Comment Letter on 11 Taft Hill Terrace

11 Taft Hill Terrace Design

Yesterday, we sent an official comment letter to the Boston Planning & Development Agency, concerning a proposed 16-unit housing development at 11 Taft Hill Terrace, just steps from the Roslindale Square main street business district, commuter rail, and bus lines. We support this much-needed addition to our housing supply–especially so close to transit–but suggest the project could achieve better green building standards, be more inclusive and affordable, and better accommodate the future of transportation by dedicating less space to parking. Our specific concerns are proposed solutions are outlined below.


July 30, 2019

BY ELECTRONIC MAIL ONLY (Ebony.DaRosa@nullboston.gov)
Boston Planning & Development Agency
One City Hall Square, 9th Floor
Boston, Massachusetts 02201
Attention: Ebony DaRosa, Project Manager

RE:           11 Taft Hill Terrace, ROSLINDALE – SMALL PROJECT REVIEW

Dear Ms. DaRosa:

Please accept the following comments on behalf of WalkUP Roslindale with respect to the proposed residential development at 11 Taft Hill Terrace in Roslindale (the “Proposed Project”). As set forth in the Small Project Review application, this will be a consequential development project, located 200 yards from the Roslindale Village Commuter Rail Station and even closer to multiple bus routes on Washington Street that connect directly to the Orange Line, and containing, as proposed, 16 housing units,14 off-street parking spaces and 16 bicycle parking spaces in a four-story building with a mix of 1, 2 and 3 bedroom units.

We generally support the Proposed Project. We favor new housing in our neighborhood, city, and region as an integral part of the required response to our surging population and housing affordability crisis resulting from decades of underbuilding and inequitable patterns of development and housing availability. However, we offer the following concerns and comments intended to emphasize the imperative to adopt a greener approach to building in order to prepare for the climate change emergency,  and also to address the future of transportation and the need for more affordable housing in every development project that our city considers.

Before addressing each of these issues in turn, we observe that historically, when developers proposed large condominium projects in Boston neighborhoods, they were often “bargained down” by the neighbors, who would push for fewer units, less height, and more off-street parking spaces, thus (1) reducing the developer’s ability to make a profit; (2) constraining the growth of much-needed housing; and (3) inducing more demand for cars by virtue of the extra parking spots. Indeed, our experience is that developers often proposed extra large structures, knowing they would have to give up some units to appease neighbors. By contrast, today we see more and more Bostonians have become acutely aware of the housing and transportation crises, and we have found many supporters in Roslindale specifically who are sensitive to these issues. Thus, while a project like this might have sacrificed profitability in the past by reducing scale and increasing parking, in view of the decreased pressure to do so today, there should be more room in the budget to address more pressing concerns, particularly in the areas of energy efficiency and affordability for lower-income families.

1.               Green Building

Although the Proposed Project is below the Large Project Review threshold and is technically required to meet only building code-based energy efficiency and green building requirements (albeit at the city’s “Stretch Code” level, which produces a 10% improvement over the otherwise applicable standards), the BPDA should require the Proposed Project to exceed those standards and approach Net Zero/Zero Plus/LEED Gold-Platinum standards. If our city is truly serious about preparing for and attempting to mitigate the climate crisis, all new buildings will need to be much more efficient in their use of energy. There is no more time to wait to start this effort on a citywide basis, and we would like to see this happen in this neighborhood now. To help offset electrical use, we suggest that the proponent investigate the possibility of adding additional photovoltaic panels to this project as well as on the adjacent Greater Roslindale Medical and Dental Center. Rent from the roof panels could provide needed income for the center and the generated electricity.

We also recommend considering using air-sourced heat pumps for heating/cooling. While the operating cost in heating mode is likely still higher than gas in this climate, the total capital cost might be less than the total for gas heat (especially high efficiency) + electric air conditioning, so the levelized cost difference won’t be as great. There are some utility incentives and tax credits (such as SMART, the Solar Massachusetts Renewable Target) that can help reduce the cost. The Commonwealth is decarbonizing the grid rapidly, so investing in electric infrastructure now rather than locking in higher CO2 emissions for two decades with gas infrastructure is better to help meet longer term climate change goals.

We note that once this project is built, it will be too late to implement many energy efficiency measures that could easily be incorporated at the design and build phase. We have seen other condominium developments in the area (indeed, on this street) consider retrofitting their buildings to add photovoltaic panels only to give up due to the logistical hurdles of dividing up costs and benefits amongst multiple units, as well as the significantly higher cost of modifying an existing structure versus including solar from the start. In short, we only have one shot to get this right, and the BPDA should push developers to seize every opportunity to do so.

