^ South End/Lower Roxbury Regional/Urban Design Assistance Teams May 9-12, 1980 CONTENTS PAGE PAGE <3Q 1 FOREWORD APPENDIX °lb 5 v- INTRODUCTION FOOD MARKET ECONOMIC ANALYSIS 13 PROBLEMS CRIME PREVENTION PROGRAM GOALS Z°i THE R/UDAT TEAM - &3 PROPOSALS 1. COMMERCIAL NODES 2. TRANSPORTATION 3. GATEWAYS DOVER STATION CO MASSACHUSETTS AVENUE 4. THE WASHINGTON STREET CORRIDOR S3 5. SPECIAL ACTIVITY CENTERS I BOSTON CENTER FOR THE ARTS FREDERICK DOUGLASS SQUARE .6. OTHER PROPOSALS 73 IMPLEMENTATION 77 i Each Regional/Urban Design Assistance Team is specially selected to include PORBW0KP professionals experienced in the The Urban Planning and Design Committee particular problems of the area under of the American Institute of Architects study. Members are not compensated has been sending Urban Design Assistance for their service and agree not to Teams to various American cities since accept commissions for work resulting 1967. from their recommendations. The South End/Lower Roxbury team is the The team's visit is about four days, 64th such team to be invited into a generally an extended weekend. The specific area to deal with environmental team meets with interested individuals, and urban problems which range in scale businessmen/women, organizations and from a region to a small town or urban public officials, and becomes acquainted neighborhood, and in type from economic with local conditions by means of site development and housing areas to public visits, tours, briefing sessions, and policy and implementation methods. workshops. Then the team members closet themselves for intensive work sessions, This team has responded to the problem calling on local resource people as as described by the local AIA chapter required to define problems, establish (the Boston Society of Architects [BSA]), strategies, and develop courses of and the sponsor from the local community, action. Finally, the team's findings (the United South End/Lower Roxbury and recommendations are presented to Development Corporation [UDC]). the community at a public hearing. The United South End/Lower Roxbury Development Corporation [UDC] asked the team to develop implementable proposals for improving the local business districts of the South End/ Lower Roxbury sections of Boston, through the upgrading and improvement of the three commercial corridors that traverse the study area.
The team addressed the issue of housing - only to the extent that it affects local business and commercial development.
The suggestions and recommendations attempt to take advantage of the judgement and experience expressed in current and future programs of-the City of Boston. Some of these initiatives include assistance to neighborhood retail areas, historic preservation, industrial revitalization , the close-out and financial settlement of the South End Urban Renewal Project, and public improvements. &&UAourr
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oevwm 4- INTRODUCTION
South End/Lower Roxbury is a community with a fascinating past, a troubled present, and an exciting future. It has been "in transition" for nearly 200 years. The community's character has changed over the years, but each "new face" retained some facets of its pre decessor's. This accounts for the diversity that characterizes the community today.
Early maps of the South End show it as a neck of land, barely above tidal waters, connecting the town of Boston to the mainland. The British erected two sets of fortifications at this strategic point. One battlement was sited on what are now Franklin and Blackstone Squares. The inner wall was just south of Dover Station. Washington Street, the original link between Boston and the mainland, passed through both walls.
After the Revolutionary War, the walls were dismantled and residences were built along Washington Street. Dover Street was extended by a bridge to South Boston, and land along the wider part of the neck was platted for development. Washington Street became a famous carriage promenade for those wishing to escape to the country.
By the 1830's and 40's, a land shortage within the city of Boston induced the filling, replatting and development of Right: Boston, its environs and harbor, 1775
Below: A view of Boston from Dorchester Heights, 1774 lands along the neck. Horse-drawn street railways were extended along Washington and Tremont Streets to bring the residents into the commercial area of Boston. Speculators developed large row houses and established amenities to attract upper income families. At this time Washington Street was lined with shops and all the qualities of a pleasant suburban main street. Where it crossed Dover Street (now East Berkeley), a commercial center developed, complete with opera house.
This period was short lived, however. The crash of 1873 sent South End real estate values into a tailspin. Upper income families fled to the Back Bay and suburban communities. They were replaced, in turn, by immigrants from Ireland, Eastern Europe and the Far East, By 1912, Dover Street became the "heartland of the South End ghetto."
The transportation system changed with this shift in population. In addition to street car lines on each of the main streets leading to downtown Boston, cross town lines were developed to carry domestic help from their homes in the South End to their jobs in Back Bay. By 1907, an elevated train was constructed down the center of Wash ington Street, primarily serving suburban residents. It was noisy and blocked light from Washington Street. Residents and businesses now were drawn to neighboring Shawmut and Harrison •"*''**«'•'WW*.;
Samuel May and Amasa Davis Homes on Washington Street near Broadway 1 Streets.
During this period the row homes were divided into boarding houses, increasing the population of the South End by an additional 15,000 to 20,000 persons. Because of the excellent public trans portation system (Treraont Street trams ran about every 90 seconds), the streets were relatively free of congest ion. Today the South End has retained most of its dense, transit-supported development pattern, but contains about one half of the population sustained from 1920-1950. Its local transit service is a fragment of what it was in that era, and automobile traffic is a major cause of urban street congestion.
During the 1960's the South End was designated as the largest Urban Renewal area in the country. Resident opposition to large-scale clearance projects has ^OJTH EMI? - 185? led to concerted efforts of restoration and renovation. South End/Lower Roxbury has been rediscovered by the middle class, and issues of displacement have arisen.
During the 1970's a proposed interstate freeway segment resulted in the clearance of wide right-of-way through Lower Roxbury. Community pressure caused the plan to be changed in favor of transit and arterial street in the same corridor.
We were invited to suggest ways to stimulate commercial development and feat4 J8*T1S
View of Chester Square Washington St looking south from Dover St i ii i i i Worcester Sq. with Boston City Hospital 10 expansion in South End/Lower Roxbury, especially along the major thorough-^ fares. Based on our study, we offer proposals ranging from street fairs to equity insurance; from a community- controlled transit system to a Clean Community Program, from recycling existing structures to a community business directory. All our proposals reflect a deep respect for the richness and diversity of the community. We hope you find this report informative and useful .
II Above: Shawmut Street looking north from Dover St, 1900
Above Right: Northampton "El" Station, 1903
Right: Tremont St, 1931
H PRO&LBMS Through public meetings, interviews, special analyses and reviews of past studies, we identified many oppor tunities, needs, and limitations. Taken together, these constitute the problem as we see it.
COMMUNITY IMAGE 1. TO MOST PERSONS OUTSIDE THE AREA (AND TO MANY WHO LIVE AND WORK HERE), SOUTH END/LOWER ROXBURY HAS A BLURRY BUT GENERALLY NEGATIVE IMAGE.
Employers report difficulty recruit ing and retaining personnel; shop owners note problems attracting customers from outside the area; financial institutions seem-reluc tant to invest here. A non-specific sense of racial tension, illegal activities and physical danger seem to characterize the outsider's view. Interestingly, we noted a similar view among some persons living here about South End/Lower Roxbury neigh borhoods other than their own.
13 THE ENTRANCES TO THE SOUTH END/ THE TRASH AND LITTER THROUGHOUT THE LOWER ROXBURY CONTRIBUTE TO THE AREA CONTRIBUTES TO A NEGATIVE IMAGE. AREA'S NEGATIVE IMAGE. The excessive accumulation of trash There are only a few gateways to and litter in streets, gutters, the area. They present a very parks, alleys and vacant lots pro poor "first impression." Entering jects an attitude and initial per the area from any direction, the ception of the area completely in visitor sees the area at its consistent with the exciting insti worst. Finding the charm, warmth, tutions and rejuvenation that more history, fine architecture and truly reflect the area's character. business services of the area requires special effort. BY AND LARGE, PEOPLE WHO LIVE HERE, LIVE HERE BY CHOICE AND LIKE IT. PERSONS WHO LIVE HERE SEEM MORE ORIENTED TO THEIR LOCAL STREET We were struck by the deep affection OR NEIGHBORHOOD THAN TO THE AREA that South End/Lower Roxbury resi AS A WHOLE, AND KNOW VERY LITTLE dents of all ages, ethnic groups, ABOUT THE AREA BEYOND THEIR OWN and income levels, whether newcomers NEIGHBORHOOD. or old time residents, feel for this community. No one denies its South End/Lower Roxbury is more a problems, but no one is giving up. collection of neighborhoods than a community. Many local residents seem to know a lot about their immediate neighborhoods, but \/ery little about shops, restaurants, services, and activities more than a couple of blocks away. ACCESSIBILITY 1. TRANSPORTATION HAS CREATED SOUTH END/LOWER ROXBURY AS WE KNOW IT TODAY-; THE CURRENT SYSTEMS ARE NOT MUCH HELP FOR LOCAL BUSINESSES.
