Point to remember: Residential density does not equal vibrancy or quality
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Eva Webster
Oct 2, 2008, 4:16:35 PM10/2/08
to ABRA Group, BC_Neighb...@googlegroups.com, AllstonBrighton2006, AB...@googlegroups.com
Note: Anyone on BCNF or AB2006 who is interested in issues concerning 332 Chestnut Hill Ave. (or Cleveland Circle in general), please be advised that to avoid duplication, from now on this topic will be covered primarily just on the Aberdeen group -- aberdeen-brig...@googlegroups.com (to be included, please send an email to that address; all postings have an unsubscribe link if at any point you choose to opt out).
However, I am sending the message below to all groups, including ABNF, because the subject (more general) is highly relevant to other parts of A-B, especially in North Allston where much new development will be taking place.
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While talking about a couple of vacant stores on Chestnut Hill Ave. (near Chiswick/Embassy Rd.),
On 10/1/08 7:45 PM, "Fred Hapgood" <fhap...@pobox.com> wrote:
Fred,
You must believe me — I will prove it you farther down in this message -- the problem is NOT a lack of people, but rather poor economic diversity in large parts of A-B, and not enough small/medium-size high-quality, affordable retail space concentrated in a nice, accessible setting.
In rounded numbers (just for easy quoting), Allston-Brighton has a higher number of people per square mile (16,000) than: Dorchester (15,000), Roxbury (14,000), Mattapan (13,000), Jamaica Plain (12,000), Charlestown (11,000), South Boston (9,500), Roslindale (9,000), East Boston (8,500), West Roxbury (5,000) and Hyde Park (5,000).
Brookline, which you hail as a great example because of the vibrancy of Coolidge Corner, has only 8,500 residents per square mile.
What gives? I used to live in Brookline, and know that Brookline Economic Development people and the Chamber of Commerce work hard to attract small businesses/retail to Coolidge Corner, Brookline Village, and other town centers — while the Town Meeting members work equally hard to make sure that residential quality of life is protected (including preventing excessive density by respecting the zoning code). That provides a balance of interests.
By doing so (and by making sure that public schools excel), Brookline holds on to well-off and solidly middle-class residents (primarily home-owners) who can sustain those businesses. It doesn’t mean that their town is just for the rich; they have all economic strata.
In contrast, our politicians and development officials tend to think — wrongly -- that building more and more housing in the neighborhood (affordable or not) is the answer to everything. I think it’s primarily because they eagerly welcome residential developers who beat on their doors, and in some cases want to please labor unions. In that mistaken belief that more is better, the City rarely (if ever) makes an effort to force developers to build within zoning.
And so when our zoning is disregarded (which I admit is sometimes necessary), it is usually to build more housing, and not to create more affordable storefronts for small, vibrant businesses. The developers don’t care because residential is more more profitable to them.
Small retailers and business owners do not have money to hire well-connected lawyers and lobbyists who work the decision-making chain in City Hall. (The 332 Chestnut Hill Ave. developer has hired an entourage of such people in the hope of shoving that development that is definitely too big for the site down our throats.)
This part of Brighton is so overloaded with residential that we can’t even have the kind of critical mass of retail that they have in Coolidge Corner or along Harvard Street in Brookline — and it is that diverse grouping of retail establishments in close proximity that attracts most customers.
Your depressed commercial area near Chiswick Rd. is much closer to me than Coolidge Corner, but because it has so few businesses, and they are so unremarkable, I -- like most people -- never go there. So the area is caught in a vicious circle of “no customers --> no attractive stores --> no customers”.
Where are the people in Brighton? -- you ask (blaming their scarcity on the streets for storefront vacancies). When you are out walking your dogs (I often see you), “the working stiffs” are working, students are in classes, those who have money and time to shop are shopping in nearby towns -- and afterwards nearly everyone is doing chores and/or vegetating watching TV. Additionally, the big senior population that lives in the elderly housing projects near you tends to stay indoors.
We don’t have any street life around here — except for students walking in packs, or Orthodox families walking to temple on Sabbath — but that does not mean we don’t have enough people. This part of Brighton is among THE MOST densely populated neighborhoods in all of Boston!!
I know you are not going to take my word for it, so I went to the BRA website and found an official City publication that proves it beyond any doubt. Open this link (adjust magnification on your screen if you have trouble figuring out certain fields on the maps you will see):
http://www.cityofboston.gov/bra/pdf/ResearchPublications//Rpt602-B.pdf -- and go to page 10 of that document (“Population Distribution by Census Tracts”).
It has a map that shows our part of Brighton as densely populated as the Back Bay/Beacon Hill, Fenway/Kenmore, or the South End. (You know South End very well because you lived there before you moved here — so I think you can’t help, consciously or not, compare our neighborhood to that area).
On page 22 of that document, there is a map showing “Total Housing Units” -- and our area of Brighton is in the same league as the Back Bay, Beacon Hill, South End, Fenway (the eastern part of Allston is there too).
On page 16, you’ll see that the central part of Allston-Brighton (quite close to us) has a higher poverty rate than Mattapan. That disturbing “poverty pocket” is within a 10 minute walk of our homes, and inevitably affects the feel/character of Comm. Ave. between Sutherland and Warren Street.
