Thank you to everyone who came to the abutters meeting sponsored by the Mayor’s Office of Neighborhood Services on Monday, February 4, 2019 about 37 Royal Street. 

For those that did not come, I am a neighbor on Royal Street.  I live at 47 Royal Street, with my wife Victoria and our 4-year-old daughter.  These are my own opinions, and I am not advocating for any group or special interest.

I am writing to remind everyone, that anyone in the neighborhood, regardless of your owner or renter, or even temporary status, can have a huge impact on this proposed project at 37 Royal Street. 

Numbers of people on the street have told me in the past, that they thought they had no say in these matters, but the fact is that you do.  Your voice matters as much as anyone’s, and it matters far more than the developer’s voice.

This new 37 Royal Street project is put together by out-of-town investors, whose primary interest is to pull $1 Million in equity from Royal Street, in exchange for developing out the only deeded green space on the street.

These investors and developers are asking for variances from the city.  This means, what they want to do is not allowed by zoning code, and neighbors can prevent it if they object, or support the variances if they approve. 

Variances are not granted automatically, so if neighbors protest, the variances likely won’t be granted at all.   Sometimes, the voice of just one neighbor will change the direction of the whole project.

On the flip side, if nobody speaks up at all, the zoning board, neighborhood groups, and the BPDA will likely approve the plans, and allow the project the way the investors and developers want it to be.

Realizing that Allston homes are unaffordable for families, that there is a housing shortage, and that people ultimately need a nice place to live; increased density is required to sustain the neighborhood restaurants, and stores that are opening now and to keep our neighborhood thriving.

I am hoping neighbors will join me in voicing their own opinion to the city, and the neighborhood forces.  From the last meeting, it was very interesting to see the differences in opinion between neighbors on design and layout, and listen to all of the concerns.

I am going to outline my own view of the proposal and offer my own opinions, as well as an avenue for you, and your neighbors, family, roommates, and friends to have your voice heard.

In a nutshell, the investor can renovate the house by right, without neighborhood approval, but just about anything else will require variances, which means it needs your approval.  Your silence, if offered instead, will be considered your approval by the city.

Please reach out to me and I can start a Royal Street real email list.  (The list that was circulated at the meeting was given to the developer, and will likely not be able to work as a list for a forum.)

There will also be a meeting held this month TBD about a major redevelopment of the parking lot at 500 Lincoln Street.  I can update you on this as well if you are on the list.

You can reach me at
richard@lowerallston.com
Richard Rogers
47 Royal Street, Allston, MA 02134

The original property is a 2 family house built on a lot that is too small for even a 2 family house. Zoning requires 5,000 square feet and that house is built on 3,390 sq ft.   This is not unusual for the neighborhood.

Next to the house is a lot. Separately deeded as UNUSABLE LAND
“132 - Other Residential / RES LAND (UNUSABLE)”

The unusable land is a total of 3,453 sq ft

Because of this classification, UNUSABLE it enjoys a tax bill of just $449 per year, and anchors Royal Street with open space and trees, and provides a beautiful yard for families and children to play.

To build additional units, (more than 2) the owner would need to combine these lots to make one big lot. 

The previous owners were owner occupants for 52 years, and said they tried to build, and combine the lots so they could stay in the neighborhood, but were unsuccessful in their attempts.

This new investor wants to eliminate the open space, combine the lots to make one building lot and 'no green space' lot, and then build 3-huge 4 story townhouse units, even though with the combined lots, still only 2 units are allowed under current zoning.

These owners are 4 out of town investor buddies, residing in the US and China:
1        TANG LING
2        LIU HUAFEN
3        ZHANG SONG
4        TIAN WANG-NI

Completing this project could mean they pocket about $1 Million from developing out Royal Street’s green space. 

When they leave Royal Street with this big bag of money, and when they are gone, there will be no opportunity to get back the open space on the corner, or the setback from the street. 

These investors will likely leave behind un-affordable townhouses that will be bought by investors, and rented out to students.

Once the back yard is paved over, and they cut down the only grove of trees, if families do move in, there will be no green grassy yard for their kids to play.

 

Because this is not our own Allston neighbor proposing this project; or a new owner occupant ready to move to Royal Street to start a family and rent out one unit; or even a neighborhood organization that is proposing this development, but instead a group of outside investors, it is important not to settle for less in any way.

To get approved for these variances, some of them being:

• Increased height
  they want 4 stories and to exceed the maximum 35' height for the neighborhood
• Combining the lots to eliminate green space
  they want to convert the existing UNUSABLE LOT to a building lot
• Inadequate setback
  they want to build too close to the street and too close to houses next to them.
  

Someone else could still build out 2 large units in a gut renovation of this house, or put up just 2 beautiful townhouses with enough land for kids to play, and they would have at least a $¼ million in equity or more when complete.

This type of gain would be enough profit for most people. It would create a great place to bring up a family, with the ability to rent out one unit by the owner and have a nice equity cushion.

The current absentee owner investors want to combine the lots and take away the UN-USABLE STATUS on the green space forever.    

If these owners cannot get approval for the 3 units, they will likely resell the property to a more reasonable developer, and still pocket a huge short term gain. Enough to set most people up with real retirement account. 

Giving Back:
How can the new investor owners give back in exchange for neighborhood support of their variances? 
How can Royal Street and Lower Allston be compensated for the lost green space?
How about giving back some of what they are taking from the neighborhood?

