Category Archives: housing development


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Today at 10:53 AM
FYI Recap: Rounding Up the Square, by Executive Director of Discover Roxbury….

———- Forwarded message ———-
From: Derek Lumpkins <>
Date: Sat, Apr 12, 2014 at 10:01 PM
Subject: Recap: Rounding Up the Square

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 If you’re a casual observer of the redevelopment happening at the Ferdinand Building, there’s a good chance that you saw more about it in the media in the last seven days than you have in the previous seven months combined.

On March 27, the Boston Redevelopment Authority (BRA) organized an open house for retail bidders to present their visions to the public at the Dudley Branch Library. Although the BRA stated that the open house would have no impact on the decision of the selection committee, roughly half of the 22 bidders appeared to talk to visitors.

 But, it wasn’t until the following Monday that conversation about the project and its impact really became the talk of the town. First, there was an article explaining (as well as feeding off the usual stereotypes and furthering stigma) that Dudley Square’s comeback was linked to bids submitted by national chains for space at the Ferdinand Building [Boston Globe]. Unfortunately, that article lacked any reference to bids also submitted by local businesses and organizations, including a pair of complementary bids by Discover Roxbury and Haley House Bakery Café. In response, Discover Roxbury’s board of directors issued a petition asking for public comments and support for our work and our submissions.

 By the end of last week, the conversation about the Ferdinand and the bids morphed into a conversation about local vs. national brands, or more specifically, Haley House vs. Starbucks  [Boston Globe]. Although the BRA doesn’t have a mechanism to solicit public input, we at Discover Roxbury are excited by the level of public participation being shown via the online petition, on social media, and in conversations that we’re having around the city.

As we all eagerly wait for the BRA to announce the winning bids, we hope you will continue to stay abreast of the ongoing conversation around the redevelopment of Dudley Square and continue to be part of it. The current conversation risks being reduced to a simple binary discussion of the little guys vs. national corporations. Yet, we all know there’s more to the situation than that. Beneath the surface are questions of how new tenants envision civic and community engagement (particularly in a publicly funded municipal building); the degree to which there will be displacement in the wake of so much new development; and the role of the City in shaping the changes in the neighborhood.

 If we only had that casino in East Boston. We could place bets on what the answers to those questions might be.

—- Rodney Singleton / Seen From the Hill



Last night I attended a “community input” meeting sponsored by Jamaica Plain Neighborhood Development Corporation (JPNDC) to discuss, with such members of “the community’ as cared to, plans for a residential building on the now vacant 75 Amory Street parcel. The District’s City Councillor, Tito Jackson was there, along with about 40 residents with questions to ask.

For those who might not be familiar, the parcel in question abuts the Orange Line on its eastward side and also the south side of Centre Street across from the Jackson Square bus station/T stop.

If you knew Jackson Square a generation ago but haven’t seen it since, you won’t recognize the intersection of Columbus Avenue and Centre street. Gone — almost all, –are the weather-worn brick manufacturing floors, the smoke-blackened warehouses , abandoned, hulks of the age of heavy lifting. Gone, too, the Edward Hopper-ish storefronts, the taverns and cigarette stores, the machinists’ works, the garages — and the people who worked in them, many from Germany and Baltic nations, who lived on the Square’s side of Fort Hill. In their place, the Jackson Square of today wide-avenues the world. It’s an emporium of huge complexes, apartments over retail frontage, an entire community in a single Centre Street address.

The new Jackson Square does not embrace; it looms. Thus the new structure that JPNDC unfurled to the community citizens gathered at Julia Martin House last night on Bickford Street. granted that the community in question is well used to buildings that loom, blank brick flat topped. In their midst — home to many — is the notorious Bromley Heath Housing Project, as architecturally featureless as a prison camp, a gravestone of 1940s-1950s public housing in which several generations of the very impoverished have grown up or lived because that was where they were put. One might expect housing of tomorrow to look less boxed than that; the JPNDC proposal does play fun games with its windowing — I suppose that’s a gain — but it clings to box-ness as if boxes were gods. I was not clear that the meeting attendees disapproved. Probably they’re glad to be getting a new box, at least. They’ve sure waited long enough.


