Squares + Streets Initiative – WalkUP Roslindale Support and Comment Letter Submitted Today

As is our custom, we provide the full text of our support and/or comment letters and this one is both. The letter fairly well explains our thinking at this point in this program, but it is worth pointing out that “this point in the program” is really just about table-setting. Our support and comment letter relate to the set of proposed zoning text amendments soon to be considered by the Boston Zoning Commission that will, most critically, add a series of floating zones that are not yet mapped anywhere in the city. Instead, those zones will float, available in the Zoning Code, until they are brought down to the ground through specifically focused small area planning processes. While the floating zone concept is relatively new to Boston, it is not by any means a recent innovation in land use regulation. The concept has been around for a long time and has been used elsewhere even here in Massachusetts.

As we are all well aware, Roslindale Square has recently been identified among the first group of places where such small area planning processes leading to new zoning and an accompanying action plan will be undertaken, we understand commencing at some point in late winter/early spring. We look forward eagerly to engaging with the city and our neighbors in that process and adopting effective zoning changes that will make the principal center of our neighborhood a better, more active, and more welcoming place where more people can live, work, shop, and just connect with each other.

We urge everyone reading our letter to take a look at the initiative in more depth and we’d be delighted if you concluded that you wanted to weigh in with your support through the BPDA’s online comment submission portal here.

January 24, 2024

BY ELECTRONIC MAIL ONLY

james.jemison@nullboston.gov

squaresandstreets@nullboston.gov

James Arthur Jemison II

Chief of Planning and Director of the Boston Planning & Development Agency (BPDA)

City of Boston

Re: Squares + Streets Planning and Zoning Initiative

Dear Chief Jemison:

Please accept this comment and support letter on behalf of WalkUP Roslindale with respect to the Squares + Streets planning and zoning initiative currently underway by the BPDA. Squares + Streets is a new planning and zoning initiative furthering key updates to the city’s current zoning to focus on more housing, public space, arts and culture, and transit in our neighborhood centers like Roslindale Square and along main streets.

WalkUP Roslindale strongly supports this initiative and appreciates the BPDA undertaking this ambitious and exciting endeavor to enhance Roslindale Square and other neighborhood centers around our city. We especially extend our gratitude to the BPDA staff who have already held numerous community meetings, drop-in sessions, and opportunities for feedback throughout the first phase of this process as the floating zones are first adopted into the zoning code, to be mapped later upon the conclusion of subsequent small area planning processes.

We are excited by the intent of the Squares + Streets initiative to facilitate critically needed new housing growth and to strategically increase population density which will help support our small businesses and improve walkability in key neighborhood centers. For nearly a decade now, WalkUP Roslindale has supported new housing in our neighborhood, organized for better public transit, and advocated for enhanced street safety and walkability to support our neighborhood’s small businesses and community residents. We believe the Squares + Streets initiative is very much in line with this mission and these actions of WalkUP Roslindale and are excited to support its progress. In particular, we applaud the removal of unnecessary and counterproductive parking minimums through the proposed zoning and the capacity for enhanced building heights adopted through to-be-undertaken small area plans – two specific elements that will facilitate new housing growth and improved walkability.

While broadly supportive of the Squares + Streets initiative, WalkUP Roslindale strongly encourages the BPDA to further consider the following recommendations:

