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. 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.