The area's street and transit sys tems are designed to move people through and around the area, and do this fairly well. However, getting around within the area is another matter. Poor internal circulation hurts local businesses. In fact, it's easier to enter and leave the area than to move within it. Most local businesses are not served well by public transit.
2. SOUTH END/LOWER ROXBURY COULD BE COME AN ALMOST CAR-FREE COMMUNITY
Because of its location, density, and design, South End/Lower Roxbury already allows persons to function without owning a car. With rela tively minor physical and service improvements, residents could be able to move easily throughout the area on foot or by transit. This is a rare and valuable opportunity. Aside from conserving energy and allowing growth without congestion, freedom from the auto is especially important for lower income persons and the elderly who are important parts of South End/Lower Roxbury. PARKING FOR RESIDENCES AND BUSI THE TREMONT STREET AND COLUMBUS NESSES IS NOT YET A SERIOUS PROBLEM AVENUE RECONSTRUCTION PROJECT IS IN THE AREA, BUT IT WILL BE SOON. A GOOD EXAMPLE OF HOW TO TRANSFORM MAJOR ARTERIES INTO COMMUNITY Even with efficient transit and THOROUGHFARES. better pedestrian accessibility, South End/Lower Roxbury will require We endorse this project. The pro a systematic program of parking im posed improvement should help provements and regulations to meet bring the community together, East the needs of its growing population and West as well as North and and business activity. The current South. It should also be a cata freeze on creating new parking lyst for both business and resi spaces will not work in the long run dential development. THE SOUTHWEST CORRIDOR PROJECT IS POOR TRANSIT AND PEDESTRIAN ACCESS A MAJOR OPPORTUNITY. CUTS OFF THE SOUTH END INDUSTRIAL/ HOSPITAL COMPLEX FROM LOCAL RETAIL This ambitious transit project will AND SERVICE ACTIVITIES. improve the South End/Lower Roxbury linkage to greater Boston and will Employees and visitors to this com allow removal of one of its major plex represent a big potential blighting influences: the Washington market for local businesses; poor Street elevated trains. It presents access is the major barrier a unique opportunity for new commer between them. cial development in several parts of the community, but will also require a complete overhaul of local transit programs for persons who live, and those who work, in the community. 7. PROGRAMS TO DISCOURAGE THROUGH Xf AUTO TRAFFIC AND SATELLITE PARKING SHOULD BE STEPPED UP.
Compared to many urban communities, South End/Lower Roxbury has relative ly few problems with traffic moving through it en route elsewhere. No project should be permitted which would encourage motorists to use South End/Lower Roxbury neighbor hoods as shortcuts to, or parking lots for, activities located else where. (For example, we were dis turbed to learn of a recent proposal by the Museum of Fine Arts to use the vacant Carter School site as a satellite parking lot; even as an interim activity, such proposals should be flatly rejected).
11 BUSINESS CLIMATE THE PRINCIPAL BARRIER TO SOUTH END/ LOWER ROXBURY BUSINESS EXPANSION 1. SOUTH END/LOWER ROXBURY HAS AN AND NEW BUSINESS DEVELOPMENT APPEARS ABUNDANCE OF VACANT SPACE FOR TO BE FINANCING. RETAIL AND SERVICE ACTIVITY: BUT MOST OF IT IS IN POOR CONDITION Banks and other pri vate i n s t i tutions AND IN UNSUITABLE LOCATIONS, OR are r el uctan t to ba ck sm all b u s i n e s s IS TOO SMALL. ventu res h ere and w ill n ot is sue mortg ages on mixed use b u i 1 d ing s The space surplus is a remnant from (whi ch con tain most of t he av a i 1 a b 1 e years past when the community had comme rcial space). Thei r rel uctance twice its current population, less puts the a rea in a "Catc h-22" competition from business outside si tua tion: b u s i n e ss act ivity cannot the community, and when business expan d to capture a vai labl e m arkets methods were substantially dif for 1 ack o f capital , and whol e ferent from today. Some of this build ings with resi denti al an d com- space is salvageable. In fact, merci al sp ace remai n vac ant a nd some has already been converted for deter iorat ed, bligh ting the c ommuni- new small businesses. But much of ty; c api ta 1 is with held becau se of the remainder will never be needed, the p hysic al and ec onomi c con d i t i o n s nor is it adaptable to contemporary of th e are a. This, of c ourse , fur- commercial needs. At the same time, ther contr ibutes to the rel uc tance commercial space will be needed in of fi nanci a 1 i n s t i utiot n s to make certain locations. Some of the comme rcial loans in thi s area existing spaces are poorly located for modern retail use. Unless there is demand for service uses there, they should probably be converted to residential use.
|6 RESIDENTS SPEND SUBSTANTIAL SUMS THE CURRENT PREPONDERANCE OF LOCAL OUTSIDE SOUTH END/LOWER ROXBURY INDIVIDUALLY OWNED BUSINESSES FOR GOODS AND SERVICES IN PART SHOULD BE ENCOURAGED. BECAUSE THEY ARE NOT AVAILABLE WITHIN THE COMMUNITY. Most stores , restaurants, and services in South End/Lower Roxbury There are more local businesses in are operate d by persons with strong South End/Lower Roxbury than most attachments to the community: this residents know about; however, the tends to in sure a level of personal range of goods and services is service and community interest often limited. Previous studies show lacking in large scale, multi- that more resident consumer dollars branch comp anies. Much of the are spent outside South End/Lower current and future commercial market Roxbury than within it. Our can be serv ed by such small busi- analysis found that local residents nesses; pro motional and assistance can support some business expansion programs sh ould be directed at and new business now. More will be attracti ng locally operated firms, supportable as the population grows However, th e attraction of a few wel1-establ ished chain type busi- SOUTH END/LOWER ROXBURY HAS GREAT nesses migh t help all area busi- POTENTIAL FOR ATTRACTING TOURISTS nesses to o btain needed commercial AND OTHER PERSONS FROM OUTSIDE THE loans by re fleeting their experien- AREA. ced judgmen t of the area as a good place to do business. The potential to attract customers from outside the community offers substantial commercial opportuni ties. Much of the currently vacant space is suitable for specialty businesses which serve very large areas. A few local businesses already have regional clienteles. Development and promotion of a few regional magnets, such as cultural and historic attractions, will stim ulate business and lend a special flavor to the community as well. 6. COMMERCIAL AREAS AROUND SOUTH END/ ALTHOUGH SUBSTANTIAL NEW PUBLIC FUNDS LOWER ROXBURY WILL LIMIT THE FOR CAPITAL IMPROVEMENTS ARE NOT DEMAND FOR MAJOR RETAIL SERVICE LIKELY TO-BE AVAILABLE FOR THIS CENTERS HERE. ||| COMMUNITY, MANY FORMS OF FINANCIAL AND TECHNICAL ASSISTANCE FOR The Prudential and Copley Place BUSINESS DEVELOPMENT ARE AVAILABLE. complexes, potential redevelop ment of Dudley Center, and easy South End/Lower Roxbury businesses transit access to downtown mean have not, for the most part, that large general-purpose commer utilized available assistance, either cial centers are not needed in because the assistance wasn't needed §f|[ South End/Lower Roxbury. Commer or because the business persons were cial development here should pri not aware of it. marily serve local residents and area employees' needs and "CHEAP SHOPPING" IS ONE OF THE specialty regional markets. SPECIAL RETAIL NEEDS OF THE COMMUNITY. 7. LACK OF SECURITY - REAL OR PER CEIVED - DETERS BUSINESS DEVELOP Recycled goods, close-out items, MENT AND HURTS EXISTING BUSINESS. and similar products are attracting customers in all economic groups. To the extent that crime and Despite the wide range of income physical danger exists and are levels in South End/Lower Roxbury, believed to exist in this community, we noticed a conspicuous absence of existing businesses will be stores and vendors carrying such reluctant to expand, new busi "cheap goods" here, as compared to nesses will be reluctant to locate, many similar communities around the and customers will take their country. business elsewhere. From a busi ness standpoint, the perception of security is as important as the reality.
to 10. RETAIL AND SERVICE ESTABLISHMENTS SEEM TO HAVE LITTLE VOICE IN COMMUNITY AFFAIRS.
We note the absence of a strong retail merchants association in South End/Lower Roxbury, or even of neighborhood merchants organi zations. Such organizations are vital to insure businesses' effective participation in com munity affairs.
11. SMALL NEIGHBORHOOD RESTAURANTS ARE AMONG THE AREA'S BIGGEST ASSETS.
As visitors, we were pleased to note the number and variety of fine local restaurants serving ethnic specialties as well as general food fare. If these are not known outside the community, they should be. As they become known, the market for even more such establishments will grow.
