Fwd: 65-71 Bow St

[Benjamin Bradlow]

---------- Forwarded message ----------
From: Benjamin Bradlow <bhbr...@gmail.com>
Date: Thu, Feb 15, 2018 at 3:16 PM
Subject: Fwd: 65-71 Bow St
To: USNC Board <usnc-...@googlegroups.com>

Hi All

My apologies for sharing this so soon before our meeting tonight. This is for item #7 on tonight's agenda.

Best,

Ben

---------- Forwarded message ----------
From: Scott Zink <scott@newmarket-properties.com>
Date: Wed, Feb 7, 2018 at 4:13 PM
Subject: 65-71 Bow St
To: bhbr...@gmail.com
Cc: BenFo...@gmail.com, JTfor...@gmail.com, David Lilley <em...@davidjlilley.com>

Good Afternoon Ben,

David Lilley and I are working towards redeveloping the Leins Auto Repair site in Union Sq.  We’ve reached out to Ben Ewen-Campen and JT Scott to discuss the site, and we wanted to include the neighbors in the process.   We are hoping to do something really fantastic here, yet the current and proposed zoning really limits its potential.  With that said, we are reaching out to you and the Union Square Neighborhood Council.  I’ve put together the attached document to provide you with an overview of the site, and how we think improved zoning can positively impact the community.

We know how busy your group is with all that’s going on in Union Sq, so we understand if you may not have much time to dedicate to our site, but we wanted to give you the option to get involved.  Please feel free to contact me at any time to discuss.

Thanks,

Scott Zink

President | Newmarket Properties LLC

P.O. Box 391975

Cambridge, MA 02139

Cell: 617.650.1929

www.newmarket-properties.com

[Aaron Weber]

Ben,

Thanks for sending this along!

This seems like an interesting project. Basically they want to build apartments to replace that autobody shop. I think they'd have a retail spot on the first floor. That site will require some pretty significant remediation, but given that there are apartments nearby on both sides it's a nice spot for more apartments. 

The initial letter says they'd like to build a relatively larger number of relatively smaller units, which increases the raw number of affordable/subsidized units. They could, of course, build fewer units and make them bigger-- but they'd cost more. 

They're requesting a slight zoning adjustment -- basically to zone it like the lot next door at stage right, not the lot at stage left. That doesn't seem like a huge ask.

The more controversial issues, of course, are likely to be parking and family-sized housing. Since it's so close to the GLX station and the grocery store, it probably needs a good deal less parking than your average building. I'm not sure about the desire from the community for family-size units. 

What does everyone else think?

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[Erik Neu]

I agree with your general assessment, Aaron.  

They seem to be looking for a quick "green light" indication (or clear red light), and that could possibly impact whether they execute their purchase agreement or walk away.  That's what my gut tells me from the timing of all this and why they haven't provided more details (because they aren't that far along yet). 

Another point beyond the ones you make is that they may be looking for support in terms of relief from the Demolition Review Ordinance on their development. 

https://www.somervillema.gov/sites/default/files/demolition-review-ordinance.pdf

Per section 2.17, they would face a 9-month delay to demolition because of the age of the building, most notably the smaller building on the left, unless they came up with a way to incorporate it into the new design, which doesn't seem possible because it's pretty much in the middle of the lot front-to-back:

They may be looking to establish themselves as friendly to the community for all these reasons.  

I'm not against upzoning, but the document they sent does seem to be relatively light on details.  Are these rentals or for purchase?  I'm more supportive smaller units for purchase rather than adding to the stock of studio rentals on top of what US2 already wants to do.  Their document is heavier on somewhat generic arguments in support of their request for upzoning.  

I think the USNC definitely needs more information at this point even if we wished to do something such as provide a letter of support to the BOA (and I'm not saying, at this point, that we should).  At the same time, we have quite a lot on our plate already.  This item got bumped from the agenda last night for that very reason, and has been moved to next week's USNC meeting.  

It may be best for a small group from the USNC as well as abutters to meet with them to learn more without taking time away from the larger board.  Considering this is Bow St., I'd be willing to represent the board, along with anyone else who is interested.  

-Erik

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[Katie Gradowski]

I was under the impression that -- because it is an historical property -- this is the one auto body shop that was slated to be relocated under the Neighborhood Plan.

I don't see anything in here speaking to that.  Does anyone else remember the details?

