A NEW WASHINGTON STREET: Boston's Main Street for the New Century

MAYOR THOMAS M. MENINO'S WASHINGTON STREET TASK FORCE

FINAL REPORT AND RECOMMENDATIONS

A strategy to encourage investment and redevelopment on Washington Street

Boston Redevelopment Authority / Economic Development and Industrial Corporation Thomas N. O'Brien, Director Clarence Jones, Chairman Consuelo Thomell, Treasurer Joseph Nigro, Co-Vice Chairman Michael Taylor, Co-Vice Chairman John Moscardelli, Member Harry R. Collings, Secretary

May 1997 May 13, 1997

The Honorable Thomas M. Menino Mayor of Boston One City Hall Square Boston, MA 02201 Dear Mayor Menino,

On behalf of the Washington Street Task Force, I am pleased to submit our report and recommendations to you. The recommendations in our report, A New Washington Street: Boston's Main Street for the New Century, result from the hard work and commitment of each Task Force member. You challenged us to look to the future and recommend creative ways to revitalize and redevelop Washington Street, one of the City's most important and historic boulevards. We are confident this report responds to your challenge.

Thank you for having the vision to begin the revitalization of the Washington Street Corridor. Your Administration has worked effectively as an active participant with the Task Force, and has helped to make this initiative a success.

Task Force members have generously given their time and talents to this process. Included among these dedicated individuals are neighborhood residents, community activists, business owners, and City officials who have been committed to the revitalization of this historic street, that is at the heart of the South End and Lower Roxbury, a wonderful, diverse community.

As the gateway to Boston, Washington Street should be valued for what it offers the City: an exciting mix of uses; diverse ethnic neighborhoods; significant historic architecture; proximity to downtown, the airport and regional highways; an energetic arts community; and opportunities for new development. For too long, the potential for this area has been undervalued. The time to take action is now as we enter the new century. Thank you for initiating the rebirth of Washington Street.

We hope this report will serve as a pragmatic strategy that guides you and your staff in your efforts to revi- talize Washington Street.

Sincerely,

Randi Lathrop Chair, Washington Street Task Force A New Washington Street: Boston's Main Street for the New Century

TABLE OF CONTENTS

Executive Summary 7

Introduction: Accomplishments of the Washington Street Task Force 10

I. Assets and Opportunities on Washington Street 12

IL Challenges Facing Washington Street 20

M. Redevelopment Strategies:

GOAL 1: Build a New Washington Street 21

GOAL 2: Revitalize Washington Street by Creating Opportunities for New Jobs and Business 28

GOAL 3: Promote Washington Street as an Exciting Destination with Diverse Ethnic Stores, Markets and Restaurants. 31

GOAL 4: Create a New Future for Washington Street 32

IV. Next Steps / Implementation 35

V. Appendix 37

Excerpt from the South End/Lower Roxbury Development Policy Plan

Acknowledgments 38

Washington Medford Street links Arlington many of Boston's Everett diverse neighborhoods Belmont to downtown Chelsea Somerville

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Watertown Cambridge

Charlestown East Boston

Executive Summary

In the Fall of 1995, Mayor Thomas M. Assets and Opportunities „ The City of Boston and the Boston Merino appointed the 40 member Redevelopment Authority / Economic Washington Street Task Force to begin the Washington Street, however, has enormous Development and Industrial Corporation (BRA revitalization effort of one of Boston's most development potential as evidenced by these / EDIC) have set the stage for at least $40 prominent and historic streets. Drawing million in new private investment along significant assets and opportunities: from a diverse group of residents, communi- Washington Street by initiating new projects ty activists, neighborhood business owners, „ The MBTA will build a transit line along on publicly owned vacant parcels or in City and State officials, the Task Force Washington Street connecting the South . existing buildings. began meeting in January 1996 with the End, Lower Roxbury and Dudley Square with goal of recommending aggressive strategies Downtown Crossing. At a cost of $52 million „ Major new developments such as the to encourage investment and redevelopment to $55 million, this public transit and BioSquare Project have been attracted to the along Washington Street in the South End infrastructure investment can be leveraged as Washington Street corridor because of its and Lower Roxbury. a stimulus for private investment and as a strategic regional location near the airport, catalyst for urban revitalization. As part of major highways, and the other medical areas in Washington Street is the City's longest — this project, the MBTA and the Massachusetts Boston. Commercial developers are also and, perhaps, most historic — street, Highway Department (MHD) will fund the showing interest in developing retail and extending from Downtown Crossing to West redesign and reconstruction of Washington restaurants. Investors will renovate the historic Roxbury. With one out of every four Boston Street including new sidewalks, street trees Minot hall, a deteriorated 140 year-old brick residents living within five blocks of and other amenities. building, into an antique center with rental Washington Street, it is the common thread space for more than 200 antique dealers in the fabric of many diverse City neighbor- „ Washington Street is a viable business attracting customers from through-out hoods: Chinatown, South End, Roxbury, district with more than 150 businesses, metropolitan Boston . Jamaica Plain, Roslindale and West Roxbury. located in the corridor between Herald Street As such, Washington Street clearly qualifies to Melnea Cass Blvd. and Shawmut Ave. to „ More than $40 million of public funds are as one of Boston's most important "boule- Harrison Ave. 50 of these business-es are being invested in the rehabilitation of almost vards." located directly on Washington Street. There 300 units of affordable housing along are approximately 375 artists working within Washington Street in the South End / Lower the corridor as well. Roxbury. As part of Boston's Enhanced Challenges Enterprise Community, the Washington Street Although the dismantling of the elevated „ With a rental vacancy rate of less than corridor community has access to $22 million Orange Line transit structure in 1987 2%, the South End experienced a robust res- in Economic Development Initiative funds to opened up unique urban design and devel- idential real estate market during 1996. Due be used in conjunction with Section 108 opment opportunities, this entire area has to the successful revitalization of adjacent loans. been poorly served by public transportation areas of the South End, private developers since that time. The delay in the installation have started investing in the rehabilitation of „ Several notable historic buildings con- of the Transit Replacement Service and street historic buildings along Washington Street for tribute to the Washington Street corridor's reconstruction has had a chilling effect on condominiums and rental housing. urban scale and distinctive architectural reinvestment activity by property owners and character such as the vacant MBTA Power prospective developers. Washington Street „ Several converging trends along the Station and the Alexandra Hotel. These his- has suffered from years of public and private Washington Street Corridor warrant special toric structures provide important opportu- disinvestment and is in extreme disrepair. attention. Revitalization strategies for this nities for new investment in business and Several historic buildings remain vacant and area can capitalize on the synergy created by residential development. deteriorated. several dynamic investment trends: new investment in this area by Boston's Asian community; the growing artists community in the Washington Street area of the South End; and the emerging interest by commer- cial developers in developing retail and restaurants along Washington Street.

7 A Strategy to Encourage Investment Since January 1996, and Redevelopment on Washington GOAL 2 Mayor Thomas M. Street Revitalize Washington Street by cre- Menino's ating opportunities for new jobs Washington Street and businesses. Task Force has been GOAL 1 „ engaged in an Promote the development potential of Build a New Washington Street Washington Street. intensive strategic planning process. „ Rebuild Washington Street and design a „ Endorse Mayor Menino's initiative to new streetscape that includes visual create a tax-free retail sales zone in desig- The following rec- improvements and an active mix of residen- ommendations are nated areas such as the Washington Street tial, commercial, and recreational uses. corridor. the result of this process. „ The City should continue its efforts to „ Prepare a strategy to promote business ensure that the MBTA and the ...... loans and technical assistance, available Massachusetts Highway Department (MHD) from the Boston Empowerment Center, and begin the reconstruction of Washington business training programs, to the business Street by Spring 1998. and property owners on Washington Street. „ Appoint a citizens oversight committee „ Develop partnerships that provide resi- to guide decisions about the design and reconstruction of Washington Street and the dents with access to jobs and job training in Silver Line Transit Replacement Service. the neighborhood.

„ The City of Boston should continue its „ Develop a maintenance program for successful efforts to improve the parks and Washington Street. public open space along Washington Street. „ Bring 21st Century technology to Washington Street: encourage local busi- „ The City of Boston should continue cur- nesses and property owners on Washington rent efforts to improve and maintain the Street to wire new buildings for T-1 or other Blackstone Elementary School and other high speed computer network access. city-owned properties.

„ Continue to redevelop vacant or under- utilized land and buildings along Washington Street.

„ Create satellite parking garages on Albany Street or Harrison Avenue to help relieve current parking problems and accommodate future neighborhood commer- cial expansion. In the Task Force Business Survey, businesses cited the lack of parking as a major impediment to their continued success and future expansion.

8 The Task Force represents a significant GOAL 3 GOAL 4 undertaking for the City and the South End / Create a new future for Washington Lower Roxbury community. Mayor Menino has repeatedly underscored his commitment to Promote Washington Street as an Street. exciting destination with diverse seeing visible and positive change take place on Washington Street. The recommendations ethnic stores, markets and restau- „ Build on the success of the recently launched business district revitalization pro- of the Task Force are an important step to rants. gram on Washington Street--called the making change on Washington Street a reality. „ Re-emphasize the important architec- Washington Street Gateway Mainstreets tural, social, and cultural history of the area Program. to restore the image and vitality of the street, and create a marketing strategy. „ Enact the proposed South End Neighborhood District Zoning which estab- „ After street reconstruction, expand the lishes a Neighborhood Development Area marketing of the South End's successful art (NDA) sub-district along Washington Street. related businesses and restaurants to The provisions of the NDA will allow for and include the diverse ethnic restaurants and encourage a healthy mix of neighborhood food markets along Washington Street. uses.

„ Encourage the creation of a district-wide business association to promote and lobby „ Incorporate design ideas from the Boston Society of Architects' Washington Street for businesses in the South End and Lower Connections Public Design Workshop / Roxbury. Charrette into long range plans for the Washington Street Corridor.

„ Continue to implement the 1993 South End / Lower Roxbury Development Policy Plan which designated the Washington Street Corridor as a Special Study Area.

