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.
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.
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)