Planning began in the late 1990s — the young administrators presenting were probably still wearng pinafores and knickers then. Earnest they looked; well informed about they project they spoke. I could almost hear their resumes, feel their Linked-In profiles. They convinced me that they care; that they are glad that in three years construction will begiun on the 39-unit, “100 % affordable” 75 Amory Street box; that they might be found, now and then, enjoying the transit and Amtrak noise while walking the greenery strip that, if all goes as drafted, will border the Orange Line corridor through which trains roar and zoom.

And of the anticipated residents of these “100 % affordable” apartments ? The artist’s rendering had me grinning. One saw sleekly dressed, high-heeled women walking, presumably to a high tech or law firm office meeting, along a sunny path amid outdoor tables with parasols and, on either side, big brick cubes, utterly quirk-less, pocked by windows long or tiny, tall or small and bordered in pale yellow. Oh what fun !

New boxes do at least freshen the air. Their halls are much easier to inhale the than the old Bromley brickwork with its disinfectant hallways painted 1950s hospital green.

It’s improvement, all right. 1970s motel, even 1980s Loft.

For people who have lived on waiting lists, basically, since they were the children of parents living in bilious green, architecture that’s only one generation obsolete is a great thing. I am glad that it’s coming to them.

But wouldn’t it be even nicer, though perhaps a smidgen more expensive, to give the people of Bromley dwellings side by side, like in Madison Park Village or the row houses along Wasington Street near Circuit Street ? Dwellings that feel like an individual home rather than a Unit with a # next to a number ? And what about ownership ? In other of the proposed Jackson Square blank twelve story boxes, some ownership units will be offered. But not, it seems, in the three-story 75 Amory Street. The ownership of 75 Amory will be an acronym.

—- Mike Freedberg / Roxbury Here


Editor’s Note : Roxbury Here columnist Rodney Singleton, who writes “Seen From the Hill,” received this e-mail from former District 7 City Councillor Chuck Turner, who in addition to serving as a District Councillor has been an activist in Roxbury since the late 1960s. We have known Turner since back then and have always found his views enlightening, though we disagree with a lot of how he sees things. That said, we enthusiastically reprint in its entirety, unedited, the letter that he sent to our columnist. Read it now :


In my ongoing efforts to share my views on confronting the issue of economic gentrification facing our community, I am sharing my response to a public email discussion regarding the issues of economic empowerment and the role of affordable housing.

I agree with your perspective in your December 23rd article “Building a Sustainable Economy”: that building affordable housing in Roxbury or elsewhere is not a solution to the problem of those with low incomes, living in a city with an economy geared to the income of the affluent.

Your statement “So why don’t we just figure out how to make the poor richer in a sustainable way” focuses our attention on what I believe is our major problem as a county. The reality is that this country is operated in a way that diminishes the opportunity for a majority of black people, people of color, and working class whites in this country to benefit economically.

The problem that plagues us now and has plagued black people during our four hundred year experience in this country is that the objective of those in control has been to keep us in a situation of servitude that served and serves their needs.

History demonstrates that people of color and working class whites have been in a similar situation. For a brief period in the middle of the last century, this was not as clear for working class whites but it certainly in clear now. Obviously, the strategy applied to Native Americans was to wall them off. However, while we need to learn from the past, we must use this knowledge to deal with the present.

Professor Michelle Alexander in her book The New Jim Crow argues persuasively that the War on Drugs was not developed to deal with the problem of drugs and crime but rather to develop a new strategy to maintain the caste system that has kept us impoverished as a people during our four hundred years here. She also argues that the success of the ruling oligarchy relies on convincing working class whites that we are the source of their economic difficulties.

If as a people we are to escape from this trap, it is essential that we acknowledge that as a people we are poor by design Therefore, we must develop a collective as well as personal strategy to break the chains that have bound us for 400 years. I believe that our struggle of economic freedom from the 21st century plantation requires a multi prong approach.

Developing an educational system that can provide the foundation that our children need is obviously essential. In addition, we need to overcome the psychological; brainwashing that has taken place systematically over our four hundred year incarceration in America. Internalized racism is the most pernicious racism of all.

However, there also must be an economic strategy that deals with our present situation. Otherwise we will continue to exist as a people driven from one city to another as the ruling class,, the 1%, decide to reclaim the land that we live on. This strategy historically has driven the majority of us from one community to another as our more affluent stay to reap the benefits, along with the 1%, of gentrification.

