assessment.
Case Study: East Bay Asian Local
Development Corporation (EBALDC)
1
The EBALDC invests in commercial buildings as
part of their broader community development
objectives. It has developed or provided asset
management services for nearly 250,000
square feet of retail and offce space. The
Asian Resource Center is a historic warehouse
building that now houses non-profts, retail
businesses, medical offces and an art gallery.
The EBALDC also renovated the historic
Oakland Market Hall into a food marketplace
and created ground foor retail spaces in
several of its housing developments.
1 Commercial Properties, East Bay Asian
Local Development Corporation, accessed
4/28/12. http://www.ebaldc.org/pg/19/
properties/commercial-properties
Case Study: Neighborhood Development
Center, Minneapolis, MN
1
This organization partners with community-
based organizations to offer a 12-week
entrepreneur training program, where the main
focus is creating a viable business plan. Each
program includes 12 classroom sessions with
a culturally sensitive business trainer and one-
on-one consultation with the trainer. Program
fees are on a sliding scale based on household
income. Graduates of this program are then
eligible for Small Business Consulting services,
which provides support from professionals
with expertise in management, accounting, and
marketing, to strengthen their businesses.
1 Entrepreneur Training Program,
Neighborhood Development Center, accessed
5/19/12: http://www.ndc-mn.org/training
mercial real estate development and business
assistance programming. First, Viet-AID will
be in a position to choose and/or help develop
a tenant that serves the needs of the com-
munity and adds to the economic vibrancy of
the neighborhood. For example, in a typical
commercial space, the owner might be open
to renting to a liquor store or check cashing
business because that tenant is willing to pay
the highest rent. Viet-AID, however, could use
different criteria for choosing businesses for
their space and can help ensure their stability.
Once Viet-AID has tenants in their build-
ing, they are more easily able to reach them
with technical assistance services. In fact, they
could even require that their tenants receive
certain training courses to help ensure the
stability of the business.
Case Study: Neighborhood Development Center, Minneapolis, MN
1

In addition to small business assistance, Neighborhood Development Center (NDC) also develops key real
estate projects to transform commercial buildings in strategic locations into small business incubators.
These spaces provide tenants with stable and affordable places to do business. NDC makes its small
business assistance services available to all tenants of these commercial properties.
NDC helped a group of Latino immigrants develop a public market called Cooperative Mercado Central.
NDC provided entrepreneurial training and the development of the commercial space through a
partnership between Project for Pride in Living (PPL) and Whittier CDC. The Mercado Central, opened in
1999, has helped transform the formerly blighted intersection into a hub of commerce that has catalyzed
further investment on the Lake Street corridor. Today, the business owners at Mercado Central generate
more than $1.2 million in annual sales and have created nearly 90 jobs. There are 43 entrepreneurs in
business at the Mercado, including 10 of the founding owners from 1999.
1 Cooperative Mercado Central, Neighborhood Development Center, Accessed 5/19/12: http://www.
ndc-mn.org/mercadocentral
One could envision Viet-AID playing a similar
role as NDC, providing commercial space and
business assistance for Vietnamese entrepre-
neurs in Fields Corner, especially given the
niche of Vietnamese restaurants. These efforts
could help to catalyze economic development
in the Fields Corner commercial district.
SUMMARY
The Fields Corner commercial district has
many strengths, including proximity to tran-
sit and mix of unique minority-owned busi-
nesses. At the same time, it faces challenges
such as storefronts in poor physical condition
and business owners in need of technical as-
sistance. Viet-AID is in a unique position to
help address both of these challenges. Viet-
AID can develop strategic partnerships to en-
hance the delivery of existing programs and
services to Fields Corner businesses. In the
long-term, we propose that Viet-AID directly
invest in commercial spaces and rent them
to businesses that provide goods and services
that the neighborhood needs. If implemented,
our proposals will support neighborhood sus-
tainability by creating a vibrant commercial
district that residents can use for their daily
shopping needs, and which provides employ-
ment and entrepreneurial opportunities for
low-income and minority residents.