9 Introduction

Since January 1996, the Washington „ Create opportunities for new The Task Force has pursued Street Task Force has been engaged in residential development. economic development opportunities. an intensive strategic planning process. The Task Force has been gathering In an effort to learn about and involve In an effort to understand fully the their neighbors up and down needs of this area, the Task Force information on development initiatives Washington Street, the Task Force has invited people from many sectors to and techniques and the existing held monthly "brainstorming"—or work— serve on panels and participate in each businesses in the area by: sessions at various locations along the of these work sessions: bank Corridor: the Langham Court Housing representatives, community leaders, l 1 Conducting a Business Survey Cooperative, the Roxbury Corners elected officials, business owners, along Washington Street to assess the Cooperative Housing, City Lights, the directors and senior staff from the needs of the businesses, research Holy Cross Cathedral, the Boston Boston Empowerment Center and the their customer base, and get their Empowerment Center, the Boston Boston Main Streets Program, religious input on potential improvements. Medical Center, the Blackstone leaders, representatives from the Boston Elementary School, Rebecca's Cafe and Medical Center, members of the Boston • Meeting with experts on Business the Franklin House. With the staff Society of Architects and real estate Improvement Districts, Business support from the Boston Redevelopment developers. Associations, and the National Trust's Authority / Economic Development and Main Street Program to consider various Industrial Corporation (BRA / EDIC) and Senior staff from several City agencies development initiatives. other City agencies, Task Force members have also participated as partners in explored several strategies to: these sessions including: the BRA / 0 Meeting with the Mayor's Office of EDIC, the Boston Transportation Business Services, the Boston „ Initiate physical Department, the Mayor's Office of Empowerment Center, and local banks improvements to create a Neighborhood Services, the Mayor's to coordinate and assist access to Office of Business Services, the Public new image for Washington financing and technical support for local Facilities Department, the Boston businesses. Street. Housing Authority, the Boston Parks

and Recreation Department, the Boston • Conducting an Employment Survey „ Leverage available public Landmarks Commission, the Boston to count the number of employees, and funding to design and Police Department and the Mayor's the percentage that live in the area as build a "new" Washington Office of Basic Services. Street. well. Architecture and urban planning „ Capitalize on proposed students from the Graduate School of transit and infrastructure The Task Force encouraged the forma- Design at Harvard presented design tion of the Washington Street projects in order to set the proposals for Washington Street to the Business Association. A goal of the stage for new investment Task Force and, in the process, helped and redevelopment on Task Force members to think about Task Force was to provide the impetus for Washington Street. Washington Street in new and creative the formation of a business association ways. focusing on „ Determine and support Washington Street in the South the needs of local One of the most significant accomplish- End/Lower Roxbury area. The Business ments of the Task force has been the businesses. Survey was an opportunity for local successful collaboration between business owners to articulate their residents and the business community „ Support existing businesses common needs and concerns. The Task in recommending a comprehensive and encourage new Force brought in Babak Bins, president revitalization strategy. of the Tremont Business Association, to investment. recount his experiences in forming and Even before completing the „ Help local businesses managing that association. Several recommendations in this report, the business owners, with assistance from gain access to Task Force has been successful in Task Force members and Carole Eaton of financing. launching the following initiatives that the Mayor's Office of Business Services, then began to build the foundation for „ contribute to the revitalization of Identify opportunities to the Washington Street Business Washington Street: create new jobs for Association. They have already drafted residents. and approved

10 „ Involve schools and religious institutions in the revitalization of Washington Street. bylaws, and have elected officers. Mayor Menino's Washington Their inaugural Chairman is Street Task Force has successfully advocated for the James Robertson of Center Street initiation of the process to Realty. reconstruct Washington Street Working with the Task Force, as part of the MBTAs Transit the Boston Transportation Replacement Project. Due to the Department and the Washington efforts of the Task Force and the Street Business Association Boston Transportation developed a parking plan for Department, the MBTA began to Washington Street. In the consider design alternatives for Business Survey that was the reconstruction of Washington completed, two-thirds of the Street businesses cited parking as their from Dudley to the Downtown number one problem that they Crossing area. In keeping with the faced, and the greatest impediment MBTA's long-standing to the continued success and commitment to install transit expansion of their businesses. replacement service on Studies of the existing parking Washington Street, this service conditions on Washington Street will be added to the MBTA map as were conducted and a more the Silver Line and will provide comprehensive plan has been single fare access to the existing developed. Vineet Gupta, Assistant network. The Washington Street Director of Policy and Planning at Task Force served as the the Boston Transportation community's umbrella group for Department, and an Ex-Officio the South End/Lower Roxbury member of the Task Force, and portion of the redesign of Ralph DeNisco of the Boston Washington Street. Transportation Department, worked with the Washington Street Working with the staff of the Business Association to develop Boston Main Streets this plan. The proposed changes to Program, the Task Force and the existing conditions have now Washington Street Business been approved with Association recently implementation expected in Spring launched a business district of 1997. revitalization and small business assistance program In response to the on Washington Street--called recommendations of the Task the Washington Street Force, the City of Boston com- Gateway Main Streets pleted interim street Program. improvements. While major street reconstruction is planned for the future, the business community requested that interim improvements be made to the street. As promised, Michael J. Galvin, Chief of Basic Services for the City of Boston, had the potholes filled, the cross-walks and street lines repainted and had graffiti removed along Washington Street.

11 Washington Street has enormous development potential as evi- denced by several significant assets and opportunities ...... I. Assets and Opportunities

Washington Street has enormous develop- ment potential as evidenced by several sig- nificant assets and opportunities described below.

A. MBTA Washington Street Transit Replacement Service Project

The Washington Street Transit Replacement Service Project, at a cost of $52 to $55 million, is a significant public transit and infrastructure invest- ment that can be leveraged as a catalyst for urban redevelopment and a stimulus for private investment on Washington Street. B. Washington Street is a viable The MBTA is proceeding with the business district Transit Replacement Service Project „ Street reconstruction funds should along Washington Street connecting be adequate to construct appropriate streetscape improvements with distinct Dudley Square and Downtown Boston. Despite years of disinvestment, As part of the project, the MBTA and "stations" rather than bus stops. Washington Street is, in fact, a stable the Massachusetts Highway „ Transit service on Washington business district with more than 200 Department (MHD) will allocate funds Street should start operation by 1999, businesses located in the Washington for the redesign and reconstruction of before, or at the same time that the Street corridor (bordered by Herald Washington Street including sidewalks, South Boston Piers Transitway, linking Street, Shawmut Avenue, Melnea Cass street trees and street furniture. South Boston / Fort Point Channel with Boulevard, and Harrison Avenue.) There In an effort to end the decade long South Station, is completed. are approximately an additional 375 art debate regarding the Replacement „ The MBTA should commission a related businesses, mostly independent Service mode and focus on the recon- detailed feasibility study of extending artists, within this district as well. struction of Washington Street, the City the existing Tremont Street tunnel to A business survey undertaken by the has made the following recommenda- allow the transit service or Silver Line Task Force highlights a number of tions to the MBTA: to travel below grade north of the Washington Street's important assets: „ The final design for street improve- Massachusetts Turnpike. „ The businesses within the ments should commence immediately „ Transfers between the new Washington Street Corridor are extremely diverse both in terms of ser- with construction to begin no later than Washington Street transit line or Silver vices they provide and the clientele Spring 1998. Line and the rest of the MBTA rapid they serve. Businesses along „ Design the street so as to accom- transit system will be possible on a sin- Washington Street include retail, ser- modate all future transit vehicle modes gle fare. vice, manufacturing, wholesale, and restaurants. in a dedicated lane without barriers. In an anticipated second phase, the „ „ The replacement service should be electric trolley bus will connect with the Washington Street is a regional established as the Silver Line—a new South Boston Transitway through an destination with 67% of the businesses color on the MBTA permanent transit extension of the existing Tremont drawing customers from Metropolitan map. Street tunnel. This connection will Boston, as well as the South End and allow for a one-vehicle ride from Dudley Lower Roxbury. Square to Downtown and to South Boston. This second phase is unfunded and no schedule has been set.

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„ New business owners are investing C. New Development on Publicly- SECHC on the second and third floors. in Washington Street; one in five owned Vacant Land and in Floors 4-6 will contain 39 one and two businesses surveyed opened in just the bedroom market rate residences. There Vacant Historic Buildings past year; and one quarter of those sur- will be nineteen townhouses and 17 veyed had active plans for expansion. The City of Boston and the BRA / EDIC single family houses on the restored „ Businesses along Washington have set the stage for at least $40 mil- Cumston Street and two 2-family homes Street reflect the ethnic and cultural lion in new private investment along on Shawmut Avenue. An under-ground diversity of the South End and Lower Washington Street by initiating new parking garage for 118 cars will be built Roxbury, with stores catering, in projects on publicly owned vacant below the main building and particular, to the Asian and Latino parcels or in existing vacant buildings. townhouses. 5100 SF. of permanent open space/community gardens will be communities. The Task Force seeks to The Washington Street Task Force has deeded to the South End/Lower Roxbury capitalize on this important asset as a been a major impetus for developing Open Space Land Trust. The project has way to market Washington Street as a these parcels which, in some cases, had an estimated cost of $23 million. unique business destination. been vacant for almost 30 years. In The Allen House „ With the support and encourage- 1996, newly-appointed Task Force ment of the Task Force, local business members urged the BRA / EDIC to The Allen House is located at 1682 owners have formed the Washington begin to implement the South End / Washington Street and contains about Street Business Association. The Lower Roxbury Development Policy 16,000 square feet. The BRA / EDIC has association is working with the Task Plan. (see Appendix) designated New Boston Housing Force, neighborhood groups, and city The 1993 South End / Lower Roxbury Enterprises to rehabilitate and redevelop agencies to improve the image of Development Policy Plan, which result- it into 11 market rate condominiums. Washington Street and advocate the ed from an intensive community plan- interests of local businesses. The redevelopment of the Men House ning process, set forth a plan of action. offers some important lessons. The „ Large, well-established businesses In the Plan, the South End and Lower investment by the City of Boston of near Washington Street such as whole- Roxbury community, in collaboration more than $600,000 in the structural sale suppliers, food processing busi- with the BRA / EDIC, recommended stabilization of this historic property and nesses and manufacturers continue to new uses and urban design guidelines the demolition of decayed interior wood provide decent jobs for working fami- for vacant land in the Washington flooring and walls enabled the Boston lies. Street Corridor. Redevelopment Authority to make this „ According to a preliminary survey, As a first step in implementing this Plan, largely neglected property marketable to small businesses on Washington Street the BRA / EDIC issued Requests for the real estate community. By taking provide jobs to residents of the South Proposals to the real estate community to much of the financial risk out of this End and Lower Roxbury. Most larger develop several large parcels. The project for prospective developers, the employers were not able to give a response from the real estate developers Boston Redevelopment Authority, with breakdown of their employees by their indicates a strong interest in the potential assistance and support from the Boston neighborhood of residence, but future of the street. Several of these projects Landmarks Commission was able to surveys will try to address this. Small described below are in the planning and attract serious redevelopment proposals. businesses (less than 50 employees,) design stage: This investment in historic preservation however, employ 742 people of which has already proven to be a catalyst for 220, or about 30%, live in the South End South Park Associates / South End private investment along this part of and Lower Roxbury. Community Health Center in coop- Washington Street. eration with the Blackstone / Franklin Neighborhood Association (BRA Parcel RC-9) The proposal is for a six story building at 1601 Washington Street that will have ground level retail and house the

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New Development on Washington Street

