Roxbury Developments

Beton Brut

Senior Member
Joined
May 25, 2006
Messages
4,284
Reaction score
6
The Early College Academy is a very handsome building, though the landscaping is sorely inadequate to soften the strong lines of the facade.
 

Brad Plaid

Active Member
Joined
Jan 17, 2013
Messages
947
Reaction score
7
There seems to be no attempt to save or renovate anything at all from the many projects that have been rebuilt in the past 10-15 years. It's all clearcut bulldozing, just like the West End.
 

HenryAlan

Senior Member
Joined
Dec 15, 2009
Messages
2,089
Reaction score
42
There seems to be no attempt to save or renovate anything at all from the many projects that have been rebuilt in the past 10-15 years. It's all clearcut bulldozing, just like the West End.
While this is true, in almost every case, the replacement has been more outwardly integrated with the surrounding community. Many of these projects when built suffered from the same urban development theories that led to Charles River park and other West End atrocities. The tear down and rebuilds we are seeing now tend to correct the mistake.
 

Brad Plaid

Active Member
Joined
Jan 17, 2013
Messages
947
Reaction score
7
While this is true, in almost every case, the replacement has been more outwardly integrated with the surrounding community. Many of these projects when built suffered from the same urban development theories that led to Charles River park and other West End atrocities. The tear down and rebuilds we are seeing now tend to correct the mistake.
In this particular case two 8 story towers are being ripped down. They are (were) a significant existing resource that could have been renovated (presumably it would have been cheaper, maybe significantly cheaper, than a fresh build). The new dense and integrated construction could then have been built around them. Is a full bulldoze the best use of taxpayer money?
 

cca

Senior Member
Joined
Aug 19, 2008
Messages
1,408
Reaction score
10
Hard to read. Bad set of choices, a quick mock up could have proven this out.

cca
 

stick n move

Senior Member
Joined
Oct 14, 2009
Messages
6,217
Reaction score
231


“As the city grapples with Roxbury’s future, a local developer has proposed a residential hub for teachers on a dormant city parcel in Dudley Square.

“Teachers Place” — one of four proposals under consideration — envisions an enclave of “like-minded” educators, artists, and other city workers on the site at the old police station at Dudley and Warren streets, said the developer and city officials.”

https://www.bostonglobe.com/metro/2019/04/17/developer-proposes-enclave-for-teachers-dudley-square/tPz19IISOIiB3He1jTGH3N/story.html
 

TomOfBoston

Active Member
Joined
Mar 29, 2007
Messages
801
Reaction score
7
There seems to be no attempt to save or renovate anything at all from the many projects that have been rebuilt in the past 10-15 years. It's all clearcut bulldozing, just like the West End.
The housing projects from that era have become so completely associated with crime and family dysfunction that their demolition is necessary.
 

JumboBuc

Senior Member
Joined
Jun 26, 2013
Messages
2,015
Reaction score
64


“As the city grapples with Roxbury’s future, a local developer has proposed a residential hub for teachers on a dormant city parcel in Dudley Square.

“Teachers Place” — one of four proposals under consideration — envisions an enclave of “like-minded” educators, artists, and other city workers on the site at the old police station at Dudley and Warren streets, said the developer and city officials.”

https://www.bostonglobe.com/metro/2019/04/17/developer-proposes-enclave-for-teachers-dudley-square/tPz19IISOIiB3He1jTGH3N/story.html
From the article: "rents in [the] proposal would start at $893 monthly and condo sale prices at $147,100" and the development will "target schools, teachers’ unions, and other groups to 'pre-market' the housing units to those working in education." Also from the article: "Boston public schools teachers make an average of $91,000 annually, school officials said."

From Boston's Income, Asset, and Price Limits a $893 monthly one-bedroom is between 40 and 50 percent AMI, corresponding with an income of about $35k. The average teacher salary of $91k is a bit over 120 percent AMI, corresponding with a one-bedroom monthly rent of about $2,250 (All calculations assume a one person household).

Yes averages don't tell you everything, multi-person households complicate matters further, and plenty of education workers make way less than BPS teachers do, but there is a clear mismatch here between the stated target tenants ("Teachers Place") and the stated prices. Either most teachers won't qualify to live here or most rents will be significantly above (like, 2x to 3x) the publicized "starting" rents.
 

fattony

Senior Member
Joined
Jan 28, 2013
Messages
1,882
Reaction score
3
From the article: "rents in [the] proposal would start at $893 monthly and condo sale prices at $147,100" and the development will "target schools, teachers’ unions, and other groups to 'pre-market' the housing units to those working in education." Also from the article: "Boston public schools teachers make an average of $91,000 annually, school officials said."