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[Erik Neu]

It's not actually historic.  Only the properties on the even side of the street are registered as historic.  It's just "old", and has some historic interest, thereby triggering the Demolition Review Ordinance.  I forgot that this property was specifically called out in the neighborhood plan, so thanks, Katie.  Unfortunately the timing is off to get CPA funds for this, unless they are willing to wait for the next cycle.

Page 199 of the Neighborhood Plan:

https://2xbcbm3dmbsg12akbzq9ef2k-wpengine.netdna-ssl.com/wp-content/uploads/2014/12/Union-Square-NP-FINAL-WEB.pdf

65 BOW STREET If redeveloped, this site should be a 3-story, general (mixeduse) building with residential over retail. A 7,500 s.f. floor plate fits within setbacks. This site is located within 1/2 mile of the future Union Square Station and should not have any minimum parking requirement because of its close proximity to transit. Any parking must be accessed from the rear of the property, via Bow St. Place and all curb cuts should be removed along Bow Street. Access will need to be maintained to the Eversource substation on the accessory lot at the rear of the property. The site includes a 12'x12', one-story Colonial Revival historic building with white-painted brick walls and a slate hip roof with a square cupola. This tiny building was one of Somerville's first gas stations operated by Cities Service Refining Co. If redevelopment occurs, CPA funding should be used to help relocate and preserve this structure as a civic building in one of Union Square's new public spaces.

[Aaron Weber]

That is a very cool old building and it would be a real shame to lose it. I had barely realized it was there. 

Especially given union square and Somerville history w/r/t automotive uses, we really ought to try and preserve/relocate it somehow.

[Bill Shelton]

If you have an urgent need to get to Denver, you do not begin your journey by sailing east. Somerville has an urgent need to correct our imbalances of two-workers-per-job and a structural fiscal deficit created by a commercial property tax base that is only 14% of total assessed property value. 

Replacing commercial property with residential property is sailing east. And replacing commercial property with the kind of units that have historically brought Somerville’s most transient residents rather than families makes this proposal more egregious.

Moreover, the Square’s ability to become an employment center is based in large part on its proximity to transit, and its density of retail, eating, drinking, and entertainment uses that are attractive to potential office and lab employees (not to mention the rest of us).

Building residential this close to transit squanders that precious and costly resource. There are better sites for residential development.

And based on the gravity model, incremental increases and decreases of retail, eating drinking, and entertainment uses increase or decrease the district’s potential success.

We are already replacing (admittedly low-value) commercial property in the D2 block with residential, instead of high-value job-generating commercial. Let’s not add another increment in the wrong direction.

Bill

On Feb 17, 2018, at 1:28 AM, Erik Neu <nov...@gmail.com> wrote:

I agree with your general assessment, Aaron.  

They seem to be looking for a quick "green light" indication (or clear red light), and that could possibly impact whether they execute their purchase agreement or walk away.  That's what my gut tells me from the timing of all this and why they haven't provided more details (because they aren't that far along yet). 

Another point beyond the ones you make is that they may be looking for support in terms of relief from the Demolition Review Ordinance on their development. 

https://www.somervillema.gov/sites/default/files/demolition-review-ordinance.pdf

Per section 2.17, they would face a 9-month delay to demolition because of the age of the building, most notably the smaller building on the left, unless they came up with a way to incorporate it into the new design, which doesn't seem possible because it's pretty much in the middle of the lot front-to-back:

<image.png>

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[Aaron Weber]

I get that we need more commercial development in the city, but we are also short on housing. 

Would this project make more sense to you with first floor retail or commercial space?

(As an aside, I find the assumption that people without children are "transients," and therefore only families with children are desirable new residents, and therefore one bedroom units bring nothing to the community, to be broadly offensive.)

[Joe Beckmann]

You may find that broadly offensive, but, with a new high school budgeted at $250,000,000 for less than 1100 students, the "cost" of smaller apartments is even more offensive.

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Joe Beckmann
22 Stone Avenue
Somerville, MA 02143
617-625-9369

[Aaron Weber]

We're veering off topic here I'm afraid.

More to the point-- would you be satisfied with a project that had ground floor retail and residential above, or do you think that only a 100% commercial use is suitable for that location?

On Sat, Feb 17, 2018, 1:06 PM Joe Beckmann <joe.be...@gmail.com> wrote:

You may find that broadly offensive, but, with a new high school budgeted at $250,000,000 for less than 1100 students, the "cost" of smaller apartments is even more offensive.

On Sat, Feb 17, 2018 at 12:59 PM, Aaron Weber <aaron....@gmail.com> wrote:

I get that we need more commercial development in the city, but we are also short on housing. 