On page 25, there is a map showing “Percentage of Owner-Occupied Units” (quite low here); on the very next page, “Percentage of Renter-Occupied Units” (quite high). There are also maps showing Median Household Income, Per Capita Income, Poverty Rate, etc.
Homeowner occupancy matters to the retail landscape, because on average homeowners are better off than renters, so they tens to spend more.
Just looking with your own eyes you can see that Comm. Ave. (unlike Beacon Street) does not have enough retail to entice people to walk there, and in some places (farther away from the Reservoir) feels neglected. A walk along Beacon St. in Brookline feels much more pleasant — and so you see many more people walking and jogging there. (I will go jogging on Beacon in the middle of the night, but never on Comm. Ave. -- unless I need for some reasons head towards BC, where BC Police presence makes the area feel safer.)
When you analyze all that data (from that BRA’s Report #602-B), you will realize that all those characteristics that we have here contribute to the “empty streets” syndrome - though I don’t think it is as empty here as you think (except for late at night, or in the middle of storm, I never find Cleveland Circle empty). Considering a serious shortage of “places to go” in the Comm. Ave. corridor, people simply don’t have a reason to go out much.
However, keep in mind that Brookline too -- except for Beacon and Harvard Streets -- has little pedestrian traffic. I think people are simply short on time. With homes, careers, families, and other challenges (as well as the abundance of indoor entertainment), few folks can afford to take long/frequent walks.
So if you do compare Brighton streets to the South End or some other downtown area, no wonder it appears to you that we are nearly a ghost town. I think that the downtown areas tend to have a more outgoing population than the neighborhoods — for a variety of reasons (economic, demographic, access to lots of attractive cafes, bistros, restaurants, art galleries, boutique shops, theaters, etc.) Also, the architecture is more attractive there, and that also makes being outside more fun.
Brighton is a bedroom community (though perhaps too much so, in my opinion). Some people like it so much that they sabotage any new business that wants to take root here (under the pretext that it may serve alcohol — big wooptie-doo! (let them all serve alcohol, which would put all eating establishments on an equal economic footing).
Some Brighton people don’t go out because it costs money; others because there aren’t any great places to go to near home. The younger crowd does keep local bars in business (Roggie’s has plenty of customers every night; ditto for the Green Briar in Brighton Center, or Joshua Tree on Comm. Ave.). Young people also find their way to “hip” places in Brookline and downtown Boston — so when they are THERE, they are not HERE.
If you feel like it, also see this document http://www.cityofboston.gov/bra/pdf/ResearchPublications//pdr_566.pdf — in the bottom of page 7, you will see that A-B has the largest number of housing units of any Boston neighborhood. Nevertheless, on page 10, you will see that we have the second worst (after Fenway/Kenmore) Owner-Renter Composition. It means that people like holding property here, but they don’t like living here! (Scarcity of nice retail is only one reason; the glut of short-term rentals, which fosters “I don’t care” attitude is even more deadly.)
This neighborhood does need help — big time. I think we should be working hard to encourage quality retail establishments, as well as general beautification, to make the area more interesting and attractive for walking AND living. Ditto for North Allston.
People in North Allston should be united in fighting for a lot of quality, well-designed retail along the main streets — while keeping residential density under control (e.g., by demanding that larger units are built), so the area is also welcoming to more affluent homeowners -- and thus a balance and true economic diversity can be achieved. I pray for that area to become more like Brookline than the dense, but “dead” Comm. Ave. corridor from Chestnut Hill Ave. to Allston.
Also, how I yearn for a nice café with outdoor seating in Cleveland Circle (like Starbucks on Washington St. that has it in a recessed area in the front). The 332 Chestnut Hill Ave. development could provide that — but will it? when the developer is fixated on getting 58 apartments, and those two components often end up being in conflict. (We were supposed to have a café at the Waterworks, in the Museum building, but it got killed by the developer to protect the quality of life of the condo owners.)
Who will want to live long-term on the second floor above a café or a restaurant, and 12 feet away from the Chestnut Hill Ave. heavy vehicular traffic? This building should have offices on 2 stories above retail — just like 226 Harvard St. in Allston — but if the BRA is indifferent about it, we will get 58 apartments populated mostly with transients who will add nothing to this neighborhood except making it more congested than it is.
Fred, keep thinking and observing, and stay involved. Your conclusion about insufficient number of people killing our retail may have been mistaken, but you care about the neighborhood — and that is very much appreciated.
Best wishes,
Eva
However, I am sending the message below to all groups, including ABNF, because the subject (more general) is highly relevant to other parts of A-B, especially in North Allston where much new development will be taking place.
---------------------------------------------------
While talking about a couple of vacant stores on Chestnut Hill Ave. (near Chiswick/Embassy Rd.),
On 10/1/08 7:45 PM, "Fred Hapgood" <fhap...@pobox.com> wrote:
> You said it yourself: not enough street traffic.
