From Blitz Conversion to Scratch and Dent

This article appears in the Dorchester Reporter.

There was a time when Peter Power knew some of the people who lived in the six-family houses across Parkman Street. But that changed after mid-September of 2007, when the three buildings were converted into condos, all within less than four weeks.

“The next thing I knew,” said Power, “nobody was living in them at all.”

By mid-October, a developer had bought all three buildings in separate transactions for a total of $2.2 million dollars. The units then sold, on paper, for a total of almost $4.9 million. All but one of them were sold within three days the after sale of their building. Lenders put up mortgages totaling $3.8 million.

Even more unusual was the assortment of condo owners—from the manager of the Bank of America Branch in Fields Corner, to buyers from Brooklyn, the Bronx, and even as far away as Atco, New Jersey and Norfolk, Virginia. On paper, some of them were owner-occupants. Others supposedly bought units as their second homes, or for investment—at a time when the condo market in much of Dorchester, and many other places, was in decline. Yet, judging from the difference between sales prices and mortgage amounts, the down payments for the units ran as high as $75,000.

Less than three years later, the developer, Michael David Scott, is under federal indictment for mortgage fraud, along with the bank manager, an attorney who worked on many of the transactions, and two other people accused of being recruiters for straw buyers. Scott and two other defendants pleaded not guilty last week. In the indictments, they are accused of paying the straws to buy units at falsely inflated prices, and making false statements to lenders about the buyers’ assets and down payments. Also pleading not guilty is the now former bank manager, Arthur Samuels, who stands accused of producing false documents and recruiting a straw buyer.

Before the first indictments were handed up late August, foreclosure petitions had been filed for 8 units in the buildings on Parkman Street. But, even without, in most cases, going all the way into foreclosure, the units that Scott sold for as much as $299,900 apiece would later be scooped up for as little as $55,000. Some were turned over for a nominal fee, with the buyer assuming the mortgage. In the interim, the buildings were painted on the outside and filled with new occupants.

But Power says the buildings still have problems. He mentions rodents attracted by trash containers that some residents don’t put out on the curb for collection. Plus, during the summer, there was a shooting in one of the buildings that, according to police, resulted in four arrests.

“It just brings the value of your house down,” says Power.

A lifelong resident of Dorchester, Power describes the buildings as a “flophouse” with “revolving tenants.” Saying he and his wife are thinking moving, he adds, “I actually do like Dorchester, but I don’t like what’s coming down the street right now. It’s not safe."


Federal authorities list fraudulent transactions by Scott and his collaborators on 48 units, all but six of them at locations in Dorchester—including the ones on Parkman Street. Most of the units have since been turned over to new owners. In at least one case, in a three-decker on Centre Street, there was a period when the doors and windows for one unit covered with plywood.

But there were also problems at another building listed in the indictment, a three-decker at 672 Adams Street.

“The lawn was disgusting. There was broken glass everywhere,” said a neighbor who described the building as “an eyesore.”

“We own our condo,” she said, “and we were afraid it would bring the price of ours down.”

Records show units in 672 Adams Street were all sold within a few days after it was bought under the name of Astoria Realty Trust. One unit was sold to Arthur Samuels. The others were sold to buyers from Virginia and Pennsylvania. Last year, foreclosure petitions were filed on two of the units. By February, all three units—which had sold less than two years earlier for a total of $870,000—were sold in separate transactions to a buyer from Quincy for a total of $140,900.

To buy all the properties listed in the federal indictment, Scott and his associates paid almost $6.2 million. On paper, the separate units sold—mostly within a few weeks—for a total of $13.9 million, while the mortgages put up by lenders came to almost $11.8 million. The highest loan totals were from Salem Five—more than $3.3 million—and Gateway Funding Diversified Mortgage Services—$4.4 million. And sources at both lenders say a loan officer who played a role in some of the transactions for Gateway later went to work for Salem Five.