Would this project make more sense to you with first floor retail or commercial space?

(As an aside, I find the assumption that people without children are "transients," and therefore only families with children are desirable new residents, and therefore one bedroom units bring nothing to the community, to be broadly offensive.)

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[Bill Shelton]

Since we are already the densest city in New England, we don’t need more housing, we need more affordable housing. Since this housing market is regional, the fantasy that building even massive amounts of new market-rate housing in Somerville would equilibrate supply and demand here at a lower price point is specious.

Since residential uses pay only 60% the rate of commercial uses, but generate twice the municipal costs, and since commercial uses account for only 14% of our tax base, our resulting structural fiscal deficit constrains what can we do to create and retain affordable housing.

Since we have scant office and lab uses, we don’t have the jobs that could enable low- and moderate-income families to pay for market rate housing, or the tax revenue to prepare them for those jobs.

And since the evidence that residents are willing to walk longer distances to transit nodes than employees are is unequivocal, siting housing near a Green Line station wastes that precious and finite resource.

It is a demographic reality that, as a class, younger, childless people are more transient; and it’s a social reality that they invest themselves less in their geographic-based communities, regardless of whom those realities might offend.

[sahcfre]

On the topic of children in Somerville, this is an area on my mind, and here are my thoughts… There are few children in Somerville, and their count/percent appears to be falling. According to the Housing Needs Assessment (https://drive.google.com/file/d/1Rdjbcx4HVxHBjNeaVAh2NjCAjf7KMMv0/view) and the Census, the population of children fell by 21%, or 2,354 children ages 0 to 17, between 2000 and 2010.

 

Here’s the change between 2000 and 2010:

·       0 to 4 year old counts were stable

·       5 to 9 year old counts fell by almost 24%

·       10 to 14 year old counts fell by almost 37%

·       15 to 19 year old counts fell by 17%

 

We are neck-in-neck with Cambridge for having the lowest percent of children as a population for any community 10K+ plus in MA. The counts of kids have been pretty stable since 2010 in the Census ACS, but the overall population has grown (75,903 in 2010 vs. 79,507 in 2016 ACS data), so the percent of children has inched further downward.

 

The change is due, I think, to the situation that many of our households with children rent and they face housing hurdles. They have more needs (e.g. no lead paint, more/differently configured space) and less income (due to one parent working less or payments for childcare), and they face more housing discrimination, especially if they are using housing subsidies or are immigrants and/or people of color. Households trying to buy have a different version of some of these problems.

 

Whether or not this dynamic of having few kids is something to worry about is a matter for community discussion of our values. I, personally, worry about it because:

·       For low-income families who rent, the municipality of residence matters a lot, because moving just a block away across a municipal line changes a kid's world -- their friendships, their support systems, where they spend 6+ ours/day. For more vulnerable kids, school may be the first line of defense for health care or they may have a behavior or special education plan in place that’s (hopefully!) working for them and thus would benefit from continuity.

·       For the huge number of people who are 20 to 34 – 43.4% of our population and among the highest in the nation – some of them want to stay in Somerville and go on to buy and/or form households with others and/or children, but it’s like a five lane highway converging into a cow path – there’s little room in housing units that often go with the next stage of life. Is it weird to have a community where many people aren’t able to stay their whole lifetime, but only for one phase? Or, maybe they move out for age 34 until 65 and then come back in their retirement years if they have enough savings to buy?

 

The fixes aren’t easy. Just based on conversations (it’d be great to do a more detailed investigation), my impression is that families would prefer to be in either traditional neighborhoods that were built with kids in minds, like two and three families. Or, perhaps they’d like to be in new buildings that have life with kids in mind, like access to a courtyard or shared public indoor or outdoor spaces. Maybe, there will be need to be some rethinking of how families could live, just as there may be rethinking of how other adults live, with smaller personal living space and more shared space.

 

Anyway, I’m sharing some perspective on the issue Aaron raised and why, though there are no obvious right answers, I think it’s worth talking about as a community.

 

What do you all think? Are we bound to be in a futuristic version of a world with few kids… and what will that be like?

 

Stephanie

617-512-4847

 

[Fred Berman]

Stephanie did a great job framing the question, "Why is family-size housing is so important?"

 

One point to note: the housing produced under inclusionary zoning isn't going to solve the problem of creating family-size affordable housing.  If 20% of the 20% of new housing units are family-size affordable housing, that's only four units out of every 100 built. 