> And there isn't. And it is not just a matter of Chestnut Hill Ave. I
> walk through Brighton Center almost every day, right in the middle of
> the day, and usually there is maybe a dozen people visible in all
> directions, sometimes fewer. Cleveland Circle is not much better.
> Compare to Davis Square in Somerville or Coolidge Corner or the core
> stretches of Green St. in Jamaica Plain or several other neighborhoods
> around Boston. Those are thriving neighborhoods.
> You can't tell me there is not a people problem here. If there are
> people here, where are they? I never see them.
> (...) the lack of people in this area is [a problem]
Fred,
You must believe me — I will prove it you farther down in this message -- the problem is NOT a lack of people, but rather poor economic diversity in large parts of A-B, and not enough small/medium-size high-quality, affordable retail space concentrated in a nice, accessible setting.
In rounded numbers (just for easy quoting), Allston-Brighton has a higher number of people per square mile (16,000) than: Dorchester (15,000), Roxbury (14,000), Mattapan (13,000), Jamaica Plain (12,000), Charlestown (11,000), South Boston (9,500), Roslindale (9,000), East Boston (8,500), West Roxbury (5,000) and Hyde Park (5,000).
Brookline, which you hail as a great example because of the vibrancy of Coolidge Corner, has only 8,500 residents per square mile.
What gives? I used to live in Brookline, and know that Brookline Economic Development people and the Chamber of Commerce work hard to attract small businesses/retail to Coolidge Corner, Brookline Village, and other town centers — while the Town Meeting members work equally hard to make sure that residential quality of life is protected (including preventing excessive density by respecting the zoning code). That provides a balance of interests.
By doing so (and by making sure that public schools excel), Brookline holds on to well-off and solidly middle-class residents (primarily home-owners) who can sustain those businesses. It doesn’t mean that their town is just for the rich; they have all economic strata.
In contrast, our politicians and development officials tend to think — wrongly -- that building more and more housing in the neighborhood (affordable or not) is the answer to everything. I think it’s primarily because they eagerly welcome residential developers who beat on their doors, and in some cases want to please labor unions. In that mistaken belief that more is better, the City rarely (if ever) makes an effort to force developers to build within zoning.
And so when our zoning is disregarded (which I admit is sometimes necessary), it is usually to build more housing, and not to create more affordable storefronts for small, vibrant businesses. The developers don’t care because residential is more more profitable to them.
Small retailers and business owners do not have money to hire well-connected lawyers and lobbyists who work the decision-making chain in City Hall. (The 332 Chestnut Hill Ave. developer has hired an entourage of such people in the hope of shoving that development that is definitely too big for the site down our throats.)
This part of Brighton is so overloaded with residential that we can’t even have the kind of critical mass of retail that they have in Coolidge Corner or along Harvard Street in Brookline — and it is that diverse grouping of retail establishments in close proximity that attracts most customers.
Your depressed commercial area near Chiswick Rd. is much closer to me than Coolidge Corner, but because it has so few businesses, and they are so unremarkable, I -- like most people -- never go there. So the area is caught in a vicious circle of “no customers --> no attractive stores --> no customers”.
Where are the people in Brighton? -- you ask (blaming their scarcity on the streets for storefront vacancies). When you are out walking your dogs (I often see you), “the working stiffs” are working, students are in classes, those who have money and time to shop are shopping in nearby towns -- and afterwards nearly everyone is doing chores and/or vegetating watching TV. Additionally, the big senior population that lives in the elderly housing projects near you tends to stay indoors.
We don’t have any street life around here — except for students walking in packs, or Orthodox families walking to temple on Sabbath — but that does not mean we don’t have enough people. This part of Brighton is among THE MOST densely populated neighborhoods in all of Boston!!
I know you are not going to take my word for it, so I went to the BRA website and found an official City publication that proves it beyond any doubt. Open this link (adjust magnification on your screen if you have trouble figuring out certain fields on the maps you will see):
http://www.cityofboston.gov/bra/pdf/ResearchPublications//Rpt602-B.pdf -- and go to page 10 of that document (“Population Distribution by Census Tracts”).
It has a map that shows our part of Brighton as densely populated as the Back Bay/Beacon Hill, Fenway/Kenmore, or the South End. (You know South End very well because you lived there before you moved here — so I think you can’t help, consciously or not, compare our neighborhood to that area).
On page 22 of that document, there is a map showing “Total Housing Units” -- and our area of Brighton is in the same league as the Back Bay, Beacon Hill, South End, Fenway (the eastern part of Allston is there too).
On page 16, you’ll see that the central part of Allston-Brighton (quite close to us) has a higher poverty rate than Mattapan. That disturbing “poverty pocket” is within a 10 minute walk of our homes, and inevitably affects the feel/character of Comm. Ave. between Sutherland and Warren Street.
On page 25, there is a map showing “Percentage of Owner-Occupied Units” (quite low here); on the very next page, “Percentage of Renter-Occupied Units” (quite high). There are also maps showing Median Household Income, Per Capita Income, Poverty Rate, etc.
Homeowner occupancy matters to the retail landscape, because on average homeowners are better off than renters, so they tens to spend more.
