Jamaica Plain- Vibrant Southwest Boston Urban Community located in the heart of the Emerald Necklace

Jamaica Plain was first settled by Puritans seeking farmland to the south away from the City. The community was part of Roxbury, then west Roxbury and by 1874 was annexed into the City of Boston. By 1850, the once agricultural community had seen significant population change with more and more development and an influx of Irish immigrants. By the late 19th century Jamaica Plain became one of American’s first streetcar suburbs and was graced with a significant portion of Boston’s Emerald Necklace. Large breweries also set up shop in the Egleston Square subdistrict taking advantage of a large influx of German immigrants into the area. While most of the breweries have long shuttered the historic Boston Beer Company now hosts a major production facility for the ubiquitous Sam Adams Beer Company. By the early 20th century, most streets of Jamaica Plain were filled in, except for the western edge which saw a significant amount of development occur in the post War Era. By the turn of the century Jamaica Plain also welcomed many Canadians immigrants from the Maritime Provinces and large Italian populations. The neighborhood continued to maintain a nice mix of working class and white color residents until the destabilizing period of the 1970s. By this time central Jamaica Plain was considered to be in a state of decline and proposals were made to ram I-95 right through the heart of the community. Thankfully this event garnered significant opposition in the community and mobilized a community crafted counter campaign to stop the highway construction and counter act redlining effects from Boston Banks. By the 1980s this effort bore fruit with stabilized real estate prices and mortgages flowing back into the community.  A comprehensive master plan was also created to redevelop the proposed highway route (as much demolition occurred before the project was killed) and the neighborhood as a whole. By the 1980s Jamaica Plain had a reputation for progressive politics, a bourgeoning LGBT community, and strong community organizing. By the 1990s the neighborhood had became a hub for artists, local  bookstores, and several flourishing arts centers. More recently Puerto Rico and Dominican families have stabilized themselves in the Hyde, Jackson, and Egleston Squares sub neighborhoods and the areas has been officially branded as the Latin Quarter.

Jamaica Plain is now a very stable and in demand Boston urban community with generally high rents and expensive home prices. But this generally makes sense as it is a highly walkable community with great park, retail, and cultural amenities along with low crime rates and solid school options. Centre Avenue is the most cohesive main street forming the heart of soul of the Jamaica Plain community complimented with generally good urban commercial district fabric along Washington, South St., and Columbus Ave. For Jamaica Plain to become a premiere urban community, however,  it will need to better urbanize its very suburban feeling western edge, redevelop some autocentric blocks along South, Washington, and Columbus, and provide more afforded for sale options. At least 20% of all rentals are rent stabilized but few affordable buying options exist here with limited Community Land Trust options.

Click here to view my Jamaica Plain album on Flickr

URBAN STRENGTHS:

* Solid Sidewalk and ADA infrastructure with consistent ADA curb cuts on all business districts & arterials. Generally good ADA curbs in residential streets but some outdated curb cuts and the SW section of the neighborhood has almost suburb style streets missing ADA curbs generally.
* Good density but less than most Boston’s neighborhoods thanks to its low density wester quarter and lots of parks space.
* Solid access to dwtn but not as good as Dorchester or Roxbury.
* Several dedicated bike paths including a couple that run parallel to streets thanks to the extensive park and parkways in Jamaica Plain. Good bike station coverage too.
* Excellent economic and solid racial diversity with about 50% of the population is White and large Black and Hispanic households.
* Overall this is a very safe community.
* Solid walkable school options. Public high schools are not rated well but Elementary and middle schools generally have good ratings.
* Lots of rental options but very expensive for National standards although pretty average for Boston standards. Studios lease btwn 2-3K, 1-beds btwn 2K-3.5K, 2-beds btwn 2K-4.5K, and plenty of 3 & 4 beds that lease btwn 2.8K-7K.  Good number of income restricted units at about 20% (near Boston’s average).
* Several very impressive parks spaces in Jamaica Plain that are part of Boston’s Emerald Necklace including Jamaica Pond, Leverett Park, Olmsted Park, the Harvard Arboretum, Franklin Park & Zoo, a large chunk of the SW Corridor Park, and Forest Hills Cemetery. Plenty of small and medium parks spread throughout and a couple rec centers as well.
* Solid tree canopy except a couple spots particularly around Washington Ave.
* Two main biz districts running through Jamaica Plain (Centre, Washington, Columbus Ave and South). Centre is the primary commercial corridor and runs through most of Jamaica Plain and is generally very cohesive. South and Washington less so with some major autocentric stretches.
* Very diverse housing stock ranging from mid 19th century to even some post war housing. Lots of colorful triple Deckers but also plenty of SF homes and large apartments of all eras. Some in-fill housing that is generally good urban quality.
* Solid cultural amenities including plenty of bars, cafes, & restaurants, lots community-based performing arts venues, a couple live music venues, a couple art galleries, the Franklin Park Zoo, a major Arboretum, several historic homes, and a couple breweries (including the Sam Adams Brewery).
* Good retail amenities including a Wholefoods, a couple discount supermarkets,  lots of groceries, several drug stores, a couple hardware stores, a couple bookstores, a toy store, lots of banks, plenty of boutiques/clothing stores, some boutiques & floral shops, tons of dessert joints, several gyms, a couple bike shops, a local post office & public library, plenty of churches, two major hospitals, and plenty of doctor’s offices and medical clinics.

URBAN WEAKNESSES:

• Decent street grid until you get to the western quarter of Jamaica Plain which is almost suburban in road network. ADA curb cuts are largely missing in this section and even some streets without sidewalkS.
• For sale housing is very expensive too much some smaller more reasonably priced condo options even for 3-bedrooms. 1-beds selling anywhere btwn 200K-800K, 2-beds btwn 350K-1.2M. 3 & 4 beds sell btwn 450K- the 2M with a handful of more expensive options. The Community Land Trust of Boston doesn’t appear to be very active in Jamaica Plain.