At a December Boston City Council hearing on poverty and unemployment, on an order on poverty and unemployment filed by Councilors Yancey and Jackson and presided over by Councilor Pressley in her role as chair of the Committee on Women and Healthy Communities, I urged that the City Council use its voice and power to pressure those controlling the economic life of the City to integrate Boston’s economy.

Such integration would have three primary and two secondary targets. The first target would focus the Boston jobs sector, particularly those controlled by the major corporations. Every corporation in Boston should be called on to agree to a ten year plan for the integration of Boston workers into all levels of their operations.

This would mean that fifty percent of the new positions each year on every level would be filled with Boston workers, based on the racial demographics of the city. In order to meet those objectives at the higher levels, there would need to be training and development programs instituted. However, since the corporations in Boston are among the richest in the country they can afford to finance such programs

The second target would be the construction unions. While there is a weakly enforced ordinance requiring 50% Boston workers on all city financed and aided sites, it is time that the unions face up to their responsibility to integrate their own ranks with Boston workers. We can no longer allow the unions to maintain their existence as private clubs deciding which racial groups to include and which to exclude.

If the unions are to be allowed to control the labor force on the vast majority of major projects in Boston, then it is time for them to accept the responsibility to integrate. Each of Boston’s construction trade unions should agree to a ten year plan to have fifty percent of the entrants to their apprenticeship program be Boston workers reflecting the racial demographics of the city.

The third target for economic integration should be the raising of the Boston minimum wage to a level that is necessary for a person to meet their expenses in Boston. While there is progress being made on increasing the state minimum wage if it does not meet the level necessary for Boston workers, we need a minimum “living” wage campaign. This would significantly effect the quality of life for Boston workers, since the majority of workers in Boston’s low wage jobs live in Boston.

There are two secondary but equally important targets. The first is to have the foundations that focus their resources on the Boston area agree that over the next ten years, fifty percent of their resources will be devoted to raising the quality of life for people of color and working class whites in the region that they serve and that fifty percent of these resources be focused on Boston.

The second secondary target is an agreement with the corporations of Boston that they will work with the city and state to assure that every child living in Boston, between the ages of 14 and 18, who wants a summer job will receive one.  The children of our city are not blind. They see the wealth that is being paraded before them. It is an insult to their intelligence and humanity to say that there is not the financial capability of providing a job that can pay $10 an hour to every child in Boston who desires a summer job.

The corporations who cannot provide significant summer opportunities within their organizations should contribute to a fund for the provision of jobs by our city’s nonprofit agencies. Obviously, there is the wealth in our City’s corporate sector to provide such jobs working in alliance with the City and State to fund such a program.

While what I am proposing will not solve the problems of unemployment and poverty within Boston but they will provide significant progress toward your goal of developing a sustainable strategy for improving the quality of life for people in our community as well as throughout the city. I will let you and your allies know how you can help on achieving our shared goal of economic inclusion as we move forward with the development of such a campaign.

Before ending let me share the concerns that were raised by your December 23rd email regarding affordable housing. While I agree that affordable housing needs to be located throughout the city, I do not agree that a 50% plus level for affordable housing as a concern. This issue must be viewed within the framework of the fifty to sixty year struggle to build Greater Roxbury as the bass of a strong predominated black and Latino community

When you look at the reality that the median annual income of black families in Boston is $33,000 plus and Latino families is $28,000 plus, over fifty percent of the units being affordable is reasonable and just. If we did not have the affordability rate of 50%, residency in the community’s new housing would be automatically denied to more than fifty percent of our families. Are the benefits that the struggle of our community to improve the quality of life to be only shared with the well to do.

This question must be faced not only by the people of Roxbury but also the people of Boston, Massachusetts, and the nation.  Are the benefits of development only to be accessible to those with upper income levels?  If so, then let us admit that as truthful Americans we must admit that we don’t have the right to call America a democracy.

A democracy is supposed to be a governmental system where the power to make decisions is in the hands of all the people. It seems logical that if power is vested in the hands of all the people, the economic benefits should not only go to those with high incomes. This is particularly important in a country where the wealth of the country was developed from the slave labor on the plantations and in the factories.