Just looking with your own eyes you can see that Comm. Ave. (unlike Beacon Street) does not have enough retail to entice people to walk there, and in some places (farther away from the Reservoir) feels neglected. A walk along Beacon St. in Brookline feels much more pleasant — and so you see many more people walking and jogging there. (I will go jogging on Beacon in the middle of the night, but never on Comm. Ave. -- unless I need for some reasons head towards BC, where BC Police presence makes the area feel safer.)
When you analyze all that data (from that BRA’s Report #602-B), you will realize that all those characteristics that we have here contribute to the “empty streets” syndrome - though I don’t think it is as empty here as you think (except for late at night, or in the middle of storm, I never find Cleveland Circle empty). Considering a serious shortage of “places to go” in the Comm. Ave. corridor, people simply don’t have a reason to go out much.
However, keep in mind that Brookline too -- except for Beacon and Harvard Streets -- has little pedestrian traffic. I think people are simply short on time. With homes, careers, families, and other challenges (as well as the abundance of indoor entertainment), few folks can afford to take long/frequent walks.
So if you do compare Brighton streets to the South End or some other downtown area, no wonder it appears to you that we are nearly a ghost town. I think that the downtown areas tend to have a more outgoing population than the neighborhoods — for a variety of reasons (economic, demographic, access to lots of attractive cafes, bistros, restaurants, art galleries, boutique shops, theaters, etc.) Also, the architecture is more attractive there, and that also makes being outside more fun.
Brighton is a bedroom community (though perhaps too much so, in my opinion). Some people like it so much that they sabotage any new business that wants to take root here (under the pretext that it may serve alcohol — big wooptie-doo! (let them all serve alcohol, which would put all eating establishments on an equal economic footing).
Some Brighton people don’t go out because it costs money; others because there aren’t any great places to go to near home. The younger crowd does keep local bars in business (Roggie’s has plenty of customers every night; ditto for the Green Briar in Brighton Center, or Joshua Tree on Comm. Ave.). Young people also find their way to “hip” places in Brookline and downtown Boston — so when they are THERE, they are not HERE.
If you feel like it, also see this document http://www.cityofboston.gov/bra/pdf/ResearchPublications//pdr_566.pdf — in the bottom of page 7, you will see that A-B has the largest number of housing units of any Boston neighborhood. Nevertheless, on page 10, you will see that we have the second worst (after Fenway/Kenmore) Owner-Renter Composition. It means that people like holding property here, but they don’t like living here! (Scarcity of nice retail is only one reason; the glut of short-term rentals, which fosters “I don’t care” attitude is even more deadly.)
This neighborhood does need help — big time. I think we should be working hard to encourage quality retail establishments, as well as general beautification, to make the area more interesting and attractive for walking AND living. Ditto for North Allston.
People in North Allston should be united in fighting for a lot of quality, well-designed retail along the main streets — while keeping residential density under control (e.g., by demanding that larger units are built), so the area is also welcoming to more affluent homeowners -- and thus a balance and true economic diversity can be achieved. I pray for that area to become more like Brookline than the dense, but “dead” Comm. Ave. corridor from Chestnut Hill Ave. to Allston.
Also, how I yearn for a nice café with outdoor seating in Cleveland Circle (like Starbucks on Washington St. that has it in a recessed area in the front). The 332 Chestnut Hill Ave. development could provide that — but will it? when the developer is fixated on getting 58 apartments, and those two components often end up being in conflict. (We were supposed to have a café at the Waterworks, in the Museum building, but it got killed by the developer to protect the quality of life of the condo owners.)
Who will want to live long-term on the second floor above a café or a restaurant, and 12 feet away from the Chestnut Hill Ave. heavy vehicular traffic? This building should have offices on 2 stories above retail — just like 226 Harvard St. in Allston — but if the BRA is indifferent about it, we will get 58 apartments populated mostly with transients who will add nothing to this neighborhood except making it more congested than it is.
Fred, keep thinking and observing, and stay involved. Your conclusion about insufficient number of people killing our retail may have been mistaken, but you care about the neighborhood — and that is very much appreciated.
Best wishes,
Eva
Eva Webster
Oct 3, 2008, 5:40:57 PM10/3/08
to AllstonBrighton2006, AB...@googlegroups.com
On 10/3/08 12:21 PM, <sab...@yahoo.com> wrote:
Wishing for all parts of Allston-Brighton to have economic diversity and integration — which is my position that I think I conveyed rather clearly — does not equal not wanting poor or moderate income people.
The problem is that income-wise, Allston-Brighton is segregated. With the exception of the Western part of the neighborhood, which is mostly in good shape, and some additional pockets here and there that got a ride from appreciating real estate in the last decade (and that may fall like house of cards), we do not have a balanced spectrum of wealth/incomes.
The opposite (a picture skewed towards more affluence) is true in many parts of Brookline — but if you criticize it over there, then you need to be consistent and see that we have the opposite problem in most of A-B.
A town that protects neighborhood property values is a smart town! (I’m hopeful that the City of Boston has learned that lesson too by now — after allowing itself to be a dumping ground for low-income everything, while the nearby suburbs skirted the responsibility to deal with that issue.)