2.              Off-Street Parking

At 14 spaces, the Proposed Project has a parking ratio of 1:0.88 which we feel is reasonable but could be lower and still meet residents’ needs. Zero off-street parking projects have recently been allowed in Roslindale Square (most recently, the Wallpaper City project at the corner of Poplar and South a few hundred feet from the proposed site), and, as noted above, this location 200 yards from the Roslindale Village Station commuter rail stop, from bus stops serviced by a dozen bus routes and within 250 yards of a neighborhood supermarket. The Proposed Project is likewise minutes away from the start of the Southwest Corridor Bicycle Path, which is a major thoroughfare for cycling commuters. 1 All of these sustainable transportation options are complemented by several nearby ZipCar locations and easy access to rideshare services along with two Bluebikes bikeshare stations in Roslindale Square. Note that the MAPC Perfect Fit Parking Study, released 7/24/19, suggests that a ratio of less than 1:0.7 would be appropriate. 2

In light of these ample amenities, excessive parking will undeniably waste resources and induce car ownership and car use, moving our neighborhood and our city away from the mode shift and greenhouse gas and other air pollution reduction goals to which we have committed in GoBoston 2030 and Climate Ready Boston. By devoting more real estate to parking, we practically guarantee more cars in the neighborhood. By contrast, reducing off-street parking will have direct positive implications on affordability.

If some off-street parking spaces within the Proposed Project can be dedicated carshare (such as Zipcar) spaces the need for parking spaces can be reduced. If carshare spaces cannot be added within the garage, then perhaps the Proposed Project in cooperation with BPDA could sponsor additional carshare spaces within the adjacent municipal parking lot on Taft Hill while using the vacated space for either additional bike parking or space for an affordable unit.

By unbundling parking spaces from units and charging market rates for parking spaces, vehicle use can be discouraged. By contrast, if the parking spaces remained bundled with the units, car-free families will be less likely to live in this development since they would be paying a premium for an amenity they do not need. Likewise, providing free MBTA passes to tenants will encourage transit ridership as was done at the nearly adjacent 20 Taft Hill Park.

With available parking thus reduced to below a 1 to 1 ratio, the Proposed Project is an especially appropriate project on which to un-bundle the parking from the units, so that households that do not need off-street parking can avoid that cost instead of having it included in their unit regardless, while families that need an individually-owned vehicle for career, family, or other reasons will have the option to pay for a place to put it.

We also think it is important that the units in this development not be granted the right to obtain residential parking permits, and we urge BPDA to work with BTD to make sure this happens. While our neighborhood and the Boston area are in dire need of more housing, there is absolutely no need for more cars. Ultimately, the City needs to update its parking policies for the 21st century—including by limiting the supply and charging for residential parking permits. But until that happens, we need to take steps to insure that every large-density development like this doesn’t bring along with unlimited free car storage on public land in the form of residential permits. These free permits provably induce demand for cars, and the Roslindale neighborhood should not be forced to absorb that traffic and pollution impact. Moreover, Taft Hill Terrace is a short, dead-end street with no adjacent blocks of “overflow” parking—if units in the Proposed Project were eligible for free residential permits, parking from these units alone could overwhelm the entire street.

3.               Bicycle Parking

The Proposed Project is close to bicycle lanes on Washington Street, bike paths in the Arnold Arboretum, the Southwest Corridor Park/Pierre Lallement bike path and the future Roslindale Gateway path making biking to work/school, errands, and leisure a safer and more attractive option. We recommend a minimum bike parking ratio of 1 space per each bedroom. Additionally, the spaces must be usable by people of all abilities, so that a portion of the spaces must be usable without needing to lift the bike. Space needs to both accommodate traditional bicycles as well as cargo bikes such as longtails, bakfiets, and box bikes. With e-bikes becoming more available and commonplace, we recommend that bike charging stations be built to allow tenants to charge their e-bikes. An e-cargo bike can replace an automobile for a large number of trips and since two large cargo bikes can fit within one car parking space, they are space efficient. In order for people to ride bikes, the bikes must be usable. We therefore recommend that a bike repair station with bicycle pump be included in the garage. Since visitors who arrive by bike may not need secure, overnight bike storage, we recommend that at least two bike racks be included near the building entrance per BTD guidelines.

4.              Housing Affordability

As a rough cut, assuming a standard parking space takes up about 162 square feet (9’ x 18’), a reduction of even just five (5) spaces would allow for an additional 810 square feet of living area. We would expect that area to be split into 1 additional unit, which we would recommend be added to the affordable unit count or be used to reduce the AMI to be truly affordable to residents of Roslindale. We also note that community members from the Housing Justice task force of Roslindale is for Everyone (“RISE”) spoke at the community meeting and were particularly focused on increasing both the percentage of affordable units in the Proposed Project and the level of affordability offered beyond what the IDP would otherwise require (13% of total units and 70% of area median income). We support RISE Housing Justice on both of these requests. The Proposed Project is located in a part of our neighborhood where household incomes are lower than average and competition for scarce and increasingly expensive housing (there has been almost no new housing constructed in this area for the last several decades) is displacing our most vulnerable neighbors. We can and should do more as a city to make sure that everyone who wants to make their home here is able to do so.