Records show Scott and his associates, overall, sold more than one hundred units in Boston, mostly from condo conversions in Dorchester and Roxbury. Foreclosure proceedings were started on at least 80 of the units, while even some of the other units would be turned over in distressed sales. One lender—Gateway—wrote mortgages totaling more than $13 million for 44 of the units. Out of these, there would be foreclosure petitions filed on 35 units.

Many of the buyers purchased multiple units at multiple locations, and the same pattern can be found in multifamily transactions by other sellers. A partial review of records in Boston over the past few years shows foreclosure proceedings on more than 240 units against more than 100 owners of anywhere from 2 to 8 units. Some of those owners also turned over other units in distressed sales, without the filing of foreclosure petitions.

Researchers disagree about the effects of foreclosures on surrounding property, and they caution that poor conditions and price declines can also make distressed sales more likely.

The Rappaport Institute estimates a discount of 28% on sales of foreclosed (REO) properties, with the steepest discounts in areas where lenders have the most fear of property being damaged by vandalism.

According to a study by the Federal Reserve Bank of Boston, small multifamily properties make up less than one-quarter of the housing stock in Massachusetts, but they account for 33 percent of the post-foreclosure sales. Researchers say the REO property discounts were steepest in areas with lower income levels, a higher percentage of minority residents, and a sharper decline in overall prices.

In multifamily REO properties that were converted into condos, potential buyers face even more obstacles. With staggered foreclosures on individual units, observers say financing is more difficult to arrange in buildings without functioning condo associations.

“You’re going to be left with someone who’s going to be willing to buy for cash,” said one appraiser based in Dorchester, “and, when you’ve got the cash buyer, you’re going to be left with considerably less for it.”

Monthly reports by The Warren Group show that the sharp declines in the median prices for Dorchester condos have since been reversed, even if prices are still below the levels at the height of the housing bubble. In July and August of this year, after the expiration of federal tax credits, there was a fall-off in condo sales, though the median price was still getting higher.

According to a report by In Realty, housing prices strongly rebounded in the second quarter of this year in all areas of Dorchester. In the area where the market had been the weakest—between Blue Hill Avenue and Washington street—prices were going up, but volume was down. According to the report, one reason was the decrease in foreclosures.

Helping to bring down the number of foreclosures are the efforts to keep buildings occupied, sometimes through loan modifications or sales to occupants. The non-profit Boston Community Capital has arranged this kind of turnover for 85 units of housing, mostly in Dorchester, Roxbury, Mattapan, and Hyde Park.

“If we let nature and the market run its course, we have a real issue because of the inventory and the amount of time it’s on the market,” said the president of lending affiliates for Boston Community Capital, Patricia Hanratty. “If the people who are in one of these units can afford to buy it back at $70,000 or $80,000,” she asked, “why is that not under consideration?”

One reason is that, as speakers said last month in a Dorchester symposium on REO properties, non-profits are often outbid by for-profit competition. Though observers say the quality and intentions of the buyers are mixed, the competition increases demand for the housing supply. And, as the director of the city’s Dept. of Neighborhood Development, Evelyn Friedman explained, that can keep the property values from going too low to make repairs unprofitable.

At 672 Adams Street, the new owner of the condo units sold the whole building in June to another buyer from Quincy for $235,000. With recent signs of repair work, the neighbor says, “In the end it turned out OK.”

At a three-family house on Bernard Street, in the Franklin Field area, the people who bought units from Scott and his associates in late 2005 even managed to stay in the building, after getting help from Boston Community Capital. Records show the units, including one with less than 1,000 square feet, sold for more than $900,000. Foreclosure petitions would later be filed on two of the units.

Hanratty said Boston Community Capital intervened at Bernard Street and other locations because the mortgages had monthly payments that were “incredibly high,” adding that “nobody looked to underwrite these loans to say this is what somebody could afford.”

Despite renovations, Hanratty said, the units, as they sold almost five years ago, were “vastly overpriced."