^\ 22. SOCIAL CONCERNS SOCIAL AND ECONOMIC DIVERSITY IS "GENTRIFICATION," THE DISPLACEMENT WHAT MAKES THIS COMMUNITY UNIQUE OF LOWER INCOME PERSONS BY UPPER BUT IT IS ALSO ITS BIGGEST INCOME ONES, IS REACHING A CRITICAL POTENTIAL PROBLEM. LEVEL.
South End/Lower Roxbury h as Higher income persons are returning traditionally been home t o persons to the community in large numbers. and families of a wide ra nge of They are restoring streets and incomes, races and ethnic back- houses to their original grandeur grounds, and life-style, That (or even better). They are pressur gives this community with in Boston, ing for improved public services. (as it would in most larg e ci ti es), Their buying power allows more local its special flavor. Many resi dents, businessess to thrive. new arrivals and old time rs alike, cite this as. their reason for However, as we have learned in many choosing this place. Sue h diversity cities, gentrification presents doesn't just happen, nor does it problems as well. It usually forces remain constant. We cons ider it lower income persons out (either highly desirable - South End/Lower directly by evicting persons,includ- Roxbury has room for all kinds of ing the elderly, from their homes, or persons - but the communi ty must indirectly by driving prices and work to keep it that way. rents beyond their reach). Left unchecked, gentrification can cause psychological and social upheavals WHILE THERE IS DIVERSITY HERE that render communities unstable. THERE ISN'T MUCH INTERACTION. Past urban renewal activity has inflicted serious wounds on lower We' re not aware of any overt income, predominantly minority, d i s c r im i nati on here, but we persons in South End/Lower Roxbury. noted that very few individual Gentrification is more subtle than street s or neig hborhoods reflect urban renewal, but unless balanced the ar ea's over all social and with opportunities for low and econom i c mix. Businesses gener- moderate income persons and families ally c ater to o ne group or to also come into the community and anothe r. Most open spaces aren 't remain here, it may prove fatal to locate d or desi gned for mixing, many. Genera lly, pers ons in each neigh- borhoo d keep to themselves. This may al ready be causing tension among various g roups. 4. NEIGHBORHOOD PRIDE PERVADES ALL THE STUDY AREA BOUNDARIES ARE AGES, ETHNIC AND INCOME LEVELS. SOMEWHAT ARTIFICIAL.
We noted the same high level of While they seem reasonable on paper, pride and concern in minority and the boundaries don't completely non-minority, and in upper and reflect the social and economic lower income neighborhoods. patterns of the community. For Strong area identification is mani-. example, we noted that Lower Rox- fested by the existence and bury's ties to Roxbury may be vitality of neighborhood associa stronger than its ties to the rest tions, special interest groups, and of the South End. This can change, community groups. While they may of course, but we did look beyond not agree on how issues should be the study area boundaries during our dealt with, these groups and indi analysis. viduals are committed to addres sing them. This pride and will SOUTH END/LOWER ROXBURY'S POPULATION ingness to get involved is a com HAS "BOTTOMED OUT:" A SLOW BUT munity asset. It ensures full STEADY INCREASE IS EXPECTED. discussion of local issues and encourages citizen involvement in While it will not (nor should it) community affairs. regain the 50,000 person level of the early 1950's, we expect the area 5. MOST OF THE SUBSIDIZED HOUSING PRO to grow steadily beyond the current JECTS REQUIRE UPGRADING. estimate of 27,000. We expect the now vacant land to be fully utilized, Many were poorly constructed, and and most existing vacant structures more are not well maintained. By to be replaced or recycled within today's standards, the older pro ten years. Before any vacant land jects were designed improperly. is committed to a permanent new use, Experience in other cities has the community's long-range need shown that by changing management should be considered. Despite practices and increasing residents' appearances today, there is no land stake in their units, many of these to waste. problems can be overcome. This will certainly benefit those resi dents, but it will also benefit the community at large:f|§l NEWLY ARRIVING HOUSEHOLDS ARE 10. CRIME AND THE FEAR OF CRIME SMALLER THAN THE ONES WHO HAVE SERIOUSLY THREATEN THE COMMUN BEEN LIVING HERE. ITY'S SOCIAL HEALTH. We note that a large proportion of By Boston (or any large city) the upper income persons who are standards, South End/Lower Rox moving into the South End/Lower bury is a high crime area. Among Roxbury area are forming single or local residents we talked with, all-adult households. This is not all had been victims of crime or unusual in gentrifying neighbor personally knew victims. This is hoods. However, the absence of not only dangerous to personal children removes a vital ingred safety, it is wholly incompatible ient in the neighborhood, and with healthy community life. No leaves schools and other family amount of physical improvement services with a diminishing supply can offset the blight of criminal of children to serve, and often acti vi ty. diminishing resources to serve them.
ALTHOUGH THE AREA HAS MANY PUBLIC PARKS AND OPEN SPACES, FEW FUNCTION EFFECTIVELY AS GATHERING PLACES FOR LOCAL RESIDENTS, AND THERE SEEM TO BE FEW OPPORTUNITIES FOR SUPERVISED RECREATION FOR CHILDREN AND TEENAGERS.
This may contribute to the absence of larger families among the new arrivals.
15 ENVIRONMENT EVEN WITH THE HIGH LEVEL OF REHABILITATION ACTIVITY NOW 1. THE AREA CONTAINS EXCELLENT UNDERWAY, A GENERAL TONE OF EXAMPLES OF VICTORIAN BLIGHT REMAINS. ARCHITECTURE AND STREETSCAPES. It remains because the rehabilita The residences and neighborhoods in tion and maintenance is occurring much of South End/Lower Roxbury on side streets for the most part would be the envy of any city. The major streets - Columbus, As maintained and restored they Tremont and Washington - lag far represent an irreplaceable behind, perhaps awaiting the com architectural heritage and also pletion of projected sidewalk and make beautiful places to live. street improvements. Examples of this quality are found in Lower Roxbury as well VACANT BUILDINGS ARE A MAJOR as the South End. BLIGHTING INFLUENCE, ESPECIALLY ON THE MAJOR STREETS. 2. THE AREA LACKS RECOGNIZABLE CENTERS OF ACTIVITY.
Commercial and cultural activities are randomly scattered throughout South End/Lower Roxbury, and are not well related to transportation facilities. This detracts from community identity, discourages visitors and leads to under- utilization of the facilities and services.
2£ VACANT LAND AND SOME NEW CONSTRUC VACANT LAND MAY BE A POTENTIAL TION HAS DISRUPTED THE NATURAL COMMUNITY RESOURCE, BUT UNTIL FABRIC OF THE COMMUNITY. PUT TO USE, IT DETRACTS FROM COMMUNITY QUALITY. Much of the post-World War II con struction shows no respect for the Whether acquired for future use by original community design. Not the Redevelopment Authority or only does this detract from the levelled by individual action, area's appearance, it also disrupts these sites attract trash, create natural patterns of pedestrian health hazards and discourage movement, social interaction, and pedestrian movement. As with business activity. New develop vacant buildings, interim main ment should avoid these mistakes, tenance programs (including tem and current flaws should be porary uses) can offset some of the corrected whenever the opportunity problems. occurs. IN GENERAL, THE CONDITION OF THE STREETS, SIDEWALKS, STREET LIGHTS, WASHINGTON STREET PRESENTS THE AND SIGNS ON THE PRINCIPAL PRINCIPAL OPPORTUNITY FOR ENVIRON THOROUGHFARES IS TERRIBLE. MENTAL IMPROVEMENT THROUGH NEW DEVELOPMENT. Potholes, broken and badly patched sidewalks, inadequate lighting, and The elimination of rail service unreadable street signs overshadow which will occur in the mid-1980's recent efforts to create and restore will end a force that has blighted small parks and other minor improve that corridor for decades. In ments. Since these conditions are addition, much of the,vacant land found primarily on the major thor in the community for commercial use oughfares, their presence affects is also found along this street. the entire community. They are dan We gave the Washington Street corri gerous, encourage littering, and dor special attention. Public contradict the pride that residents officials, investors, and South End/ have in this community. Lower Roxbury residents should also consider the options carefully and plan ahead for this major oppor tunity. II II II II n II
II n a a n za m 60AL.4
We set six broad goals to guide our PROTECT THE AREA'S DIVERSITY planning. They reflect our concern AS IT GROWS. for the area's links to greater Boston, as well as the needs of the South End/ More people should be living, Lower Roxbury citizens. working, shopping and playing here. The uniqueness of the South End/Lower Roxbury area 1. PROVIDE A POSITIVE, COHERENT lies in the diversity of its IMAGE FOR THE AREA AS A WHOLE residents, its neighborhoods, AND FOR ITS NEIGHBORHOODS. and its architecture. There is room for persons of all The South End/Lower Roxbury area ages, ethnic groups, income, has a rich history, a strategic and lifestyles here. There metropolitan location, and a should be opportunity as well. variety of attractive neighborhoods These features should be enhanced and made known to more people for COMMUNITY IMPROVEMENT SHOULD the enjoyment of residents and PRIMARILY BENEFIT LOCAL visitors alike. RESIDENTS. The South End/Lower Roxbury STIMULATE BUSINESS EXPANSION AND area is now, and should remain DEVELOPMENT. a residential community. Business, housing, cultural, The South End/Lower Roxbury area and public improvements should needs and can support more commer promote the quality of the cial activity now, and even more South End/Lower Roxbury area in the future. Community support as a place to 1ive.||Further, for local businesses benefits the benefits of these improve everyone. ments should be directed at persons living here. 5. HISTORIC PRESERVATION SHOULD BE BALANCED WITH CONTEMPORARY NEEDS.