Brookline knows the importance of keeping things, more or less, in healthy balance. The Brookline Housing Authority continues to manage (and they do it very well) a number of large, medium and small low-income housing projects. They even fund childcare programs and youth-mentoring services. Like Boston, the town requires affordable housing from developers of sizeable projects.
And the proof that they have diversity is in the pudding. As I do most of my shopping and walking in Brookline (due to the geography of where I live), I see lots of low-income immigrants (clearly local people) all the time, and other folks who do not seem to be any richer than average A-B folks.
With the amount of low-income housing that A-B already has (as well as some poor quality private housing), we are in no danger of losing our economic diversity even if well-to-do people started moving here en-masse (and we know there is no danger of that either).
If you took time to analyze census data showing household income figures in various census tracts in A-B, as I have done (I must admit that navigating the US Census website is not a piece of cake), you would see that throughout the entire neighborhood, high-income households are extremely rare (tiny percentages). Frankly, I was shocked by how low some of those figures are.
Maybe I’ll send a proof of that in a separate email, if I find time (I’ve got actual household income numbers for each of the 15 census tracts in A-B, but need to do some math on in order to figure out percentages of households in different income brackets).
to observe that we have larger areas characterized by poverty/low-income than Charlestown, South Boston, Jamaica Plain, West Roxbury, Roslindale, not to mention the Back Bay.
The sales of $300,000 condos do not indicate that we are getting any diversity of wealth here. With the development and renovation (as well as maintenance) costs being what they are, this is practically the lowest price you can pay for a market rate condo. Condos in that range sell well because the mortgage payments are competitive with rents.
I am not complaining that A-B has too many poor people — I just think that the neighborhood would be better off if the proportion in favor of the low-income groups was less striking. I believe in balance. We need more solidly middle-class and affluent people who are prepared to live here long-term. This would help us on many levels (politically, education, crime/safety, retail, neighborhood esthetics, etc.)
Of course, to raise average incomes across the board, we need middle-class friendly policies from Washington – but to attract some affluent residents from other Greater Boston communities (and make affluent towns accept more low-income people) is a local job. People here should be in agreement that this is a smart goal. Instead of resenting Brookline, let’s work to be not TOO different from Brookline.
I have nothing against poor people (was one of them myself two decades ago), but I want A-B residents and politicians to realize that they should be asking for city planning that aims to create true economic diversity and integration — not segregation. Economically, Allston-Brighton has made great strides in recent years (everyone can see that), but we’re still in danger of losing those gains — especially in a shaky economy -- if we are not careful with respect to our housing trends.
With all the students moving into dorms, we need to do everything in our power to change the image of Allston-Brighton, so we can attract and retain well-to-do people — for the sake of balance and brighter future.
Eva
> Also I feel a tone in this email that there shouldn't be any poor people orWhere did you get that? It reminds me of the McCain people accusing Obama of being unpatriotic — an offensive and untrue accusation. It’s like you choose to see what you want to see, not what actually is.
> even moderate income in this neighborhood as they don't fit in with some
> people's vision for the neighborhood.
Wishing for all parts of Allston-Brighton to have economic diversity and integration — which is my position that I think I conveyed rather clearly — does not equal not wanting poor or moderate income people.
The problem is that income-wise, Allston-Brighton is segregated. With the exception of the Western part of the neighborhood, which is mostly in good shape, and some additional pockets here and there that got a ride from appreciating real estate in the last decade (and that may fall like house of cards), we do not have a balanced spectrum of wealth/incomes.
The opposite (a picture skewed towards more affluence) is true in many parts of Brookline — but if you criticize it over there, then you need to be consistent and see that we have the opposite problem in most of A-B.
> I don't want AB to look like Brookline which has not reflected all economicSeems like you have a chip on your shoulder with respect to Brookline. They did not get rid of rent control by themselves -- rent control was defeated state-wide, not just there. If it continued, many properties would become run-down and impact the values of the nearby housing stock — causing an undesirable chain-reaction.
> strata since they got rid of rent control before that Brookline had many more
> low-moderate income residents most of them have been forced out by now.
A town that protects neighborhood property values is a smart town! (I’m hopeful that the City of Boston has learned that lesson too by now — after allowing itself to be a dumping ground for low-income everything, while the nearby suburbs skirted the responsibility to deal with that issue.)
Brookline knows the importance of keeping things, more or less, in healthy balance. The Brookline Housing Authority continues to manage (and they do it very well) a number of large, medium and small low-income housing projects. They even fund childcare programs and youth-mentoring services. Like Boston, the town requires affordable housing from developers of sizeable projects.
And the proof that they have diversity is in the pudding. As I do most of my shopping and walking in Brookline (due to the geography of where I live), I see lots of low-income immigrants (clearly local people) all the time, and other folks who do not seem to be any richer than average A-B folks.
We do not have ALL types (economically), Sarah. Household incomes (usually two earners) of $150,000 or more are extremely rare exceptions — according to the last US Census (let’s hope this has improved since then). Generally, where do you see evidence of affluence in A-B except for some individual houses that hard-working owners, fortunately, manage to maintain very well?