"They were very high, even then,” she added. “Just thinking about a three-decker on Bernard Street as being worth almost a million bucks is pretty challenging.”

Open Seats Dominate Boston Primaries

If there’s anything that makes this year’s primary results from Boston unusual, it’s the number of open seats in the state legislature. Unlike recent mid-term primaries, this year’s had no contests for governor or US senator, so the local results mainly reflected small pockets of competition within a single party. But that was enough to increase the number of people who voted throughout Boston over the figure for September, 2008 by 17.8 percent.

The closest among the contests for an open seat in the House of Representatives was in the 5th Suffolk District (Bowdoin-Geneva, Uphams Corner, Dudley Triangle), where unofficial figures have Carlos Henriquez ahead of Barry Lawton by 41 votes. Though Henriquez received a late endorsement from the district’s most recent incumbent, Marie St. Fleur, the vote pattern looks geographical. Henriquez carried precincts closer to his base in the Dudley Triangle, while Lawton carried precincts near his base in Dorchester’s Ward 15. Also on the ballot were two perennial candidates—Althea Garrison and Roy Owens, who got a combined total of 626 votes. That’s short of Lawton’s figure by only 52 votes.

In the 4th Suffolk District (South Boston/Dorchester), a former aide to State Senator Jack Hart, Nick Collins won with 47.3% of the vote. Leading the other three Democrats was Mark McGonagle, with 35.9 percent. The race has also been viewed as a proxy rematch of last year’s race for mayor, with Collins the favorite of the Michael Flaherty camp. If that raises doubts about Mayor Thomas Menino’s coattails, it has to be noted that Flaherty lives in South Boston and, to no one’s surprise, carried the area last year.

In November, Collins will be faced by a Republican, Patrick Brennan. An accountant living in South Boston, he’s a Worcester native who grew up in New Hampshire. His website says he has been living in the Greater Boston area for six years.

Home base also played a part in the contest for the seat being vacated by Willie Mae Allen, in the 6th Suffolk District (parts of Mattapan, Dorchester, and Roslindale). Russell Holmes won with 32.9% of the vote. He carried precincts closer to his home in Mattapan, along with others along Blue Hill Avenue in Dorchester. Karen Payne, who came in second with 22.5% of the vote, carried precincts near her home in Roslindale.

In West Roxbury’s 10th Suffolk District, where Rep. Mike Rush is giving up his seat to run for state senate, the winner was Ed Coppinger, topping a field of six Democrats with 39.6% of the Boston vote, and coming in first in all 15 precincts in the city. A mortgage loan officer involved in youth sports and community service, Coppinger is also the son of former State Representative Fancis X. Coppinger.

In the Democratic race for Walsh’s seat, Rush received 56.2% of the vote from precincts in Boston, where the contest with Michael F. Walsh (no relation to the incumbent), a West Roxbury native from Westwood, also drew 1588 blanks. Results also show Rush trailing in the other parts of the district, in Dedham, Norwood, and Westwood.

In November, Rush will be opposed by a Republican, Brad Williams. A West Roxbury resident who moved in from Norwood, Williams is an investment advisor who’s active in the Republican Party at the ward level.

The closest challenge to a state senate incumbent, against newly-elected Sal DiDomenico, resulted in another loss for Timothy Flaherty. In the Boston vote, Flaherty was ahead with 57.1% of the total. There were also two Democrats on the ballot in the Middlesex & Suffolk District, where Brighton State Senator Steve Tolman got 78.8% of the votes from Boston.

In the 2nd Suffolk District (Roxbury, Jamaica Plain, Chinatown, Fenway, Back, Bay South End, Dorchester), State Senator Sonia Chang-Díaz faced a more vigorous challenge from Roxbury attorney Hassan Williams. Chang-Díaz won a clear path to a second term by picking up 70% of the vote.