14 Laconia Condominiums Authority's Cathedral Housing (BRA Parcel SE-120) Development. The proposed project will Grant Manor include 48 off-street parking spaces on a The U.S. Department of Housing and The parcel is adjacent to the former Red Harrison Avenue parcel adjacent to the Urban Development (HUD) and the Fez and contains approximately 39,874 Police station; about 7500 SF of this Massachusetts Housing Finance Agency SF. The current proposal is for two parcel will be improved for use as bas- (MHFA) are investing $18.4 mil-lion in buildings that will contain about 95 units ketball courts and other types of recre- the rehabilitation and new construction of housing, including affordable housing ational open space for the benefit of of the 187 unit Grant Manor housing for artists and market rate units, parking neighborhood residents. Construction is development, the first Demonstration and gallery space. There will be retail scheduled to start in Spring 1998. Disposition planned along the fronting on Washington Street. The Old Washington Street corridor. The project Dover Neighborhood Association worked Old Boston Restorations is in the schematic design phase with a with the developer throughout the construction start anticipated in the process. The developer, Laconia Old Boston Restorations, as part of the 1997. The HUD-sponsored Associates, estimates development costs BRA's South End Neighborhood Demonstration Disposition Project will at $11.4 million and expects to begin Housing Initiative, has proposed to pay for development costs to sell HUD- construction in 1997. build new housing on BRA Parcels R 11B and 11C. foreclosed housing projects to tenant Parcels 9 and 10 organizations. Funding is for building Parcel 32C rehabilitation, new construction, demo- The parcels are located on either side of The BRA / EDIC has tentatively desig- lition (to de-densify projects) and site Melnea Cass Boulevard between improvements. Washington Street and Shawmut Avenue. nated the Archdiocese as developer of Parcel 32C. The Archdiocese has pro- They total 126,000 SF and also contain Mandela transportation easements. Proposed posed to build a new high school and Mandela, a 276 unit Section 8 low- plans from the Mayor's Citizen Advisory housing with retail uses fronting on income assisted housing project across Committee call for institutional and Washington Street. the street from Grant Manor, is the first residential development with some retail. large scale affordable housing project in Retail would be focused on the corner of D. Housing Redevelopment Boston of the HUD portfolio re-engineer- Washington Street and Melnea Cass ing program. As the first project in this Boulevard. The Public Facilities Public agencies are investing more than program, Mandela will be the subject of Department, in agreement with other $40 million in the rehabilitation of new Section 8 rules that call for the agencies, is coordinating the disposition almost 300 units of affordable housing elimination of project-based subsidies. process and has held a series of along Washington Street in the South Mandela is also the subject of bankrupt- community wide meetings to solicit End and Lower Roxbury. The major cy proceedings. As part of these pro- neighborhood input prior to issuing a housing rehab projects are described ceedings, the Bankruptcy Court and the Request for Proposals. below: U.S. Trustees Office has appointed an The Cathedral Public Housing New Police Station independent trustee who has recom- Project mended a proposed plan for re-organi- The Public Facilities Department, the The Boston Housing Authority is zation to the court. The Trustee has Mayor's Office of Neighborhood further recommended that the United Services and the Boston Police investing $11.4 million in the rehab of 110 units as part of Phase 2 of this South End / Lower Roxbury Department are proposing to build a new Development Corporation and The Area D-4 Police Station on Harrison major renovation. Phase 3, consisting of an additional $8 million for 46 units, a Community Builders implement this plan Avenue adjacent to the existing fire sta- and redevelop Mandela. tion, one block away from Washington community center and exterior land- Street. The proposed $5 million Police scaping and fencing, went out to bid in Station will be built on BRA / EDIC and December 1996. Phase 4 will receive City-owned land parcels on Harrison funding in 2000. Avenue across from the Boston Housing

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E. Open Space Improvements $215,000, however major improvements residential construction which typically is are needed: a new drainage system, new much more than that of renovating benches, historic signage, and restoration Parks along Washington Street—in par- existing townhouses. ticular, the historic Blackstone and of the fountains, as well as re-grading of Franklin Squares—are important assets the sod and tree care. The Boston Parks A growing artists community for this community. The Boston Parks and Recreation Department should also The South End is home to one of and Recreation Department (BPRD) is seek a source for $1.25 million in funding Boston's largest artists communities, in the process of completing major to replace existing fencing with the centered along the Washington Street improvements to the parks and open original design. Corridor and in the adjacent historic space along Washington Street: South End Burial Ground industrial loft building district along Harrison Avenue. There are approxi- Peter's Park The City of Boston has allocated $300,000 mately 375 art-related businesses, through FY 1997 to restore the burial In the last three years, major improve- mostly independent artists, within this grounds. The design phase is nearly ments have been made to the park area. Each September, the United Artists completed and the plan went out to bid in infrastructure. These include reseeding of the South End host the well- December 1996. New signs were installed the baseball field, new equipment for publicized South End Open Studios in the Fall 1996.The grounds have been the tot lot, resurfacing two basketball weekend which in recent years has opened to the public during house and courts, rewiring and repair of all light attracted 10,000 visitors from through- garden tours. fixtures, and repair of water lines to out metropolitan Boston. park fountains. Investment in the Washington F. Private Investment Trends Ramsay Park Street corridor by Boston's Asian Several converging investment trends in community The City of Boston is installing a memo- the Washington Street Corridor warrant rial to Captain David L. Ramsay on the special attention. Revitalization Nearby Chinatown is enjoying a walkway near Mandela and has allocat- strategies for this area should capitalize "renaissance" fueled, in part, by invest- ed funding to improve the baseball on the synergy created by the following ment from Hong Kong. Similar invest- field. Construction is expected in the trends: ment is renewing the South End Fall, 1997. Washington Street corridor neighbor- A robust real estate market hood with new stores, markets and Blackstone and Franklin Squares With a residential rental vacancy rate of housing development. Columbia Square was laid out in 1801 less than 2%, the South End experienced by Charles Bulfinch as a large grass a robust residential real estate market Commercial investment ellipse bisected by Washington Street. during 1996. For the first time in recent Commercial developers have also shown Later renamed Blackstone and Franklin memory, private developers have been interest in developing retail uses and Squares, both featured dolphin foun- investing in the rehabilitation of historic restaurants. Investors are currently tains and were enclosed by an elabo- buildings along Washington Street for proposing to rehabilitate historic Minot rate cast iron fence. (The original fenc- condominiums and rental housing. Hall, a deteriorated 140 year-old brick ing can still be seen in front of the building on Washington Street and West An encouraging recent trend has been the Church of the Immaculate Conception Springfield Streets, into an antique center construction of new townhouses on on Harrison Avenue.) The current fenc- that will rent space to more than 200 vacant lots in neighborhoods near ing was installed in the 1980's. Each antique dealers. At pre-sent, a purchase Washington Street, Massachusetts square is the size of Copley Square in and sale agreement has been signed on Avenue, Bradford Street, Shawmut the Back Bay, and together they are the the property, which has been vacant Avenue and Cumston Street. The strong largest passive greenspace in the South since 1979, and a financing package demand for housing in this area is End. These two parks are dramatically using public and private funds is being beginning to justify the cost of new underfunded. The Boston Parks and put together for this million dollar project. Recreation Department recently installed new acorn lights in Blackstone and Franklin Squares at a cost of

17 The Washington Street Corridor, is strategically located near the juncture of three major regional highways: the Massachusetts Turnpike, the Southeast Expressway and the Central Artery......

G. Washington Street's strategic for the near future call for 2.5 million location in the metropolitan square feet of building space including three area research and office buildings, a parking garage, and hotel. There have been several To better understand the development commitments made to the South End potential of Washington Street, this area community including linkage dollars, must be viewed in a city-wide and regional financial assistance to other South End context. The Washington Street Corridor, institutions, the City Labs training program, including Harrison Avenue and Albany and construction jobs as well as permanent Street, is strategically located near the jobs for South End residents. The juncture of three major regional highways: development will have retail space fronting the Massachusetts Turnpike, the on Albany Street, and 39% open space. Southeast Expressway and the Central Artery. The new Ted Williams Tunnel I. The Boston Medical Center allows direct access to Logan International Airport from the South End. In addition, The Boston Medical Center is the largest Washington Street intersects with the employer in the Washington Street Corridor Melnea Cass Boulevard allowing direct with 5,138 full and part time employees. access from Lower Roxbury to the The Boston Medical Center is working with Southeast Expressway and the Central Mayor Menino and others to develop a Artery. health insurance product that would bring people to this part of the City. Outreach to Proximity to the regional highway system the community is a priority for the Center allows businesses greater access to the and they are looking into ways to improve Washington Street Corridor from local access. Downtown Boston and the entire metropolitan area. These major high-way

improvements make this area a desirable J. The South End Neighborhood location for new business. Housing Initiative (SENHI) There is a real opportunity to market the The South End Neighborhood Housing benefits of the Washington Street Initiative (SENHI) is a major commitment by Corridor's strategic location and compete the Boston Redevelopment Authority / with the suburbs for future business Economic Development and Industrial development. The South End / Lower vacant land parcels that allow for large Corporation (BRA / EDIC,) non-profit Roxbury Development Policy Plan, adopted floor plates—plus some additional community developers and private for-profit by the BRA / EDIC in 1993, proposed attributes such as the proximity to the developers to build attractive, affordable several public initiatives to capitalize on airport, medical institutions and dis- housing in the South End and Lower this opportunity to encourage broader tinctive residential neighborhoods." Roxbury. At a total development cost of $ 50 business development which will bring million, non-profit and private developers jobs to the corridor as stated below: have built-limited-equity cooperatives and H. The BioSquare Development rental housing on publicly-owned vacant "This area has the potential to offer many land or in dilapidated buildings along the of the advantages that make suburbs BioSquare is a joint venture with Boston Washington Street corridor. SENHI attractive to commercial enterprises— University Medical School to develop 16 comprises six mixed-income housing I accessibility, affordable land costs and acres adjacent to the expressway as a developments with a total of 307 units—two rent in the Harrison Avenue area proposed regional center for research and thirds of which are public transit, labor force and commerce. The $500 mil-lion BioSquare project has benefited from the Washington Street Corridor's accessible location near major high-ways, the airport, and the other medical areas in Boston. Already completed is the 200,000 square foot Center for Advanced Biomedical Research. Plans

18 affordable to low and moderate income the district. Several notable historic M. An effective local constituency families. Built to market-rate design buildings contribute to Washington in support of new development standards, several SENHI project — Street's urban scale and distinctive including Langham Court, Roxbury architectural character. These historic The Washington Street Task Force has Corners and Parmelee Court—have structures, some of which are vacant, become an effective constituency in won national architectural awards, provide important opportunities for new support of new development proposals including the 1993 Honor Award given investment in business and residential which contribute to the redevelopment to Langham Court by the American development. and revitalization of Washington Street. Institute of Architects. Predictable support from the community The South End is a national model for at public hearings is an important SENHI has already contributed to the historic preservation and economic incentive for developers as they go revitalization of Washington Street in development. A 20% tax credit is avail- through the regulatory and zoning several ways: first, the architecture and able for a certified rehabilitation of his- approval process. This pro-active con- urban design of each project has toric buildings for commercial, industrial stituency for revitalization and redevel- improved, and made more viable, the and rental residential purposes.The opment, which includes residents, quality of the physical environment. In historic tax credit program is adminis- business owners and community leaders, addition, each project provides a home to tered by the Massachusetts Historical is a major asset. committed individuals and families who Commission. have a vested interest in the revitalization of their Washington Street neighborhood. Staff from the Boston Landmarks Commission assists businesses and real K. Historic and Architectural estate developers in understanding the Resources along Washington District design guidelines, in order to Street expedite the review process.