PUBLIC REALM | 65
by increasing foot traffc and encouraging
people to linger.
Create clear pedestrian and bicycle connec-
tions within Fields Corner. Making pathways
clearer and more inviting will help people
travel through the neighborhood and provide
better connections between neighborhood
homes and businesses.
Improve Fields Corners connection to other
Boston neighborhoods. Better physical con-
nections between Fields Corner and the T
Station will make it easier for residents to
use transit, rather than automobiles, for their
trips and will make the neighborhood more
accessible for visitors from the rest of Boston.
Create a walkable neighborhood that en-
hances the pedestrian experience.
Housing and economic development strate-
gies have the potential to make Fields Corner
a healthier and more prosperous neighbor-
hood. Another important aspect of how Fields
Corner residents relate to their neighbor-
hood is the public realm the public spaces
and streets community members experience
as they move between their homes and
their jobs and as they spend time in the
neighborhood.
The vision and interventions we propose are
meant to:
Encourage use of Fields Corners commercial
core. Pedestrian and bicycle improvements
can help make downtown Fields Corner a
more lively place by connecting residents to
the core and creating spaces where people
want to walk, bike, and spend time. A shift in
use and perception will help local businesses
[ 5 ] Public Realm
EXISTING CONDITIONS
MOBILITY AND CONNECTIVITY
Situated along one of Bostons primary
arterial streets and served by multiple bus
routes and a T station, Fields Corner is well
connected to the rest of the city. Vehicle traf-
fc is relatively high in Fields Corner, with
approximately 1,600 vehicles passing through
Hero Square (Dorchester Avenue and Adams
Street) during the weekday morning peak
hour of 7:30 to 8:30 a.m.
1
The intersection
was recently redesigned in response to the
2007 Dorchester Avenue Streetscape and
Transportation Action Plan, which, in addi-
tion to several streetscape improvements, led
to the prohibition of right turns from both
directions of Dorchester to Adams, the pro-
hibition of left turns from both directions of
Adams to Dorchester, and to the adjustment
of the intersections signal timing.
1 Boston Redevelopment Authority. 2007.
Dorchester Avenue Streetscape and Transportation
Action Plan.
<http://www.bostonredevelopmentauthority.
org/planning/PlanningInitsIndividual.
asp?InitID=112&action=ViewInit>
Create visual continuity to make Fields
Corner feel more cohesive and safe.
Promote the safety and comfort of residents
and visitors in Fields Corner.
The streets and public spaces in Fields Corner
are important defning features of the
neighborhoods identity and the experiences
of residents and visitors. Therefore, public
realm changes should be appropriate to the
specifc context of Fields Corner. They should
refect residents needs while expressing the
neighborhoods unique identity and diverse
cultures. The proposals in this section are not
meant to be fnalized solutions, but ideas to
start a conversation in the community about
what Fields Corners streets and public spaces
could be. In this section, we will: analyze
existing conditions; propose short-term inter-
ventions to improve pedestrian connectivity
and activate vacant walls and lots; and explore
long-term strategies to improve safety and
convenience for pedestrian and bicycle travel.
Our goal is to inspire Viet-AID and other
community groups to approach the public
realm creatively to improve neighborhood
quality of life.
Economic Opportunity:
Increase access to a vibrant commercial core
Equity and Social Inclusiveness:
Promote community engagement to develop a
shared vision for streetscapes and the public
realm
Increase accessibility and mobility for
neighborhood residents and visitors
Enhance public spaces
Environmental Health and Livability:
Promote sustainable modes of transportation
Enable transit-oriented development by
integrating the Fields Corner T Station into
the neighborhoods commercial core and
residential areas.
PUBLIC REALM | 67
Figure 5.1. Existing conditions in Fields Corner for streetscapes and the public realm, highlighting available green
space, pedestrian connections, and street art, as well as parking space, vacant lots, and barriers to connectivity.