 

Nor is the shortage of family housing something the free market will solve, because it's much more lucrative to build smaller units and fit more units in a small space, than to build fewer larger units. 

 

And, as far as existing family-size units go, it's much more lucrative to rent to three or four individuals than to a family, because three or four individuals can, in combination, pay much more than a family can afford for rent.

 

Building lots more market-driven housing is not going to solve these problems, nor is it going to solve the overall affordable housing crisis, because, as Bill Shelton noted, the need for 435,000 new units that MAPC cites for metro Boston is a regional demand, and small numbers of new units aren't going to make a dent in that demand and/or result in a drop in prices.

 

If Somerville decided to forego commercial development, we would have huge numbers of developers banging down our doors to get housing construction permits.  And we would have dug ourselves an even deeper hole, as far as dependence on State Aid to Cities and Towns, in order to balance our budget and pay for necessary services... unless we decide that we don't want housing that can accommodate school-age children, because they cost too much to educate.  

 

We are making solid progress on the way to meeting the Somervision goal of 6,000 new units (of which 1,200 are supposed to be affordable).  In his last term, the Mayor proposed increasing that goal to 9,000 new units.  Before we embrace that change we need to carefully think about the kinds of housing we need, the implications of letting market forces guide development, and the implications for Somerville's fiscal health -- and the health of its school system -- if we continue to lose families as their children age, and if housing development takes the place of the higher value commercial development that we need to increase our property tax base and to expand local employment and business development opportunities.

 

This is a complex problem that will require a regional solution with lots of different components ... and the fact that solving the housing crisis is such a daunting challenge can't be very comforting news to people who feel priced out of Somerville, whether they are would-be renters or buyers, individuals or families or somewhere on a trajectory between those demographics.

 

Fred

 

Fred Berman

fred...@rcn.com

H: 617-776-0503   C: 617-501-1404 

 

"Find out just what any people will quietly submit to and you have the exact measure of the injustice and wrong which will be imposed on them."

~ Frederick Douglas (1818-1895)

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[Joe Beckmann]

I'm sorry but both Fred and Stephanie, in spite of their excellent data and sophisticated application of those data, miss some critical points. First, and probably most critical, neither of them recognize several easier and less expensive alternatives to building us out of a shortage. The "housing market" is actually several different markets. Obvious divisions between ownership and rental also have several intermediaries, from limited equity to shared equity to multi unit buildings own by multi-generational families (the way once quite common in towns like Somerville). So also are large vs. small, as well as co-housing, mixed age housing, etc. These variations give policy makers many, many more tools to harness gentrification and maintain continuity as well as build out new options. That is one of several arguments raised for a transfer fee and a community investment trust to guarantee limited equity mortgages for specific target populations - from long term residents to teachers and other city employees, etc. Ownership offers dramatic opportunities for economic mobility: not only are the monthly costs predictable, but they actually start quite low with the tax deduction of mortgage interest and the concentration of that interest in the early parts of a mortgage. And mortgage payments, even with a 5% cap on appreciation, will pay much better than a bank and somewhat better than many other kinds of investments. This kind of an investment trust can usually guarantee ten times it's asset value in mortgages, and, for limited equity mortgages, it is quite feasible for an even higher rate of guarantees (since there's so little risk of foreclosure). Given last year's sale of nearly $1 billion in real estate in Somerville alone, that represents $10,000,000, or at least $100,000,000 in limited equity mortgages. And given 32,000 existing housing units in the city, there should be plenty of opportunities to create limited equity ownership options in existing buildings, and relieve some substantial pressure on new housing.

But this is just one spectrum of opportunity. Cross generational housing - and there are 2117 seniors who own housing in the city - is increasingly attractive to both young and old, and Nesterly and NeighborGOOD at MIT and Harvard are superb vehicles for aging-in-place and alternative housing/community building opportunities.

Yet I am more than a little surprised that both Fred and Stephanie ignore the implications of a declining high school demographic while we build a new high school with over 30% more capacity than the existing one. Who is liable for that mis-judgment? Given that the construction budget is over $250,000,000 for about 1000 kids, that represents a quarter million dollars per seat, which is more than a Trump appointee's annual flight budget!

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[Katie Gradowski]

Nobody is currently proposing zoning this FAB, CI, CC, or CB.  