Washington Street is one of Boston's L. Availability of low-interest loans longest and oldest streets. Stretching today from the heart of downtown and technical support from the Boston to the Dedham town line, Boston Empowerment Center Washington Street traverses many of Most of the Washington Street Corridor is the City's neighborhoods. From 1630 within the Federal Enhanced Enterprise- when Boston was settled, until the fill- Community Zone. The Menino ing of the South End and Lower Administration has set up the Boston Roxbury occurred in the nineteenth Empowerment Center to help businesses century, Washington Street was the within the designated Enhanced only land bridge connecting the Town Enterprise Community Zone by providing of Boston, located on the Shawmut technical support, low-interest business Peninsula, with the settlements to the loans and other services. Many south including Roxbury and businesses on Washington Street are Dorchester. eligible for assistance and resources at Washington Street is in the South End the Boston Empowerment Center. As part Historic Landmark District, the largest of Boston's Enhanced Enterprise intact Victorian rowhouse district in the Community, the Washington Street nation. Under Chapter 772 of the 1975 Corridor community has access to $22 Mass. Acts, the South End Historic million in Economic Development Landmark District regulates changes to Initiative funds to be used in conjunction exterior architectural features within with Section 108 loans. Washington Street has suffered from years of disinvestment. The street is in extreme dis- repair and in need of major reconstruction and several historic buildings remain vacant and deteriorated...... II. Challenges Facing Washington Street

„ Perception of crime. Business owners in the census tracts along the Washington Inadequate Public Transit Service stressed that while the reality of crime along Street Corridor. The report states that: "A Although the dismantling of the elevated Washington Street, particularly during the large proportion of the minorities belong to Orange Line transit structure in 1987 day, is not significant, the perception of crime younger age groups whose economic opened up unique urban design and devel- remains a problem. Prostitutes and drug advancement will depend also on the edu- opment opportunities, this entire area has dealers are often found loitering near cational, training and employment Massachusetts Avenue and the Cathedral been under served by adequate public opportunities provided within and around transportation since that time. The delay in Housing Project. The Boston Police the neighborhood." the installation of the Transit Replacement Department has been successful in reducing Service and street reconstruction has had a the crime rate in this area by 20%. A major challenge will be to encourage chilling effect on reinvestment activity by property owners and prospective developers. „ Need for better services. The two issues investment and redevelopment that pro- most often raised were the need for better vides opportunities for economic advance- lighting along the corridor, and the need for ment to low-income youth who live along Business Concerns better snow removal and a new transporta- the Washington Street Corridor. tion system. The most frequently cited problems from the Task Force Business Survey were as follows: Social isolation of the Washington „ Physical deterioration of the street. Street Corridor Business owners expressed the sentiment that "Washington Street is like a forgotten Washington Street has become the "back- street," pointing to the large pot holes, yard" to Downtown and the rest of the South ripped up sidewalks, poor quality of street End. There is a need to integrate Washington repairs and trash strewn vacant lots. New Street into the social and commercial fabric of street design and reconstruction and light- its bordering neighbor-hoods: Chinatown, ing fixtures are a priority. South Boston, and Lower Roxbury. Physical barriers—the Turnpike, the Southeast „ Lack of parking. Business owners cited Expressway—make this connection with inadequate parking as the most significant adjacent neighborhoods difficult and challenge faced by their business. Large contribute to the perception of the sections of on-street parking are taken up by Washington Street corridor as an isolated downtown commuters; double parked cars area. are ticketed and towed. Business owners expressed a high level of frustration with the lack of consistent enforcement and suggested Need for Jobs and Opportunities for that meters with residential parking after 6 Economic Advancement pm be implemented. A comprehensive parking plan for Washington Street was The Washington Street Corridor has a very recommended. diverse population in terms of race, ethnicity, income and age. Washington Street Corridor: A Socio-Economic Analysis, pre-pared and published by the South End Neighborhood Action Program of ABCD (SNAP)—a companion report to this Washington Street Task Force report—provides a socio-economic and demographic profile of the area. As indicated in this report, there are wide disparities in terms of income, poverty and levels of unemployment

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III. Redevelopment Strategies

„ Use this project as an opportunity to design In the Fall 1996, the MBTA presented sever-al GOAL 1 and rebuild the street to accommodate a new conceptual street design alternatives to the Build a New Washington Street transit line from Dudley Square to Downtown South End and Lower Roxbury communities. Recommendations: Crossing, thereby connecting the Washington After lengthy discussions with the MBTA, Task Street Corridor to the rest of the City by Force members identified the concept transit. illustrated on the following pages as the option 1. Rebuild Washington Street and which best responds to the concerns, interests design a new streetscape that and vision articulated in this Report. Further, „ Build attractive sidewalks and cross- the Task force identifies several priorities includes visual improvements and walks with amenities that will encourage concerning this alternative: an active mix of residential, com- pedestrians to come to Washington Street mercial and recreational uses. and encourage foot traffic to support busi- „ In the interest of initiating transit service nesses. as soon as possible, the Task Force has The reconstruction of Washington Street is chosen to support all potential transit vehicle of primary importance to the successful modes, and strongly urges that the redevelopment and revitalization of the „ The MBTA should further supplement reconstruction of Washington Street based on street. Street reconstruction funding from funding beyond the initial allocation if nec- this design alternative begin no later than the MBTA should include new sidewalks, essary to re-build Washington Street. Spring 1998. lighting, benches and planters that conform to the design standards mandated by the South End Landmarks District Commission, „ Support infrastructure improvements „ To ensure the viability of businesses as well as new trees and landscaping. that encourage investment and community along Washington Street, this alternative As part of the Washington Street transitway revitalization along Washington Street sooner rather than later. should be designed in such a way to pre- project or Silver Line, the MBTA and the serve almost all current on-street parking. Massachusetts Highway Department (MHD) will allocate funds for the re-design and „ Ensure that the transit service selected reconstruction of Washington Street. The „ While the Task Force endorses this for Washington Street is inherently permanent MBTA will fund transit improvements and design, in concept, many important details in nature, with major capital expenditures and MHD will fund the street re-construction. must be resolved. "Recommendation 3: physical improvements made now to indicate a This project is a unique opportunity to Appoint a citizens oversight committee to guide commitment to install a system that is viable restore Washington Street to its historic decisions about the design and reconstruction for the long term. prominence as one of Boston's most impor- of Washington Street"—articulates a tant streets. community review process through which Task „ Establish Washington Street as a multi- Force members can work with MBTA The Task Force recommends that the follow- modal transportation spine that provides consultants as they proceed with the design of ing objectives guide the implementation of regional linkages to the significant human, the Silver Line Project. the Silver Line and street reconstruction economic development, and cultural resources in Roxbury, the South End, and project: „ The terminus of the Transitway should Chinatown. allow for good connections to Downtown „ Create an exciting streetscape that dra- Crossing and, in a future phase, transit service matically changes the current image of „ Develop an urban design plan that should be extended south of Dudley Square Washington Street. Create a strong visual closely integrates street improvements and along Blue Hill Avenue to Mattapan Square. identity for the street. stations with the surrounding residential Several priorities concern locations outside the areas and businesses. This urban design focus area of the Task Force. Members, plan should not result in the closing of resi- however, see these priorities as important to „ Consider the Silver Line as a major dential side street that intersect with the Washington Street Corridor within the capital investment that will stimulate Washington Street. South End and Lower Roxbury. redevelopment along Washington Street.

21 2. The City should continue its efforts to ensure that the MBTA and the Massachusetts Highway Department (MHD) begin recon- struction of Washington Street by spring 1998. In a recent joint letter to State Transportation Secretary James J. Kerasiotes, Mayor Thomas M. Menino and nine other Boston elected officials urged the State to begin immediately the reconstruction of Washington Street as part of the long-delayed transit service replacement project. The City should continue this effort to ensure that MHD embark on a major re-design and reconstruction initiative for Washington Street as part of the MBTA's Silver Line project. To make such an initiative a reality, the City should make every effort to include required construction funds to be included in the State Transportation Improvement Plan (TIP )

The objective of this initiative should be the same as the Boston Boulevard Project, as stated at the Boston Boulevard Project Workshop in May 1996:

"The mission of the project is to create a plan that will connect neighborhoods, cul- tural amenities, open space areas, business districts and downtown locations, and better integrate them into the public realm...Each street is being designed to reinforce it's unique visual character or to create a new public image, taking into consideration all of it's users: cars, trucks, public transit, bicyclists, businesses, residents and pedestrians in general."

3. Appoint a citizens oversight com- mittee to guide decisions about the design and reconstruction of Washington Street and the Silver Line Transit Replacement Service. „ The Task Force recommends the appointment of a citizens oversight commit- tee, comprised of residents from Chinatown, the South End/Lower Roxbury, and Dudley Square, to review and guide decisions about the design and reconstruction of Washington Street. Design decisions regard- ing the width of sidewalks, placement of signs, markers, street furniture, treeways and landscaping are crucial for a successful streetscape. The committee should monitor appropriate agencies—MBTA, MHD, Boston Transportation Department (BTD) and the BRA/ EDIC—and sponsor design review meetings for the benefit of the wider com- munity. D D a a „ Seek funding to commission an urban D P design consultant to develop guidelines for Washington Street and work in collaboration

) with the Citizens oversight committee who le / ~• ROADWAY will be reviewing the META Transit TRAVEL TURN LANE TRAVEL 1• Replacement Service Project and street LANE LANE "_ improvements. As an alternative, assign and budget design staff from the BRA / EDIC to

work with the committee. RESERVATION RESERVATIONSTATION N'-s r - G I n'-p T-G- nn -o'if-o' s'-o' YC-(L „ Require that public agencies and private sr o- o- developers use these guidelines as they make wows design decisions about the reconstruction of

the street and new development projects. Developers should present their proposed projects in the architectural con-text of Washington Street in order for the community to assess the degree to which their proposals meet these guidelines.

„ Coordinate public streetscape improve- ment programs with signage installation to reduce clutter and enhance visual cohesive- ness.

Views at Holy Gross

23 „ The citizens oversight committee should „ Identify funding options by reviewing the Blackstone/Franklin Squares ensure that all street design proposals asso- City Capital Improvement budget for ciated with the Silver Line project comply Washington Street. Lobby for specific pro- Major improvements are needed: a new with the standards and criteria of the South jects on a cyclical basis by specifying line drainage system, new benches, historic sig- End Landmark Commission and the require- items that pertain to Washington Street. nage, and restoration of the fountains, as ments of the Boston Transportation Refer to the Open Space Plan for Boston, well as re-grading of the sod and tree care. Department (BTD.) prepared by the Boston Parks and The recent urban Self-Help grant application Recreation Department in April, 1996. for landscape restoration was not funded. At least $500,000 for landscape restoration and 4. The City of Boston should contin- $1.25 million to replace fencing needs to be ue its successful efforts to improve „ Neighborhood Associations and Tenants secured. the parks and public open space Organizations should assume responsibility along Washington Street. for tree stewardship on the cross streets. Street Trees Businesses and institutions should be responsible for trees along Washington Street A tree stewardship initiative should be cre- The parks along Washington Street are and Harrison Avenue. ated. Sidewalk design criteria must take into major assets used by the whole South End/Lower Roxbury community. The City of The following recommendations about spe- account street tree's cultural requirements. Boston should continue current efforts to cific parks, open spaces and particular ele- Utilize the best available tree planting make these parks more viable as both recre- ments of the streetscape will further help in technology, as presented in the BSLA's ational resources and passive open spaces to achieving this goal. Urban Street Tree Planting Symposium this community. The viability and attrac- Report. tiveness of the parks and other public open Peters Park space are essential to the redevelopment and The Boston Parks and Recreation Department revitalization of Washington Street. should work with the community to create a 5. The City of Boston should contin- Undertaking the following strategies will help master plan for the park that would include ue current efforts to improve and achieve this goal: an enhanced the Washington Street entrance, maintain the Blackstone Elementary eliminating the chain link fence, softening the School and other city-owned proper- „ Public/Private partnerships and ongoing harsh lighting around the basketball courts, ties. environmental education programs are nec- adding a wrought iron fence and completing essary to create an attitude of stewardship perimeter tree plantings. The best way of Schools, such as the Blackstone Elementary within the community. This will be essential viewing Peters Park as a neighborhood School, are important community resources to Washington Street becoming a vital urban resource is to consider it as a "town green" of and their design should enhance connec- boulevard. A partnership plan should be neighborhood "common." Undeveloped tions to the neighborhood. In the case of the created with the Boston Parks and properties surrounding the park should be Blackstone School, the current physical Recreation Department in the South End developed in a way that capitalize on the design of the building, built in the 1970s, no and Lower Roxbury. Constituent Services park's amenities and green space. Currently, longer accommodates today's needs. The representatives from the Boston Parks and abutting houses put back walls to the park building was originally designed to front on Recreation Department should continue to and further accentuate the park's isolation. Shawmut Avenue and turn its back to the work with the community on maintenance old Orange Line elevated transit structure issues for each park along the Washington on Washington Street. As a result there is Street corridor. South End Burial Ground no entrance on Washington Street today. The Blackstone Elementary School and the „ Identify additional funds through Find a local organization that can form a neighboring Blackstone Community School Henderson or Brown Funds, and Inter-modal partnership with the Parks Department to are underutilized assets that need to be Surface Transportation Enhancement Act help them make it more accessible to visi- physically improved for the children who Program (ISTEA). Review funding policy for tors as part of the historic marketing of attend these schools, and also made acces- sible to the broader community. The playgrounds and parks. Washington Street. Blackstone School is especially significant

24 because it is the largest elementary school in Boston and its educational program is the focus of many corporate "partnership" efforts.