Free on-street parking is provided on
Dorchester and Adams, as well as on most of
the connecting residential streets. The shop-
ping center on Dorchester and Park Street
has approximately 250 spaces of free parking,
while a network of privately owned and regu-
lated parking lots supports many of Fields
Corners businesses (Figure 5.2). Despite its
ample supply, parking is often a key concern
among Fields Corner residents and businesses,
as it is in many other communities.
Fields Corner is served by an eponymous
MBTA Red Line station, which connects
to Ashmont to the south and to downtown
Boston, Cambridge, and Somerville to the
north. Fields Corner station was rebuilt in
2008 as part of the $67-million Dorchester
Red Line Rehabilitation Project, approved by
the Massachusetts legislature in 1999. The
station was ftted with elevators, escalators,
and accessible ramps, making it fully ADA
compliant. The station also features a dedi-
cated busway, which enables direct transfers
to eight MBTA bus routes.
Despite these investments, Fields Corner was
one of the least used Red Line stations in
2009, (4,152 boardings per weekday), ahead of
only the adjacent Shawmut (2,241) and Savin
Hill (1,863) stations (Figure 5.4). Transit use
at these stations has greatly fuctuated over
the years, making current ridership diffcult
to predict in the absence of newer data. For
example, Fields Corner averaged a 20-year
high of 5,203 station entries per day between
Figure 5.2. Commercial off-street parking in a portion of Fields Corner
Figure 5.3. The large commercial parking lot at the shopping center at Dorchester Avenue and Park Street.
PUBLIC REALM | 69
0
20
40
60
80
100
120
140
160
180
200
Subsequent Charlie transactions

0
5000
10000
15000
20000
25000

Weekday station entries
Figure 5.6. Top 50 destinations from Fields Corner
Station, 6:00-9:30 a.m. Destinations inferred from
Charlie card users subsequent transactions.
(Source: Charlie transaction data, 2010.)
2001 and 2006 before dropping to a 20-year
low of 3,480 in 2007 and then rising to 4,152
in 2009.
The largest concentration of fare activity at
Fields Corner station takes place during the
morning rush hour, suggesting that resi-
dents use the station as an origin more than
commuters or visitors use it as a destination
(Figure 5.5). The primary destinations for
these morning trips are the employment
centers of downtown Boston, followed by
regional medical centers and colleges (Figure
5.6).
Figure 5.4. MBTA Red Line weekday
station entries. Fields Corner and
adjacent stations have the lowest
ridership of the line.
(Source: MBTA Ridership and Service
Statistics, 2010)
0
50
100
150
200
250
1:00 2:00 3:00 4:00 5:00 6:00 7:00 8:00 9:00 10:00 11:00 12:00 1:00 2:00 3:00 4:00 5:00 6:00 7:00 8:00 9:00 10:00 11:00 12:00
Station entries
Figure 5.5. Fields Corner Charlie
Card transactions by time of day.
(Source: 2010 Charlie transaction
records.)
Eight bus routes serve Fields Corner, seven
of which terminate at the T station and stop
in the dedicated busway adjacent to the
stations doors (Figure 5.7). The remain-
ing route, number 18, stops on Dorchester
Avenue, adjacent to the Red Line overpass. By
observing the previous transactions of Charlie
Card users who entered Fields Corner station
during a typical morning rush hour, we can
infer bus-to-rail transfers. Figure 5.8 shows
the frequency of prior routes, suggesting that
most riders who transfer to the Red Line at
Fields Corner in the morning arrive from the
southeast (on routes 201, 202, and 210), and
that a signifcant number of passengers also
transfer from the north and northwest on
routes 17 and 19.
In addition to transit and auto connectiv-
ity, Fields Corner is becoming more acces-
sible by bicycle. Bike lanes were striped on
Dorchester Avenue in late 2011, although
they terminate several blocks north of Adams
Street. The City of Boston has installed
parking for 26 bicycles within a quarter
mile of Fields Corner, mostly in the form of
single-post bike racks but with larger racks
located at Doherty/Gibson Playground and
the adjacent shopping center, both near the
intersection of Dorchester Avenue and Park
Street. Additionally, bike racks at Fields
Corner Station can accommodate more than
twenty bikes. As of April 2012, the Boston
Transportation Department has been painting
bike boxesroad markings designating space
for cyclists to wait at signals in front of cars,
0
20
40
60
80
100
120
140
Preceding Charlie transactions
Figure 5.7. MBTA system map, showing transit ser-
vices near Fields Corner
Figure 5.8. Top routes and stations prior to Fields Corner, 6:00-9:30 a.m. Prior origins inferred from Charlie
users previous transactions. (Source: Charlie transaction data, 2010.)