Peace and Love,

Chuck Turner



^ fortress forbidding : concept = The Pentagon

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On Monday night I attended the monthly “Working Session” of a group named, in exquisite bureaucreat-speak, the “Roxbury Strategic Master Plan Oversight Committee.” We met at the Central Boston Elders Services offices, 2315 Washington Street — scene of many many Roxbury planning meetings over the years, some intense, some sleepy.

The members of this committee — we’ll call it RSMPOC if you please — have been tasked, as they would say, with guiding a reconstruction of the Whittier Street Housing Project. They take their brief seriously. Grave expressions adorn the faces of all. There isn’t a “youth’ among them. The RSMPOC has experience; look upon it as a Board Of Wise Folk.


^ the Board of Wise Folk waits…

Before these Wise Folk came several representatives from the Boston housing Authority (BHA), which operates the current Whittier Street. Among the team was an architect. He offered up a picture show of artist’s renderings, of what the repackaged Whittier Street might look like. To my eyes, it wasn’t pretty. Whittier Street fronts on Tremont Street, a throughway kind of avenue along which, long ago, comfy buildings — some brick, others of wood — leathered up like well-broken in baseball gloves. Though the avenue was broad, the dwellings and shops along it had a day-in-the-park kind of look; They were neighborly, their doorways a handshake, their windows a wink of the eye. But that was then. Today the slice of Tremont Street onto which Whittier Street fronts is hemmed in by obese buildings as overweening as a Green giant — if the Green giant were made of glass and steel. These giants look like FBI offices and smell like interrogation rooms, conferences, offices whose staff always say “oh you want the office next door’ instead of ‘can i help ?” In short, the architecture lined along Tremont Street has no soul, no face, no name. It isn’t people.

This already being the case, a case that needs be stopped before it spreads, imagine my dislike as I watched the BHA architect — a slender man with a slender grin and slim eyes behind eyelid spectacles — display a Whittier Street fronted by yet more steel and glass giants and backed by densely confrontational low-rise row housing. This could just as well have been — more likely should have been — a Pentagon annex than anybody’s housing. But there it was. The look of a project, shiny and new and as function-minimal as a box cutter.


^ are we not people ? are we box cutters ? — a Whittier Street function-minimal

I suppose that to the residents of Whittier Street public housing, any new residence to which they give you a key accords better than a shelter or a doorway; but for not much extra cost, the new Whittier Street could offer those who will be slated to reside there something more than a  cargo room of walls painted hospital bathroom green.

And who will be offered a place in the new project — if it actually gets built ? Clearly, current Whittier Streeters should get first call; just as clearly, a mix of income levels and cultures should be invited. That’s what the new Roxbury might just achieve, if it’s lucky.

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District Councillor Tito Jackson ^ sat in the audience — maybe 25 people in all — and engaged both the BHA people and the Oversight Committee in discussion of what, when, how, and what for. Sitting next to him, but not asking questions,  was Whittier Street’s State Senator, Sonia Chang-Diaz (^). Also in attendance was the grand old lady of Whittier Street push-back, State Representative Gloria Fox. She talked on her cell phone sometimes, berated the Committee at others. Her basic message has always been “get it done, we are people too.” Good luck with that.

The RSMPOC meetings go on. We were handed a schedule of meetings for the full 2014 year, monthly, of “Working sessions” and, on different dates, of Public Meetings. Nothing in this schedule indicates that the new Whittier Street will likely be sent happily on Approval Highway at any time soon.

After all, these plans have long since passed their sell-by date.

Future residents of Whittier Street surely are tired of waiting. Present residents too. My own view is, “better to wait for the right dwelling than rush to a mistake. The project-like concept pictured to us by the BHA architect misses every mark. Is there some reason why the land upon which the current Whittier Street sits can’t now host the kind of neighborly, three story homeyness found right next door in Madison Park and all along Washington Street from Guild Street to Egleston square ? The BHA project does envision some row-house townhouses, especially along next-block Ruggles Street. Why not build the same along Tremont Street ? If Green giant buildings are needed — apartments above retail and restaurants, as one finds a-building along Boylston Street in the Fenway — then fine: but add some design to their facings, some curvature and filigree so that Tremont Street doesn’t look like a pathway of lilliputians walled in by Yahoos.

We are building for people, after all. People have souls as well as jaws and torsos.


citizen discussion was lively and pointed. was the RSMPOC listening ?