Improving the physical characteristics of Westinghouse facility for shopping facilities these facilities will have an impact on the Harrison Avenue to help relieve current that would expand on the regional destination experience of the children that attend these parking problems and accommodate future nature of Mings and the 88 Supermarket, and schools, as well as the life of the surrounding neighborhood commercial expansion" dis- provide additional day and night attractions. community. cusses this idea further. „ The historic but vacant MBTA "Power „ The City of Boston should seek funding to Station" on Harrison Avenue is a unique 6. Continue to redevelop vacant or hire a design consultant to develop for a building that offers possibilities for a creative Master plan for the school complex. The underutilized land and buildings and innovative development. The BRA / EDIC plan should seek solutions to the following along Washington Street. should initiate discussions with the MBTA and needs: „ The BRA / EDIC and PFD should issue explore the feasibility of making this property Requests for Proposals for vacant in-fill available for redevelopment. The architecture „ Lack of greenspace / playground in the parcels around Franklin Square in accor- and interior space might accommodate a large interior courtyard dance with the guidelines of the South End / produce or flower market (to accommodate the Lower Roxbury Development Policy Plan. needs of the regional wholesale flower „ Insufficient faculty parking distribution industry centered in the South „ Appropriate City agencies should study End.) Other options might include commercial „ Reestablish the building line along potential development opportunities in the ventures that benefit from large public Washington Street South End Municipal building on Blackstone "market-type" spaces. All re-use options „ Reconnecting the building to the commu- Square. The South End Community Health should be considered. Center will vacate this building when it con- nity. solidates its programs in the new facility on „ The BRA / EDIC should consider undertak- ing a development feasibility study of the „ Improve entryway signage to both schools BRA / EDIC Parcel RC-9. This move will open up opportunities for new uses within this Harrison Avenue / Albany Street Corridor „ Update technology by wiring classrooms important building. adjacent to Washington Street. This study for internet access should identify development opportunities on „ The Boston Housing Authority (BHA) vacant parcels, study any current imped- „ The City of Boston should seek funding for should advertise a Request for Proposals to iments to development and consider ways to and work with the Blackstone to build a purchase and rehab the Chatham, a current promote the Washington Street Corridor / greenspace / playground. The Blackstone BHA-managed residential building. Non-profit Harrison Avenue area, which is home to a School should use "Schoolyards Initiative" community development corporations and vibrant artists community, as a special "arts" funding to develop preliminary greenspace private for-profit housing developers have district with galleries and related businesses. planning. expressed an interest in redeveloping this This feasibility study could serve as an update property. In the absence of issuing a Request to the 1993 South End / Lower Roxbury „ The City should seek funding to remove for Proposals, the BHA should continue to Development Policy Plan. the existing chain link fence and erect a work with community groups to rehab and new fence which better reflects the archi- improve the property. The BHA should focus, „ The BRA / EDIC should consider the feasi- tectural character of the surrounding neigh- in particular, on improving the appearance-of bility of developing the air rights over the borhood. the street level retail space. Massachusetts Turnpike between the South End and Chinatown. Any study of air rights „ Address the lack of adequate parking for „ Appropriate City agencies should assist the should include participation by residents from teachers and staff at the school. Consider efforts of private developers to facilitate the both these communities in cooperation with ways to make available a parking facility review and permitting process. Tent City Corporation, IBA, and the Asian that could accommodate the needs of resi- Community Development Corporation. dents, businesses and institutions on „ The City should explore possible incentives Properly-designed development over the Washington Street, such as the Blackstone that will encourage property owners to Turnpike could serve as a more inviting link School "Recommendation 7: Create satel- develop privately-held land or buildings, such between the South End, and the Downtown lite parking garages on Albany Street or as the historic Alexandra Hotel, that have and Chinatown. Air rights remained vacant for extended periods.

„ Consider the site of the former lg

Future Redevelopment Opportunities along Washington Street Corridor

26

OMETA Power Station 0 Alexandra Hotel 0 Minot Hall O Hub Motors Site Former Bank Building ® The Chatham O OSouth End Municipal Building 0 Turnpike Air Rights ‰ Vacant and Under-Utilized Parcels 0 Former Stride Rite Site

27 development at this location could provide Consider the viability of building a parking „ Encourage banks to open full service opportunities for open space, housing and garage on this site (or other available sites) branches; set up regular meetings to update in conjunction with a private developer; commercial uses that could benefit the adja- banks development activity. such a parking facility could provide space cent communities and make future business for the police, Cathedral Housing tenants, „ Include Washington Street in the activity more viable along Washington Street. Blackstone School staff, medical staff at Bright Times for Boston Business marketing 7. Create satellite parking garages on nearby hospital and research facilities and, initiative sponsored by the Public Facilities on Sunday mornings, worshippers at the Department. Prepare a prospectus high- Albany Street or Harrison Avenue to Holy Cross Cathedral and other places of lighting available space and vacant land for help relieve current parking problems worship. development ( including both public and and accommodate future private property.) neighborhood commercial expansion. „ Address critical parking problem on Washington Street between Herald and East „ Publish a One-Stop Shopping Guide for „ Encourage future private developers to Berkeley Streets. Develop a parking plan to developers that outlines applicable agency build below grade and / or structured park- regulations and incentives programs. ing in excess of the spaces required by zoning ensure the continued success of the busi- as part of new projects which could then be nesses in this area. 2. Explore the possibility of expand- leased to businesses and residents along 8. Re-consider the one-way traffic ing business training programs, Washington Street. Make below grade such as the BankBoston's Open for parking a requirement in future requests for flow along Washington Street proposals for redevelopment City and BRA between East Berkeley Street and Business pilot project or the grass- owned vacant land. the Massachusetts Turnpike. roots training program, This Neighborhood Means Business, to „ The Boston Transportation Department Current one-way traffic between East the Washington Street Corridor. should fund a study that documents current Berkeley Street and the Turnpike precludes a levels of off-street parking and capacity for direct traffic connections from Downtown BankBoston's Open for Business pilot pro- additional spaces. As part of the study, the Crossing to the South End area of the ject in Egleston Square is a locally run pro- Boston Transportation Department should Washington Street Corridor. A direct flow of gram that provides business training and take the lead in negotiating possible traffic from Downtown along Washington expertise to area business as well as provid- arrangements that make space in existing Street will increase the viability of businesses ing loans. This program reaches out to facilities (such as the Boston Medical Center in this area. minority businesses and helps them achieve or E.I. DuPont) available to businesses, their financial goals, and in turn provides a schools and churches during off-peak hours new client base for the bank. (for example, space on Sunday mornings Goal This Neighborhood Means Business, a multi- could be leased by churches along 2 lingual program designed to strength-en Washington Street.) Revitalize Washington Street by cre- ating opportunities for new jobs and local neighborhood businesses, offers „ Designate areas and vacant parcels where businesses. practical training to small business owners structured parking should be encouraged. in bookkeeping, marketing, regulations, and Recommendations: store display. Merchants who complete the Structured parking garages could incorporate program are eligible for loans up to $50,000. street level retail space. 1. Promote the development poten- The program is a project of Federated tial of Washington Street „ The design of the proposed Police Station Dorchester Neighborhood Houses, Inc., and on Harrison Avenue should be modified to „ Designate a liaison from the Mayor's was developed in collaboration with the include below-grade parking. Consider a Office of Business Services to take the lead Massachusetts Attorney General, the Suffolk second phase addition to the proposed Police on the following initiatives: County District Attorney, the City of Boston, Station on Harrison Avenue that includes a and Fleet Bank. parking garage on Parcel 54 (where at-grade „ Prepare a package to promote the parking is being proposed.) investment potential of Washington Street, for distribution to real estate developers, the banking community, and the business com- munity.

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I 3. Endorse Mayor Menino's initia- 4. Encourage local banks to imple- acceptable level for all size banks. Loan income tive to create a tax-free retail sales ment a small business lending ini- would also be allocated according to zone in designated areas such as tiative along the Washington Street investment. Because of the volunteer aspects the Washington Street Corridor. Corridor. of the underwriting and administration, return on investment should be at market, even with The Task Force endorses Mayor Menino's New businesses along Washington Street often slightly higher loss rates than might be effort to persuade State lawmakers to pass cannot obtain funding from normal channels experienced in the regular bank portfolio. tax incentive legislation aimed at attracting such as small business loans from banks and business to Boston's Enhanced Enterprise other lenders. Participants in the Boston „ A similar but separate initiative could be Community zone which includes most of Society of Architects Washington Street started for a micro loan program (under the Washington Street Corridor in the South Connections Public Design Workshop / $10,000,) or an existing group offering such End and Lower Roxbury. Incentives include Charrette addressed this problem by proposing services could be identified for community the following: a small business lending initiative called, referral. "Boston's Main S t r e e t Back to the Future!" „ Eliminate the 5% sales tax on retail Recognizing the potentially higher risk of start goods sold by stores in designated neigh- up businesses located in areas like 5. Prepare a strategy to promote borhoods. Washington Street, this proposed lending business loans and technical assis- initiative is structured along the following tance available from the Boston „ $3,000 tax credit over five years to any lines: Empowerment Center to businesses company that hires a person who lives with- „ Area banks would fund a loan pool dedi- and property owners on Washington in a designated zone such as the cated to supplying small business loans of Street. Washington Street Corridor. under $100,000 for new businesses in the „ With assistance from the Washington „ Elimination of the sales tax on Washington Street Corridor which might Street Business Association, encourage local construction material and equipment for otherwise have difficulty obtaining funding businesses and property owners on firms building or expanding in a designated through the Small Business Association (SBA) Washington Street to take advantage of the zone such as the Washington Street and other regular banking sources. business assistance programs and loans Corridor. „ Loan applications would be submitted to available at the Boston Empowerment Center as part of the Enhanced Enterprise „ Matching federal job and construction a loan officer or officers whose time has been volunteered by participating banks. Initial Community initiative. grants with $12 million in state funds. underwriting would occur and a loan „ Leverage resources, including loan pro- „ A tax credit for firms doing at least $1 presentation would then be made to a lending grams to small businesses and training million of new business with a firm in the committee comprised of representatives of the opportunities, available at the Boston designated zone. participating banks and community Empowerment Center, for the revitalization representatives of all of the neighborhoods of Washington Street. „ A 5% tax credit for firms donating com- along the corridor. puters with 486 microprocessing chips and training teachers in the Boston Public „ By utilizing the knowledge base of the 6. Develop partnerships that allow Schools. community, loan applications for businesses residents access to jobs and job which have little or no possibility of success training in the neighborhood. In addition, the Task Force recommends would be rejected. Approved applications extending this proposed tax-free retail zone would have the imprimatur of the community „ Consider funding a coordinated effort to include all of the Washington Street behind them, giving them a better chance of through community based organizations to Corridor within the South End and Lower survival than might be otherwise expected of provide South End / Lower Roxbury resi- Roxbury—even those areas that are outside startups. dents with job readiness training. the Enhanced Enterprise Community zone. „ Loan losses would be spread among the „ Consider funding a job bank in collabo- participating banks proportionally to the ration with community based organizations investment in the pool, reducing risk to an where neighborhood employers can list employment openings.