Figure 5.9. A freshly painted bike box at the
intersection of Park Street and Dorchester Avenue
provides a space for cyclists to make left turns in
front of autos.
PUBLIC REALM | 71
at Hero Square at the north of the intersec-
tion to be reconnected to the rest of the block
(Figure 5.11) and enabling the retiming of
the traffc signal, which now allots more time
to pedestrian crossings. The brick sidewalks
were replaced with concrete, and the entire
intersection was treated with patterned
Duratherm (Figure 5.13).
The intersection of Dorchester and Adams
was recently reconstructed by the Boston
Transportation Department, as recommended
in the 2007 Dorchester Avenue plan.
1
Right
turns were prohibited, allowing the island
1 Boston Redevelopment Authority. 20007.
Dorchester Avenue Streetscape and Transportation
Action Plan.
in order to make left turnsat key intersec-
tions in Fields Corner (Figure 5.7). Markings
for shared bike and auto lanes (sharrows)
have been installed on portions of Dorchester
Avenue as well, but as of this writing are not
yet present in Fields Corner.
STREETSCAPE AND PUBLIC
SPACE
Regardless of transport mode, every trip
starts and ends on foot, making pedestrian ac-
cess a key component of neighborhood plan-
ning. Figure 5.10 shows the primary pedes-
trian fows in the commercial core of Fields
Corner, as well as the pedestrian connections
between the core and the MBTA station. The
primary pedestrian routes in the commercial
core fow along Dorchester Avenue and on
Adams Street where the two intersect. With
the exception of a recently built pedestrian
path between Dorchester and Adams adjacent
to the Red Line right of way, most pedestrian
pathways are situated along roadways. The
four pedestrian connections between the
station and Dorchester Avenue, for example,
occur along two residential streets, a busway,
and through a parking lot and alley. The con-
nection between the T station and shopping
center is indirect, as one must walk east to
Dorchester Avenue or west to Geneva Avenue
in order to then move north or south be-
tween the two.
Figure 5.10. Pedestrian connectivity in the core of Fields Corner.
Although Fields Corner is well served by
public transit and its transit connections
are physically close to the neighborhood
core, they are visually disconnected and are
isolated by the confguration of adjacent
land uses. Figure 5.10 shows the pedestrian
connections between Fields Corner station
and the neighborhood core, which includes
Dorchester Avenue and the shopping center
on the northwest corner of Dorchester and
Park. The station has two entrances, one to
the north along Charles Street and another at
its south along the dedicated busway. When
the MBTA rebuilt the station in 2010, it added
sidewalks, plantings, and lighting improve-
ments along the busway and painted a mural
along the wall opposite the station (Figure
Figure 5.11. Hero Square, recently reconnected to the block to the north by
eliminating the right turn lane from southbound Dorchester Ave.
Figure 5.12. Renovated busway and pedestrian improvements at Fields Corner Station Figure 5.13. Duratherm-treated intersection at
Dorchester and Adams
PUBLIC REALM | 73
character of building faades and open lots
affect pedestrian experiences and include rec-
ommendations to incorporate faades into the
streetscape. The Complete Streets program is
still new, but the BTD has recently employed
these guidelines in the redesign of Peabody
Square south of Fields Corner.
What does this mean for Fields Corner? The
concept of complete streets and the strate-
gies they entail can be a helpful way to think
about the many roles that streets play, and
the many different ways that people use and
experience them. Viet-AID could work with
other neighborhood community groups, such
as GreenDorchester and Dorchester Main
Streets, to design a community visioning pro-
cess to identify the points where pedestrian
connections are confusing or dangerous, or
where vacant lots or storefronts diminish the
commercial cores sense of place, and pursue
creative solutions to these problems.
