Vol. 4, No. 15
November 18, 2004
Contents
1) LINKAGE FEE VICTORY!
On Tuesday, November 9, the Board of Aldermen voted unanimously to amend the Somerville
Zoning Ordinance by increasing our "linkage fee" (technically, "project mitigation contribution")
from $2.60 per square foot to $3.91 per square foot, for each square foot of commercial
development above the threshold amount of 30,000 square feet. These fees will be paid into the
city's Affordable Housing Trust Fund, and paid out, at the discretion of the Fund's Trustees,
to support affordable housing initiatives.
A year previously, I sponsored a proposal to increase the Linkage fee, which, despite the
unanimous recommendation of the Planning Board, was derailed into "further study." This year,
the Planning Board again unanimously approved the increase, as did the Aldermen's Committee
on Legislative Matters, prior to the vote of the full Board. I would be remiss if I did not mention
the tireless efforts of Somerville's Affordable Housing Organizing Committee (AHOC), which
helped to bring the Linkage Fee increase to a favorable vote.
What are Linkage Fees, Exactly?
Linkage fees are monies which local laws require commercial developers to contribute to the
provision of affordable housing in the communities where they build. They exist in most
communities, and are considered by developers to be part of the cost of doing business. Boston's
current Linkage fee is over $10 per square foot, for instance.
Linkage fees have been held lawful because of the demonstrable link between commercial
development and the housing market. Commercial development creates local employment - a
very good thing. Those employment opportunities, however, increase demand for housing in
communities where the jobs are - by workers in those jobs, using the wages that they earn.
In Somerville, for instance, most recent - and projected - commercial development is in the retail
sector. Wages for almost half of such employees are under $26,000 a year; almost all workers
employed in this sector earn under $35,000 a year. Even if less than 6% of these retail workers
try to locate housing in Somerville, 71 new affordable units will be needed, even adjusted for
multiple-earner households. (Data from the June 2003, "Nexus" study conducted for Somerville
by Karl F. Seidman Consulting Services.)
Doesn't Somerville Have Enough Affordable Housing Already?
Or, Why I Believe in Public Support for Affordable Housing
Somerville does have a lot of housing, especially in proportion to other land uses, such as
commercial enterprises and open space. The problem with our housing supply is its cost,
especially as real estate values escalate, and more modest, decent apartments are transformed
into luxury condominiums. While Somerville needs and deserves improved mass transit,
improvements like the Green Line extension will further increase the desirability and value of
Somerville real estate.
Many people in Massachusetts are looking forward with great interest to the upcoming release
of regulations to implement Chapter 40R of the General Laws, the state's new "Smart Growth"
statute. The "Smart Growth" philosophy encourages increased densities of development around
mass transit nodes ("transit oriented development, or TOD, in the planners' lexicon), among
other policies. Some see adoption of new state programs that create incentives for increasing
allowable residential densities as the key to gaining state investment in improved transit for
Somerville.
I have long advocated for better transit in Somerville, and do not agree with those who think that
fighting transit will save Somerville from "gentrification." We do, however, need to keep
balance in our city - to preserve the quality of life in existing neighborhoods, and to encourage
commercial development as we allow more residential units to be built. It is also essential to the
soul of Somerville that it remain home to old timers as well as newcomers, to people of modest
means as well as the well-to-do, and to families as well as singles.
To achieve good balance for our future, we need to start planning now, in pace with the forces
of change. At a Harvard conference last year on the state's new "Smart Growth" initiatives,
titled "The "D" Word: Density," Stephanie Pollack of the Conservation Law Foundation (she
has since left CLF) remarked that, even in communities that welcome Transit Oriented
Development, with its increased densities of buildings and people, "you have to be concerned
about the other "D" word: displacement."
As Somerville is changing, the real estate speculators are making their plans accordingly.
Change can bring us much good provided there is good planning that provides for and relies on
community input into the extent, rate, and geographic location of changes in the landscape of
our city. We need such a community process, just as we need a diversity of affordable housing
options in Somerville, as dual bulwarks against the forces of displacement.