5.              Roslindale Gateway Path/Blackwell Path Extension and Arboretum Road

In order to help reduce parking burden, the developer should be required to assist financially with ongoing efforts around the Roslindale Gateway Path (http://walkuproslindale.org/gateway) as this will be a significant amenity for residents of the development and the broader surrounding neighborhood. A significant contribution for this effort would be an excellent way for this Proposed Project to bring value and increased accessibility to its own backyard immediately. We propose a contribution of $25,000 for the Proposed Project.

In closing, we wish to reiterate our overall support for the Proposed Project, while especially emphasizing our call to reduce the off-street parking count and repurpose the space saved to increase the number and level of affordability for the affordable units. Thank you.

Sincerely yours,

Mark Tedrow

Resident @ 21 Conway Road, Roslindale, on behalf of the WalkUP Roslindale Steering Group
Ricardo Austrich, Resident @ 843 South Street, Roslindale
Lisa Beatman, Resident @ 180 Mount Hope Street, Roslindale
Rachel Blumberg, Resident @ 15 Newburg Street, Apt. 2, Roslindale
Benjamin Bruno, Resident @ 27 Colgate Road, Roslindale
Lucy Bullock-Sieger, Resident @ 33 Brookdale Street, Roslindale
Steve Gag, Resident @ 631 South Street, Roslindale
Liz Graham-Meredith, Resident @ 6 Crandall Street, Roslindale
Matthew Lawlor, Resident @ 15 Basto Terrace, Roslindale
Margaux Leonard, Resident @ 35 Harding Road, Roslindale
Mandana Moshtaghi, Resident @ 12 Arborough Road, Roslindale
Robert Orthman, Resident @ 31 Mendelssohn Street, #2, Roslindale
Rebecca Phillips, Resident @ 10 Tappan Street, Roslindale
Adam Rogoff, Resident @ 28 Ashfield Street, Roslindale
Adam Rosi-Kessel, Resident @ 36 Taft Hill Terrace, Roslindale
Rachele Rosi-Kessel, Resident @ 36 Taft Hill Terrace, Roslindale
Laura Smeaton, Resident @ 61 Cornell Street, Roslindale
Mark Tedrow, Resident @ 169 Sycamore Street, Apt. 1, Roslindale
Marc Theiss, Resident @ 55 Prospect Avenue, Roslindale
Greg Tobin, Resident @ 1 Sheldon Street, Roslindale
Nick Ward, Resident @ 35 Harding Road, Roslindale
Alan Wright, Resident @ 98 Birch Street, Roslindale

About WalkUP Roslindale

WalkUP Roslindale, which takes its name from the international movement to foster “Walkable Urban Places,” is a collaborative group of residents dedicated to making Roslindale the most walkable neighborhood in Boston. We advocate for a dynamic, livable streetscape and we support positive changes to our public and private built environment that strengthen walkability and other forms of active mobility as means toward better personal and public health, safety, social capital, economic development, and environmental sustainability. We are led by a steering group of about thirty residents and have nearly 1,000 additional supporters. More information about WalkUP Roslindale and our initiatives can be found at www.walkuproslindale.org. We recognize that no single group of people can be said to speak for our entire neighborhood – instead, please take these comments as representing the collective support of our steering group members (indicated above) resulting from our mission and principles.

Copy to:

Mr. Joseph Coppinger, Mayor’s Office of Neighborhood Services (joseph.coppinger@nullboston.gov)
District 5 City Councilor Tim McCarthy (timothy.mccarthy@nullboston.gov)
At-Large City Councilor Michelle Wu (michelle.wu@nullboston.gov)
At-Large City Councilor Althea Garrison (althea.garrison@nullboston.gov)
At-Large City Councilor Michael F. Flaherty (michael.flaherty@nullboston.gov)
At-Large City Councilor Annissa Essaibi-George (a.e.george@nullboston.gov)

  1. A City of Boston survey counted an average of well over 2,000 cyclists per day on this path in 2017; the number has surely grown since then with the completion of the cycling improvements at Forest Hills as part of the Casey/Arborway project. See https://www.boston.gov/departments/boston-bikes/bike-data/2017-boston-bicycle-counts.
  2. See https://perfectfitparking.mapc.org/

11 Taft Hill Terrace – Public Meeting on Proposed Redevelopment – 6 pm on Wednesday, 24 July 2019, Roslindale Community Center

Everyone interested in supporting the desperate need for more housing to support our city’s growing population while doing so in a way that reduces the demand for driving and provides for more affordable homeownership opportunities is encouraged to attend tomorrow evening’s meeting on the redevelopment proposal for 16 condominium units and 14 off-street vehicle storage spaces at 11 Taft Hill Terrace. WalkUP Roslindale members will be on hand to learn more about the proposal, provide feedback, and ultimately formulate our response. We hope to see you there!