The 2nd Suffolk race was also a far cry from the close contest two years ago, when the incumbent was Dianne Wilkerson. The primary took place shortly before federal corruption charges were brought against Wilkerson, dashing her plans for a write-in campaign that was announced in expectation of a massive outpouring of support for Barack Obama. In this year’s primary, there were fewer votes cast—a decrease by 4774 votes, with 1087 blanks. As happened two years ago, Chang-Díaz had the advantage outside of Roxbury and Dorchester. Williams carried most of the other precincts, though he managed to lose six precincts in Ward 14 (Dorchester/Mattapan) that were carried two years ago by Wilkerson.

In the city, US Rep. Stephen Lynch from South Boston received 63.2% of the vote, over his Democratic challenger from Milton, Mac D’Alessandro. The challenger’s progressive platform won some precincts, mainly in Jamaica Plain and the Back Bay. In November, Lynch’s Republican opponent will be Vernon Harrison.

Also see segment on BNN News with Gin Dumcius, News Editor of the Dorchester Reporter, and Steve Poftak, Director of Research for the Pioneer Institute.

Shooting from the Hip near Codman Square?

The news of a shooting on Lyndhurst street can easily evoke the terrible summer of 2005. Back then, the troubles on this street near Dorchester’s Codman Square included drug-dealing and prostitution. So it wasn’t altogether surprising that the pastor of a church a few blocks away, Rev. Bruce Wall, would occupy a building on the street and put the problems on the map.

As for what happened last night, there's no denying that a 43 year-old man was shot in the neck. How does that matter to the community? To begin with, as The Boston Globe reports, the gunshots were heard by neighbors, and that’s definitely unsettling.

But is it a continuation of what happened in 2005? Not necessarily. By this morning, the Boston Police said the shooting was “fueled by a personal dispute,” and that the alleged shooter, a 27 year-old man from Dorchester, knew the victim. The suspect has since been arrested and was due for arraignment in Dorchester District Court this morning.

As The Globe makes clear, the area has had more violent crime since 2005, including an assault on another pastor. Residents usually point out that most of the street is quite stable, with attractive single-family homes that are, for the most part, well maintained. But there are multi-family buildings near the corner of Washington street—the epicenter of Rev. Wall’s “Hell Zone”—that have a history of problems. These include multiple foreclosure petitions and distressed sales.

If the Boston Police Dept. is correct, the story around last night’s shooting looks different from the configuration of dots in the first news reports. It can certainly be expected the Police Dept. would want the public to think it’s not all that dangerous to walk down Lyndhurst street on a warm summer evening—even if the public remains on guard. It does appear the latest shooting wasn’t a random robbery, or something triggered by the kind of turf war that often takes a toll on bystanders. If there are still dots on Lyndhurst street, they have to be connected in a different way.

Condo Prices Still Lag in Housing Rebound

As in the rest of Massachusetts, sales have picked up in Boston for homes and condominiums, though not always with a rise in prices.

According to figures from The Warren Group, sales of single-family homes in Massachusetts have increased through June of this year over the same period in 2009 by 28 percent. The increase for the second quarter was 35 percent.

The increase for condo sales in the first six months of 2010 was 30%, with an increase for the second quarter at more than fifty percent.

The brisk sales match levels that haven’t been seen since the boom years of 2005 and 2006, but the median prices are another matter. For single-family homes, the increase in June and for the first six months of 2010 was around 7 percent. For condos, the increase over the first six months was 5.7%, but the climb in the second quarter and in the month of June was lower, at less than 2 percent.

The Warren Group’s figures from Boston neighborhoods show a general flattening in prices later in the year, especially for condos, and even when sales were more numerous.

Among the areas with an above average increase in condo sales through June of 2010 were Brighton, Charlestown, South Boston, Jamaica Plain, and Mattapan. The largest increase in median price for these sales over the first six months was in Brighton, at more than 13 percent. In other areas, the median prices are down: in Charlestown by almost 2% and in South Boston by slightly more than 1½ percent.