2) GANG ORDINANCE WITHDRAWN IN BOSTON
In response to the state legislature's passage of a Home Rule Petition authorizing adoption of
a "Gang Loitering Ordinance" in Somerville, City Councilor Paul Scapicchio introduced the
same legislation in Boston, a city with a demonstrably serious gang problem. The Boston City
Council held a public hearing on the proposal on November 4, 2004, at which, the Boston Globe
reported, "Police, civil liberties activists, community leaders, and youths from several Boston
neighborhoods blasted [the proposal], calling it racist and useless in curbing violence."
"Police Superintendent Paul Joyce, who heads the Department's Youth Strike Force, said the
ordinance would do little to curb violence in the city. He said such a law would set Boston
police policies back 20 years.... Councilor Paul J. Scapicchio later withdrew the proposal."
(Boston Globe, Nov. 5, 2004).
The press seems not to have asked Somerville officials for
comment on Boston's reaction to the Gang Loitering Ordinance.
3) ARMORY REDEVELOPMENT UPDATE
The Somerville Zoning Board of Appeals (ZBA) met on Wednesday, November 10, to take
public testimony on the proposal of Joseph and Nabil Sater to redevelop the Armory on Highland
Avenue as an arts center. Public testimony at the hearing was weighted toward conditional
approval, rather than outright opposition. Neighbors are concerned about adequacy of parking,
levels of noise, and the impacts of having a cafe and performance space in a primarily residential
neighborhood.
The ZBA did not vote on the requested Special Permits that night, saying they would not vote
until Rizzo Associates had completed the Traffic Study they required. The study was not
complete as of 11/15, and the Board is scheduled to take up the matter again on Monday, 11/22,
at 6 pm in City Hall. Joseph Sater testified that the state is requiring him to close on the Armory
property on Nov. 30, 2004.
4) LOWELL STREET BRIDGE STATUS
Thanks to State Representative Pat Jehlen, who has pushed Mass. Highway to show progress on
the Lowell Street Bridge, and who circulated in her newsletter the following report on our
November 4, 2004 meeting with Mass. Highway officials:
"As you may remember, I called a meeting on Sept. 28 with the state Highway Department to
have them answer questions about the construction of the Lowell Street bridge. At that time,
they said that construction would begin in 2 - 3 weeks, but that during the year and a half of
construction there would be no pedestrian access. The large and vocal audience was extremely
disappointed in this news, and said they wanted pedestrian access, night demolition work (due
to the active rail lines), and adequate lighting.
I wrote to Commissioner Cogliano on Oct. 4
requesting a meeting to pursue these concerns. I referred to Alderman Provost's notes from a
December 2001 meeting where neighbors told the Highway Department that pedestrian access
and lighting were key concerns.
Needless to say, construction did not start in 2 - 3 weeks, but
when I called to find out why, I learned that Commr. Cogliano had been in Somerville that day
with his staff to discuss pedestrian access.
Last week, Sen. Shannon, Mayor Curtatone and I,
along with city DPW staff, met with Cogliano and his staff. He agreed to build ramps and a
temporary bridge so pedestrian access can be maintained during construction. The frustrating
thing is that this postpones construction for several months, and it now won't begin until late
winter or spring. However, I am pleased that the Highway Department did listen to the concerns
of neighbors."
5) WHAT'S GOING ON BEHIND CITY HALL?
Some people have wondered about the mysterious earthworks in the area along School Street
between the bridge and the parking area behind City Hall. When I noticed it, I asked our
Commissioner of Public Works what was happening. He told me that it was the contractor for
Mass. Highway restoring the site to its pre-bridge construction condition - not the first time that
the Commissioner has given me information which later proved to be utterly untrue.
The truth is rather more interesting than Commissioner Koty's explanation. The site "is being
developed as the city's eco-demonstration project (working name), an outdoor laboratory for the
testing and demonstration of landscape technologies and environmental science...." says
Landscape Architect Chris Reed. The project is being conducted by a partnership of the City of
Somerville, Stoss, a landscape architecture firm in Boston, of which Reed is a principal, and the
Center for Technology and Environment at Harvard.