Join WalkUP Roslindale at Undesign the Red line – Boston City Hall – 8:30 am on July 18, 2019

Undesign the Red line is a collaboration between designing the WE and Enterprise Community Partners that uses an exhaustively annotated and illustrated timeline to take attendees through several decades of housing segregation by race and class across the United States. July 18th will be the last day that the exhibit will be available for public view at Boston City Hall and WalkUP Roslindale wants to make sure we don’t miss this opportunity to learn much more about the origins, practice, and continued effects of redlining in our city. Details for the morning of Thursday, July 18, are as follows:

  • Meet in Adams Park at 7:15 am
  • Walk as a group to Forest Hills Station on the Orange Line
  • Board the Orange Line approx. 7:50 am
  • Arrive at Boston City Hall approx. 8:20 am
  • All interested attendees to meet at the Bill Russell statue on City Hall Plaza at 8:30 am
  • We will then view the exhibit inside City Hall. Plan for an hour to do so.
  • Thanks!

Comment letter on 43 Lochdale Road

43 Lochdale Road Design

Last week, we sent an official comment letter to the Boston Planning & Development Agency, concerning a proposed 36-unit housing development at 43 Lochdale Road, just a few blocks from the Forest Hills MBTA station. We support this much-needed addition to our housing supply but raise serious concerns about the missed opportunity to advance the highly complementary goals of more affordable housing and less auto-centric development. Our specific concerns are proposed solutions are outlined below.


June 3, 2019

BY ELECTRONIC MAIL ONLY (aisling.kerr@nullboston.gov)
Boston Planning & Development Agency
One City Hall Square, 9th Floor
Boston, Massachusetts 02201

Attention: Aisling Kerr, Project Manager

RE:         43 LOCHDALE ROAD, ROSLINDALE – SMALL PROJECT REVIEW

Dear Ms. Kerr:

Please accept the following comments on behalf of WalkUP Roslindale with respect to the proposed rental residential development at 43 Lochdale Road in Roslindale (the “Proposed Project”). As set forth in the Small Project Review application, this will be a consequential development project, located under half a mile from the end of the Orange Line at Forest Hills, and containing, as proposed, 36 housing units and 46 off-street parking spaces in a four-story building with a mix of 1, 2 and 2+ bedroom units and providing 5 affordable units under the BPDA’s Inclusionary Development Policy (“IDP”).

Although we generally support the Proposed Project, being in favor of production of new housing in our neighborhood, city, and region as an integral part of the required response to our surging population and housing affordability crisis resulting from decades of underbuilding and inequitable patterns of development and housing availability, we have the following concerns, which our members also voiced in person at the community meeting this past Tuesday, May 28. Our comments intend to emphasize the importance of addressing both the future of transportation and the need for more affordable housing in every development project that our city considers.

1.             Excessive Off-Street Parking

Put simply, at 46 spaces, the Proposed Project is egregiously overparked. As a start, the parking ratio should be reduced from 1:1.28 to 1:1 (or lower). Zero off-street parking projects have recently been allowed in Roslindale Square (most recently, the Wallpaper City project at the corner of Poplar and South), and, as noted above, this location is under a half mile (<10 minute walk) from Forest Hills Station (where both the Orange Line and commuter rail have stops) and steps from bus stops serviced by a dozen bus routes. The Proposed Project is likewise minutes away from the start of the Southwest Corridor Bicycle Path, which is a major thoroughfare for cycling commuters.1 All of these sustainable transportation options are complemented by several nearby ZipCar locations and easy access to rideshare services.

In light of these ample amenities, excessive parking will undeniably waste resources and induce car ownership and car use, moving our neighborhood and our city away from the mode shift and greenhouse gas and other air pollution reduction goals to which we have committed in GoBoston 2030 and Climate Ready Boston. By devoting more real estate to parking, we practically guarantee more cars in the neighborhood.  By contrast, reducing off-street parking will have direct positive implications on affordability, which is the next issue that we raised at the community meeting.

2.            Housing Affordability

As a rough cut, assuming a standard parking space takes up about 162 square feet (9’ x 18’), a reduction of even just ten (10) spaces would allow for an additional 1620 square feet of living area. We would expect that area to be split into 2 additional units, which we would recommend be added to the affordable unit count. We also note that community members from the Housing Justice task force of Roslindale is for Everyone (“RISE”) spoke at the community meeting and were particularly focused on increasing both the percentage of affordable units in the Proposed Project and the level of affordability offered beyond what the IDP would otherwise require (13% of total units and 70% of area median income). We support RISE Housing Justice on both of these requests. The Proposed Project is located in a part of our neighborhood where household incomes are lower than average and competition for scarce and increasingly expensive housing (there has been almost no new housing constructed in this area for the last several decades) is displacing our most vulnerable neighbors. We can and should do more as a city to make sure that everyone who wants to make their home here is able to do so.

