{"id":2388,"date":"2020-02-22T11:41:32","date_gmt":"2020-02-22T16:41:32","guid":{"rendered":"https:\/\/walkuproslindale.org\/weblog\/?p=2388"},"modified":"2020-02-23T12:33:29","modified_gmt":"2020-02-23T17:33:29","slug":"walkup-roslindale-comment-letter-on-3992-3996-washington-street","status":"publish","type":"post","link":"https:\/\/walkuproslindale.org\/weblog\/2020\/02\/22\/walkup-roslindale-comment-letter-on-3992-3996-washington-street\/","title":{"rendered":"WalkUP Roslindale Comment Letter on 3992-3996 Washington Street"},"content":{"rendered":"
\"3992-3996<\/a>
3992-3996 Washington Street Rendering<\/figcaption><\/figure>\n

This week, we sent a comment letter<\/a> on a proposed 18-unit housing development<\/a> at 3992-3996 Washington Street<\/a>, about halfway between Roslindale Square and Forest Hills at the intersection of Archdale Road near Guira y Tambora<\/a>. While we are always happy to welcome new housing to the neighborhood to help mitigate the region-wide housing crisis, the proposed development suffers from similar shortcomings of many other recent proposals — too much valuable land dedicated permanently to car storage, insufficient commitment to affordability and needed density, and only minimally compliant green-building efforts. We still support the overall project, but hope that the City and developers will not miss this opportunity to build for the 21st century, rather than the 20th. Immediate and major change in how we plan land use and transportation decisions are critical to achieving the vision set out in GoBoston 2030<\/a> and the greater Imagine Boston 2030<\/a> plan.<\/p>\n

Our detailed comments below (PDF version also available<\/a>).<\/p>\n

<\/p>\n

February 21, 2020
\nBY ELECTRONIC MAIL ONLY (stephen.j.harvey@boston.gov)
\nBoston Planning & Development Agency
\nOne City Hall Square, 9th Floor
\nBoston, Massachusetts 02201
\nAttention: Stephen Harvey, Project Manager
\nRE: 3992-3996 WASHINGTON STREET, ROSLINDALE — SMALL PROJECT REVIEW<\/p>\n

Dear Mr. Harvey:<\/p>\n

Please accept the following comments on behalf of WalkUP Roslindale with respect to the proposed rental residential development at 3992-3996 Washington Street (the “Proposed Project”\u009d). As set forth in the Small Project Review application, this will be a consequential development project, located just over half a mile from the end of the Orange Line at Forest Hills, and containing, as proposed, 18 housing units and one commercial space, and providing 2 affordable units under the BPDA’s Inclusionary Development Policy (“IDP”\u009d). 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 Monday, February 3. 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.<\/p>\n

1. Excessive Off-Street Parking<\/strong><\/p>\n

At 18 spaces, the Proposed Project is overparked. The parking ratio should be reduced below 1:1. 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). This Proposed Project’s location is just over a half mile (12 minute walk) from Forest Hills Station (with access to both the Orange Line and commuter rail), and is adjacent to a bus stop (serviced by 9.5 bus routes on Washington Street) and a BlueBikes station (on Archdale Road). 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<\/a> and Climate Ready Boston<\/a>. By devoting more real estate to parking, we 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.<\/p>\n

2. Housing Affordability<\/strong><\/p>\n

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. We recommend the Proposed Project be increased in height by one story, allowing for more (and more affordable) units to be built.<\/p>\n

With available parking reduced below a 1 to 1 ratio, the Proposed Project would also be an especially appropriate project on which to unbundle 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. Car ownership is far from a necessity for future residents given the bevy of transportation options described above.<\/p>\n

With a reduction in the parking ratio and an increase in the height of the Proposed Project, we would expect that additional affordable units should be built. The number of affordable units should, at a minimum, be doubled (from 2 to 4). The final number should be negotiated when the new design is shown to the community, and if warranted, the number of affordable units could be increased beyond the minimum of 4.<\/p>\n

3. Mitigation Items<\/strong><\/p>\n

As part of mitigation, and to improve the safety of residents of the Proposed Project and surrounding neighborhood, we propose the following items:<\/p>\n