The question is whether it's Mid-Rise 3 or Mid-Rise 5, both of which are mixed-use and include office and R&D under permitted uses. Relevant portion of zoning:  http://3pb8cv933tuz26rfz3u13x17-wpengine.netdna-ssl.com/wp-content/uploads/sites/2/2018/01/Article-4-%E2%80%93-Mid-Rise-Districts-20180109.pdf.  

They want to build housing, but the same is likely true of anyone who buys this lot, and that's not really a consideration that's within our control unless we ourselves want to petition for a zoning change on this lot.  Given that it likely will include commercial on the ground floor and there are already comparable sized buildings next to it, the relevant questions seem to be 1) do we care about building height on this lot in particular?  2) are there enough family-sized units? and 3) are they moving the gas station?   I'd say yes to the more height if it gets us more affordable units (the whole block is MR-5, who cares about shifting height 30 feet down the road?) and definitely yes if they're willing to make some of them family-sized.  If we wanted to put our support behind this project, we could make it contingent on family-sized units vs. 1-bedrooms. 

Either way, the cost of moving the gas station should be factored into the development since it's outlined in the Neighborhood Plan.   

Best,

Katie

On Sun, Feb 18, 2018 at 6:40 PM, Fred Berman <fred...@rcn.com> wrote:

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[Fred Berman]

Not to get into a long back and forth (and I'll let Alderman Hirsch speak for herself), but ....

 

I don't have any quarrel with Joe's suggestion for innovative housing arrangements or for a transfer fee (although there is understandably a lot of debate about how it should be levied and who should pay it). My points were that (a) the affordable housing crisis is complex, and will not be "solved" by any single solution, and certainly won't be solved by simply trusting to the free market; and (b) figuring out how to create and sustain affordable housing for families adds another layer of complexity, but in the absence of such affordable family housing, we will continue to watch families leave the City, as their children age.  While some may see the loss of children in Somerville (starkly described in Alderman Hirsch's data) as a budgetary savings, I see it as an unfolding tragedy which must be reversed.

 

Joe's suggestion that the proposed SHS construction costs are excessive compared to the size of the HS population appears to ignore the facts that: (a) the reason that the HS population is shrinking is that families with HS-age children (who need more living space than families with younger children) are increasingly finding it unaffordable to live in Somerville; and (b) the new SHS will include important vocational resources for adult members of the Somerville community, as well as its youth.  Fortunately, Somerville voters are committed to building a better future for the kids who are lucky enough to attend SHS, and they supported the new HS construction project when they had a chance to weigh in with their vote.

 

Fred

 

Fred Berman

fred...@rcn.com

H: 617-776-0503   C: 617-501-1404 

 

"Find out just what any people will quietly submit to and you have the exact measure of the injustice and wrong which will be imposed on them."

~ Frederick Douglas (1818-1895)

 

 

 

From: Joe Beckmann [mailto:joe.be...@gmail.com]
Sent: Sunday, February 18, 2018 7:11 PM
To: Fred Berman
Cc: sahcfre; USNC Public
Subject: Re: [usnc-public] Fwd: 65-71 Bow St

 

I'm sorry but both Fred and Stephanie, in spite of their excellent data and sophisticated application of those data, miss some critical points. First, and probably most critical, neither of them recognize several easier and less expensive alternatives to building us out of a shortage. The "housing market" is actually several different markets. Obvious divisions between ownership and rental also have several intermediaries, from limited equity to shared equity to multi unit buildings own by multi-generational families (the way once quite common in towns like Somerville). So also are large vs. small, as well as co-housing, mixed age housing, etc. These variations give policy makers many, many more tools to harness gentrification and maintain continuity as well as build out new options. That is one of several arguments raised for a transfer fee and a community investment trust to guarantee limited equity mortgages for specific target populations - from long term residents to teachers and other city employees, etc. Ownership offers dramatic opportunities for economic mobility: not only are the monthly costs predictable, but they actually start quite low with the tax deduction of mortgage interest and the concentration of that interest in the early parts of a mortgage. And mortgage payments, even with a 5% cap on appreciation, will pay much better than a bank and somewhat better than many other kinds of investments. This kind of an investment trust can usually guarantee ten times it's asset value in mortgages, and, for limited equity mortgages, it is quite feasible for an even higher rate of guarantees (since there's so little risk of foreclosure). Given last year's sale of nearly $1 billion in real estate in Somerville alone, that represents $10,000,000, or at least $100,000,000 in limited equity mortgages. And given 32,000 existing housing units in the city, there should be plenty of opportunities to create limited equity ownership options in existing buildings, and relieve some substantial pressure on new housing.