With available parking thus reduced to below a 1 to 1 ratio, the Proposed Project would also be an especially appropriate project on which to un-bundle the parking from the units, so that households that do not need off-street parking can avoid that cost instead of having it included in their unit regardless. By contrast, if the parking spaces remained bundled with the units, car-free families will be less likely to live in this development, since they would be paying a premium for an amenity they do not need.

3.            Green Building

Although the Proposed Project has dropped below the Large Project Review threshold and is technically required to meet only building code-based energy efficiency and green building requirements (albeit at the city’s “Stretch Code” level, which produces a 10% improvement over the otherwise applicable standards), we would request that the BPDA require the Proposed Project to exceed those standards and approach Net Zero/Zero Plus/LEED Gold-Platinum standards. If our city is truly serious about the climate crisis, all new buildings will need to be much more efficient in their use of energy. There is no more time to wait to start this effort on a citywide basis, and we would like to see this happen in this neighborhood now.

4.            Roslindale Gateway Path/Blackwell Path Extension at Arboretum Road

We understand and appreciate that the developer is being required to install a new crosswalk and curb extension at Washington Street and Lochdale Road. In much the same vein, the developer should also be required to assist financially with ongoing efforts around the Roslindale Gateway Path/Arboretum Road archway and entrance as this will be a significant amenity for residents of the development and the broader surrounding neighborhood. Funds are still being assembled for the first phase of the path’s extension, running from the current end of the Blackwell Path to Arboretum Road, and a significant contribution for this effort would be an excellent way for this Proposed Project to bring value and increased accessibility to its own backyard immediately.

In closing, we wish to reiterate our overall support for the Proposed Project, while especially emphasizing our call to reduce the off-street parking count and repurpose the space saved to increase the number and level of affordability for the affordable units. Thank you.

Sincerely yours,

Benjamin Bruno

Resident @ 27 Colgate Road, Roslindale, on behalf of the WalkUP Roslindale Steering Group
Ricardo Austrich, Resident @ 843 South Street, Roslindale
Lisa Beatman, Resident @ 180 Mount Hope Street, Roslindale
Rachel Blumberg, Resident @ 15 Newburg Street, Apt. 2, Roslindale
Lucy Bullock-Sieger, Resident @ 33 Brookdale Street, Roslindale
Steve Gag, Resident @ 631 South Street, Roslindale
Liz Graham-Meredith, Resident @ 6 Crandall Street, Roslindale
Matthew Lawlor, Resident @ 15 Basto Terrace, Roslindale
Margaux Leonard, Resident @ 35 Harding Road, Roslindale
Mandana Moshtaghi, Resident @ 12 Arborough Road, Roslindale
Robert Orthman, Resident @ 31 Mendelssohn Street, #2, Roslindale
Rebecca Phillips, Resident @ 10 Tappan Street, Roslindale
Adam Rogoff, Resident @ 28 Ashfield Street, Roslindale
Adam Rosi-Kessel, Resident @ 36 Taft Hill Terrace, Roslindale
Rachele Rosi-Kessel, Resident @ 36 Taft Hill Terrace, Roslindale
Laura Smeaton, Resident @ 61 Cornell Street, Roslindale
Mark Tedrow, Resident @ 169 Sycamore Street, Apt. 1, Roslindale
Marc Theiss, Resident @ 55 Prospect Avenue, Roslindale
Greg Tobin, Resident @ 1 Sheldon Street, Roslindale
Nick Ward, Resident @ 35 Harding Road, Roslindale
Alan Wright, Resident @ 98 Birch Street, Roslindale

About WalkUP Roslindale
WalkUP Roslindale, which takes its name from the international movement to foster “Walkable Urban Places,” is a collaborative group of residents dedicated to making Roslindale the most walkable neighborhood in Boston. We advocate for a dynamic, livable streetscape and we support positive changes to our public and private built environment that strengthen walkability and other forms of active mobility as means toward better personal and public health, safety, social capital, economic development, and environmental sustainability. We are led by a steering group of about thirty residents and have nearly 1,000 additional supporters. More information about WalkUP Roslindale and our initiatives can be found at www.walkuproslindale.org. We recognize that no single group of people can be said to speak for our entire neighborhood – instead, please take these comments as representing the collective support of our steering group members (indicated below) resulting from our mission and principles.

  1. A City of Boston survey counted an average of well over 2,000 cyclists per day on this path in 2017; the number has surely grown since then with the completion of the cycling improvements at Forest Hills as part of the Casey/Arborway project. See https://www.boston.gov/departments/boston-bikes/bike-data/2017-boston-bicycle-counts.