Initial funding for the project came from the Boston Society of Architects' Design Research
Grant Program. A longer term plan for "a high school eco-lab on the hillside" is in the works,
and seeking further grant funding.
For more information, contact Sherri Geldersma at 617-625-6600, or
sgeldersma@ci.somerville.ma.us
6) SEND YOUR KID TO MIT -IT'S A BARGAIN!
Despite its proximity, Tufts University does not provide much in the way of educational
resources to Somerville's school age population. Harvard may or may not know that Somerville
exists. The biggest educational treasure chest open to Somerville kids, in my humble opinion,
is that on offer at our modest, hardworking neighbor to the south - the Massachusetts Institute
of Technology.
IMMEDIATE OPPORTUNITY!
This weekend, November 20 and 21, is MIT's annual SPLASH program, so called because it
allows kids to take a quick dive into a variety of subjects that interest them. Offered on campus,
and taught mostly by MIT students, professors and alumni, MIT's Educational Studies Program
(ESP) is "a weekend-long extravaganza" of almost 200 lectures, workshops, and seminars," each
about 2 hours long, for students from grades 6 to 12 (age ranges vary from class to class, of
course). Curious young minds can sample such delights as: Algebraic Number Theory,
Introduction to Russian Literature, Robot Vision, Decisive Battles in History, Elementary
Calculus, How the Brain Works, A Brief Survey of Particle Physics, and an Introduction to
Sorting Algorithms.
Those feeling creative can try out Website Design, Dragon Drawing, or Duct Tape 101. For the
physically energetic, there are introductions to Tae Kwan Do, Yoga, or Belly Dancing. The
ambitious can sample College Application Strategy, How to Run an Economy, or role-play a
world leader in CRISIS 2005, "a political-military-economic simulation of world affairs," in its
16th year of evolution at MIT.
Think you can't afford to give your young ones an opportunity like this one? Think again! This
feast for the intellect costs $20 for the weekend - up to 8 courses - for those who pre-register,
and $30 for day-of registration. Call 617-253-4882 for more information, or go straight to the
Splash website.
Other Opportunities at MIT
Every spring, the Educational Studies Program (ESP) at MIT offers another dazzling educational
program, High School Special Studies (HSSP). Conducted for a full ten-week term, this program
offers classes on Saturdays - as many as an avid student cares to schedule. Last year's course
catalogue includes: What's Cool with Computer Science, Intermediate and Advanced Chess
Tactics, Origami, How Poetry Works, Playreading from Contemporary American Theater,
Introduction to Mandarin Chinese, Mathematical Intuition, Genetics, and Urban Planning &
Community Organizing (these are just a few of the courses listed).
Like SPLASH, HSSP is highly affordable. It is also offered during the summer. MIT ESP also
does SAT preparation classes. It's almost too good to be true - and so close - if only that darn
Spring Hill bus ran on weekends, it would be just about perfect!
Check out the website.
7) A “MID-EAST PEACE PROCESS” - IN SOMERVILLE?
"The legislative process does not really allow for community building," said a constituent to me
recently. Quite an understatement. I can remember so many years of going to public hearings,
and having to sign in as being either "For" or "Against," some proposition, and mostly wanting
that unavailable option, "A Better Approach."
When it's time to vote, the choice is typically a binary one. The Divestment Resolution, which
recently came before the Board of Aldermen, emerged in a context of impending vote, creating
an atmosphere of urgency and polarization. I am immensely grateful to Abby Yanow for her
generous and caring response to the concern and distress generated by the Resolution:
The Divestment issue has divided our community, and it's important for us to have a healing
process - a place and time to discuss this issue in a safe environment. We need to listen and to
try to understand the feelings and thoughts this issue evokes, without trying to convince one
another of the rightness of our opinion. Please join us for a discussion in which ground rules
will be established, and an atmosphere of safety and respect will be the primary consideration
in discussing this issue. Abby Yanow is offering to facilitate these conversations - she is an
experienced facilitator who has moderated similar conversations on this issue. If you're
interested in participating, please contact Abby at
abbyyanow@hotmail.com.
copyright 2004 Denise Provost
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