From Boston's Income, Asset, and Price Limits a $893 monthly one-bedroom is between 40 and 50 percent AMI, corresponding with an income of about $35k. The average teacher salary of $91k is a bit over 120 percent AMI, corresponding with a one-bedroom monthly rent of about $2,250 (All calculations assume a one person household).

Yes averages don't tell you everything, multi-person households complicate matters further, and plenty of education workers make way less than BPS teachers do, but there is a clear mismatch here between the stated target tenants ("Teachers Place") and the stated prices. Either most teachers won't qualify to live here or most rents will be significantly above (like, 2x to 3x) the publicized "starting" rents.
Thanks for the legwork looking up those guidelines. $91k salary doesn't sound like someone who needs financial assistance. Its hard to believe that is the AVERAGE salary BPS. Is there a huge cohort of 30 year veterans propping up the average? Anyway, there are certainly young new teachers with lower salaries who will qualify for assistance. I don't think BPS starts as low as $35k though.
 

JumboBuc

Senior Member
Joined
Jun 26, 2013
Messages
2,015
Reaction score
64
Thanks for the legwork looking up those guidelines. $91k salary doesn't sound like someone who needs financial assistance. Its hard to believe that is the AVERAGE salary BPS. Is there a huge cohort of 30 year veterans propping up the average? Anyway, there are certainly young new teachers with lower salaries who will qualify for assistance. I don't think BPS starts as low as $35k though.
Yeah, I don't have the time to dig through all the paperwork and details, but it looks from here and here like the base salary for a first-year teacher with a bachelors was $60,126 as of last year (PDF p. 8). It looks like you get into the 90k range around year eight, or sooner if you have an advanced degree (e.g., a M.Ed which is a degree a bunch of teachers I know have earned in-person or online in a year or two). So if you start teaching after undergrad, that's late-20s/early-30s.

I have friends who work at BPS, and they all acknowledge that BPS pay is very generous. Other schools and districts (e.g., charters and private schools) pay significantly less. It's not uncommon for a teacher to move from a charter or private school to a BPS school and more than double his or her salary.
 
Last edited:

DAVE

Active Member
Joined
Jul 16, 2015
Messages
174
Reaction score
22
Does anyone else find vertical orientation of signage to be annoying, and in this particular case, even harder to read against that background?
Never go to the town of Norfolk. All the street signs are read this way on skinny white poles. I delivered pizzas to Norfolk a lot before I had a smartphone or gps in my car, and had many late nights frustrated trying to read streetsigns.
 

curcuas

Active Member
Joined
Feb 11, 2015
Messages
285
Reaction score
4
I find it odd that the City is trying to find ways to only build extremely affordable housing in Dudley, when the business owners there are clamoring for residents with more disposable income to spend there.

It seems natural to allow lots of market rate and use tax $$ to preserve extent affordable housing instead of the reverse...
 

bakgwailo

Active Member
Joined
Apr 15, 2016
Messages
880
Reaction score
2
I find it odd that the City is trying to find ways to only build extremely affordable housing in Dudley, when the business owners there are clamoring for residents with more disposable income to spend there.

It seems natural to allow lots of market rate and use tax $$ to preserve extent affordable housing instead of the reverse...
Yeah, it is strange that a lot of the affordable housing being built is ending up in Roxbury/Dot/Mattapan.
 

Suffolk 83

Senior Member
Joined
Nov 14, 2007
Messages
2,183
Reaction score
22
Yea that's really "strange"! Like this stuff hasn't been happening for eons in this city and every other corner of America
 

curcuas

Active Member
Joined
Feb 11, 2015
Messages
285
Reaction score
4
Yeah, it is strange that a lot of the affordable housing being built is ending up in Roxbury/Dot/Mattapan.
IZ is not a great program in that it taxes development, which itself is what alleviates the housing crisis, in order to promote affordable housing. Far better would be tax all property owners.

That said, the key benefit of IZ is integration. Allowing affordable housing to be built in already poor neighborhoods is entrenching segregation. Putting it in new construction promotes integration and mobility.
 

TomOfBoston

Active Member
Joined
Mar 29, 2007
Messages
801
Reaction score
7
IZ is not a great program in that it taxes development, which itself is what alleviates the housing crisis, in order to promote affordable housing. Far better would be tax all property owners.

That said, the key benefit of IZ is integration. Allowing affordable housing to be built in already poor neighborhoods is entrenching segregation. Putting it in new construction promotes integration and mobility.
Except the liberal, Trump hating middle and high income neighborhoods would vehemently oppose it. They would cite environmental and traffic concerns though so as not to sound racist.
 

Top