In addressing the public realm, Viet-AID
could focus on several different scales. Some
projects, such as activating walls through
art or vacant lots through gardens, could be
implemented in the short term by reaching
out to local businesses, building owners, the
City, and local artists. Other potential projects
would be much longer term, such as building
bike lanes on Dorchester Avenue or Charles
Street. These projects are politically and logis-
tically complicated and would require action
and funding from the City. Therefore, they
are not likely to be implemented in the short
5.12). The faades of the busway, however, are
occupied by the station viaduct on the north
and the backs of commercial spaces to the
south, presenting an attractive but inactive
face to pedestrians.
PROPOSALS
What are the attributes of streets and public
spaces that help sustainable, transit-oriented
neighborhoods succeed? They should be
closely integrated with transit, support
multiple modes of travel (walking, biking,
driving, transit), and include street trees and
other green elements. But a vibrant, livable
neighborhood should also provide public
spaces where residents want to spend time;
the streets should not just be multi-modal,
but multi-use.
In 2009, the City of Bostons Transportation
Department developed a set of Complete
Streets Guidelines to specify how to build
streets that meet these goals, accommodat-
ing people traveling different ways as well
as those spending time in the public realm.
1

Boston envisions complete streets as multi-
modal (accommodating cars, bike, buses, and
walkers), green (including street trees and
permeable surfaces), and smart (including
innovative technology). Bostons Complete
Streets Guidelines also recognize how the
1 Boston Transportation Department,
Boston Complete Streets Guidelines, http://
bostoncompletestreets.org/, 2010.
term, but Viet-AID and other community
groups should consider advocating for them
in the long term.
We hope that the illustrations below can
spark some ideas on how Viet-AID and local
residents can take ownership of their public
spaces, working to create a public realm to
serve a diverse, vibrant, and sustainable Fields
Corner.
pedestrian use of the space while instilling a
greater sense of caution in drivers, who might
otherwise not expect foot traffc through the
space.
The alley is presently well used as a pedes-
trian connection between the MBTA station
and Hero Square. But this spaceessentially
a drivewayis clearly intended as a space for
cars, as evidenced by Driveway on west side
of Dorchester Avenue, immediately south
of Adams Street. (Figure 5.15) The Boston
Transportation Department, however, recom-
mended in the Dorchester Avenue plan that
this path be closed to vehicle traffc because
the driveway is dangerously close to a com-
plicated intersection. If closed to vehicle traffc,
this pathway could be converted to a pedes-
trian space and could be visually integrated
with the park behind it, signaling that it is
a public space and dignifying the simple act
of walking through the space, which might
otherwise feel like trespassing. One poten-
tial pedestrian improvement to the alleyway
entails closing it to auto traffc and using
lighting, plants, and street furniture to signal
that it is a public space while drawing people
to the park within, and ultimately to the T
station. (Figure 5.16).
Although the City has already deemed the
driveway unsafe, the businesses on either side
of the alley strongly opposed its closure. By
engaging the rest of the community on this
issue, a compromise might be reached that
is optimal for all parties. For example, the
driveway might be retained, ether as a one-
way or two-way passage, but could still be
treated with plantings, permeable pavers and
improved lighting, to signal that it is a shared
space. These visual cues would encourage
SHORT-TERM PROPOSALS
Pedestrian Connections from MBTA Station to
the Commercial Core
The connection between Dorchester Avenue
and the MBTA station is key to the sustain-
ability of Fields Corner. A safe, visible, and
legible connection between the two can
promote transit use while creating a more
desirable setting for retail and services. Since
all four existing pedestrian connections to the
station pass through residential or inactive
areas, it is important to provide cues that
signal the presence of the station or commer-
cial strip, depending on the direction of travel.
Care should also be taken to protect pedestri-
ans from vehicle traffc, and to provide a well
lit, safe, and attractive setting that validates
and promotes walking rather than making
pedestrians feel as though they are trespass-
ing in a space for cars.