Preservation and improvement can be compatible. Business and cultural development should build on the area's history and architecture, while meeting today's economic and social needs.
BUILD ON IMPROVEMENTS ALREADY PLANNED AND UNDERWAY. There is ample opportunity to broaden commercial activity here by taking advantage of natural market forces and public projects currently in. motion. The plan should guide and channel these forces, and not require massive new public expenditures or drastic controls.
Taken together, these goals suggest a clear, compelling theme: despite its problems, the South End/Lower Roxbury area is a unique, valuable asset that can serve local and citywide needs. We formulated our proposals with this in mind.
30 31 32. The designated areas include gateways to the community, existing activity centers,, PROPOSALS and the one corridor where new construction can be accomplished without destroying significant structures. They are reinforced by transportation improvements We offer five principal recommendations under way or recommended. to improve commercial activity in the South End/Lower Roxbury. They are Focusing commercial activity is necessary designed as a framework for concerted to develop momentum for public improve public and private action and can only ments, shopper attraction, and mutual be accomplished over several years. support among commercial establishments. Within each recommendation we provide It will also clarify and enhance the illustratations and some project ideas. community image while reflecting These are only suggestions. The proposals, neighborhood and cultural diversity. however, are offered with confidence. In the final section of this chapter, we A clear policy to guide commercial make several secondary recommendations development, backed up by official and that support the principal ones. community commitment, should help over come bank and other private reluctance to invest in mixed-use projects. (We recommend other tactics later in this chapter.) NODES 11 In our opinion, general revitalization of South End/Lower Roxbury residences ESTABLISH A SERIES OF FOCUSED COMMERCIAL and new housing construction will also ACTIVITY AREAS CENTERED AROUND PRINCIPAL be helped by this proposal. Property TRANSPORTATION HUBS; THESE SHOULD owners can develop plans with some REINFORCE EXISTING CENTERS WHEREVER confidence about their neighborhood's POSSIBLE. future. This is our overriding design concept. The proposal does not preclude existing Business expansion and new business business outside the area from continuing development should be concentrated in a to operate or expanding. It does direct limited number of areas. The areas noted public and new private commercial are more than adequate to accomodate the investment toward areas where the commercial needs of community residents, potential return to the community is workers, and visitors. greatest. 34- TRMSPORWION
THE TRANSPORTATION POLICY FOR SOUTH END/ LOWER ROXBURY SHOULD SEEK TO ROUTE THROUGH TRAFFIC AND TRANSIT TRIPS AROUND THE COMMUNITY; TRANSFORM EXISTING THOROUGH FARES TO SERVE INTERNAL COMMUNITY REQUIREMENTS; ENCOURAGE CONTINUED HIGH- DENSITY RESIDENTIAL DEVELOPMENT; AND FOSTER AN AUTO-FREE LIFESTYLE. Less than half the South End/Lower Roxbury households own an automobile. No transportation program affecting the community should encourage greater car use Energy costs in the community fabric are much too important. EXISTING BUS AND TRANSIT ROUTES This recommendation underscores proposals by others: Beyond these, we propose the following: 1. Completion of the Southwest 1.||Specifically designate the traffic Corridor Project and the Crosstown and transit function of streets arterial; within South End/Lower Roxbury, based upon land use and livability 2. Removing existing rail service as well as mobility needs. This from Washington Street; designation should guide capital and traffic control improvements. 3. Reconstruction of Tremont Street 2. Design a route system for the and Columbus Avenue. MBTA buses operating within the community. The system should be easy to understand, travel the length of major streets, and connect the area with major transfer points and other parts of the city. Service on the system should be frequent and reliable. 35 Establish a community shared- ride transit system to serve transit requirements within the South End/Lower Roxbury.
Develop a frontage road system and interstate ramp adjustments to direct crosstown traffic destined for the Prudential Center area around the South End/Lower Roxbury neighborhood.
Adopt a parking program for the communi ty.
Prepare a detailed design plan for the Washington Street corridor, including provision for transit service, pedestrian amenities, and local auto ci rculation. PROPOSED BUS AND TRANSIT ROUTES Two of these proposals are described below. COMMUNITY TRANSIT SYSTEM
We propose the establishment of a South 3. Special late-night service for End/Lower Roxbury transit system. area employees and residents; Controlled and operated by the South End/ Lower Roxbury community, this system is 4. Late night service between to be sensitive to a broad range of residences and community garages; mobility needs. 5. Special transit services for young The system could provide the following children, the elderly, and the services: handi capped;
1. Supplementary fixed-route service 6. Local parcel delivery; during peak and off-peak hours; 7. Supplementary community security 2. Dial-a-ride or subscription service. services for special needs; Special Design minibuses could be used to SOUTH END/LOWER ROXBURY PARKING PROGRAM attract attention and advertise the system. This could help to tie the A comprehensive parking program for the various cultural centers of the community community should operate within the together with a motif reminding all of framework of the downtown Boston parking the special history of the area. These policy. It should distinguish, between . buses could even provide an advertising neighborhoods within South End/Lower symbol to be used on brochures and other Roxbury and contain the following elements materials employed to attract visitors to the area. 1. Limit the total number of parking spaces within the community to We recommend that drivers be carefully the number which exists today; selected. Where possible, they should be residents of the community themselves and 2. Discourage parking by persons show genuine interest in the personal having neither origins nor mobility needs of the South End/Lower destinations within South End/ Roxbury. Lower Roxbury; The system could be implemented with the cooperation of the firms and institutions which currently operate their own shuttle services within the area, including Boston City Hospital, New England Nuclear and Boston University Medical Center.
System funding can be provided from the fare box, the business community, major employers, and governmental bodies.
Once the system in service is defined by the community, the local transit board could contract with the MBTA, a private firm (possibly a taxi company) for management, maintenance, dispatching, vehicle storage, and fuel.
PROPOSED TRAFFIC FLOW 3. Allow for resident parking to the and limited auto maintenance, extent it can be accomplished and even a cooperative car within the residential street rental from which members could system; draw a variety of vehicles for specified periods Of time. 4. Encourage short-term parking on commercial sections of streets and avenues;
5. Eliminate surface parking lots not associated with specific uses or developments;
6. Permit new surface parking with new developments only as an interim use pending redevelopment as transit service and pedestrian access is improved.
We recommend that the following ideas should be carefully studied by the City and the community:
1. Residential sticker program;
2. Limited use of short-term (15-30 minutes) parking restrictions on principal commercial streets to assure a reasonable amount of turnover near shops;
3. Consolidation of residential parking in a remote structure. This would permit residents who do not use cars daily to store them for long periods in a secure place. The facility would be served by the proposed local transit service. This facility could include centralized gasoline supply
•55 GATEWAYS
DEVELOP THE COMMUNITY GATEWAYS TO PRESENT POSITIVE FACES TO GREATER BOSTON AND TO DEFINE THE UNIQUE QUALITIES OF THE COMMUNITY.
We previously noted that visitor and newcomer perception of a community is heavily influenced by impressions upon entering it. There are five gateways to South End/Lower Roxbury:
1 . Copley Place 2. Frederick Douglass Square Community Gateways 3. Dudley (Washington Street South) 4.^Massachusetts Avenue 5. Dover Station (Washington Street North) Chinese. It contains vacant land an> park areas, and offers a challenging Each enters a different kind of neigh opportunity as Washington Street borhood. Each offers opportunities to redevelops. reclaim, reinforce and enhance that neighborhood's image and that of the We suggest that the Dover Station be entire community. We selected Dover retained after,the Orange Line Station and Massachusetts Avenue to ceases to operate. This dual-level illustrate how this can be done. station is the larger of the two community stations on Washington DOVER STATION Street. It could provide two levels of small shops, possibly offering crafts The Dover Station Gateway surrounding and other goods for visitors. The the Berkely and Washington Street space beneath could be used for out intersection is the oldest gateway to door booths with flags, banners, and the area. It is the center for several brightly colored awnings on special ethnic communities including Lebanese, occasions, or perhaps seasonally for Syrian, Greek, Puerto Rican, and similar special purposes. We propose a colonaded space, creating a plaza from which to view the station structure. The plaza also defines an entrance to the park. The sites to the west should be developed first to supply commercial services to nearby housing and industrial activities. The eastern sites can be rehabilitated later, adding more shops and commercial services to complement the neighborhood center.