> This is very wrong we need all types of people who in any case are already
> here [in A-B].
With the amount of low-income housing that A-B already has (as well as some poor quality private housing), we are in no danger of losing our economic diversity even if well-to-do people started moving here en-masse (and we know there is no danger of that either).
If you took time to analyze census data showing household income figures in various census tracts in A-B, as I have done (I must admit that navigating the US Census website is not a piece of cake), you would see that throughout the entire neighborhood, high-income households are extremely rare (tiny percentages). Frankly, I was shocked by how low some of those figures are.
Maybe I’ll send a proof of that in a separate email, if I find time (I’ve got actual household income numbers for each of the 15 census tracts in A-B, but need to do some math on in order to figure out percentages of households in different income brackets).
> Allston Brighton is not more impoverished than Mattapan not with theJust see page 16 and 17 of this document http://www.cityofboston.gov/bra/pdf/ResearchPublications/Rpt602-B.pdf
> $300,000. condos selling like hot cakes to the young professionals.
to observe that we have larger areas characterized by poverty/low-income than Charlestown, South Boston, Jamaica Plain, West Roxbury, Roslindale, not to mention the Back Bay.
The sales of $300,000 condos do not indicate that we are getting any diversity of wealth here. With the development and renovation (as well as maintenance) costs being what they are, this is practically the lowest price you can pay for a market rate condo. Condos in that range sell well because the mortgage payments are competitive with rents.
I am not complaining that A-B has too many poor people — I just think that the neighborhood would be better off if the proportion in favor of the low-income groups was less striking. I believe in balance. We need more solidly middle-class and affluent people who are prepared to live here long-term. This would help us on many levels (politically, education, crime/safety, retail, neighborhood esthetics, etc.)
Of course, to raise average incomes across the board, we need middle-class friendly policies from Washington – but to attract some affluent residents from other Greater Boston communities (and make affluent towns accept more low-income people) is a local job. People here should be in agreement that this is a smart goal. Instead of resenting Brookline, let’s work to be not TOO different from Brookline.
I have nothing against poor people (was one of them myself two decades ago), but I want A-B residents and politicians to realize that they should be asking for city planning that aims to create true economic diversity and integration — not segregation. Economically, Allston-Brighton has made great strides in recent years (everyone can see that), but we’re still in danger of losing those gains — especially in a shaky economy -- if we are not careful with respect to our housing trends.
With all the students moving into dorms, we need to do everything in our power to change the image of Allston-Brighton, so we can attract and retain well-to-do people — for the sake of balance and brighter future.
Eva
Fred Hapgood
Oct 3, 2008, 7:40:54 PM10/3/08
to ABRA Group, BC_Neighb...@googlegroups.com, AllstonBrighton2006, AB...@googlegroups.com
> You must believe me ‹ I will prove it you farther down in this
> message -- the problem is NOT a lack of people, but rather poor
> economic diversity ....
When I walk the streets of AB -- which I do at all hours of the day, not
just the times you see me -- I feel the ghosts of a much larger street
population. I feel that if I could travel back to the Chestnut Hill
Ave. or the Brighton Center of a hundred or even fifty years ago I would
see tons of people walking around. I don't think Brighton Center would
have been built in the first place if all it had was the population that
is there now. It just looks like it "expects" more people.
Sometimes I can almost touch the difference. The Brighton Parade each
September has to be the remnant of something much more impressive, much
more exciting. Nobody would have bothered to organize what passes for
it today, with not much more than with a few handfuls of residents
watching politicians run around shaking hands. I bet anything that if
you could find a picture of the 1950 Brighton Parade Washington St.
would be packed. And, to extend the point, I bet that everyday photos of
Brighton Center and Cleveland Circle taken in 1950 or 1925 or 1900 would
show thriving, bustling, neighborhoods, views that would by contrast
make the same locations look pallid and vacant.
So the question is not just why are BC and CC so lifeless relative to
other city neighborhoods, though that is a good question. There is
also a problem over time, comparing them as they are now to the way
they were. The story that you have to focus on is not why Brighton
neighborhoods don't entice more visitors, because at one point they
had those visitors. What's interesting is why they lost them in the
first place.
I suppose the common sense answer is the automobile. To a first
approximation, cars wreck cities, since what defines a city is having
everything within walking distance. Once Brighton was a city like that,
but as people got cars and started to drive, we began to experience an
"inner city" effect right here. We hollowed out.
So is that the last word? I dunno. There are a lot of people who think
that various changes unfolding are going to make cars a lot less
attractive to drive. That might ratchet the density of functions -- the
number of different things you can do within a five minute walk -- up
considerably.
> Also, the architecture is more attractive there, and that also makes
> being outside more fun.
You'll notice that "more attractive" architecture includes hundreds of
mixed-use buildings, buildings with retail on the street and residences
above it. I can't imagine a city without mixed-use. You can't the right
densities -- the right ratio of densities -- without it. Not and keep
enough functions within walking distance.
> ... let them all serve alcohol, which would put all eating
> establishments on an equal economic footing.