How about requiring the owner to :

• Make the new building beautiful
• Make it conform to (not exceed) height restrictions
• Add iron (not chain link or hollow aluminum fences to the design)
• Eliminate the yard parking but still keep the 2 parking per unit ratio by
  increasing all garages to be 2 car garages.
• Use stone (granite) or brick or other quality hardscape rather than asphalt or concrete for surfaces.
• Ensure garage maneuverability so garages are not ultimately used for storage or converted to living space
  - Do this by adding lots of storage. Perhaps consider full basements for proper storage and mechanicals rather than building on a slab.

AND OF COURSE - If a 3rd unit is to be allowed, it should be deed restricted for Owner Occupancy [ask for more info on this if you need it].

This ensures that at least one of the 3 units will always be occupied by the owner, making the development more stable and sustainable, and less likely to have problem rentals.

I would hope people in the neighborhood would either outright object to the construction of the 3rd unit, or to insist that if there is a 3rd unit it must be deed restricted to owner occupied.

"NEW OWNER HAS A PROBLEM PROPERTY"

37 Royal Street Citations

• The owner has what is classified as a PROBLEM PROPERTY where it is cited regularly by the city's Inspectional Services Department for litter, uncut grass, yard parking, and other violations that are propagated by the owner. This owner was cited at least 6 times since buying the house.
• The owner has not  posted contact info as required by the city
• The only reason the yard has been cleaned up at all is that neighbors have helped with this. 
• The new owner has left the grass un-cut, and the property in poor condition for months.
• There are currently tenants living in the house, even though it is technically uninhabitable, and is full of peeling lead paint, asbestos and other hazards such as poor air quality. 
• Basic maintenance has not been performed on the property such as securing loose exterior tiles, fixing broken stairs and so on.

"NEW OWNER CREATED ILLEGAL PARKING"

37 Royal Street Citations

With all of that money being taken out of Royal Street, let's work on keeping some of it here! 
 

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Here is what I will propose when I write my own letters:

The current owner and developer should not be allowed to combine the lots and eliminate the deed restricted green space, in order to build a third townhouse, unless that third townhouse is itself deed restricted as owner occupied, or some other significant and ever-lasting off-set for Royal Street that will contribute to the enjoyment of all residents, such as burying the utilities for the entire street.

Without the deed restriction, at least on the 3rd townhouse, only two units should be allowed and they should be developed on the existing parcel without combining the lots so the unusable lot can remain green space. 

If the developer agrees to deed restrict the third townhouse as owner occupied, and the development proceeds as 3 townhouses, the following conditions should be met:

- The buildings should use all high quality materials and NO VINYL SIDING

- The project should be redesigned to fit in with the more traditional architecture of the neighborhood   

- The rooflines should match the direction of the roofs on Royal Street or be a flat roof. Not the opposite.

- The new construction exterior preference is for red brick to match the existing brick on Royal Street,
   or if of a different material, the color scheme should be other than grey, beige or white.

- The setback will be examined to allow for the MAXIMUM practical setback.

- At least one tree must be planted for every tree cut down with a 5 year warrantee on new plantings.

- The developer should commit to a cast iron fence (not vinyl, wood, plastic, aluminum or low quality)

- The design to pave the back yard or create outdoor parking should be eliminated.

- All parking (2 cars per unit) should be inside.

- Developer should commit to a Monday to Friday construction schedule with no Saturday work

- Developer should not use resident parking for his construction vehicles

- Developer to provide details on asbestos abatement to neighborhood before demolition begins

- Developer to maintain direct line of communication with the neighborhood regarding disruption.
 

Write one good letter and copy it to these people or groups:

Write a letter to Conor Newman connor.newman@boston.gov
Write a letter or cc the BPDA under zoning http://www.bostonplans.org/about-us/contact-us
Write to the Allston Civic Association: http://www.allstoncivicassociation.org/contact.html
Write to the Brighton Allston Improvement Assoc: bela@mail.com
Write to our City Councilor Mark Ciommo: MARK.CIOMMO@BOSTON.GOV
Write directly to the owner who is living in the US: tang66ling@gmail.com  

All of these people / groups will likely go on record at the ZONING BOARD OF APPEALS hearing where this project will ultimately be approved or denied.

Also write to or cc the ZONING BOARD OF APPEALS: jeffrey.hampton.bra@cityofboston.gov

If you are very passionate about this project and want to, you can also go to each of these meetings as they come up, and speak on behalf of your interests and opinions.

You can go to the ZONING BOARD OF APPEALS HEARING <--

This will be March 26, 2019 at 9:30 a.m.
   - When this project is called, briefly state why you support or don't support the project
       YOUR COMMENTS IN WRITING AND AT THIS MEETING
         WILL MAKE ALL THE DIFFERENCE

- Let me know personally if you   [my phone number is 617-266-8998]
   - Want a ride to the meeting on Tuesday, March 26 at CITY HALL
   - Want help writing a letter or sending a letter

- There is also an Allston Civic Association meeting March 20 at 6 p.m. at the Library

Here is a PDF from the city with a form you can detach and mail in.

If you want to be notified about any new information that I gather, or other Royal Street stuff - contact me and I will send updates to the group.

richard@lowerallston.com

Learn more about the 37 Royal Street Development Project