While pedestrian connections are an im-
portant part of a long-term sustainability
strategy, there are simple short-term projects
that can improve the quality of the pedestrian
environment in Fields Corner while providing
a catalyst for community engagement. One
example of a potential short-term improve-
ment would be rethinking the alleyway and
parking lot between Dorchester Avenue and
the Adult Learning Center (Figure 5.14).
Figure 5.14. Location of one potential pedestrian
improvement: an alleyway that is currently well used
as a connection between Hero Square and the MBTA
station.
PUBLIC REALM | 75
Figure 5.15. Driveway on west side
of Dorchester Avenue, immediately
south of Adams Street.
Figure 5.16. One potential pedes-
trian improvement to the alleyway
entails closing it to auto traffc and
using lighting, plants, and street
furniture to signal that it is a public
space while drawing people to the
park within, and ultimately to the T
station.
improve its speed by obviating the need for it
to merge back into traffc.
While CDCs do not often practice traffc en-
gineering in public rights-of-way, a city can
often implement such projects rather quickly,
typically funding such projects as well. By
reaching out to the community and building
consensus about safe, small-scale pedestrian
Widening the sidewalk on both sides of the
crosswalk (creating bus bulbs) would en-
able safe crossing by making pedestrians vis-
ible to motorists, since people on foot might
otherwise be hidden behind the supports of
the overpass. The bulbs could also be widened
in the north direction to accommodate the
existing bus stop for Route 18, which would
Another possible way to improve pedestrian
connections between Dorchester Avenue and
the MBTA station in the short term would
be to rethink the eastern edge of the sta-
tions parcel, where it intersects the street
(Potential improvement to the pedestrian
interface between the MBTA station and
Dorchester Avenue.). The existing crosswalk
trends southeast from the busways sidewalk,
which is useful for connecting the shopping
center and other businesses to the south but
is less visible from the north of Dorchester
Avenue (Signs indicate the presence of Fields
Corner station, but the barrier of the hedge
and the lack of a clear pedestrian path (the
crosswalk is behind the camera) downplay the
connection.). Signs indicate the presence of
the station, but the barrier of the hedge and
the offset crosswalk downplay the connection.
Reconfguring the crosswalk to be parallel to
the T overpass would clarify the connection
from both the north and south approaches of
Dorchester Avenue while taking full advan-
tage of the stations signage.
Perhaps more importantly, such a confgu-
ration would lend itself to the creation of
a crosswalk to the other side of the avenue,
which could help to activate the commer-
cial spaces opposite the station and could in
turn mitigate the negative effect that the
rail overpass has on the apparent continu-
ity of the commercial strip. The crosswalk
could be signalized and timed to the intersec-
tion immediately to the south, which would
minimize any impedance to the fow of traffc.
Figure 5.17. Signs indicate the presence of Fields Corner station, but the barrier of the hedge and the lack of a
clear pedestrian path (the crosswalk is behind the camera) downplay the connection.
PUBLIC REALM | 77
improvements, Viet-AID can engage with the
city to help bring such projects to fruition
especially if they can be tied into ongoing
programs such as Complete Streets.
Figure 5.18. Potential improvement to the pedestrian interface between the MBTA station and Dorchester Avenue.
improve this neighborhood face, Viet-AID
and other community groups could reach
out to businesses, building owners, and local
artists to activate faades through public art
and maintenance. Improving building faades
would enhance the pedestrian experience,
Overpasses
The Red Line connects Fields Corner to the
rest of Boston and is a defning feature of the
neighborhood. However, the raised tracks
running through Fields Corner act as a visual
barrier, breaking the connectivity of the
pedestrian experience and threatening walk-
ers perceptions of safety. Public art projects
and lighting installations are a few ways to
transform these spaces making them feel
safer and inviting and integrating them into
the neighborhoods expression of its unique
identity. The mural on the overpass at Geneva
Avenue, painted by Artists for Humanity,
is an example of how the community has
already successfully used these strategies in
Fields Corner.