These could be international specialty shops featuring items reflecting the needs and heritage of the various ethnic groups in the community. Such a development at the original neck of land which connected Boston to the mainland could help to preserve and foster appreciation for the unique multinational heritage of the South- End. VCNBK STATION 41 POVEP, 3-WION PLAZA 42. MASS AVB. ir
MASSACHUSETTS AVENUE
The Massachusetts Avenue crossing of the Southwest Transit Corridor begins a gateway extending across Columbus SOUTHWEST Avenue to Tremont Street. We propose new business development and restora •••••••••••»•••»«•»•••••§ ISHSStl Him in mi imniiiini tion of existing structures and the CORRIDOR improvement of the streetscape. Our objectives are to: TMttSirAioiug 1. Knit together communities long separated by Massachu 9 setts Avenue and the railroad JL n IL ri ght-of-way; COLUMBUS II ir ~>f 2. Restore residential structures and introduce first floor commercial activities using RETAIL materials, signing systems, ACTiWTV and architectural details that NOO€ respect both the historic arch ir^fjsSF itectural quality of the area and contemporary commercial needs;
3. Stimulate general physical and economic improvement along the cross streets; 4. Improve the pedestrian envir onment;
5. Reduce vehicular traffic con gestion. 4-3 The Southwest Corridor Project is the catalyst for the program. That project will resolve some of the problems of the gateway. Beyond that, we propose to establish a major new shopping area along Massachusetts Avenue and at the cross streets.
People are attracted to a particular shopping area for many reasons, in cluding convenience and the selection and price of goods. They are also drawn by that intangible "atmosphere" which is heavily influenced by the visual impression the area conveys. A wel1-designed, visually cohesive area conveys an inviting impression. By contrast, an area that presents a visual jumble of signs and buildings may confuse and discourage exploration.
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1 A shopping are a's attractiveness is en- This gateway is within a district hanced when ea ch shopkeeper carefully listed in the National Register of 1 considers such things as: Historic Places. Special financial incentives are available to property 1. Si gn syste ms owners to restore and recycle the • 2. Window tre atment structures. 3. Street fac ade framework 4. Storefront materials • 5. Security g rills if necessary Boston has som e excellent examples of individual fir st-floor commercial uses 1 blending into an historic building's archi tecture. Unfortunately, very few of these are f ound in South End/Lower 1 Roxbury. The success of the Massachu- setts Avenue s hopping area will depend on the success of each commercial • activity blend ing its own functional and marketing requirements with the corn- • posite visual image the area conveys. Commercial use s have been blended into historic res id ential structures in South End/Lowe r Roxbury without any • guidelines or standards. Such guide- lines and stan dards are long overdue, Many cities us e them successfully, t Enough similar ity exists between this district and t hose in other cities so that one or mo re of their systems can • be adapted to this community with a minimum of tim e and cost.
I These standard s would assist present and potential merchants and property owners in thei r remodeling efforts, I and making gen eral business decisions. • q Bo DESIGN FORM
It is a characteristic feature of the neighborhood that the north/south residential streets are differentiated ££&*>£At77Al &TAeBT I from the main east/west through-avenues of Columbus and Tremont by distinctive 1 corner treatment, whereby property frontage to the avenue is emphasized. Setbacks from the front building line result in a sidefrontage "gateway" to the residential streets. This different iation is strengthened by occasional grade commercial avenue activity compared to solely residential cross streets, and further accentuated in particular in stances by the creation of residential street parks such as Union or Worcester Square. * 23 K S a <2 JS £ 4
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PB&I4N BLgMeNT^ 52. bounded by West Concord, Rutland, and West Newton Streets. The second is WASHINGTON ST. between Massachusetts Avenue and Northampton Street. Possible plans for each site are shown on the sketches.
THE WASHINGTON STREET CORRIDOR SHOULD BE Our analysis (see Appendix) indicates PLANNED AS A COMMUNITY FOCUS LINKING that the current population of South End/ NEIGHBORHOODS NORTH AND SOUTH OF Lower Roxbury could support as many as MASSACHUSETTS AVENUE AND MAKING WORKERS three such centers. With modern markets TO THE EAST CUSTOMERS IN THE COMMUNITY. to stimulate trade and traffic, many specialty shops and service establishments We strongly believe that the future of would be possible. An appropriate center South End/Lower Roxbury is closely tied would have a minimum area of 70,000 square to the future of the Washington Street feet. This would provide up to 22,000 corridor. The removal of the Orange Line square feet for a food market plus 8,000 trains in the mid-1980's can touch off a to 10,000 square feet for other stores. major redevelopment program there. The (One of these should be acommunity bank.) amount of land available for new development, the prospect of quiet Most supermarkets desire larger sites returning to the corridor when the trains than this. However, we believe that a are eliminated, and the opportunity that site of this size, properly presented Washington Street parks and new commercial with community and City support, will activities present as a gathering place attract tenants. for residents throughout the community lead us to this conclusion. LIGHT RAIL SYSTEM Also, more than 12,000 persons are We suggest that the Orange Line be employed within two blocks of the replaced by a light rail line along Washington Street corridor. Many of Washington Street. This would provide these are potential customers of service with frequent stops along the Washington Street stores, if the proper street and be a transit connection for quality and mix can be^fichieved. the community to neighboring communities and downtown. The light rail is suggested to take maximum advantage of development opportunities without adversely affecting COMMUNITY SHOPPING CENTERS adjacent neighborhoods. The construction of the facility would offer assurance to An important ingredient in this mix is private investors of sustained transit establishment of one or more community access. shopping centers. We identified two suitable sites alonq this street. One is -ffcflc fAK£
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WA^WN^TtfN 9T £0fW0ft 54 CANOPY PROGRAM NEW ACTIVITIES Another idea to spark interest in New activity should be established. It Washington Street would be a canopy may be possible to introduce certain program. As illustrated, the program new activities prior to the removal of utilizes a well designed canopy and the trains. For example, there is a signing system attached to the facades vacant site one block north of the of buildings on both sides of the streets intersection of Massachusetts Avenue and to create a coherent image and mask of Washington Street. A weekly market in the deterioration along the street. this location could bring people into By adding trees, street furniture and the area and establish its significance banners, a unified street scape is right away. possible. The program would also provide storekeepers the opportunity for sidewalk The dual parks afford a site for merchandising, give pedestrians a chance community activities, perhaps sponsored for casual shopping and encourage by a merchants' association. (We have community social interchange. reservations concerning the proposal to enclose those parks with a high fence.)