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[Scott Hayman]

Couldn't agree more that this warrants not only more discussion but more action! 

Scott

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[Zachary Baum]

I agree with Katie's characterization of the questions relating to this parcel.

Katie, I agree with you on points 1 and 3 but in the spirit of focused debate, I'd be interested to see the proposed size of the smaller one bedroom and studios before pushing too hard on increased family-sized units.

The new zoning allows for the creation of much smaller units which offer an alternative to individuals and couples who might otherwise settle on existing units better suited to a larger family.

Zach

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[Joe Beckmann]

Fred and Scott merit more attention. The primary resource for affordable housing is existing housing, and Somerville has lots. The problem is that money is the primary driver for too many owners, and - besides driving them out of town, also drives them to sell for too much money and too little non-cash benefit. As I mention there are increasing numbers of non-cash benefits available. Seniors can defer their taxes (as long as they don't have a reverse mortgage, under the new Trump rules), but very few do that, since they think those taxes will erode their assets too quickly. Given the inflation in pricing, however, a few years of $6,000 to $8,000 in tax deferrals are virtually irrelevant (considerably less than the 1% transfer fee now in discussion). But they also usually qualify for de-leading, for heat upgrades, solar panels and reduced electric rates, and a host of other benefits. Yet it is not just seniors who own existing housing (only 2117 did at last count). There are substantial upgrades available regardless of age, for those at moderate (40% to 120% of the Adjusted Median Income, which is around $72,000/year for a single person). Those upgrades can prepare an older house for later condo conversion, and owners could sell to growing families at a reasonable cost and build neighborhoods rather than flip properties for quick profit. A good neighbor costs less and builds more security, diversity, and stability for a longer period than a short term entrepreneur. If we thought more about tax and other incentives for this kind of development, we would produce many more affordable units than zoning and linkage fees. This city was built on creating neighborhoods, and neighbors, rather than quick and short term greed.

Yet smaller units sell well, and at higher prices. Newer buildings cost more and deliver more "market rate" housing. There has been very little discussion about how much of that new "market" housing will be condominium. Were they to sell, and were the transfer fee to pass this Governor, that 1% sales tax could generate hundreds of limited equity mortgages, and smaller apartments turn over faster than larger ones, and thereby produce more sales taxes!

Finally, regarding Fred's description of the school as a resource to adults as well as kids, I do hope the marijuana retailers keep up with his vision. FabLabs already exist several places, and, surely, there should be more, but a construction cost more than twice that of the most expensive schools ever built in this state will never match that "benefit." Ideally, the High School will incorporate benefits from the Powderhouse and other innovative models, and capitalize on it's location half way between MIT and Tufts, to engage both college and other regional high school students, and ideally again, we can charge for some of those benefits. Yet, as long as Tufts' PiLoT payments are less than the rent we pay for the Council on Aging and SCALE ($275,000 for PiLoT vs. $300,000 for rent), we will remain a "colony" for the greedy.

 

Zach

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[Tori Antonino]

I’m impressed by the thoughtful dialogue regarding this property. 

It sounds like a working group!

We may wish to meet with the developer or have them come present at a USNC meeting. The area (section 14 on map below) is zoned mixed use for a mid-rise 3 story building. 

http://3pb8cv933tuz26rfz3u13x17-wpengine.netdna-ssl.com/wp-content/uploads/sites/2/2018/02/ProposedZoningAtlas_FY2017_20180214.pdf

Maybe we ask for more family sized housing, or affordable arts space on the first floor. There’s a fabrication space right next door. 

I’m not sure what the leverage is, but it could be a bonus floor. 

I agree we need more family sized housing to make sure families can stay here. Long term residents stabilize the community. We want those who have fallen in love with Somerville and want to have a family to be able to stay. 

Tori

   

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[Aaron Weber]

What mechanisms would be in place to ensure that only the kinds of families you want (that is, those with children) can occupy these 3-bed apartments?

I don't think that it's legal or ethical to mandate family configuration for a specific housing option.

Aaron

Zach

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[Fred Berman]

Aaron is absolutely correct.  Only housing developed with the assistance of public funds can be thusly restricted.  This is why one of the most important things we can do to free up existing units of family-sized housing is to require universities like Tufts to build on-campus housing for its students, so that they don’t fill up housing that might otherwise house families.  But even then, there is no guarantee that groups of individuals in their 20s and 30s (or older) won't form group households in houses that might otherwise be used by families.  I should know: I lived in group households well into my 30s, and had housemates that were considerably older. Renting to groups of adults is much more lucrative for property owners than renting to families. It poses a real challenge to those of us that hope to retain a healthy number of families with children in the City.