  • Utilize Objective Criteria. BPDA staff must use objective criteria to map out the small area plans for Roslindale Square and other neighborhood centers. These criteria should include, but not necessarily be limited to: proximity to transit (both rail and bus), walkability, existing conditions, and anticipation of growth. It is crucial that easily understandable and transparent criteria are utilized to plan and zone these small plan areas to create the conditions for future growth and enhanced density and walkability. 
  • Limit Conditional Uses. We recommend that the BPDA reduce the number of conditional uses imposed throughout the new, proposed zoning. While conditional uses have a place in some situations, the proposed zoning can and should go further to make many of these conditional uses allowed by right. We know from experience in Roslindale that conditional uses can bog down applicants and small business owners in unnecessary bureaucracy that delay new housing and new businesses and raise the associated costs.
  • Use Existing Conditions as the Floor. In Roslindale, the vast majority of lots are existing non-comforming. That is to say, the lots were initially developed with small lot sizes, minimal setbacks, and similar characteristics, but made retroactively nonconforming by later downzoning. This situation means almost any development, whether new construction or simple exterior renovations, will require zoning variances. At a minimum, the new zoning should restore existing lots to legal status and remove the requirement of variances to do basic work and simple additions to them.
  • Keep S-5 Placemaker Squares. We understand and applaud the BPDA for returning the S-5 (Placemaker Squares) districts to the Squares + Streets options for small area plans after they were previously removed. The S-5 districts enable the greatest density of housing and uses where appropriate to create vibrant, active neighborhood centers. We wish to reiterate that the S-5 districts are a crucial tool for planning and should be included in the final set of floating zones adopted.
  • Address Displacement. Displacement is inevitably most prevalent when the status quo is maintained. If no new residential or commercial space is built, steadily increasing demand for both guarantees that residents (renters, aspiring homeowners, and business owners) will be priced out. That said, changes that increase permissible commercial and residential density will result in new construction and potentially higher rents if anti-displacement measures are not considered from the outset. We encourage the BPDA to proactively plan for this in small plan areas under the new zoning and create incentives for existing property owners to keep rents reasonable through property tax abatements and other measures, such as providing current commercial tenants the right of first refusal to return to the space at issue.
  • Engage All Stakeholders. As an organization of neighborhood residents and local business owners, we firmly believe in public feedback and input into planning and zoning decision-making. At the same time, we know that no one group, including our own, can speak for an entire neighborhood, never mind an entire city. We have been impressed by the outreach conducted by BPDA staff to date and urge its continuation as the process moves forward from adopting the proposed set of floating zones to undertaking the small area plans. It is crucial that staff continue to actively reach out to stakeholders where they are. It is well documented that evening meetings are difficult for individuals with small children, evening jobs, and other life commitments to attend, for example. We hope to continue to see opportunities for feedback at pop up events, the Roslindale Farmers’ Markets,  on transit platforms and bus stops, and at community activities where people naturally congregate and deserve an opportunity to be heard.

In closing, we wish to reiterate our deep support and appreciation for the Squares + Streets initiative. We believe a thoughtful neighborhood and citywide rezoning is long overdue in Roslindale and Boston, respectively. Starting with the Squares + Streets planning and zoning, we hope that the city can finally and fully enable the density, walkability, and investment we need in our neighborhood centers to enhance the vibrancy of our communities, to provide intrinsic support for local businesses, and to tackle the critical need for more housing so evident in our Roslindale neighborhood and across our entire city.

Sincerely,

WalkUP Roslindale Board of Directors

 

Cc: Michelle Wu, Mayor

Enrique Pepén, City Councilor District 5

Ben Weber, City Councilor, District 6

Ruthzee Louijeune, City Council President

Julia Mejia, City Councilor At-Large

Erin Murphy, City Councilor At-Large

Henry Santana, City Councilor At-Large

Bill MacGregor, State Representative

Rob Consalvo, State Representative

Michael Rush, State Senator

WalkUP Roslindale Year in Review 2023 – The year that was…

Well, another year has come and gone and we here at WalkUP Roslindale thought we should pause as the new year gets underway to look back at what seem to us to be major stories/events/improvements to our neighborhood and/or city that would be worth remembering, so:

WINTER

In January, we marked the reconstruction efforts (which continue) for the Square Root/Belgrade Building after a West Roxbury resident lost control of his motor vehicle and plowed it into the unsuspecting building on a Sunday morning the previous December, while also noting that the Square had its first bookstore – Rozzie Bound – since the demise of Village Books lo these many years ago.

SPRING

In April, we marked the very significant rebranding of our long-time walking advocacy partners, WalkBoston, to WalkMassachusetts, reflecting the fact that their work had been all across the state for well more than a decade.

In May, along with everyone else in Boston, we welcomed the Boston Transportation Department’s “safety surge” as they declared the end of eye-droppering street improvements and, among other things, marked the end of the Hunger Games-like Neighborhood Slow Streets program and pointed to a massive, city-wide program to install 500 speed humps per year for the foreseeable future. This was and is a big deal.

In June, we were thrilled to host a community screening of The Street Project at the Rozzie Square Theater (complete with a brief welcome and introduction from Mayor Michelle Wu and attendance by locally-based but internationally-respected urban designer and author Jeff Speck that we described in a post the next month).

SUMMER

In July, we co-hosted a District 5 City Council Candidate Forum with Progressive West Roxbury/Roslindale, the Forum for Racial Equity via Educational Experiences in Hyde Park, Hyde Park Neighborhood Association, Keep Hyde Park Beautiful, Longfellow Area Neighborhood Association, RozzieBikes, and the Ward 18 Democratic Committee.