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EXCTN6, WA^HIN^N 4T/W&? AVE. 57 SHOPPING CENTER- M&b AVE. EXIT. 5 CBUTBK- RUTLANP £T. THE BIG TOP We suggest community consideration of "The Big Top" for the corridor. Many persons advocate the total removal of the elevated structure when the Orange Line is eliminated. We suggest that the community take a closer look. There are several reasons for considering leaving all or parts of the structure intact. One of these is "The Big Top". Its intent is use of the elevated structure after the trains are gone to create a linear street market under the abandoned tracks. The top of the structure might even be used as a commuter bikeway or jogging track. At street level the market would offer low-priced merchandise using stalls, canopies, and racks of goods. Washington Street and the surrounding neighborhood would be a haven for small entrepreneurs. As such, it could be a popular citywide attraction similar to New York's Orchard Street. If the elevated structure is removed, we recommend that a Big Top proposal be carried out under Dover Street station as an adjunct to the gateway proposal previously discussed. Both the canopy and the Big Top projects allow the Washington Street corridor to develop in linear fashion in both directions from Massachusetts Avenue. Combined with the community shopping center and the street market, this should draw residents from both ends of the community The creation of this shopping corridor can help reinforce a sense of community as well as neighborhood. THE £14 TOP cz BOSTON CENTER FOR THE ARTS ACTIVITY CENTglW The Boston Center for the Arts offers a unique institutional setting with its exquisite arena for art shows and a theatre which has great potential. Both facilities are underutilized now, SPECIAL ACTIVITY CENTERS SHOULD BE but with community and City support, DEVELOPED TO EMPHASIZE THE COMMUNITY'S should attract more resources and UNIQUE FEATURES, ATTRACT COMMUNITY activities in the future. RESIDENTS AND VISITORS, AND STIMULATE REVITALIZATION OF SURROUNDING AREAS. The Center is at the hub between Dover Station Gateway, downtown, the John The center sites should have high Hancock building, and the Back Bay. priority for public investment; their Circulation, views, and vistas radiate enhancement will have a ripple effect from there, emphasizing its importance on residential as well as commercial as a focal point. activity. The centers will be hubs for commercial development and area revitalization; They will be gathering places for nearby neighborhoods and bring visitors into the area. We've noted two prime candidates for this designation: the Boston Center for the Arts and Frederick Douglass Square. There may be others, but these two stood out in our analysis and illustrate our objective. The area north and s ou th of the Cen We believe that such events would attract has wide sidewalks a nd attractive o tourists, professionals, employees from spaces. Already, an ti que shops and downtown, the Prudential Center, arid the similar activities a re beginning to proposed Copley Place project. It would develop along Tremon t, Appleton, an also be a popular activity for community Berkeley Streets. residents. The vacant sites north of the Boston Center will provide necessary Capitalizing on the artistic and parking to accomodate outsiders. theatrical nature of the area and the existing commerci al activity, we suggest While a sidewalk fair might initially be that a sidewalk fair be organized and a weekend activity, it could extend in promoted there. Goo ds offered could size and duration in response to include antiques, ar t objects, works by increasing popularity. It would attract local artists, and c raftspeople. The art-related businesses to now vacant fair is envisioned a s a mixture of shops and at the same time complement sidewalk booths on P ortobello Road in the Boston Center. London, Columbus.Ave nue in New York, Jackson Square in Ne w Orleans, and the The sense of safety would be provided by Northern Waterfront of San Francisco, both the number of persons attending and However, it would dr aw on the special by the proximity of the District 4 flavor o f Boston and the special ethnic police station at Warren Avenue and characte r of South End/Lowe r Roxbury. Berkeley Street. mcipT &&& OS m m m n n n ii ii n ii
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L £7 FREDERICK DOUGLASS SQUARE Our proposal centers on the Square itself, We suggest it be enlarged to surround The enlargement and development of the Douglass Square Pharmacy building to Frederick Douglass Square would focus form a mini-park. That park may later be attention on several important pages in expanded to include the Bessie Barnes Black history and culture. The Square Memorial Gardens nearby. has national as well as regional and community significance. The site's Our suggested plan is intended to history predates the Civil War as a accomplish several things. First, as way station along the Underground with other gateways, the plan should Railroad. Since its dedication in 1917, enhance the image of Lower Roxbury in it has been a focal point for political particular as a special place. The events, rallies and celebrations. It is gateway extends along Tremont Street in very poor condition now. from the new Crosstown Arterial to the Square. (As shown on our proposal, Tremont Street and Columbus Avenues are aligned to conform to the adopted community/BRA plan.)
Our second objective is to provide additional housing (75 units, of rent- subsidized) and small retail shops for nearby residents. These can be provided by rehabilitating the buildings on the west side of Tremont, between Walpole and Coventry Streets. New buildings, in keeping with the bow-front character Ill of the other buildings on the street, can be added in the bloack between Coventry and Burke Streets.
To round out a convenience shopping area,
•« we suggest additional housing and commercial facilities be constructed on the Carter School site. Development on this parcel serves a special function; Skj" it will continue the small-scale Robert Treat Paine housing east of the square.
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The proposals in this section are needed can make major contributions both to to assume that the objectives of the the reduction of crime and the estab first five are achieved. Good urban lishment of improved cleanliness norms. design, and sensitive development and Just as important, however, all mem restoration can occur only when commun bers of South End/Lower Roxbury Mer ity conditions permit. These proposals chants Association must themselves address some of those conditions. adopt and maintain the highest possible standards of both crime prevention and 1. ESTABLISH AGGRESSIVE, SYSTEMATIC trash control if they are to enlist PROGRAMS TO ATTACK THE COMMUNITY'S the kind of neighborhood and community CRIME AND TRASH PROBLEMS cooperation essential to success. All of South End/Lower Roxbury is CRIME PREVENTION PROGRAM plagued by high crime rate and much of it, particularly the major The community can reduce its crime rate streets, is afflicted by trash with strong citizen support and commun accumulation. These can nullify ity-wide cooperation. The Boston the most ambitious revitalization Police Crime Prevention Section has programs. They obviously mitigate excellent crime prevention programs for against commercial development. In both businesses and homes. Police our opinion, both crime and^Jtrash cannot stop crime by themselves. are primarily local problems which Through these crime prevention pro can be moderated by community grams, businesses and neighborhoods are programs. organized to provide the kind of cooperation and support which police Both the South End/Lower Roxbury Mer must have to attain crime reduction chants Association (recommended goals. The Boston Police Department elsewhere in this report), and the recommendations for homes are included South End Business Association, must in the Appendix. Of particular impor promote and support existing commun tance is the Ident-I-Guard program for ity and neighborhood programs to marking valuable items in the home attack these problems. Award most likely to be stolen with the name programs to recognize and encourage and Social Security number of the citizen cooperation and the owner. The police will furnish any involvement of neighborhood and com citizen with^the etching tool needed munity organizations in these areas to accomplish this marking. The police will furnish decals to warn CLEAN COMMUNITY PROGRAM would-be burglars that all items are marked in a home. Sensible burglers, The Merchants Association, the South who are usually professionals, will tend End Businessmen's Association and to avoid homes with such decals. We representatives of the various com suggest that the Merchants Association munity and neighborhood organiza or some other community association tions should form a Clean Community provide appropriate signs for entrances Committee to maintain a continuous to cooperating residential streets. year-round program to change community norms and habits with respect to In other cities, neighborhoods effec trash. Several national organizations tively carrying out such programs have such as Keep America Beautiful have reduced high crime rates to virtually well developed programs that can be zero. Similar results are possible used as models. Essentially, however, here. a successful program must have several elements. South End/Lower Roxbury neighborhoods have an abundance of existing neighbor 1. Establish a measuring system hood and tenant organizations through for marking progress. which a successful program can be accomplished with much greater ease At least 25 selected, but un than in many less well structured com announced places, in the com munities. See list of South End Com munity where trash is regular munity and Tenant Organizations in the ly highly visible should be Appendix. systematically photographed at regular intervals and graded Most important of all, however, if you as to progress shown. see a crime committed, report it. And, be willing to follow through as a wit 2. Businesses, apartments and ness until a conviction is secured. neighborhoods should be visited Criminals will continue.to commit their by community representatives crimes until someone is willing to and encouraged to keep all cooperate with the police to see them refuse in covered containers or arrested, prosecuted, convicted, and securely tied plastic bags removed from the society upon which until picked up so that trash they prey. will not be carried throughout the community by the wind. 74- Special committees should be 8. Each business should make sure formed for businesses, schools, that all trash in its area is apartment complexes and neigh cleaned up daily. borhoods. 9. Youth groups should be encour Sidewalk trash containers of aged to salvage cans and heavy design (not readily turned bottles. These can be sold, as over or stolen) should be pro can newspaper and other items, vided near every intersection if the program is properly or where businesses are located and ganized, as a source of funds regular pick-up arranged for. for youth programs.
All trucks carrying trash or 10. Poster contests should be spon materials that generate trash sored in schools to enlist should be covered. Those who youth awareness and participation do not cover up should be reported. 11. Regular reports of progress and monthly awards recognizing in Signs with a slogan such as dividuals, organizations and "South End/Lower Roxbury is neighborhoods. Cleaning Up" should be displayed on trash containers in businesses 12. Cooperate with block clean-up and in schools, community centers, programs sponsored by City and churches, apartment buildings and community organizations to clean at other appropriate places. up yards, sidewalks, streets, vacant lots, and alleys. Committee members should visit trash pick-up companies and city 13. Continuous publicity should be departments to pledge cooperation given through South End news with their jobs and to seek papers and organization news advice and recommendations. letters and posters to make all who live or work in the area cleanliness conscious. Remember, all trash is caused by people. People live by habits and it's just as easy to live by good habits as poor ones. A yery high proportion of trash is wind- borne from poorly covered and main tained trash containers.
Trash attracts trash. If one person throws down trash, another is likely to follow suit. If one person dumps trash in the street, in an alley, or in a vacant lot, others are likely to follow suit. It takes a lot of manpower to pick up trash. It requires little effort to place it in a convenient container.
2. ESTABLISH A MINORITY AND SMALL BUSINESS ASSISTANCE PROGRAM.
As proposed, commercial activity in South End/Lower Roxbury will expand substantially. We recommend that maximum opportunity be provided for local residents to share in this growth, as entrepreneurs as well as customers and employees. The diversity of the community should be reflected in its business persons.
Several mechanisms are available to accomplish this. We were unable to spend much time checking local programs, and so offer no specific approach. However, we believe that local entrepreneurship can create a strong community base, and give this recommendation high priority. 7
17. Sponsor park and art center There must be a well-developed, broadly events in connection with supported program. The program will Spring and Fall Home Shows. succeed only with a private investment commi tment.