In Jamaica Plain the increase in condo sales through June of this year was more than 39%, but the median price during that time was down by more than 7 percent. In June the drop was almost 8.7 percent.

The co-owner of the Jamaica Plain agency, McCormack & Scanlan, Karen McCormack, says one reason for a softening of condo prices was the ample supply of two-bedroom units.

“Because buyers had more choices,” she said, “there was this idea that buyers didn’t have to pay the asking price.”

But McCormack also reports more buyers from outer suburbs, attracted by Jamaica Plain’s combination of greenspace and proximity to downtown Boston.

“I’m definitely seeing again a resurgence of buyers from the suburbs, whose kids have grown up, and they’re selling their houses,” she said.

There was a different trend in areas close to downtown Boston, where the median price for condos increased over the first six months of 2010 by 12 percent. Sales volume was up, but only by 25% for the whole period, and less than 19% for the month of June.

There was also a contrast with last year in areas more severely affected by foreclosures and distressed sales. The increase in condo sales in Dorchester through June was below the statewide average, but the increase in median price was almost 28 percent. That compares with last year’s double-digit fall-off, when many units in multi-family houses were being scooped up in distressed sales for well below $100,000.

Also showing higher median prices for condos through June of this year, along with more sales, were Roxbury and part of the South End, Mattapan, and Hyde Park. With 118 transactions, the increase in median price for Roxbury and part of the South End was more than 22 percent. Though the number of condo sales through June in East Boston was down by almost 12 percent, the median price was up by almost 16 percent.

West Roxbury had what may have been the strongest contrast between the markets for condos and single-family homes.

For condos, the median price through June of this year was down by more than 20 percent, despite an increase in sales at 15 percent.

According to Joe Donnelly, an agent with West Roxbury’s Donahue-Brennan Real Estate, many of the condos are in brick apartment buildings dating from the 1960’s and 1970’s that were converted in the 1980’s.

“They went up the hottest and the hardest,” he said, “and they fell the most.”

But Donnelly says West Roxbury’s single-family market has lost less than ten percent of its value since the peak of the housing boom in 2005. Through June of this year, the market was close to the statewide average, with sales up by more than thirty percent and the median price a little better than average, increasing by almost 9 percent.

In other parts of Boston with more than twenty sales of single-family houses, there were double-digit increases in the median price through June in Hyde Park and Mattapan, with figures up in South Boston and Charlestown by about 32 percent.

Real estate agents readily acknowledge the sales volume has been given a boost by federal tax credits that were mostly for first-time home-buyers.

“The tax credit has served its purpose and has served as a stimulus to the market,” says The Warren Group CEO Timothy Warren, Jr. “Now, it’s time to withdraw that taxpayer support and let the chips fall as they may, and really see what the market will reach as a natural equilibrium.”

Warren credits two other factors with encouraging buyers: low interest rates, and the improving economy. So far, the recovery has been stronger than average in Massachusetts, but the state is not immune to more recent signs that the recovery is slowing down.

A Presidential Boost, Without Incumbency

See BNN News coverage and interview with the news editor of the Dorchester Reporter, Gintautus Dumcius.

Is US Rep. Stephen Lynch (D-Mass. , 9^th District) in so much trouble that he needs a lift from a President more than six weeks before a primary election? Or does Lynch’s Democratic rival Mac D’Alessandro look hopelessly overmatched by today’s show of party unity at the Ironworkers Hall in South Boston?

From one campaign season to the next, things do have a way of coming full circle, and that can be said about Lynch and the President who came to endorse him—Bill Clinton.

After being deserted last year by much of organized labor for the US senate campaign by Martha Coakley, Lynch—himself a former president of Ironworkers, Local 7--is being challenged this year by a Democrat who is a former political director for SEIU's northeast region. Under attack by D’Alessandro (see NNN interview) for a no vote on the health care reform package championed by President Obama, Lynch has fired back through his campaign by trying to depict the Democratic insurgent from the left as a tool of special interests—namely the more dogmatic supporters of health care reform in, well, organized labor. But, at today's rally, he was back in a union stronghold, where political allies were sprinkled with supporters from labor.