WUR’s Preview of Issues on the 43 Lochdale Road Proposal

The rescheduled BPDA-hosted community meeting for this 36-unit residential development is coming up on Tuesday evening, May 28, at 6:30 pm at the Menino Community Center, 125 Brookway Road.

We encourage attendance at this meeting. This will be a consequential development, located under half a mile from the end of the Orange Line, and as of now we at WalkUP Roslindale have the following concerns that we intend to raise on Tuesday evening:

1.     Parking

  • As proposed, this project is overparked. The parking ratio should be reduced from 1:1.28 to 1:1 (or less). Zero parking projects have recently been allowed in Roslindale Square, and this location is under a half mile (<10 minute walk) from Forest Hills Station (Orange Line) and steps from bus stops serviced by a dozen bus routes. Excessive parking will induce car ownership and car use, moving our neighborhood and our city away from the mode shift and greenhouse gas reduction goals to which we have committed. Reducing the amount of parking also has direct implications for the next issue.

2.     Affordability

  • The space saved from the above parking recommendations should be used to increase overall unit count and the number of affordable units.
  • Parking should be unbundled from the residential units to increase affordability.
  • We are aware that RISE’s Housing Justice group will be particularly focused on pushing the developer to increase both the percentage of affordable units and the level of affordability offered. We support RISE Housing Justice on these related issues and will make our views known at the meeting.

3.     Environment

  • Environmental cleanup/remediation appears to be needed on the proposed project site. While we recognize that environmental cleanup is not specifically a zoning issue, we do want to hear what the developer has to say both about what they have found and how they intend to deal with it.
  • Although the project has dropped below the Large Project Review threshold and is technically required to meet only building code-based green building requirements, we would support a call for this project to exceed those standards and approach Net Zero/Zero Plus/LEED standards.

4.     Surrounding Neighborhood

  • The developer should assist financially with ongoing efforts around the Roslindale Gateway Path/Arboretum Road Entrance as this will be a significant amenity for residents of the development and the broader surrounding neighborhood.
  • The developer should provide support for the overall improvement of Lochdale Rd, Arboretum Rd and Kitson Rd (the private way running along the site, parallel to Washington St). The developer’s application mentions a “9-foot walkway/bike path to be created as part of the project” on Kitson Rd. We would like to hear more about what is contemplated here.

Your 2018 WalkUP Roslindale year in review!

WITH 2018 having drawn to its inevitable close, now seems like a decent enough time to look back on another year in the life of WalkUP Roslindale, your neighborhood walk-bike-transit-Y/QIMBY (Yes/Quality in My Backyard) citizens advocacy group. In the opinion of one member of group management, here are the top 10 things that happened this year. Comments, corrections, and additions are always welcome!