I couldn't agree more. Now that is a community betterment initiative I
could really get behind.
Fred
http://www.BostonScienceAndEngineeringLectures.com
http://www.pobox.com/~fhapgood
Barbara
Oct 6, 2008, 5:14:15 PM10/6/08
to AllstonBrighton2006
An essential element for a vibrant business district is foot traffic--
which comes from creating livable communities with good public
transportation. However, I live close to Brighton Centre but still
walk to Allston to spend my dough. Why? Washington Street in
Brighton Centre has a direct East/West orientation that is unpleasant
to me and isn't going to change anytime soon. So keep planting those
trees (I'll wait) and consider focusing on becoming Boston's next
premier residential community. We certainly have unique and beautiful
housing, and many areas still have great tree canopy and yards but if
we don't make a long-range commitment as to who we want to be in 25
years, we'll just be another ricky-ticky drive through to Boston
(witness Market Street, Sparhawk Street, Murdock Street, and Winship
-- just floor it -- or allowing St. E's to build that blank yellow
brick wall..oh my).
My love to you all.
On Oct 2, 4:16 pm, Eva Webster <evawebs...@comcast.net> wrote:
> Note: Anyone on BCNF or AB2006 who is interested in issues concerning 332
> Chestnut Hill Ave. (or Cleveland Circle in general), please be advised that
> to avoid duplication, from now on this topic will be covered primarily just
> on the Aberdeen group -- aberdeen-brig...@googlegroups.com (to
> be included, please send an email to that address; all postings have an
> unsubscribe link if at any point you choose to opt out).
>
> However, I am sending the message below to all groups, including ABNF,
> because the subject (more general) is highly relevant to other parts of A-B,
> especially in North Allston where much new development will be taking place.
> ---------------------------------------------------
>
> While talking about a couple of vacant stores on Chestnut Hill Ave. (near
> Chiswick/Embassy Rd.),
> If you feel like it, also see this documenthttp://www.cityofboston.gov/bra/pdf/ResearchPublications//pdr_566.pdf‹ in
>
> read more »
which comes from creating livable communities with good public
transportation. However, I live close to Brighton Centre but still
walk to Allston to spend my dough. Why? Washington Street in
Brighton Centre has a direct East/West orientation that is unpleasant
to me and isn't going to change anytime soon. So keep planting those
trees (I'll wait) and consider focusing on becoming Boston's next
premier residential community. We certainly have unique and beautiful
housing, and many areas still have great tree canopy and yards but if
we don't make a long-range commitment as to who we want to be in 25
years, we'll just be another ricky-ticky drive through to Boston
(witness Market Street, Sparhawk Street, Murdock Street, and Winship
-- just floor it -- or allowing St. E's to build that blank yellow
brick wall..oh my).
My love to you all.
On Oct 2, 4:16 pm, Eva Webster <evawebs...@comcast.net> wrote:
> Note: Anyone on BCNF or AB2006 who is interested in issues concerning 332
> Chestnut Hill Ave. (or Cleveland Circle in general), please be advised that
> to avoid duplication, from now on this topic will be covered primarily just
> on the Aberdeen group -- aberdeen-brig...@googlegroups.com (to
> be included, please send an email to that address; all postings have an
> unsubscribe link if at any point you choose to opt out).
>
> However, I am sending the message below to all groups, including ABNF,
> because the subject (more general) is highly relevant to other parts of A-B,
> especially in North Allston where much new development will be taking place.
> ---------------------------------------------------
>
> While talking about a couple of vacant stores on Chestnut Hill Ave. (near
> Chiswick/Embassy Rd.),
> the bottom of page 7, you will see that A-B has the largest number of
> housing units of any Boston ...
>
> read more »
Barbara
Oct 6, 2008, 5:14:15 PM10/6/08
to AllstonBrighton2006
An essential element for a vibrant business district is foot traffic--
which comes from creating livable communities with good public
transportation. However, I live close to Brighton Centre but still
walk to Allston to spend my dough. Why? Washington Street in
Brighton Centre has a direct East/West orientation that is unpleasant
to me and isn't going to change anytime soon. So keep planting those
trees (I'll wait) and consider focusing on becoming Boston's next
premier residential community. We certainly have unique and beautiful
housing, and many areas still have great tree canopy and yards but if
we don't make a long-range commitment as to who we want to be in 25
years, we'll just be another ricky-ticky drive through to Boston
(witness Market Street, Sparhawk Street, Murdock Street, and Winship
-- just floor it -- or allowing St. E's to build that blank yellow
brick wall..oh my).
My love to you all.
On Oct 2, 4:16 pm, Eva Webster <evawebs...@comcast.net> wrote:
which comes from creating livable communities with good public
transportation. However, I live close to Brighton Centre but still
walk to Allston to spend my dough. Why? Washington Street in
Brighton Centre has a direct East/West orientation that is unpleasant
to me and isn't going to change anytime soon. So keep planting those
trees (I'll wait) and consider focusing on becoming Boston's next
premier residential community. We certainly have unique and beautiful
housing, and many areas still have great tree canopy and yards but if
we don't make a long-range commitment as to who we want to be in 25
years, we'll just be another ricky-ticky drive through to Boston
(witness Market Street, Sparhawk Street, Murdock Street, and Winship
-- just floor it -- or allowing St. E's to build that blank yellow
brick wall..oh my).