Commercial Faades
Commercial faades are the faces businesses
turn towards the public street. As such, they
affect the way people experience a street
and perceive a neighborhoods identity. To
Figure 5.19. Street art by Artists for Humanity on the
Red Line Overpass at Geneva Avenue.
Figure 5.20. Existing conditions of eastern faades on Dorchester Avenue.
PUBLIC REALM | 79
making the neighborhood feel safer and more
inviting. It can also encourage foot traffc to
operating businesses, increasing the vitality
of the commercial core.Engaging community
members in this endeavor can also increase
neighborhood pride.
Figure 5.21. Visualization of potential street art to activate the street during non-business hours.
Figure 5.22. A successful example of lively faade
treatments in Fields Corner on Geneva Avenue.
Walls and Lots
Vacant lots and long, blank walls
also affect the pedestrian experi-
ence. Fields Corner already has a
number of successful community
gardens, which transform va-
cant lots into community assets.
Viet-AID can continue to build
on this success by encouraging
more efforts to use underutilized
spaces. In addition, green faades,
art, and street trees can enhance
the impact of community gardens
by refecting neighborhood green
spaces on its streets and buildings.
Figure 5.23. Top: existing community garden on Freeman Street, facing the rear facade of the shopping center; bottom:. visual-
ization exploring improvements to the rear faade and streetscape to draw awareness to the urban garden.
PUBLIC REALM | 81
LONG-TERM PROPOSALS
Complete Streets: Dorchester Avenue and
Charles Street
Short-term projects to enliven faades and
increase access to pedestrian paths and green
spaces have the potential to make Fields
Corner a more vibrant and sustainable com-
munity, but more comprehensive changes
to neighborhood streets will require a
longer-term focus on visioning and advocacy.
Dedicated bike lanes on Dorchester Avenue,
for example, would help bicyclists feel safer
traveling on this busy arterial street. Bike
and pedestrian improvements on residential
streets can help bicyclists, pedestrians, and
residents with limited mobility travel safely
and easily through the neighborhood. Wider
sidewalks and street trees would make the
streets more comfortable. Street trees would
also contribute to greater air quality and
less storm water runoff. Major streetscape
changes can be controversial, however,
especially if they require removing park-
ing. Because of the particular controversy
surrounding parking issues, we recommend
studying existing parking supply and ways
that off-street parking can be used more ef-
fciently, through programs like negotiated
shared lots among businesses. The neighbor-
hood could potentially meet commercial and
residential parking needs without dedicating a
disproportionate amount of valuable neigh-
borhood space to parking.
The following diagrams show what
Dorchester Avenue and Charles Street
could look like with added bike lanes, wider
sidewalks, and street trees. The lane dimen-
sions adhere to Bostons Complete Streets
Guidelines:
Figure 5.24. Existing dimensions of Dorchester
Avenue.
Figure 5.25. Diagram exploring how Dorchester
Avenue could be shared among drivers, cyclists,
pedestrians, and businesses to promote sustainable
modes of transportation and economic activity.
PUBLIC REALM | 83
Figure 5.26. Existing dimensions of Charles Street at
the Fields Corner MBTA Station.
Figure 5.27. Diagram exploring how widening the side-
walk and planting trees on Charles Street would create
a green corridor to connect bicyclists and pedestrians
traveling between the T station and Dorchester Avenue
businesses.
SUMMARY
The streetscapes and public spaces of Fields
Corner are an important part of sustainabil-
ity that can help create a vibrant commercial
core, contribute to an improved quality of life,
and mitigate many of the externalities often
associated with dense urban areas. By using
the public realm as a way to start a discussion
with the community about the future of their
neighborhood, Viet-AID can engage with the
city to improve its public spaces while build-
ing a common vision for a more sustainable
Fields Corner in the long term.
The concepts of Complete Streets and sustain-
ability presented in this section can contribute
to a long-term vision for the neighborhood.
