WalkUP Roslindale Comment Letter on 780 American Legion / Home for Little Wanderers Project

Today, we sent a comment letter to the BPDA to comment on a proposed project at 780 American Legion Highway (a road that we hope someday will be renamed to and remade as American Legion Greenway). This is the current site of the Home for Little Wanderers, a nonprofit that provides services to at-risk children and young adults. The proposal would be a major development, including 22 units of youth housing as well as 93 units of market rate and workforce rental units and owner-occupied town house condominium units, and new offices for the Home.

We are generally supportive of the project but note it is critical for the City to work with the MBTA to improve transit options in this currently under-served area. Just this week, the Mayor called for a 50% reduction of car use by 2030; higher density projects like this can help achieve that goal as long as they are accompanied by a substantial investment in improved pedestrian, bicycle, and transit options.

Our full letter is reproduced below. (PDF version available here.)

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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.

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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WalkUP Comment Letter on Washington Street Bus Lane

We recently sent an official comment letter to Boston’s Chief of Streets Chris Osgood, expressing our strong gratitude and support for the city’s implementation of a morning inbound bus lane on Washington Street between Roslindale Village and Forest Hills. This improvement has greatly improved the commuter experience for transit-riders and cyclists alike, at extremely low cost. We’d like to see much more of this in and around the City of Boston!

We also took this opportunity to raise a couple of concerns: first, compliance with the morning bus lane has been inconsistent, and a few parked cars blocking buses and bikes ruins the experience for everyone. We need to see better enforcement to insure the lane doesn’t become a half-solution at best. We also want to get the ball rolling on an afternoon/outbound dedicated bus lane, as studies show that the evening outbound rush hour commute encounters more traffic and is slower for bus riders than the morning route was before the bus lane.

Our full letter reproduced below; you can also download a PDF version.

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WalkUP Roslindale Support Letter for FY2019 Transportation Department Budget – Hearing Tonight

Earlier this spring, the Walsh Administration announced next year’s transportation budget, which included a substantial increase for Vision Zero and walkability. We sent a letter at the time in support of the budget. Tonight (Tuesday, May 22) the City Council holds a hearing on the budget. We encourage everyone to speak up for safe streets and better transit at the hearing:

Boston Transportation Department Budget Hearing
Tuesday, May 22, 5 pm – 7 pm
@ Boston City Hall, 5th Floor, Iannella Chamber
1 City Hall Square, Boston

Last year, hundreds showed up at the BTD Budget Hearing, and it had a direct impact on securing more funding for the Neighborhood Slow Streets program. It’s critical to keep the momentum going in 2018, so please show up and support the proposal!

WalkUP also submitted an additional support letter today in anticipation of the hearing, which we will deliver in person tonight. The full text of the letter is included below.
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WalkUP Official Letter of Support for Mayor’s FY2019 Transportation Department Budget

Yesterday, we sent an official letter to Mayor Walsh in strong support of his proposed Fiscal Year 2019 transportation budget, specifically in view of several major steps forward on our most important goal for Roslindale and the City of Boston: walkability! The full text of our letter is below; we encourage everyone to drop a quick note to the Mayor and their elected representatives on the City Council to insure the active and mass transportation aspects of the budget are enacted. Once implemented, we expect residents and business owners will immediately appreciate major returns on these investments in walking, bicycle, and bus infrastructure, which will then lay the groundwork for even bigger progress in the future.

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Official WalkUP Roslindale Comment Letter – 32 Cummins Highway

Rendering of Proposed 32 Cummins Highway Project
Rendering of Proposed 32 Cummins Highway Project

Yesterday, we sent a comment letter to the Zoning Board of Appeal (technically the “Boston Board of Appeal” under the statute) on a proposed development less than a block from Roslindale Square on Cummins HighwayThe project is a 9-unit residential building with 12 off-street parking spaces. While we generally supported the requested zoning relief and appreciate the architectural design and walkability features like secure bicycle storage, we would also to see this and other projects do more to provide affordable units (none are promised here) as well as better support for walkability and enabling a car-free lifestyle. More details on this below.

We hope many of you will agree with some if not all of the points made below. Either way, however, we’d love to hear your feedback in the comments.

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Ruts and Ridges on Washington Street – WalkUP Coalition Letter

WalkUP Roslindale is always on the lookout for opportunities to join forces with our friends at Rozzie Bikes and Roslindale Village Main Street to improve the walkability, vitality, and livability of our neighborhood. This week, we put together a letter to the Public Works Commission to raise the urgent need to improve paving conditions on Washington Street in Roslindale. The full letter appears below, and is also available in PDF form. Let’s hope we see improvements in this critical and highly-trafficked corridor this year. Demand more! Read More

Shape the Go Boston 2030 Action Plan

Go Boston 2030

GoBoston 2030, a citywide effort to develop and implement a vision for the next 5, 10, and 15 years on a variety of transportation issues, has collected 3,700 ideas and grouped them into four possible “futures,” and is now soliciting public feedback to create a final Action Plan. We want walkability in and around Roslindale to figure prominently in the plan, and urge all supporters to spread the word and participate in the survey.