  1. District City Councilor Forum – Although scheduling conflicts kept us from hosting this particular forum in 2017, we did manage to pull off a gathering of the three district councilors who represent various parts of Roslindale – Andrea Campbell (District 4), Tim McCarthy (District 5), and Matt O’Malley (District 6) – that resulted in a lively discussion on a wide range of topics hosted by our own Sarah Kurpiel Lee. You can read the post-mortem at Recap on District City Councilor January 2018 Forum.
  2. Washington Street Bus & Bike Lane – After the 2-day pilot at the end of 2017 and then a full 4-week pilot in May and June of this year, the Mayor announced that the Washington Street bus and bike lane improvement project – which allows for a bus and bike only lane northbound on weekday mornings (5 to 9 am) and has significantly improved travel times for riders on the 9 separate lines that run between Roslindale Square and Forest Hills – would be permanent. This was a big win for better transit in our neighborhood and a significant step forward for better bus service across the region. We were proud to partner with Livable Streets Alliance on surveying riders and building support for the project and reported on it in May in Give Washington Street Bus Lane Feedback and in October in WalkUP Comment Letter on Washington Street Bus Lane.
  3. Safer Walking and Cycling in Roslindale Square – Around the same time that the bus/bike pilot was going on and being made permanent, the Boston Transportation Department (BTD) planned and then the Public Works Department resurfaced the key loop of South/Belgrade/Corinth/Poplar in Roslindale Square and installed a targeted set of new crosswalks, daylighting areas, in-street bike lanes, and relocated bus stops. With this set of improvements, a significant majority of the changes we advocated for in our December 2015 Walk Audit with WalkBoston have now been implemented. You can find coverage at Recent Safety Improvements in Roslindale Square – An Explainer and Letter of Support for Pedestrian Safety and Traffic Calming Improvements in Roslindale Square.
  4. Significant Progress on the Roslindale Gateway Path – In late June, we teamed with the Arnold Arboretum and Horsley Witten to release the 25% design for the MBTA-owned section of the path, running from the commuter rail station to the Arboretum border. The meeting was well attended and led to the T’s relatively swift determination that the proposed path route was conceptually approved through its internal canvassing process. Mid-year also saw funding progress as the commonwealth’s legislative session drew to a close in July. First, future funding to the tune of $3 million for path construction was included in the statewide Environmental Bond Bill. Securing these particular funds will require more work going forward, but the good news was just getting started. The FY2019 budget also included $100,000 in earmarked funding to help complete the path’s overall design. And then, to top off the funding story for the year, the city, through BTD, was able to obtain $90,000 in federal grant funding to move to 100% design for the initial extension of the path from its current terminus at the end of the Blackwell Path to the Arboretum Road underpass. An application to the city’s Community Preservation Act committee to fund construction of this extension was submitted in September. Coverage can also be found at Major Step Forward for the Gateway Path.
  5. Y/QIMBY Support and YIMBYtown – We continued to support new projects and concepts that we believed make sense, including 3-7 Poplar (732 South) and RVMS’ Poplar Street Improvements and the possible redevelopment of the Taft Hill Parking Lot. We also participated on the host committee of YIMBYtown 2018, the third annual national YIMBY conference held here in Boston in September. Perhaps the emblematic moment at YIMBYtown was the demonstration by housing justice advocates led by City Life/Vida Urbana at the closing plenary of the conference, voicing concerns about displacement of poorer people and people of color from neighborhoods experiencing an influx of new residents. WalkUP Roslindale hopes to partner with the housing justice initiative at RISE in the coming year to find a unified way forward in our neighborhood. More to come on this topic.
  6. FY2019 BTD Budget – WalkUP Roslindale was truly excited about the passage of an expanded BTD budget for FY2019 that calls for hiring a slew of new planners and engineers focused on issues such as coordinating MBTA service in the city, implementing Vision Zero, and expanding our city’s bike network. While we are still awaiting these new hires, we hope that they will be made soon.
  7. Neighborhood Slow Streets in MHMC – Progress continued on our neighborhood’s winner of the 2017 NSS sweepstakes. Conceptual plans are anticipated to be released in late winter. More information can be found at “Mount Hope/Canterbury” on BTD’s vision zero site.
  8. Blue Bikes in Roslindale! – We finally got our first 4 Blue Bikes stations in Roslindale in late summer – 2 stations in the square, one Belgrade and Walworth, and a fourth at Washington and Archdale. Now, if we could only find a way to get the long-delayed-due-to-construction and now completely inexplicably delayed station slated for Forest Hills, we’d really be talking. You can read more at “New Hubway (Blue Bikes) Locations Announced in Roslindale” and “Blue Bikes Finally Come to Roslindale.”
  9. Walter Street Traffic Calming – After sustained advocacy over many years by members of the Longfellow Area Neighborhood Association, 3 new crosswalks were finally installed in the stretch of Walter Street running from Bussey to South. The crosswalks were also accompanied by daylighting and flexposts on Walter itself and on certain of the side streets on Peters Hill. This kind of treatment can and should be extended to all of our major streets.
  10. Roslindale Snow Clearance Collaborative 1.0+ – Finally, our volunteer snow clearance collaborative had plenty of chances to flex our muscles and get in a good work out shoveling out key bus stops in and around the square and at the key intersection of Hyde Park Avenue and Cummins Highway. The shoveling in the square even included the contested sidewalks surrounding the MBTA commuter rail station on Belgrade. We gave the last installment – Collaborative v. 1.5 – a lighthearted touch with a photo of the Boston yeti.

Comment Letter on 3-7 Poplar Street (732 South Street) Apartment Proposal

Today, we sent a letter to the Boston Board of Appeal (colloquially knowing as the Zoning Board) concerning a proposed new apartment project at 3-7 Poplar Street (also known as 732 South Street), right above Wallpaper City. This project is scheduled for a hearing on Tuesday, November 27, 2018.

The full letter is reproduced below; you can also download the original as a PDF file.
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2017 – WUR’s year in review

With the books now closed on 2017, let’s take a moment to reflect on another year in the life of WalkUP Roslindale, your neighborhood walk-bike-transit-Y/QIMBY (Yes/Quality in My Backyard) citizens group. In the opinion of your humble correspondent, below are the top 7 highlights of the year just concluded. Comments, corrections, and additions are always welcome!