Although many streetscape changes will
require a long-term planning effort and are
beyond the capacity of Viet-AID alone to
implement, it is valuable to start discussions
around these topics now to envision what
sustainable streets in Fields Corner could look
like. Building this vision can be a catalyst to
future change.
CONCLUSION | 85
planning and capacity building; some of these
can be implemented by Viet-AID alone, but
many of them are intended for collaborative
efforts (see Table 6.1).
A neighborhood plan for sustainability must
be shaped by those who live and work in the
neighborhood. As an established institution
with a commitment to Fields Corner, Viet-
AID can take a leadership role in shaping
a neighborhood vision, by drawing in the
many other organizations working to effect
positive change in Fields Corner (Table 6.2).
It is through such collaborations that Viet-
AID and other community groups can spark
change and meet the needs of Fields Corners
diverse residents. Our hope is that this report
can serve as a catalyst for conversations and
partnerships around sustainable neighbor-
hood development in Fields Corner, both
immediately and in the years to come.
In preparing this report, we have focused on
areas in which Viet-AID can take leadership
in helping develop a neighborhood sustain-
ability plan for Fields Corner that promotes
economic opportunity, social equity and
inclusiveness, and environmental health and
livability. Projects focusing on improving
the quality and energy effciency of existing
housing, constructing new housing to serve
the existing income levels of Fields Corner
residents, fostering new economic opportu-
nity in the commercial core, and enhancing
the public realm all have the potential to
make Fields Corner more sustainable, equi-
table, and vibrant.
This report contains many suggestions for
how to achieve this goal. Rather than pursu-
ing them all at oncean impossible taskwe
recommend that Viet-AID choose a few
catalytic projects to implement in the short
term. Other proposals will take longer-term
[ 6 ] Conclusion: A Plan for a Sustainable
Fields Corner
EXISTING HOUSING Short term Work with tenants, landlords and Housing Code Enforcement Division to address pressing
housing quality issues.
Increase involvement in existing housing quality improvement and energy effciency
programs.
Long term Develop and maintain neighborhood housing quality database.
Take on leadership roles in housing quaity and energy effciency policy advocacy.
Integrate various programs and provide one-stop services for community energy effciency.

NEW HOUSING Short term Continue leadership in affordable housing development.
Investigate suitable sites for multifamily housing and explore purchase options.
Long term Develop new affordable housing.
Explore alternative acquisition and fnancing strategies.
Monitor neighborhood affordability indicators and other housing needs.

ECONOMIC
DEVELOPMENT
Short term Develop strategic partnerships to enhance economic development service delivery.
Use the community center to organize and engage local businesses.
Long term Invest directly in commercial spaces.
Develop programs for small business assistance.

PUBLIC REALM Short term Engage community and community groups about public realm vision, using current BTD,
MBTA, or BRA planning projcets as catalysts for small but symbolic changes.
Work with local businesses and artists to create public art.
Promote pop-up gardening and other uses of vacant space.
Long term Work with the city to improve bike and pedestrian circulation, green spaces and public art.
Table 6.1. Summary of proposals
CONCLUSION | 87
Table 6.2. Opportunities for partnership.
Environmental Health:
Dorchester House
Greater Four Corners Action Coalition
GreenDorchester
Tufts School of Medicine
Gathering Places:
Cleveland Community Center
Dorchester House
Dorchester Youth Collaborative
Kit Clark Senior Services
Housing:
Dorchester Bay EDC
Dorchester House
Fields Corner CDC
Economic Development:
Dorchester House
Fields Corner CDC
Fields Corner Collaborative/ MyDot Tours
Fields Corner Main Street
Youth and Elders:
Cleveland Community Center
Close to Home
Dorchester House
GreenDorchester
Mujeres Unidas en Accion
Social Capital Inc.
Public Realm:
Fields Corner Main Street
Five Streets Civic Association
GreenDorchester
Historic Boston
Community Leadership:
Close to Home
Dorchester House
Five Streets Civic Association
GreenDorchester
Social Capital Inc.
Viet-AID:
Opportunities for
Neighborhood Sustainability
Partnerships
WORKS CITED | 89
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