29 „ Develop partnerships between employ- „ Continued and constant attention to Corner Bright Hopes (CCBH), a program that ers and service agencies that can provide graffiti removal. promotes economic self-sufficiency among homeless adults. Businesses hire people from training to match skills and job require- „ Provide sufficient street and security Project Place to help keep the sidewalks ments. lighting, especially on side streets off clean, give directions, and pro-mote business Washington Street. events. These jobs are funded by a HUD grant 7. Create an action plan to address and managed by the City of Boston's Public „ security concerns and consider Publicize the successful efforts by the Facilities Department. Boston Police Department to dramatically alternatives to solid storefront reduce crime in this area during the past „ The Washington Street Business grates. year. Positive publicity would dispel inaccu- Association and the Public Works Department rate perceptions of Washington Street as a „ Request that staff from the Mayor's should continue to work together to develop a high crime area. Office of Business Services, Boston comprehensive snow removal plan. Landmarks Commission, Boston Empowerment Center and the Boston Police 8. Develop a maintenance program 9. Bring 21st century technology to Department to work on this action plan with for Washington Street. Washington Street: encourage local the Washington Street Business businesses and property owners on Association, neighborhood associations and „ As part of the effective on-going delivery Washington Street to wire new buildings other community organizations. of city services, liaisons — or contact per-sons for T-1 or other high speed computer — in each of the following agencies should network access. „ continue to work with the community and the Research solutions to area business A T-1 telephone connection allows for voice, Washington Street Business Association on security which provide sufficient security video, and data transmission at 1.5 million maintenance plans for the street: the Boston while enhancing perception and aesthetics. bits per second or about 150 times faster Parks and Recreation Department, the Boston Use expertise from the Main Streets than a standard phone line. High speed Transportation Department, the Inspectional Programs, the Blue Hill Avenue Initiative, Internet access has become a value-added Services Department, the Public Works Boston Landmarks Commission and initia- amenity that has filled new residential build- Department and the Office of the Chief of tives from other cities such as ings and commanded higher rents from New Basic Services. These agencies should develop Philadelphia's Center City District. York City to San Francisco. As high speed maintenance plans for the street with input communications and information access „ Encourage the installation of mesh from the community. becomes increasingly important, the grates inside storefront windows. „ The Washington Street Business installation of such an amenity is being seen „ Develop an Request for Proposals for Association and local neighborhood groups by Realtors as a valuable new asset for group insurance for Washington St. busi- should recruit " Co-Block Captains" to coor- attracting businesses and residential ten- nesses that would allow a group effort to dinate a maintenance program. "Co-Block ants. Captain teams" should include co-captains remove solid grates and reduce individual „ In future Request for Proposals for rede- 11 from the local neighborhood group and the costs. velopment on publicly-owned vacant land, Washington Street Business Association wiring new construction for high speed „ Increase police presence on the street respectively. computer access should be strongly encour- with bike and foot patrols. „ The Washington Street Business aged. „ Develop community policing program Association should consider hiring people „ Request that the Mayor's Office of with Boston Police Department and Boston from local social service agencies such as Business Services and other appropriate Housing Authority police involving foot the Pine Street Inn and Project Place to col- agencies conduct informational seminars on patrols. lect litter and maintain plantings. how to access the latest technological infor- „ If appropriate, consider patrols by As an example of this type of program, the mation. Boston Park Rangers on horseback in the Newbury Street League and the Downtown parks along Washington Street (similar to Crossing Association are partners in Clean mounted patrols at Jamaica Pond.)

30

Holy Cross Cathedral Grant AME Church Historic loft building

Goal Landmarks Commission, and with funding funded research for this project with a Promote Washington Street as an assistance from the South End Historical $30,000 grant. Tours are conducted by 17-23 exciting destination with diverse Society. year olds. ethnic stores, markets and restau- „ As part of the reconstruction of „ Develop a liaison between staff of the rants. Washington Street, explore the design of South End Landmarks District Commission additional street furnishings such as signs and the Washington Street Business Recommendations: that say "Welcome to the South End and Association to assist business owners in Lower Roxbury", hanging flower baskets, preparing design review applications. 1. Re-emphasize the important and banners. Consider flowering trees to architectural, social and cultural his- line street. „ Organize a special course at the Boston tory of the area to restore the image Center of Adult Education or other venues for „ Assist the Washington Street Business adult evening and weekend courses, such as and vitality of the street, and create Association to create a "South End Minute" the Brookline Adult and Community a new marketing strategy. that would air with local business TV Education Program and the Cambridge Center advertisements. „ Form a working group to develop a pro- for Adult Education, on the architectural and social history of the South End and Lower gram to feature and promote the heritage of „ After street reconstruction, the Mayor's Roxbury, in general, and the Washington Street. Members should include Office of Business Services and other City representatives of the Washington Street Washington Street Corridor, in particular. This agencies should begin discussions with rep- course might involve weekend "walking tours" Business Association, neighborhood associ- resentatives of Boston's hotel and restaurant ations, and the South End Historical Society. of the area that include visits to the growing industry on ways to market restaurants and number of popular restaurants in the area stores in the South End and Washington and arts events at the Boston Center for the „ Secure funding for a cultural resource Street to new visitors inventory of Washington Street properties. Arts and other locales. This course could Under direction of the Boston Landmarks „ After street reconstruction, expand coincide with the South End Open Studios Commission, engage a consultant to inven- walling tours (such as the Boston By Foot Day each September. Most of these studios tory the historic buildings, sites, and places program) and trolley bus tours to include are concentrated in, or near, the Washington Street corridor. and events along the Washington Street cor- historic landmarks along Washington Street, ridor. such as the Holy Cross Cathedral, and restaurant and retail areas in the South End „ With assistance from the Washington „ From the inventory, develop public infor- with assistance from the Greater Boston Street Business Association, encourage local mation and marketing materials such as a Visitors Bureau. The Washington Street businesses to participate in programs offered at the Boston Empowerment Center that guide to Washington Street. Business Association and the Tremont Street Business Association should work with the provide funding and technical assistance to design creative storefront window displays and „ Work with the Bostonian Society to Mayor's Office of Business Services and other other physical improvements that contribute install markers along Washington Street as City agencies to foster this initiative to visit to more effective marketing of products and part of their city-wide marker program important historic landmarks along services provided by Washington Street administered in conjunction with the Boston Washington Street, such as the Holy Cross businesses, and enhance the image of the Landmarks Commission and neighborhood Cathedral. area. organizations such as the South End Historical Society. Develop the marker pro- One example is the Multicultural Youth Tour gram to serve as the foundation for a "histor- of What's Now (MYTOWN), a one-mile history ical trail". trail that marks the history of the African- American and other ethnic communities in the „ Complete the installation of the South South End since the last century, and the End Historic District street sign program for contributions of influential individuals that Washington Street. The sign program is hailed from these communities. The New York administered by the Boston Transportation Echoing Green Foundation Department in conjunction with the Boston 31

2. After street reconstruction, Association, could take a lead in this effort by „ Hire an executive director of the pro-posed expand the marketing of the South soliciting members from community-based South End/Lower Roxbury Business Association —on a full or half-time basis—to End's successful art related busi- groups, neighborhood associations and the nesses and restaurants to include promote and lobby for the business commu- Washington Street Business Association to nity in the South End/Lower Roxbury. the diverse ethnic restaurants and serve in this Organization. food markets along Washington A model for this association is The Back Bay „ The Mayor's Office of Business Services Street. Association is a 300 member business asso- should work with real estate brokers and local „ Promote Washington Street as a unique businesses to attract and market space for ciation that promotes business development art, retail and restaurant destination within restaurants and food markets. Ask the Mayor's and the Back Bay, and serves a liaison the City and the Metro area. To meet this Office of Business Services to pre-pare a one between public and private sectors on per- objective, appropriate City agencies, with page summary of their services to hand out to mits, zoning, security, and public improve- support from the Washington Street Business businesses. The Mayor's Office of Business ment projects. Members include property Association, should seek funding for a con- Services has a special role as a "clearinghouse" owners, businesses, restaurants, hotels, sultant to recommend marketing strategies for that matches new restaurants and stores in the area, and, in the process, study examples search of space with opportunities along schools, and churches. of efforts to 'market' similar areas in other Washington Street. cities. As part of this study, the consultant should consider the feasibility (and interest) in „ Washington Street Business Association Goal 4 a Neighborhood Business should encourage evening street activity by Create a new future for Washington Improvement District on Washington Street having local businesses stay open later one Street. as a long-term goal. night a week. Notify residents' associations Recommendations: and area newspapers to promote the initia- „ There are many precedents for a "New" tive. Washington Street. Several cities across the 1.Build on the success of the Boston United States boast unique districts with a Main Streets Program. multi-ethnic, "international" ambience that 3. Encourage the creation of a dis- benefits, in some cases, from the presence of trict-wide business association to „ The Boston Main Street program is a artist communities. The International District public/private initiative of the City of Boston promote and lobby for businesses in in Seattle, active with Asian stores and mar- and the National Trust for Historic kets, abuts Pioneer Square, an historic artists the South End and Lower Roxbury. Preservation to revitalize neighborhood busi- loft district. SoHo and Tribeca in New York, „ Create a South End/Lower Roxbury ness districts. "The Main Street approach is a and Little Havana in Miami are examples of Business Association that serves as an comprehensive approach to providing mer- exciting urban districts. New York's "NoHo" umbrella group for existing business and chant groups and community residents with district is evolving into a dynamic place that is merchants groups: the Tremont Street the tools and information necessary for their home to an emerging community of computer Business Association, the Newmarket historic community center to compete in and electronic media entrepreneurs. Business Association and the newly-formed today's marketplace. Its four key elements, Washington Street Business Association. design, community organization, promotion, „ Create and sponsor a Washington Street and economic restructuring, help neighbor- Cultural and Arts Organization that organizes „ The proposed South End/Lower Roxbury hood Main Street organizations capitalize on and promotes monthly events including an Business Association, modeled on the highly- their unique historical, cultural, and architec- Arts Festival in the streets, parks and stores in effective Back Bay Association, could be tural assets while also addressing the many conjunction with the South End Open Studio funded by annual dues within the district. The economic development needs around small Days event. The organization should celebrate large number of diverse businesses in the business retention and recruitment in light of the ethnic and cultural diversity, history of South End/Lower Roxbury form a sufficient strong competition from shopping malls and Washington Street and the 375 artists that critical mass to financially support the discount retailers." work in the area. The City of Boston Office of creation of a business association. Cultural Affairs, with assistance form the „ The Boston Main Streets recently United South End Artists launched the Washington Street Gateway Main Streets Program. This program can be