The D’Alessandro camp responded today by citing contributions to the Lynch campaign from the financial services sector—as in big banks that wrecked the economy and needed bailouts. Add to that the lingering fiscal consequences of Lynch's support for allowing the war in Iraq almost eight years ago.

But the voters are prone to anger and they’re worried about jobs, as in today’s and tomorrow’s. And, as Clinton put it, Lynch is the candidate who will get things done.

Lynch talked about the courage to make tough decisions, and his well-known vote on health care reform was viewed by many party regulars as bordering on the heretical, and all the more puzzling for his professed misgivings about the lack of a single-payer plan. As it turned out, Lynch’s vote played well enough on East Broadway. And health care reform has its share of critics—even among rank-and-file members of labor unions with good health coverage who fear they have something to lose.

If a Democratic member of Congress running for re-election hosts a rally in South Boston with Bill Clinton, does that mean trouble for Barack Obama? Probably no more than in January, when South Boston was carried by Coakley’s rival, Scott Brown. Though two Republicans are also running in the 9th District--Keith Lepor and Vernon Harrison--the timing of Clinton's appearance suggests more concern about the primary--if not whether Lynch can win, then by how much.

Two years before Brown's victory in the special election, in the Massachusetts presidential primary, South Boston Democrats went for Hillary Clinton, while Obama took the whole city. More importantly, Hillary Clinton carried Massachusetts, which is arguably closer to the profile of Democratic voters throughout the 9^th Congressional District.

Speaking at the rally, Lynch went even further back, praising the deficit-busting years of Bill Clinton. Maybe there was too much nostalgia to mistake that for the deficit concerns of angry voters in 2010. But, sixteen years after Democrats were clobbered in the first mid-term election under Clinton, the former President could bask in the role of being, if not an insurgent, then at least a non-incumbent. And, without pitting stimulus against fiscal austerity, he could even praise Obama. After all, if 2010 really were 1994 all over again, the President would crawl out from under and stay in the White House for another six years.

Blundering Through Boston's Boundaries

Note: these thoughts on the mapping of Boston were provoked by an editorial in this week's Dorchester Reporter and an article in the Jamaica Plain Gazette about new census maps from the Boston Redevelopment Authority.

Thirty years ago, I lived near the intersection of Adams street and Victory road. If you had asked me where this was, it wouldn’t have told you much if I only said it was Dorchester. To convey a sense of place, there would have to be something more narrowed down, yet large enough to fill a pigeonhole.

If I had been selling a home there at the time, I would have had to admit I was on the boundary of St. Ann’s and St. Mark’s parishes. Too bad I was on the Saint Mark’s side, because St. Ann’s supposedly had a better school. But I didn’t have kids at the time, and my excursions around the neighborhood usually took me through Fields Corner, or to weekly piano practice at Dorchester House.

To be more precise, I was living in you might have called a place without qualities, an interval surrounded by more definite places such as Pope’s Hill, Fields Corner, or even King Square. For lack of anything more interesting, I would sometimes mention I lived near the scene of an event connected to one of Boston’s most legendary crimes, the Brinks robbery. That scene was an apartment complex across the street, where one of the partners in crime, Specs O’Keefe, was shot by a hit-man named Trigger Burke. Though the complex was renamed when it was converted into condominiums, I still called it the “Trigger Burke Apartments.”

Then there was the old-timer who asked me where I lived. After I did my best to answer, he said, “That’s still Dorchester.” For the next thirty years, his words would continue to irritate, perplex, or amuse.