FINANCING REVITALIZATION PROGRAMS ARE Except for the completion of Urban AVAILABLE, BUT MIXED-USE BUILDINGS ARE Renewal projects, few new grants can be A MAJOR PROBLEM. expected. Hopefully, badly needed sidewalk and lighting programs on The South End and Lower Roxbury streets such as Massachusetts Avenue communities are fortunate, in that the and Washington Street and other City of Boston has some of the finest thoroughfares, can be worked into future capital programs. COMMUNITY INFORMATION" SYSTEMS The major obstacle to revitalization of Our discussions with area residents led existing commercial facilities is the us to conclude that many of them are unwillingness of most Boston banks to not aware of the existence of many of the make loans on multiple-use properties, goods and services scattered throughout despite the fact that combined use of their area. Clearly, an information a single building is the historic pattern system related to commercial activity of this community. These objections do should be established. The concept for not apply to purely commercial buildings the informational system and marketing that will be needed to provide for modern strategies to be outlined are not new, food markets and other stores. they are generally used in regional shopping centers. Insurance problems, which contribute to financing problems of mixed-use buildings At the present time, the merchants are might be lessened in many instances by promoting their business individually. installing sprinkler systems in shop areas The third part of the informational However, removing party walls to enlarge system would be the creation of a flyer shop space would be too costly and only advertising shopping available in the marginally effective. South End/Lower Roxbury area as a whole, and marketing the goods and services of Furthermore, objections may be overcome its merchants. This program could start in some cases of mixed-use huildings if out with a circulation inside the South residential units are separately financed End/Lower Roxbury area and eventually condominium units, with the owner to expand to other adjacent communities occupy and operate the store unit with and ultimately the entire city. store improvements financed by other means Store improvements can frequently be Finally, no plan is static. Implementa designed to take the benefit of City tion includes continuing review and storefront rebate programs or SBA 502 refinement of the proposals themselves. loans if thoroughly planned and carefully This is just the beginning. presented. Full benefit should also be taken of the potential State CARD and 121A programs. SBA, BRA, and CDC assistance should be used as much as is practical.
6t IVUPAT TEAM
.REGIONAL URBAN DESIGN ASSISTANCE TEAM John P. Clarke, AIA, AICP Harold K. Bell Donald Conway, AIA Randall K. Fujiki, AIA Clifford W. Graves, AICP Jose Julian Mapily, AIA Ernest R. Munch, AIA David Vann STUDENTS Flavio Ferreirea Laura Hackell Paul J. Melody, Jr. Dana Miller Dexter Moren Jeffrey Rosenberg Wesley E. Salley Janet E. Traub
&b &4 JOHN P. CLARKE, AIA, AICP HAROLD K. BELL Team Chairman
Mr. Clarke is curren tly a partner with Mr. B ell h as an exten si ve backgrou nd in the planning and urb an design firm of econo mi c a n a 1 y s is and comm unity de vel - Clarke & Travisano i n Trenton , New opmen t. A s a de velop er, M r. Bell has Jersey. He has had extensi ve experienc been the p rimary coor d i n a tor , desi gner as a planner, urban desi gner, archi tect and p 1 anne r of n umero us pr ojects i nvol v- and development cons ultant in both the ing 1 arge- scale comme r c i a 1 venture s, public and private s ector. S ince openi housi ng re ha b i 1 tati i o n and new con struc- Clarke & Travisano, Mr. Clarkie has serv t i o n , and a d a p t iv e re -use of i ndustria l as development consu Itant for New Trent space . As an ec onomi c ana lyst, Corporation, a priva te non-profit corpo Mr. B ell h as pro vi ded tech n i c a 1 ration composed of r epresentatives of assi s tance to mu n i c i pa l an d federa 1 gov- both business and go vernment. Prior to ernme nt, n e i g h b orhoo d orga ni zati on s, this he served as Di rector of the Depar p u b 1 ic i nteres t group s and pri vate cor- ment of Planning and Development for th porat ions. Rece ntly, he w as the p rimary City of Trenton for seven years. consu 1 tant for a join t ven ture pro ject betwe en th e Harl em Co mmonw ealth Co rpo- Mr. Clarke received his Bache 1 or of Arc rati o n and a pri vate devel oper. itecture from Cooper Union an d his Mast Mr. B ell h as al so bee n an economi c con- of Science in Urban Planning from sul tan t fo r the N a t i ona l C enter fo Columbia University, He is currently a Urban Ethn ic Aff ai rs. member of the adjunc t faculty in Columb University's Urban D esign Pro gram. Mr. Bell received his Bachelor of Busi Mr. Clarke also serv es as an advisor to ness, Administration from City College of the National League of Cities ' Urban New York. He is currently Professor of Environmental Design Project. Urban Planning and Architecture at Columbia University. 85 DONALD CONWAY, AIA RANDALL K. FUJIKI, AIA
Mr. Conway is an architect whose area Mr. Fujiki is a principal at Uniplan, specialization is the psychological an Architects, Planners and Engineers sociological impact of buildings and in Princeton, New Jersey. He has communities on people. Formerly the worked in the Mayor's Urban Design Director of Research for the American Office for Lower Manhattan in New York Institute of Architects, Mr. Conway City and has worked on many projects presently teaches in the Department of involving citizen participation in Architecture at California State Poly- urban design, architecture and historic Technic University, Pomona, California preservation. Mr. Conway's research covers the field of housing, health centers, office and Mr. Fujiki received his Bachelor of institutional buildings. Environmental Design and Master of Architecture from the University of Mr. Conway received his Bachelor of Washington. He received his Master Architecture at the University of of Urban Design/Urban Planning from Florida and has studied psychology at City College of New York. Northwestern University. He has also been a Loeb Fellow at Harvard Univer sity's Graduate School of Design.
e>Q> CLIFFORD W. GRAVES, AICP JOSF.' JULIAN MAPILY, AIA Mr. Graves is Chief Administrative Mr. Mapily is an architect and city Officer for the County of San Diego, planner with Bryant & Bryant Archi California. In this position he oversees tects and Planners in Washington, DC. all County operations on behalf of the He was previously Vice President of Board of Supervisors. Mr. Graves came to Turner Associates, P.C., Architects San Diego County after seven years in and Planners, also of Washington, DC. Washington, DC, where he served as Deputy He was co-author and principal in Associate Director of the U.S. Office of charge of an award-winning Logan Circle Management and Budget. Prior to that, historic preservation report. He was he was Deputy Assistant Secretary for principal in charge of other historic Community Planning and Management at the preservation adaptive use projects. U. S. Department of Housing and Urban Development. Mr. Mapily received both his Bachelor Mr. Graves was awarded both his Bachelor of Architecture and Master of City and of Arts and Master of City Planning Regional Planning degrees from Howard degrees from the University of California University. He is currently an at Berkeley. He is presently an Adjunct Associate Professor of Architecture Professor of Public Administration at at Howard. San Diego State University. Mr. Graves is also a member of the Advisory Board of the American Institute of Architects Research Corporation. ERNEST R. MUNCH, AIA DAVID VANN
Mr. Munch is an individual urban planning Mr. Vann is an attorney with Carlton, consultant and an architect registered in Boles, Clark, Vann, Stickweh & Caddis, the State of Oregon .||lFor the past six Attys. in Birmingham, Alabama. He has years, he has worked with the City of extensive experience both as a prac Portland on the formulation of transpor ticing attorney and in civic and polit tation plans and policies. In addition, ical leadership. From 1975 to 1979 he he has also worked on relating transpor served as Mayor of the City of Birming tation projects and other public invest ham. Prior to this, from 1971 to 1975 ments to residential and commercial he served on the Birmingham City neighborhoods through urban design. Council and as Chairman of its Finance Prior to that time, Mr. Munch was re and Administration and Municipal tained as a designer and project manager Development Committees. Mr. Vann was by a number of architectural firms in also an attorney in the Alabama Legis Oregon and on the East Coast. As an lative reapportionment and Congressional architect his work has primarily invol redistricting cases. ved residential, housing and commercial structures. Mr. Vann received his BS in Commerce and LLB from the University of Alabama and Mr. Munch received his Bachelor of Arch his LLM from George Washington Univer itecture from the University of Oregon sity. He is a Director of the Univer and his Master of Science in Architecture sity of Alabama Law School Foundation from Columbia University. and the Birmingham Regional Planning Commission, and is an Adjunct Pro fessor of Political Science at Birming ham Southern College, and Chairman of the Water Works Board of the City of Bi rmi ngham. PARTICIPANTS STATE AND LOCAL OFFICIALS SPONSORING ORGANIZATIONS Boston Society of Architects Mannie Berk, City of Boston Marilyn Fraser, President Chris Carl aw, Boston Redevelopment Authority Lowell Erickson, Executive Director [BRA] Phil Caruso, City of Boston United South End/Lower Roxbury Matt Currie, BRA Development Corporation [UDC] Jeanne DeAmicis, City of Boston Alex Rodriguez, Chairman of the Board Richard Garver, BRA Syvalia Hyman, III, President Alf Howard, BRA Deputy Mayor Clarence "Jeep" Jones STEERING COMMITTEE John Judge, Executive Office of Communities and Development, Commonwealth of Massachusetts Craig Stark, Chairman Jack Kennedy, BRA Nancy Burns, Co-Chairwoman Deputy Superintendent James MacDonald, Roozan Varteressian, Coordinator Boston Police Department Marcia Myers, Boston Landmarks Commission John Adelberg Andy 01 ins, City of Boston Jerry Borgal Tony Pangaro, Massachusetts Bay Transportation Web Brower Authority Curtis Davis Robert Ryan, BRA Phil Degnon Marilyn Shwartz-Lloyd, Economic Development Mary Deloach & Industrial Corporation (City of Boston) Dorothy Flynn Dinorah Hernandez PARTICIPANTS Larry Hogan Syvalia Hyman, III Tunney Lee Mary Ellen Kowalewski Clark Frazier Liz Levin Alex Rodriguez Bill Marotta Marilyn Fraser Alan Michael David Rosenbloom Effie Persirdis Carl Lizio John Rapinchuk John McCaffrey Hank Shor Bob Stearns Skippy White John Sullivan Joanne Yawitz Peter Damon Betty Gibson Susan Stine Charles Holt e
Photo credit for action shots of R/UDAT Team
Andrew Brilliant, 1980 APPBNPIX by tenants - $0.50/sq. ft. Real Estate Taxes - $2/sq. ft. approximately, ANALYSIS OF SHOPPER DEMAND TO SUPPORT A 30,000 paid by tenants SQ. FT. CONVENIENCE SHOPPING CENTER IN THE Average yearly net rental necessary to break SOUTH END/LOWER ROXBURY NEIGHBORHOOD even - $6.50/sq. ft.