In September, we hosted a post-Annual/Board meeting public presentation double-header featuring Jarred Johnson from TransitMatters on their Orange Line Extension report and our own Greg Tobin giving an update on the start of construction on the Roslindale Gateway Path. At that meeting, we welcomed new board members Nikki Kong and James Guerrier.

FALL

In October, we happily marked the installation of several speed humps (part of the BTD safety surge and the result, in part, of our post Poplar Street Walk Audit advocacy) on the section of Poplar Street between Washington and Sycamore streets. Motor vehicle operating speeds dropped immediately and permanently.

Finally, in December, we paired our fall board meeting with a presentation from Boston Planning & Development Agency staff on the Squares + Streets program.

 

UPDATE – Insufficient snow fall – STAND DOWN – WalkUP Roslindale Snow Clearance Collaborative – v. 6.1 ON ALERT

UPDATE: The snow came late and it did make things look wintry (finally), but it’s definitely below 4″ (10 cm) here at WUR Snow Clearance Collaborative HQ, so we will not be officially calling out our forces. Still, it looks like we have something like 3″ (7.5 cm), so help out your neighbors if you see some trouble spots that require clearing. Thanks all!

Well, the forecasters and our old friend the Boston Yeti (who hasn’t been seen in these parts since early 2022) indicate that we may well have clearable snow (i.e., 4″ (10 cm) or more of the white stuff) with the coastal storm that is anticipated to start late tonight and last most of the day tomorrow. Accordingly, we are putting our snow collaborative forces ON ALERT and asking that everyone who can, please be ready to pick up a shovel and safely, calmly, and with maximum dignity clear out a bus stop, a curb ramp, or a critical pedestrian or cycle path wherever in Roslindale they may be, then send us a picture of the dug out location(s) at matthew.j.lawlor@nullgmail.com, and we’ll be happy to give you our deepest thanks and work with our friends at Roslindale Village Main Street to get you a $10 coupon to the Roslindale Square business of your choice. Thanks everybody and stay tuned!

The Boston Yeti: Social media sensation returns as area is struck by ...

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Public Presentation on the new Squares + Streets Initiative – Sunday, 10 December 2023 – 5 pm Upstairs at the Substation

We’re pleased to announce that, on Sunday, 10 December 2023, at 5 pm at the Substation (Upstairs) in Roslindale Square, we will be hosting a presentation from representatives of the Boston Planning & Development Agency on their recently-launched Squares + Streets planning and zoning initiative. The top-line description of the initiative from the BPDA webpage reads as follows:

Squares + Streets, a new planning and zoning initiative that will focus on housing, public space, arts and culture, and transit in neighborhood centers and along main streets.

We are looking to enhance small areas that are near transit and already provide essential goods and services for local residents, businesses, and visitors.

Squares + Streets will:

  • Focus on housing, public space, cultural amenities, transit assets etc. that reflect the unique needs of each area
  • Develop a number of Small Area Plans in 6–9 month timeframes that are shorter, more intentional, more transparent, and more predictable

This project is meant to complement and support Design Vision and Zoning Reform work.

What are Squares + Streets?

Squares + Streets are centers for activity within a neighborhood. They are often important places of gathering that connect residents to essential goods, transit options, services, and job opportunities.

Planning for Squares + Streets is one of the first steps towards what citywide zoning reform might look like. By focusing on key squares and streets across the city, our goal is to develop high-impact, short-term recommendations for areas that can be implemented through zoning.

Squares and Streets will focus on centers of activity in neighborhoods.
Squares + Streets will focus on centers of activity in neighborhoods.

What are small area plans?

Small Area Plans will zoom in on specific squares and streets throughout Boston’s neighborhoods to make detailed, action-oriented plans. They will focus on the local level and are not neighborhood wide.

Small Area Plans will support housing growth, and provide investment opportunities supported by city services in our neighborhoods.

Once completed, each Small Area Plan will outline near-term implementation actions such as:

  • Modified zoning to support housing and healthy business districts
  • Infrastructure projects to address transportation and public space needs
  • Programs and funding to promote small businesses and arts and culture

Squares and Streets Survey

Squares and Streets Initiative

The City of Boston recently launched the Squares + Streets initiative to focus on activity-rich neighborhood centers along main streets across Boston. We encourage all WalkUP followers to complete the initiative’s survey by December 1. The survey is brief and you’ll be entered into a raffle for $100 Boston Public Market gift cards for filling it out. Please spread the word!