In a city with as much change in its land mass as Boston, even the most genuine boundaries will migrate. Place names that originate with natural features—Back Bay, South Bay, the Calf Pasture—drift off as metaphors attached to other things: a stately grid of brick rowhouses, a big-box shopping center, or the hulking remains of a sewage facility between UMass Boston and the Kennedy Library.

As Saul Bellow's lowly functionary reflects in Looking for Mr. Green, it's in the nature of things to break down over time--to the point where there's little more than a label or a convention: "It was that they stood for themselves by agreement, and were natural and not unnatural by agreement, and when the things themselves collapsed the agreement became visible. What was it, otherwise, that kept cities from looking peculiar?"

If that weren't enough, there can still be conflicts between official maps, such as zip codes and—before annexation to Boston--what used to be the lines between the independent communities of Dorchester and Roxbury.

But the “still Dorchester” response can be irritating if you think of boundaries as a constant that keeps the change within from becoming shapeless or chaotic or, better still, that provides room for change. Even if you allow that some boundaries matter differently over time (for example, with the closing of parishes, or political redistricting), there is some truth to what boundaries imply: that whatever elements they contain have some things in common, if not the same things at all times.

If you read Sam Bass Warner’s Streetcar Suburbs, you can learn how, at the end of the 19^th century, the rich builders of St. Peter’s Parish in Dorchester lived just around the corner from the immigrants in three-deckers. That extreme range of income in a tightly defined area might be a thing of the past, but respecting boundaries can also make it possible to find things in common between people who are normally assumed to be quite different. And if you were to read a local newspaper published almost one hundred years ago, you would find local residents had many of the same concerns as would be covered decades later: crime, land development, liquor establishments, and (less openly expressed) demographic change itself.

Place names will always be subject to revisions. Some of these are the wishful branding of developers or public officials, hoping to obliterate something in the past—whether by changing the name of a once notorious housing development, or replacing the immigrant stew of the old West End with streets named for New England Transcendentalists.

In my own family, there was one relative who suppressed Jamaica Plain and used a return address that said “Moss Hill, Massachusetts.” But, in the years when I lived near New England Baptist Hospital, I also learned about the need for nuance. Even if the hospital insisted on being in Boston, the return address on my envelopes said Roxbury. By word of mouth I was from Mission Hill. I was only from Boston when I was concerned about luggage being stranded in a foreign country.

As a local news journalist, I’m in a field with high risk for getting tangled up in boundaries. I can still remember the daily newspaper that shorthandedly described a violent crime near the western fringe of Roxbury, around Egleston Square, as happening in “West Roxbury.” Then there was a feature story on demographic change in the 1970’s, about the last white person living on a street near Grove Hall. When I continued the article on another page, I noticed someone who was too quick with the paste-up knife had shortened the headline to “Last White Person in Dorchester.”

Even worse is when people in the media do their own improvising, as when a story about crime along Columbia Road described the area as the “Badlands.”

With my bearings always at the mercy of deadlines and tectonic slippage, I feel the need for a back-up. Some of this comes from talking boundaries with people who know them better than I do. When that fails, I use the little red book published by the Boston Fire Department. The book doesn't show a date, but it was published when the Fire Commissioner was Leo D. Stapleton—which means when Boston's mayor was Ray Flynn.

Aside from listing the streets of Boston, the book has columns of different length showing where the streets begin and end, and all the cross streets in between. The streets are also labeled according to neighborhoods, sometimes with utmost precision--for example, a change from Dorchester to Mattapan at 1150 Blue Hill Avenue. Unlike with some official publications, there is no such thing as “North Dorchester.” The North End, South End, Bay Village, and Chinatown are missing as well, lumped in with Beacon Hill and the Back Bay as “Boston Proper.” Allston and Brighton are both in the book, but without a cohabitative hyphen.

At the end of the book there are pages that are completely blank, except for the word “Notes.” Evidently, someone thought the true map of Boston would always need updates or corrections.

The publishers of the book aren’t identified, though they express their gratitude for information from “users of the Guide on missing streets, streets that have been altered or torn down, and similar changes.”