[Philip Parsons]

My own experience as a landlord with six two to four bedroom units rented somewhat or considerably below market rates is that no family with children has ever applied to live in them in 12 years.  I think the reason is a simple cost benefit analysis. For similar or lower rent you can get access to equally good or better schools as well as having more open space, etc. and a newer building in other communities. 

As the schools in Somerville continue to improve, this may change, but I am not clear that building more 3 bedroom units will, in itself, do anything other than increase the supply of millennial-suited housing. Three single people living together works well for keeping the bills under control. And there is already a generous supply of 3 bedroom units in existing housing stock.

On the other hand, sufficiently hefty financial incentives for existing landlords to rent multi bedroom units to families would be expensive but effective, (a sort of upward extension of Section 8 for median income families) and would probably be politically acceptable if the incentives were funded through a transfer tax, thus having no negative impact on tax rates. The same goes for subsidized purchases of property with limited equity for average income families.

Making Somerville into a family oriented community again is expensive but achievable, if that is what the community really wants.

Philip

Aaron

Zach

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[Jacob Kramer]

Looking at all the ideas, objections, and preferences here, it seems like the USNC has a clear role to play in facilitating community meetings, with an emphasis on inviting abutters to participate. Once we have a sense of the neighborhood's needs and desires, if the developer wanted to secure the support of the community going forward, they could enter into a CBA with the USNC. This could include specifications about unit count, size, subsidy, sustainability, ground-floor commercial tenancy, and other considerations.

I would also caution against diminishing or devaluing the contributions or community value of those who choose not to reproduce, as well as those that some might label "transient" . Those sorts of value judgements are impossible,, divisive, and have no little place in this discourse.

Best,

Jacob

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[Andy Greenspon]

I would say the point is not to diminish those who do not have "families" (these days an inherently vague term as you can have children without reproducing yourself, and there are far more non-traditional families these days anyway), but to point out that families overall have a harder time getting affordable housing, and if we want a City that does value a great environment and education for children, then we will have to focus on finding the best ways to allow families the best opportunities to live long term in Somerville. 

Best,

Andy

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[Fred Berman]

Well said; I wish I had made my point as clearly.

 

Fred

 

Fred Berman

fred...@rcn.com

H: 617-776-0503   C: 617-501-1404 

 

"Find out just what any people will quietly submit to and you have the exact measure of the injustice and wrong which will be imposed on them."

~ Frederick Douglas (1818-1895)

 

 

 

From: Andy Greenspon [mailto:andy.gr...@gmail.com]
Sent: Monday, February 19, 2018 3:57 PM
To: Jacob Kramer
Cc: Philip Parsons; Aaron Weber; Tori Antonino; Fred Berman; Joe Beckmann; Katie Gradowski; USNC Public; Zachary Baum; sahcfre
Subject: Re: [usnc-public] Fwd: 65-71 Bow St

 

I would say the point is not to diminish those who do not have "families" (these days an inherently vague term as you can have children without reproducing yourself, and there are far more non-traditional families these days anyway), but to point out that families overall have a harder time getting affordable housing, and if we want a City that does value a great environment and education for children, then we will have to focus on finding the best ways to allow families the best opportunities to live long term in Somerville. 

 

Best,

Andy

 

Aaron

 

Zach

 

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[Zachary Baum]

From the Agenda for tomorrow's Neighborhood Council meeting:

• Discussion and approval of response to Newmarket developers' offer to discuss proposal for 65-71 Bow St (15 m)

Does "approval" mean that there will be a vote? If so, is this going to be a vote of the board or of the council?

Regards,

Zach  

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[Benjamin Bradlow]

I understand this to mean that the Board would discuss and then vote to approve a response to the letter from the developer of 65-71 Bow St. As has been the case in all meetings, all Council members would have ample time for input in the deliberations.

Chairs can clarify further.

 

Best,

Andy

 

Aaron

 

Zach

 

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[Erik Neu]

Zach,

In my opinion, there isn't much to go by in the letter that the developer sent.  To learn more would require a meeting with them.  However given everything in front of the USNC already, it doesn't necessarily make sense to take time out of a full USNC meeting for this.