32

Franklin House an effective initiative through which to 3. Enact the proposed South End 5. Incorporate design ideas from implement many of the strategies recom- Neighborhood District Zoning the Boston Society of Architects' mended by the Task Force: marketing strategies, business training programs, which establishes a Neighborhood Washington Street Connections storefront design improvements and small Development Area (NDA) sub-dis- Public Design Workshop / business loans. trict along Washington Street. Charrette into long range plans for Initiate redevelopment projects that build on The proposed South End Neighborhood the Washington Street Corridor. the success of the City's Main Streets District Zoning draft establishes In May 1997, the Boston Society of programs already established in several Neighborhood Development Areas (NDA). The Architects will publish a report with the neighborhoods. With the recent designation purpose of the Neighborhood Development recommendations from the Washington of the Gateway Main Streets program, Area is to promote the siting and design of Street Connections Public Design Workshop / Washington Street now links five of the any new development in a manner that is Charrette. This report should be used as a City's Main Streets programs including: sensitive to the adjacent residential areas in catalogue of innovative ideas for the rede- Chinatown, Dudley Square, Egleston Square the South End Neighborhood District and to velopment of the Corridor. and Roslindale Square. Washington Street, enhance the economic development of the in its entirety, reclaims its historic role as Washington Street corridor. The NDA zoning The Boston Society of Architects organized Boston's "Main Street" connecting several provisions allow for and encourage mixed the Washington Street Connections Public neighborhoods with Downtown Crossing. use development. Design Workshop / Charrette in September, 1996. Over 100 community leaders, public 2. Continue to implement the 4. Coordinate current and officials, architects, urban planners and leaders from the City's business community 1993 South End / Lower proposed infrastructure and street participated in the Charrette and spent a Roxbury Development Policy improvements projects along weekend "brainstorming" about a vision and Plan which designated the Washington Street from Downtown plan of action for the entire Washington Washington Street Corridor as a Crossing to Roslindale Square. Street Corridor from Downtown Crossing to Forest Hills and beyond. Participants envi- Special Study Area. „ Appoint a coordinator from the most sioned Washington Street as the City's The South End / Lower Roxbury appropriate City agency(and staff as neces- "neighborhood boulevard" that links many Development Policy Plan is a master plan to sary) to oversee design review by the diverse neighborhoods with Downtown encourage and guide development in the appropriate agencies and to implement Boston. Some of the recommendations which South End / Lower Roxbury. The infrastructure and street improvement pro- emerged from this effort included the Development Policy Plan completes the 1965 jects along Washington Street from following: Urban Renewal Plan by establishing new Downtown Crossing to Roslindale Square. guidelines for the redevelopment of cleared „ Reinforce neighborhood business cen- vacant and underutilized parcels. The Plan „ Adopt appropriate street lighting fix- ters along the Corridor through design and also recommends a range of community tures and traffic signs that identify development projects. oriented land uses on vacant parcels: Washington Street as a "historic transit" housing, open space, neighborhood retail, corridor that links the neighborhoods with „ Establish clear architectural "gateways" and new and expanding business Downtown Boston. to neighborhoods like Chinatown and development. (See appendix) Dudley Square which mark the importance and prominence of these centers along the Corridor.

„ Build more "pedestrian-friendly" archi- tecture in areas along the Corridor dominated by 1960s urban renewal housing projects and institutional developments.

33 „ Link Washington Street to parks like With one of every four Boston residents liv- Franklin Park and the Southwest Corridor ing within five blocks of Washington Street, Park. this Corridor holds great importance for the City and warrants special focus by an an „ Reinforce the identity and image of the advisory committee of residents, community Corridor by lining the street with distinctive leaders, elected officials and business repre- trees and organizing parades. sentatives.

„ Most participants endorsed the MBTA's replacement transit service on Washington 7. Designate the Washington Street Street after ten years of public debate. Corridor, from Downtown Crossing to West Roxbury, as a major „ The most important recommendation component of the anticipated was to create community-based Task forces in each of the neighborhoods along the Boston 400 Plan. Corridor—modeled on the Mayor's current „ Incorporate the Washington Street Washington Street Task Force. As recom- Corridor into the Boston 400 public planning mended, the efforts of each Task Force would process. The Boston 400 Plan will be a city- be coordinated by an "umbrella" group—or wide blueprint that maps out the city's growth corridor-wide committee. to the year 2030. The Washington Street Corridor is a key element that links many of 6. Support local community efforts the city's diverse neighborhoods to Downtown. to form an advisory committee „ Use the recommendations from this that would focus on the strategic planning effort as the basis for a coordinated initiative to redevelop vacant and Washington Street Corridor from underutilized land, and rebuild Washington Downtown to West Roxbury, and street – from Downtown to West Roxbury — include representatives from the as Boston's most important neighborhood neighborhoods along the Corridor. boulevard. Modeled on the current Washington Street Task Force, this Advisory Committee could 8. Reconvene the Task Force in offer ideas about ways to encourage invest- one year and update Task Force ment and redevelopment along the entire members on the implementation Washington Street Corridor. of the goals. The Boston Society of Architects worked The following chapter of this report, IV. Next closely with the Mayor's Washington Street Steps / Implementation, outlines a recom- Task Force as they organized the Public mended plan of action and timetable. In one Workshop / Charrette. Given this produc- year from the completion of this report, the tive collaboration, a corridor-wide Advisory Task Force should be reconvened and Committee could collaborate with and seek updated on the implementation of this plan pro bono expertise and technical assistance of action. from the Boston Society of Architects.

34 IV. Next Steps / Implementation

The following recommended plan of 1.4 GOAL action identifies public agencies and The City of Boston BPRD 1998 Revitalize Washington Street by cre- other parties that could take a lead should continue its successful efforts to ating opportunities for new jobs and in achieving each respective goal. A improve the parks and businesses. timetable is also included in this rec- open spaces along ommended plan of action. Washington Street. AGENCIES WHEN 2.1 1.5 Promote the MOBS 1998 The City of Boston BSD, PFD 1998 development potential I should continue of Washington Street. GOAL 1 current efforts to improve and maintain the Blackstone 2.2 Build a New Washington Street Elementary School and Explore the possibility BEC, MOBS 1998 AGENCIES WHEN other City-owned properties. of expanding business training programs, such as 1.1 BankBoston's Open For Rebuild Washington MBTA, MHD SPRING 1.6 Continue to redevelop Business pilot project or the Street and design a BTD, PWD 1998 vacant or under-utilized grassroots training program, new streetscape that land and buildings along This Neighborhood Means includes visual Washington Street. Business, to the Washing-ton improvements and Street corridor. Vacant In-fill parcels BRA an active mix of 1997 residential, commercial 2.3 and recreational uses. South End Endorse Mayor Menino's Municipal Building BRA 1997 1.2 1999 initiative to create a tax-free retail The City should BTD, PWD SPRING 1998 Ch h BHA sales zone in designated areas continue its efforts 1998 Vacant MBTA such as the Washington Street to ensure that the MBTA Power Station BRA 1998 corridor. and MHD begin the 1.7 reconstruction of Washington Create satellite parking 2.4 Street by Spring 1998. garages on Encourage local BEC, MOBS 1998 Albany Street or Harrison banks to implement a 1.3 small business lending Appoint a citizens BTD, BRA 1997 Avenue to help relieve current parking problems initiative along the oversight committee Washington Street corridor. to guide decisions and accommodate future 2.5 about the design neighborhood commercial Prepare a strategy to BEC, MOBS 1998 and reconstruction of expansion. promote business loans Washington Street. and technical assistance Parking Study BTD Police 1998 available from the Boston BEC -Boston Empowerment Center Station Garage BPD, PFD Empowerment Center to BHA- Boston Housing Authority business and property BPRD- Boston Parks and Recreation Department 1.8 owners on Washington Street. BPD- Boston Police Department Re-consider the one-way BTD 1998 2.6 BRA- Boston Redevelopment Authority traffic flow along Washington Street Develop partnerships BEC, MOBS 1998 BSD- Boston School Department between East Berkeley that allow residents access BTD- Boston Transportation Department Street and the to jobs and job training m ISD -Inspectional Service Department Massachusetts Turnpike. the neighborhood. MBTA- Massachusetts Bay Transportation Authority MHD- Massachusetts Highway Department MOBS- Mayor§ Office of Business Services OCA- Office of Cultural Affairs PFD -Public Facilities Department PWD -Public Works Department SEHS- South End Historical Society SELDC -South End Landmarks District Commission USEAA -United South End Artists Association WSBA - Washington Street Business Association

35 GOAL 2 AGENCIES WHEN GOAL 3 AGENCIES WHEN GOAL 4 AGENCIES WHEN 2.7 3.2 4.4 Create an action plan After street reconstruction, Coordinate current BRA, BTD, 2000 to address security expand the marketing of and proposed SELDC concerns and consider the South End's successful infrastructure and alternatives to solid art related businesses street improvements storefront grates. and restaurants to along Washington include the diverse ethnic Street from Downtown Grates PFD, WSBA 1997 restaurants and food Crossing to Roslindale Patrols BPD, BPRD markets along Washington Square. Street. Group insurance MOBS 4.5 2.8 Arts Festival USEAA, OCA 2000 Incorporate design BRA, MBTA 2000 Marketing MOBS, WSBA ideas from the Boston Develop a maintenance 1997 Society of Architects' program for Washington Street. 3.3 Washington Street Liaison: Parks BPRD Encourage the WSBA 2000 Connection Public Design creation of a Workshop / Charrette Liaison: Parking and district-wide business enforcement BTD into long range plans for the association to promote Washington Street Corridor. Liaison: and lobby for businesses Code violations ISD in the South End /Lower 4.6 Roxbury. Support local BRA 2000 Liaison: Street and community efforts to sidewalk maintenance PWD form an advisory Snow Removal Plan PWD committee that would GOALO focus on the Washington 2.9 Create a new future for Washington Street Corridor from Encourage local BRA, MOBS 2000 Downtown Crossing to West businesses and Street. Roxbury, and include property owners on AGENCIES representative from the Washington Street to neighborhoods along the wire new buildings 4.1 corridor for T-1 or other high speed Build on the success of WSBA the WHEN computer network access. Boston Main Streets 4.7 Program. Designate the BRA 1997 Washington Street 4.2 Corridor, from GOALS Continue to implement BRA the 1997 Downtown Crossing Promote Washington Street 1993 South End / to West Roxbury, as an exciting destination with Lower Roxbury Development Policy as a major component Plan which designated the of the anticipated diverse ethnic stores, markets Washington Street Boston 400 Plan. corridor as a Special Study Area. 1997 and restaurants. 4.8 3.1 4.3 Reconvene the BRA May Re-emphasize the Enact the proposed BRA South Task Force in one 1998 important architectural, End Neighborhood District Zoning year and update social and cultural which Task Force members history of the area to establishes a Neighborhood on the implementation restore the image and Development Area (NDA) sub-district of the goals. vitality of the street, along 1998 and create a new marketing strategy. Washington Street. Working Group/Funding SELDC Marketing MOBS, WSBA 2000