If that’s too deep into a parallel universe, I can still admire the publishers for a degree of humility that would be hard to find among journalists and planners. “Given the size and amount of change occurring in the Boston area, however,” says the publishers’ note, “it is almost inevitable that some inaccuracies will occur.”

BPD Command, MAMLEO on Diversity

To explain why diversity on the Boston Police Dept. was important, Giovanna Negretti acted as a translator for an elderly Brighton resident, Lilian Perez.

Speaking Spanish at City Council hearing Tuesday night, Perez told city councilors about being robbed in her home in 2004. She said she was then unable to find a police officer who could listen to her story in Spanish. When she came back to see police later on, she said she was told she should speak English.

The executive director of the advocacy group, Oíste, Negretti blamed the experience on a shortage of blacks and Latinos in higher positions and specialized units on the Boston Police Dept. Negretti contends the shortage hurts performance and perception, even hampering the ability to combat youth violence.

“At the end of the day,” she said, “it’s about the safety of the children and the safety of the city.”

Top police officials at the hearing talked about efforts to increase diversity in higher ranks, as well as their own dissatisfaction with the dictates of civil service exam results.

The Boston Police Dept says diversity in command staff has increased to record levels. Department figures show people of color account for 40% of the command staff appointed by Commissioner Ed Davis. That’s above the levels when the department still used race-based hiring. The department also reports that, under Davis, the percentage of minority officers has increased on specialized units, with the largest gain, at 16 percent, on the Youth Violence Strike Force.

But figures were also compiled by District 4 (Dorchester Mattapan) Councilor Charles Yancey for all positions above the rank of patrolman, for which the pool of candidates is determined mainly by civil service exam results. Yancey's figures showed that in March, 2010, Asians, blacks and Latinos accounted for only 11 of the department’s top 100 positions. His figures also showed that all but 6 of the 74 lieutenants and all but one of 23 lieutenant-detectives were white.

And The Boston Globe reports that, at a ceremony in February, there was only one person of color among the 39 people promoted to sergeant and lieutenant.

Davis says barriers to more diversity include civil service exams, which he describes as not valid for deciding which candidate is the best for a promotion.

The exams are currently facing a legal challenge from police officers of color, including some from Boston.

The head of the city’s Legal Dept., Bill Sinnott, said the tests are still considered a valid measure of skills and knowledge. When Councilor Chuck Turner suggested that the city stop defending the tests in court, Sinnott warned that abandoning the test would backfire.

“The problem with conceding against federal standards,” said Sinnott, “is that we’ll find ourselves as defendants with a new set of plaintiffs.”

Davis told councilors he would be willing to have more discussions about promotions with representatives of the Mass. Assn. of Minority Law Enforcement Officers (MAMLEO). He also said he expects a committee exploring possible changes in promotion policy will make recommendations to Mayor Menino by the end of the summer.

Though Davis said he favored more transparency about reasons for promotions, he said he was against promotions that were racially based.

“I will not change my standards,” he said. “I will not pick people based on race. They have to do the job.”

MAMLEO members say some black and Latino officers also missed out on promotions that would have been allowed by civil service. According to MAMLEO, racial disparities in command produce disparities in assignments and discipline.

A former Boston Police Superintendent, William Celester, argued that more people of color should be in command positions most directly concerned with youth violence.

“What those kids on the street need is role models,” said Celester. “These kids need to see somebody of color who’s in charge.”

The hearing was called by Councilor at Large Ayanna Pressley. In a statement released before the hearing, she said she hoped it would increase understanding of problems around diversity and help make recommendations for action. She said diversity should be considered in decisions around police command, though only as one factor.

“But that being said, my race, my gender, my background do inform the work I do each and every day and do mean I view things through a unique lens,” said Pressley. “And I think that it is important that there are officers on the street and in headquarters who have grown up in similar circumstances as the people they are serving.”