Bill C. had suggest to me, and I supported, the idea of a small group meeting with them to learn more.  Such a group could include at least one USNC Board Members, other interested USNC members, and abutters not involved with the USNC.  As a neighbor, I volunteered to be a Board Member involved in the meeting.

I am away from home this week and so I can't attend tomorrow's meeting, but I propose that any letter written to respond to them would simply state that such a small group wishes to meet with them to learn more.  From my discussions with a number of other people on the matter, it doesn't seem like we are ready to say much more.  That doesn't preclude additional thoughts coming out of tonight's meeting, but again the letter they sent was very broad strokes.  

Thanks,

Erik

 

Best,

Andy

 

Aaron

 

Zach

 

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[Aaron Weber]

I agree. 

The USNC should definitely be involved in this project, and redevelopment of the parcel seems like a great idea. I would bet that the board could unanimously pass a resolution saying "Yes, something should happen on that parcel" ... which is not really specific enough to satisfy anyone hoping to build a specific thing on the parcel.

I'm glad the proposed developer has gotten involved and has sought community input this early in the process, and I look forward to hearing more from them.

Aaron

 

Best,

Andy

 

Aaron

 

Zach

 

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[Zachary Baum]

Thanks to everyone for their responses and thank you Erik for your description of the current state of the proposal. 

This stuck out to me as one of the first examples of an agenda item may or not be appropriate to have a vote from the entire council on. I agree with Erik that at the stage this is at, a board vote is most appropriate.

I wonder, however, if and when it came time to decide on supporting this project or not, would it be a board or a council vote?

Zach

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[Benjamin Bradlow]

If support is contingent on a negotiated CBA, then article 16 of the by-laws is clear that any CBA must be subject to a vote of the Council.

 

Best,

Andy

 

Aaron

 

Zach

 

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[Zachary Baum]

Great point Ben, thank you!

 

Best,

Andy

 

Aaron

 

Zach

 

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[Andy Greenspon]

1) In response to Aaron: "I would bet that the board could unanimously pass a resolution saying "Yes, something should happen on that parcel" ... which is not really specific enough to satisfy anyone hoping to build a specific thing on the parcel." I don't think such a resolution is really worth passing or has any meaning because the USNC Board could probably pass such a resolution for any dilapidated, vacant, or empty lot in Union Square. Erik's suggestion of having a small group meet with the developer and report back seems best at this juncture given everything on the Council's plate.

2) Any CBA would be subject to a vote of the broad Council membership per Article 16 as Ben states. However, as Zach brings up, any general resolution of support or feedback on the project in principle only requires a majority vote of the board. However, I don't think the Board would pass such a resolution without due diligence, ample discussion with the developer, and feedback from the community.

3) However, I wouldn't get too far down the rabbit hole of additional CBAs at this point. The only area where there is currently legal language that will give a Neighborhood Council definitive power to negotiate a CBA is in the Covenant for US2.

Beyond that, there's nothing currently that separates this Council legally from any other private organization such as Union United, Union Square Neighbors, Somerville YIMBYs, The Welcome Project, etc. We'd be better off trying to shape the design of the development through open lines of communication to start and soliciting feedback from the community. Any attempt at this juncture to try to get into the legal language of a CBA will probably lead to other private neighborhood groups questioning why in this situation they should not also have similar influence on the development. Assuming any of those groups care about this particular development or other developments to come.

Best,

Andy

 

Best,

Andy

 

Aaron

 

Zach

 

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[Jacob Kramer]

Though I agree that there is no "legal language" designating the USNC as the negotiating body for Bow St (or any other development) the sort of designation that we see in the Covenant with US2 is the exception, not the rule. Most CBA negotiations don't have a third party agreement requiring them to move forward. They are based on a principle of mutual interest—developers want community support, and neighborhoods want community benefits.

If the Neighborhood Council were to enter into CBA negotiations, its standing would be based on its mission and role in representing the community, as well as its growing membership. The idea of having a Neighborhood Council with an elected board is to make Union Square more legible both to the city and developers, and to use that legibility to gain leverage over the processes where residents, workers, and businesses have been systematically ignored.

As Andy says, any other group could attempt to negotiate a CBA, but given that a robust USNC does exist, I doubt a developer would want to engage on that level with a group lacking the institutional recognition, transparency, structure, and democratic nature of the USNC. Perhaps these are not legal distinctions, but they are substantial.

I agree that there are lots of ways that individuals and groups can shape the design and process of development, but to me it makes sense to work through the CBA process, so those concessions are codified and binding.

-Jacob