36

APPENDIX 1993 South End / Lower Roxbury Development Policy Plan

MAJOR OBJECTIVES the city's planning agency, adopted the Plan „ Designate vacant land around new and in May 1993, and will recommend the new revitalized parks for new housing and neigh- Guide urban land development and encour- zoning for approval by the City's Zoning borhood retail uses in order to encourage age economic growth in the South End / Commission. mixed-income family housing near attractive Lower Roxbury while enhancing the historic open spaces. By concentrating new housing architectural character of this neighborhood. around these areas, the Plan creates a new URBAN DESIGN STRATEGIES constituency of residents who will have a „ Create a master plan that represents a The Development Policy Plan recommends a sense of proprietorship for these open spaces. common vision and consensus, shared by a range of urban design strategies to guide diverse community, about how the South End future development in the South End / Lower „ Designate vacant infill parcels in / Lower Roxbury should grow over the next twenty years. Roxbury and meet its major objectives. The residential neighborhoods for housing most important strategies are as follows: development. „ Capitalize on the South End / Lower „ Restore and extend the historic pattern of „ Establish height limits which are compa- Roxbury's strategic location and growth street blocks in the South End / Lower rable with the architecture of the South End / potential to stimulate economic development Roxbury. Urban renewal planning in the Lower Roxbury. The Plan establishes flexible that will bring jobs and business opportuni- 1960's seriously disrupted the urban fabric of height limits that will allow for extensive ties to the community. the South End / Lower Roxbury. To restore development in areas of high growth potential this historic urban fabric, the Plan extends the while protecting against detrimental impacts „ Weave together and mend the historic street block pattern out onto large areas of of high-rise buildings on the architectural urban fabric disrupted by the Urban Renewal vacant and underutilized land. By imposing integrity of the South End / Lower Roxbury. Program in the 1960s. While affirming the this "street grid" on large development sites, These recommended height limits reflect an original objectives of the 1965 Urban Renewal the Plan ensures that the scale of new devel- important urban design concept of the Plan: Plan — economic revitalization and social opment in these areas is in keeping with the the area closest to the Expressway is diversity — the Plan recommends urban architectural context of the South End / designated for high-rise development which design strategies to rectify the physical fail- Lower Roxbury. incrementally steps down to the mid-rise scale ures of urban renewal planning. of buildings along Albany Street, and finally to „ The Plan also extends the historic street the low-rise scale that predominates in the rest of the South End. COMMUNITY CONSENSUS grid through "superblocks" which urban plan- ners created in the 1960's by closing off exist- BUILDING ing streets and combining small blocks in The South End / Lower Roxbury Development order to build large public housing and insti- Policy Plan is the result of an extensive three- tutional projects. The "superblock" site layout year long open planning process initiated by of these projects violates the historic street the Mayor, that involved diverse members of pattern of the South End / Lower Roxbury and the community. A 28-member working group socially isolates the residents of these projects of residents, community activists, business from the larger community. Through the representatives and several public agencies implementation of this strategy, the Plan seeks worked collaboratively to overcome major dis- to re-integrate "superblocks" into the South agreements and forge a consensus and vision End / Lower Roxbury. of how their community should grow in the future. „ Encourage the creation of prominent focal points and preserve existing view corridors. IMPLEMENTATION The Plan identifies future development parcels that offer opportunities to create architectural focal points that terminate existing view The Development policy plan is the basis for corridors. new zoning and an initiative to make publicly-owned vacant land available for redevelopment. The Board of Directors of the BRA,

37 g

ACKNOWLEDGEMENTS MAYOR THOMAS M. MENINO'S WASHINGTON STREET TASK FORCE

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MAYOR Thomas Tinlin Boston Parks Boston Main Streets Tremont Street THOMAS M. MENINO'S ELECTED OFFICIALS Boston Transportation Department Kathy Kottaridis Business Association Department Program Director WASHINGTON STREET The Hon. Sal DiMasi The Justine Liff Babak Bina TASK FORCE Commissioner Enhanced Enterprise Boston Redevelopment Boston Society of Hon. Gloria Fox Mr. Community—Boston Authority / Economic Polly Melton Architects Empowerment Center James Kelly, City Development and Project Manager Rebecca Bames, AIA Reginald Normally Randi Lathrop, Chair Council President Industrial Corporation Lee Cott, FAIA Public Facilities Executive Director Bill Amidon Tristam The Hon. Stephen Lynch Curtis Davis, AIA Thomas N. O'Brien Department Blake Ron Blanchard Lori Holliday Alexandra Lee Jeannette Boone John The Hon. Byron Rushing Director Business Manager, Charles T. Grigsby Neighborhood Planning Citizens Bank Boyd Michael Travaglini Garreth Saunders Director Rolf Carlson Chief of Staff and Program Paul Carver Peter Chin Councilor Development Patricia Fell David Cotney James E. Lydon Thomas J. O'Malley Boston Housing Pat Cusick EX OFFICIO Director of Economic Associate Director Authority Ellie Herman Daley Valerie MEMBERS Development Saracini, Navy-Daniels Jim Maria Faria Special James G Kostaras, Cathedral Tenants United Davis James G.Kostaras, AIA, Assistant AIA, AICP AICP Tom Dimieri Fernando Task Force Director Boston Public Schools Domenech, AIA Assistant Director of William Christopher Frida Rodriguez, BRA / EDIC Sheila Grove Economic Development, Assistant Director, Blackstone Elementary Task Sylvalia Hyman III Carole Eaton and Force Project Construction and Repair School Director Milton Kamenides Mayor's Office of Principal David Lee, FAIA Business Services Elise Stockly Boston Police Nelson Merced Maria Faria Project Planner Department Antonio Molina Public Facilities The Menino Project Massachusetts Bay Rev. Frederick Murphy Department John Devany Antonia Pollak Transportation Mario Nicosia Fernando Sergeant Authority Vineet Gupta Requena Anna Rivera Boston Transportation Boston Transportation Mark Lynch Edna Smallwood Department Patrick J. Moynihan Department Director, Facilities Kimberly Shilland General Manager John F. Magee Management Division Donald Keenan Commissioner Howard Haywood Mayor's Office of Mayor's Office of Basic Report and Director of Design and Neighborhood Services Services Recommendations Thomas TI MM Construction Justine Liff Chief of Staff Michael Galvin May 1997 Hasty Evans Boston Parks Department Vineet Gupta Chief of Basic Services Director of Planning Ellen Lipsey Boston Assistant Director, Policy Mayor's Office of Landmarks and Planning Business Services Washington Street Commission Business Association Richard Loring Daniel Doherty Alfredo Aria Antonia Pollak Acting Director, Director Ed Bean The Menino Project Engineering Carole Eaton Jose-Alfredo Blanco Bruce Rossley Jim Mansfield Assistant Director Anita Cooper Office of Cultural Affairs Director of Enforcement Mike Freedman Mayor's Office of Michael Goldstein Allen Schwartz Ralph DeNisco Neighborhood Services Arthur Hasiotes South End Landmark Transportation Planner Donald Keenan Sylvalia Hyman III District Commission Boston Landmarks Derric Small Milton Kaminedes Dernc Small Commission Ellen Michael Lapuck Lipsey Office of Cultural Mayor's Office of Kelly McLean Executive Director Neighborhood Services Affairs Ming Lee Bruce Rossley Arthur Leon Commissioner Antonio Molina James Robertson South End Landmark Garret Wahl, AIA District Commission Tony Wong Allen Schwartz Chairman

38 First Community Bank, Thomas Moseley Susan Worgaftik BankBoston Richard Hsun-Wei Shih This Neighborhood Olsen Rosa Talero Means Business Cathedral of the Holy Liberty Bank Cross Nick Zaferakis, Jay Dunham Madeline Gallager Office of Senator Stephen Rev. Frederick Murphy Lynch Wainwright Bank Brenda Cole State Street Special Tony Robinson Development Acknowledgements Steven Young Management Marisa Lago, Laurence Broberg former Chief Economic R.F. Walsh Associates Allen Carleton Development Officer, City of Edward Downs Robert F Jean Grabau Boston Walsh Other Participants Edith Li, Boston Medical Center David Garten, former Assistant to the Paul Drew Archdiocese of Boston Chief Economic Valerie Navy-Daniels Development Officer Steve Heiken, AlA, Gunwyn Company ICON Architecture Contributors Peter Madsen, FAIA Michael Powell, Jack McLaughlin, Photography NIC Management Laconia Associates Mario Nicosia Brian Sarah Wenig, Yano Joseph O'Keefe, Marketing Consultant Office of Senator Stephen Photo Credits UDC/ Roxbury Lynch ComersCooperative Michael Powell Housing Jessica Pineo Elise Stockly Sylvalia Hyman III Senior Planner, BRA / Cover: Alex McLean EDIC Langham Court Richard Reinhard, Jeannette Boone Executive Director, Mary Manuel Downtown Buffalo Improvement District South End Neighborhood Action Lucie Searle Program Schochet Associates; Inc. Pat Cusick Eswaran Selvarajah Ed Steblein, Minot Hall Antiques City Lights Center Duggan Hill Duamarius Stukes, Old Dover Office of Senator Gloria Neighborhood Fox Association Tom Dimieri Graduate School of Design, Harvard University Professor Francois Vigier, Chairman, Department of Urban Planning and Design

Ken Aoki Toshio Fujiwara Jack Hsu Lisa Kulicek Francesca Levaggi Chia-Li Lu Douglas Manz

39 WASHINGTON MAIN STREET GATEWAY

Washington Gateway Main Street Statistical Summary 1997 to 2007

Total Cost: $571 million Public $144 million Private $427 million

Tax base grew 247% (City average 146%)

New & Renovated Housing Units: 1,766 (1056 affordable) Parking Spaces: 1098 Open Space Improvements: $2.8 million

Commercial:

New Space: 159,850 SF Net New businesses: 57 Net New Jobs: 538 Storefront Renovations: 17 Investment by Businesses: $12.5 million

Main Streets Storefront Improvement Assistance: 38 businesses (8 design assist)

Tax base grew 115% (City average 82%)

Total Volunteer Hours: 20,500 Turned Washington Street into a Destination When Gateway began in 1997, Washington Street was, at best, a parking lot of last resort – Gateway immediately adopted the slogan "Discover Washington Street" to encourage shoppers to visit resale shops and ethnic groceries that were the predominant retail businesses. Washington Gateway produced ads and a brochure listing businesses according to category to promote the services that were available in the district. The history of Washington Street and its future were highlighted in a daylong preservation event that featured old photos as well as renderings of planned developments. Fundraisers, held in lavishly decorated vacant properties, attracted people who had never before visited the street. Business openings were celebrated with ribbon-cutting events and new buildings with groundbreaking ceremonies. Annual holiday shopping, crime prevention, and trick or treating events encouraged people to walk the district. Gateway met personally with developers, property owners, neighborhood associations, and businesses and persuaded them to tout the district in their own promotions. Joint advertising promoted all the businesses in the district. Now, the street that people avoided is a destination for shopping, dining, and events. Stabilized and Retained Existing Businesses Matching grants for storefront improvements including removal of roll-down grates, security devices, lighting, and improved signage produced dramatic results, such as a 33% increase in sales in 3 months for a 100 year-old fish store. The only bank in the district was convinced to not only stay, but to completely renovate. A lease was secured for a bodega and assistance was given to the business to expand and renovate. No businesses closed despite two years of street construction, in part, because Gateway acted as a go-between for the contractor and businesses and obtained a staggered, alternate side of the street, construction schedule and signs and publicity noting that businesses were open. A new Walgreens, was convinced to not carry its full line of groceries so that it would not substantially compete with the existing market across the street. Attracted Quality New Businesses Under Gateway's watch, the number of businesses in the district increased from 46 to 85, and businesses invested $12.5 million in improvements. Through its market analysis, Gateway targeted and recruited businesses that would enhance the original retail mix of hair salons and used merchandise stores: a second bank, a 7,500 square foot independently-owned supermarket, Walgreens, a video store, ethnic restaurants. Gateway worked with property owners, residents, and businesses to attract those businesses and then Gateway courted them to locate in the neighborhood with permitting, community support and financing assistance. Gateway targeted a home furnishing niche to attract shoppers from outside its district and 7 home furnishings businesses were successfully recruited in 2 years. Expanded Three Commercial "Nodes" Into Two Cohesive and Consistent Shopping Areas Design committee members reviewed every storefront improvement, building renovation and new construction on the street. (80 projects). To obtain Main Street support, buildings were required to have ground floor retail, residential entrances on Washington Street, new underground parking, and large, unobstructed retail windows. Members also served on the committees for the design of major street reconstruction, a new transit line and rezoning. Washington Gateway consulted with the South End Landmarks Commission and condominium associations on storefront signage. Created Public Art that Uniquely Defines and Enhances Our Historic Neighborhood. The history of Washington Street is permanently exhibited on 16 Silver Line kiosks and 6 bronze medallions embedded in the sidewalk. Produced by Gateway in partnership with the transit authority, the artwork distinguishes the district, attracts historic tourism, and serves as an educational tool. Over 1,000 volunteer hours were spent on design, text, and photographic images. A celebratory event showcasing the panels attracted 350 people, raised nearly $25,000 and awakened community pride. A book, posters and educational materials highlighting the panels are in process.