Of course the designs being hawked at Monday’s meeting arose during the Tom M mayor decades. we now have a new Mayor with a very different persona and an almost informal way about him. Of construction, he first of all cares about his Building Trades “sisters and brothers.” On that, he is solid rock. Flexible, however, may be his  toward design. He professes to care deeply about actual people. Perhaps before 2014 ends we will see that sort of “Walsh effect” at work on the shape and feel of a new Whittier Street. And maybe not.

—- Mike Freedberg / Roxbury Here


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Recent revelations, in the Boston Globe,of BRA dealings that benefit developers at the expense of a process that serves the community is nothing new!

As if we need reminding, Bartlett Yard/Place (the old MBTA bus garage in Roxbury) recently got BRA zoning commission approval.

The zoning commission process differs from zoning board of appeal (ZBA) approval. There, the principal community notification happens on the BRA web site, where community rebuttal to developer plans seemed dismissed (petition signed by nearly 90 community members to stop development because home ownership was not included in the first phase of development) in an effort to clear the way for developers to move forward.

Having that process move forward, without a clear community input on shaping the outcome of a project, is what we’ve been dealing with since not long after the ink had dried on the Bartlett RFP (request for proposal). Given that community input has been woefully marginalized, our only remaining recourse is to sue.

And now, a quick word to :Undersecretary Gornstein of Housing and Community Development for the State of Massachusetts: Mr. Gornstein, Nuestra does not have the required community support to move forward, but they’ll move forward anyway under this system and continue to destroy our community. Please continue to deny them funding!

The Bartlett RFP has very clear guidelines fora mix of housing affordability. the developer, Nuestra, is violating these in the very first phase of development, putting at risk the entire economic sustainability not only of the project, but also of the entire Roxbury neighborhood. Exactly three years ago, I wrote to the Bay state Banner a “letter to the editor” that I quote below. Home ownership was taken off the table at Atkins apartments too, a development done by Nuestra. Should we be surprised that Nuestra is delaying home ownership at Bartlett? Home ownership has yet to be incorporated at Atkins. What assurance do we have for Bartlett?

Putting economic sustainability at risk in neighborhoods in dire need of it is nothing new either. The community input that helped craft the Bartlett RFP understood this need for sustainability and insisted on income balanced housing — including an element of home ownership. The home ownership requirement spelled out in the RFP has been delayed because the developer cannot find funding — despite having the required community input.

What should trouble members of our community and what this latest Globe BRA article shines a light on: how continued abuse of power — Tom Menino’s legacy to Boston’s neighborhoods struggling for economic equality — impacts our community.
It’s no mystery that developers are eager to meet on January 2 of 2014, to the chagrin of the Walsh administration. With a BRA culture that spurns and mocks the very community input required to make development successful, and as bias and collusion continue, unchecked by oversight, it’s no wonder an envelope need never be passed. Or perhaps the envelop has morphed into a hefty campaign contribution. It’s time to put an end to the BRA and its culture.

The damage in Menino’s legacy has been tragic and devastating. The data cannot be refuted. As the Globe article states, the city, through the BRA, has and is prepared to put down millions on affordable housing projects in Roxbury, while in more affluent neighborhoods in Boston, developers are allowed to opt out of providing affordable housing (i.e. Back Bay/Beacon Hill, Central in the table below).

Menino’s own neighborhood of Hyde Park is next to the bottom for affordable housing options (7.3%). Not setting a very good example for affordable housing Mr. Mayor. Affordable housing should be regionally shared, it shouldn’t be concentrated in one community or neighborhood. Affordable housing units all but dominate all housing units in Roxbury at nearly 45%. If you include section 8 certificates, affordable units comprise well more than half of Roxbury housing — and that’s unsustainable!

Add to Menino’s legacy: a quadrupled wealth gap between whites and people of color in Boston under his tenure; failed schools; a diversity record, at city hall and on local construction sites, that’s far from inclusive.

Leadership for our community that doesn’t support a vision of development in which our struggle for economic mobility and parity will not change for the better, and we will remain poor !

Does the incoming Walsh administration’s vision of our future make similar assumptions ? Will Walsh make good on BRA reform?
Accountability is key! It’s time to dig in!

— Rodney Singleton / Seen From the Hill