Competing visions for idle T substation
Three developers submit proposals
Three Boston developers with different philosophies for redeveloping the former MBTA substation are competing to transform the fortress-like building that has loomed over Roslindale Square for four decades.
On Oct. 7, the Boston Redevelopment Authority received proposals from Urbanica Design + Development, WaterMark Construction & Development Inc. and Diamond Sinacori, LLC. All three call for restaurants in the building at 4228 Washington St.
The dining room, however, is where the developers depart:
Built in 1911, the substation hasn't powered trolleys since the T stopped running streetcars in the city's southern sections in the late 1960s.
The building was entangled in a legal dispute between the T and a previous developer for the last few years that was ultimately decided by the Supreme Judicial Court. The BRA acquired the 6,291-square-foot building last June and issued a request for proposals in August seeking retail, office, community and cultural use for a site.
In addition to the uncertain real estate market, redevelopment of the substation presents challenges such as lack of parking. And while the pending preservation tax credits could offset the cost of restoring the building, they come with a stringent set of aesthetic restrictions.
"Not breaking the space into smaller spaces, that gives you a good chance to get the [historical] designation," said Zahedi, whose company recently converted historic police stations in the South End and Somerville, as well as a Belmont firehouse, into condo. "Dividing it into smaller units takes away the integrity of the landmark status.
Zahedi concluded that offices on the site aren't fiscally feasible in the current real estate market.
Diamond, however, spoke with Roslindale residents working from home who would like offices nearby. "There's a clear demand for office space," said Diamond, who gained a preservation tax credit for condos called The Waterworks at Chestnut Hill near Boston College. .
Diamond also said the community is looking for more foot traffic during the day rather than at night.
Goodman, however, pointed to Roslindale's new zoning code, which was cemented in June and allows for more live entertainment operating after 10:30 p.m.
"I reached out to Darryl because the Beehive is such an incredible, wonderful space and [the substation] has a lot of elements that could generate excitement, generate traffic and put a spring in people's step," Goodman said. "It would certainly extend traffic into the evening and night rather than everything rolling up at 9 o'clock."
But the traditionally sleepy community recently shot down the Birch Street Bistro's plans to offer live music on its patio on a regular basis. Goodman doesn't have plans for music on his roof deck, but he acknowledged he will likely face concerns about putting a night hotspot next to F.J. Higgins Funeral Home.
"The truth is it's a long road, we're one of three proposals," Goodman said. "The BRA doesn't have to accept any of them. If it becomes a couple steps more real, we'll sit down and try to talk about hopes for the space and restrictions for the space to make sure we're good neighbors."
All three proposals will be presented to the public during a Nov. 5 meeting at the Roslindale Community Center.
To Carter Wilkie, Roslindale Village Main Streets president, the project marks the neighborhood's coming of age. He noted that takeout joints were the only restaurants in Roslindale 10 years ago.
"It's sort of like a keystone getting dropped in by a mason; he gets the sides done and then drops in the largest piece at the end," Wilkie said of the substation's redevelopment. "And that's where we are with the business district. A lot of work has taken place over the last 23 years to build up the sides." 