My love to you all.
On Oct 2, 4:16 pm, Eva Webster <evawebs...@comcast.net> wrote:
> Note: Anyone on BCNF or AB2006 who is interested in issues concerning 332
> Chestnut Hill Ave. (or Cleveland Circle in general), please be advised that
> to avoid duplication, from now on this topic will be covered primarily just
> on the Aberdeen group -- aberdeen-brig...@googlegroups.com (to
> be included, please send an email to that address; all postings have an
> unsubscribe link if at any point you choose to opt out).
>
> However, I am sending the message below to all groups, including ABNF,
> because the subject (more general) is highly relevant to other parts of A-B,
> especially in North Allston where much new development will be taking place.
> ---------------------------------------------------
>
> While talking about a couple of vacant stores on Chestnut Hill Ave. (near
> Chiswick/Embassy Rd.),
> Chestnut Hill Ave. (or Cleveland Circle in general), please be advised that
> to avoid duplication, from now on this topic will be covered primarily just
> on the Aberdeen group -- aberdeen-brig...@googlegroups.com (to
> be included, please send an email to that address; all postings have an
> unsubscribe link if at any point you choose to opt out).
>
> However, I am sending the message below to all groups, including ABNF,
> because the subject (more general) is highly relevant to other parts of A-B,
> especially in North Allston where much new development will be taking place.
> ---------------------------------------------------
>
> While talking about a couple of vacant stores on Chestnut Hill Ave. (near
> Chiswick/Embassy Rd.),
> the bottom of page 7, you will see that A-B has the largest number of
> housing units of any Boston ...
>
> read more »
Barbara
Oct 6, 2008, 5:14:15 PM10/6/08
to AllstonBrighton2006
An essential element for a vibrant business district is foot traffic--
which comes from creating livable communities with good public
transportation. However, I live close to Brighton Centre but still
walk to Allston to spend my dough. Why? Washington Street in
Brighton Centre has a direct East/West orientation that is unpleasant
to me and isn't going to change anytime soon. So keep planting those
trees (I'll wait) and consider focusing on becoming Boston's next
premier residential community. We certainly have unique and beautiful
housing, and many areas still have great tree canopy and yards but if
we don't make a long-range commitment as to who we want to be in 25
years, we'll just be another ricky-ticky drive through to Boston
(witness Market Street, Sparhawk Street, Murdock Street, and Winship
-- just floor it -- or allowing St. E's to build that blank yellow
brick wall..oh my).
My love to you all.
On Oct 2, 4:16 pm, Eva Webster <evawebs...@comcast.net> wrote:
which comes from creating livable communities with good public
transportation. However, I live close to Brighton Centre but still
walk to Allston to spend my dough. Why? Washington Street in
Brighton Centre has a direct East/West orientation that is unpleasant
to me and isn't going to change anytime soon. So keep planting those
trees (I'll wait) and consider focusing on becoming Boston's next
premier residential community. We certainly have unique and beautiful
housing, and many areas still have great tree canopy and yards but if
we don't make a long-range commitment as to who we want to be in 25
years, we'll just be another ricky-ticky drive through to Boston
(witness Market Street, Sparhawk Street, Murdock Street, and Winship
-- just floor it -- or allowing St. E's to build that blank yellow
brick wall..oh my).
My love to you all.
On Oct 2, 4:16 pm, Eva Webster <evawebs...@comcast.net> wrote:
> Note: Anyone on BCNF or AB2006 who is interested in issues concerning 332
> Chestnut Hill Ave. (or Cleveland Circle in general), please be advised that
> to avoid duplication, from now on this topic will be covered primarily just
> on the Aberdeen group -- aberdeen-brig...@googlegroups.com (to
> be included, please send an email to that address; all postings have an
> unsubscribe link if at any point you choose to opt out).
>
> However, I am sending the message below to all groups, including ABNF,
> because the subject (more general) is highly relevant to other parts of A-B,
> especially in North Allston where much new development will be taking place.
> ---------------------------------------------------
>
> While talking about a couple of vacant stores on Chestnut Hill Ave. (near
> Chiswick/Embassy Rd.),
> Chestnut Hill Ave. (or Cleveland Circle in general), please be advised that
> to avoid duplication, from now on this topic will be covered primarily just
> on the Aberdeen group -- aberdeen-brig...@googlegroups.com (to
> be included, please send an email to that address; all postings have an
> unsubscribe link if at any point you choose to opt out).
>
> However, I am sending the message below to all groups, including ABNF,
> because the subject (more general) is highly relevant to other parts of A-B,
> especially in North Allston where much new development will be taking place.
> ---------------------------------------------------
>
> While talking about a couple of vacant stores on Chestnut Hill Ave. (near
> Chiswick/Embassy Rd.),
> the bottom of page 7, you will see that A-B has the largest number of
> housing units of any Boston ...
>
> read more »
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