  1. Washington Street Operational Bus Improvements Pilot – It came late in the year (and on just 2 Tuesday mornings in December). But the first test of a bus-only lane (shared with people on bikes as well) on Washington Street from Roslindale Square to Ukraine Way from 7 am to 9 am was a widely-hailed successful proof of concept. Bus riders saved significant time, people riding bikes in the corridor generally approved of the shared lane, and the Boston Transportation Department and the MBTA showed they could work quite well together on the first such test case in an outlying neighborhood. It is hard to overstate how big a deal this is — there are several corridors around Boston that desperately need the kind of low-upfront-capital but meaningful time-saving improvements to bus service that was demonstrated for the first time in this city here in Roslindale. A full 2-week pilot is reportedly planned for the spring. Dates and specifics are still TBD. WalkUP Roslindale will do everything it can to support the full pilot and ultimately implementation of a permanent set of improvements. We appreciate the advocacy and support of the proposal from City Councilors Wu and McCarthy as well as BTD’s strong performance on the 2 days of the operational pilot. Special thanks are also owed to LivableStreets Alliance for their persistent advocacy, particularly their Street Ambassadors, who teamed with certain WUR diehards (Messrs. Tedrow, Gag, and Tobin come to mind) on outreach this fall and then during the operational pilot.
  2. Mt. Hope-Canterbury gets Roslindale’s nod for the Neighborhood Slow Streets Program – A grand total of 47 applications were submitted to BTD’s program to install new neighborhood slow streets areas around Boston. Five applicants were picked, and our own Mt. Hope-Canterbury area in eastern Roslindale made the cut. We look forward to seeing the work of MHC stalwarts Lisa Beatman and Rick Yoder and their neighbors in that part of our neighborhood come to fruition in their new NSS by year-end. And herewith our periodic reminder that everyone in Boston deserves to live on a safe street. Everyone on every street in every neighborhood.
  3. Roslindale’s First Street Mural – Our neighborhood’s first street mural was laid down in June at the intersection of Conway and South streets, on the Peters Hill side of the MBTA commuter rail station. This was a great community building event and collaboration with the Mayor’s Mural Crew staff (especially Heidi Schork), BTD, Roslindale Village Main Street, Cornell Coley (Roslindale’s Artist-in-Residence), and our own Rachele Rosi-Kessel, Rebecca Phillips, Mandana Moshtaghi, and Ann-Marie Lawlor.
  4. At-Large City Councilors and Candidates Forum on Active Mobility Issues – WUR was significantly gratified to pull together a forum featuring all 8 current councilors and candidates in October to discuss active mobility issues affecting Roslindale and the city at large. Attendance was strong and we were able to livestream the forum as it was progressing. Particular thanks are due for this event to the Roslindale Community Center for making their downstairs meeting room available for an extended period on the evening of the forum.
  5. Green Shoots Pedestrian Improvements in Roslindale Square – WUR’s late 2015 collaboration with WalkBoston on a walk audit of Roslindale Square finally bore fruit in the spring of this year when key improvements were made to the Basile/Washington crosswalk (including fix the blinking yellow light, installing a handicapped accessible ramp and daylighting with flexposts) and Belgrade/South (including no parking in the area between the crosswalks and daylighting with flexposts). In addition to these major changes, we also saw a new crosswalk near the Robert Street underpass for the MBTA and a new crosswalk center delineator on Belgrade near Robert/Corinth. We hope to see more improvements around the square in the coming year.
  6. Roslindale Gateway Path continues to make progress and draws major foundation support – The early spring saw the release of the 10% design for the Roslindale Gateway Path at a community meeting at the Arnold Arboretum’s Weld Hill research facility, followed a couple of months later by an announcement of formal collaboration with the Arboretum Park Conservancy on a combined Roslindale Gateway/Blackwell Path project. The combined path effort then had the good fortune, with support from LivableStreets Alliance, the Arboretum and BTD, to obtain funding from the Solomon Foundation for advancing the design to the 25% level. Look for the release of the 25% design at some point this spring.
  7. Smarter residential development continues across the neighborhood – Last, but not least, WUR advanced our Y/QIMBY agenda in support of residential development that we thought worthwhile, especially 874-878 South Street (around the corner from your correspondent’s house), 32 Cummins Highway (down the block from the post office), and 4281 Washington Street (the Brayton’s Upholstery building). Our city is growing and need to welcome new residents by building new units form them instead of making them compete with existing residents over existing units.

Some thinking about walkable neighborhoods and why “affordable” neighborhoods are about more than just housing costs…

 

Why walkability is not a luxury

This is a longish read from Rob Steuteville at Public Square and it glosses over some of the deeper issues on disinvestment in our cities in the second half of the 20th century and the hard set of issues that arise from displacement as demand and investment return. But I commend it to help frame the ongoing debate here in Boston and in Roslindale about growth, walkability, and what makes a neighborhood affordable.

If you concentrate on just housing costs, you’re missing half of the direct cost picture and much of the indirect environmental and public health costs. To know if a neighborhood is truly affordable, both housing and transportation costs need to be considered, and then environmental and health impacts have to be layered in on top of that. On this basis, one finds that neighborhoods that seem expensive really aren’t that expensive and neighborhoods that seem affordable really aren’t that affordable. Discuss.