Current Population and Transient Employees Expected Average Yearly Rental
25,000 residents A) 20,000 sq. ft. supermarket 0 $5/sq. ft. 7,000 hospital complex employees 10,000 sq. ft. ancillary stores @ $10/sq. ft. 3,300 industrial employees Weighted average/sq. ft. - $6.66/sq. ft. 30,000 sq. ft. of convenience shopping B) 20,000 sq, ft. supermarket @ 6/sq. ft. $250 sales/sq. ft. per annum required for a 10,000 sq. ft. ancillary stores @ $12/sq. ft. successful shopping center. 2% of gross sales is an accepted rental basis. In fact, new Weighted average/sq. ft. - $8.00/sq. ft. supermarkets in the Boston area are paying approximately $7 vs. our suggested minimum rental The center should return a substantial profit of $5 - $6/sq. ft. per annum and a 2% overage after its initial development period to the clause. developer and the neighborhood.
Ancillary stores traditionally pay more rent per Necessary to assure the success of the center is annum. $10 - $12/sq. ft. appears feasible for the development of a mini-bus system. It could the volume of sales expected. be subsidized by the MBTA, the hospital complex, the industrial employers and the merchants. 3,000 families, approximately 1/7 of the residents The system will link and reinforce the neighbor-j of the area, with food expenditures of $50 per hood, conserve energy, and provide easy and week would account for $7,800,000 in annual sales regular access from all parts of the South End (3,000 families x $50/week x 52 weeks). and Lower Roxbury to the center, the medical facilities and the industrial area. This $7,800,000 annual sales service should replace the current private _ 31,200 sq. ft. of systems now operated by the hospital and some $250/sq. ft./year convenience shopping industrial employers.
Cost of Building - $50/sq. ft. Debt Service @ 12% constant - $6/sq. ft. Maintenance and Operating Expense not paid for APPENDIX SECURITY SUGGESTIONS FOR COMMERCIAL PROPERTY # Keep cash to a minimum with frequent, irregular bank deposits.
.Maintain proper key inventory con trol. Sign out all keys and collect them Leave empty cash drawers open after hours when employees leave your business to prevent damage. m x m m firm. For safety, change locks and V \ m\ /x,/\ ZA-Z combinations periodically and avoid labeling keys. If you must label, use • Door hinge pins should be on the Install metal grills or wire mesh on all a code. inside of each door. Outside hinge basement windows. pins can make a good lock use less. A burglar can gain easy • Use dead bolt cylinder locks on exits. access by simply removing a set of Don't let shrubbery obstruct a view of outside hinge pins on any door. the building.
Don't lock a burglar inside when you leave. • Windows on front doors should be • Avoid high displays near windows which Inspect all closets, bathrooms, and other made of unbreakable glass. If not, would prevent passing pedestrians from hiding places. install and bolt metal grills on the clearly viewing your premises. inside of these windows.
Install cylinder guards/shields on locks. • If possible, utility poles should be instal Have proper dead bolt locks with at least • Remove items of high value from windows no closer than 40-50' from the outer a 1 inch throw installed. at closing. perimeter of the building.
Install an alarm for doors and windows. • In clothing departments, use the reverse Rubbish disposal should always be hanger method or use of chains and supervised. locks. • Install proper lighting. If a test reveals small headlines of an average newspaper Advertise your security measures to the can be distinguished, lighting is sufficient. Keep an accurate inventory of all valuables public. W&, and join the Boston Police Ident-I-Guard Program. After joining, prominently display • Don't expect a "record the Ident-I-Guard stickers on the front and safe" to do the job rear doors of your business. of a "money safe".
Windows in alley ways should be secured. Have safe visible, in a well-lighted area, and bolted down near the Don't neglect roof openings, air ducts, front of the premises. skylights, hatchways, doorway transoms, sidewalk and basement openings. m It APPENDIX 1 Know your emergency Tips on telephone number for II Home Security Police, Fire, and Med Participate in the ical assistance — 911. Boston Police Depart Never open your door to ment IDENT-I-GUARD program. Engrave your strangers. Have a peephole Be alert in protecting your neighbor's home valuables. II device installed. Make as well as your own. Note registration num persons properly identify bers Of suspicious vehicles in the area and themselves before allow report them to police. ing them to enter your home. Install good lighting outside your house.
Separate your house keys II Have adequate dead bolt from your car keys when locks installed on all ex leaving your car for service. terior doors and use them. Don't tag your keys with your name and address. All exterior doors should have non removable hinge pins. Never hide your house keys outside your home, such as the top of the door frame, Beware of the many ruses used to gain II under the doormat or the flower pot, or entry to your home, e.g. having a child any of the dozen places that the intruder ask to use the bathroom, asking to use knows. the telephone for emergency purposes.
Arrange to have a friend or neighbor cut the lawn and sweep or shovel the sidewalk when you are away from home for any length of time. Notify the Post Office to stop your mail deliveries. Have your neighbor pick up any circulars that gather. Stop newspaper deliveries. II
If you arrive home and find that your home has been broken into — DON'T go in. The to intruder may still be inside. Go to a nearby neighbor and call the Police. WSLOQUE a'iirtiniriiiniiii^iriiijiijji«- in (Appendix) SOUTH END/LOWER ROXBURY ORGANIZATIONS Union Park Street Association United Neighbors of Lower Roxbury Bradford Shawmut Neighborhood Association United South End/Lower Roxbury Development Camfield Gardens Tenants Association Corporation (UDC) Castle Square Tenants Association Cathedral Tenants Task Force United South End Settlements (USES) Chester Park Neighborhood Association Upton Street Block Association Claremont Neighborhood Association Washington Manor Tenants Association Columbus Avenue Tenants Association West Concord/Rutland Street Tenants in Action Worcester Square Neighborhood Association (New Castle Court) Concord Houses Tenants Union Cosmopolitan Neighborhood Association Dartmouth Place Neighborhood Association East Canton Street Preservation Association Eight Streets Neighborhood Association Ellis Neighborhood Association Frankie O'Day Task Force Franklin Square House Tenants Inquilinos Boricuas en Accion (IBA) IBA Tenants Neighborhood Association Lenox Tenants Task Force Lower Roxbury Coalition for a Community Land Trust, Inc. Lower Roxbury Executive Caucus Methunion Manor Tenants Montgomery-West Canton Street Association Pilot Block Neighborhood Association Roxse Tenants Association Rutland Street Association Six Points Neighborhood Association South End Businessmen's Association South End Committee on Transportation South End Historical Society South End Project Area Committee (SEPAC) South End Trust Tenants Development Corporation (TDC) Tent City Task Force Union Park Neighborhood Association