Elevated Rail: Boston and Beyond

If you are having trouble believing me, ask yourself this question: "Why is the cost of downtown office real estate so extremely high?"

You are using market behavior as evidence in an argument with people who favor government subsidized solutions. Of course, they erroneousy believe it's the opposite, facts be damned.
 
That list is farcical. The advantage of being in the city is proximity to people and other businesses/commercial activity. For businesses that need it, there's nowhere else to go. Some types of work don't benefit from proximity. Those companies that don't need the city, either because they're self-sufficient, or due to something idiosyncratic, tend to move out to cheaper land.

Nothing new about that. It's been happening ever since there were cities.

If you are having trouble believing me, ask yourself this question: "Why is the cost of downtown office real estate so extremely high?"


Mathew -- you can keep trying to pound every peg to fit into the utopia of "new Urbanism" -- as usual the reality is more complicated -- here's a direct quote from someone who pondered the choice of suburb versus urban and found a compromise at Alewife

the following was originally posted under Cambridge Development in January
And another one leaps in -- though to Alewife not Kendall

from the X-Economoy website

http://www.xconomy.com/boston/2012/0...ngle_page=true

"Hewlett-Packard Expands to Cambridge via Vertica’s “Big Data” Center

Gregory T. Huang
1/23/12

There’s a new big tech company in town. In fact, it’s arguably the world’s biggest technology company (by revenue), and it’s joining the ranks of IBM, EMC, Microsoft, Google, and, most recently, Amazon, in expanding to the Boston-Cambridge area.....Palo Alto, CA-based Hewlett-Packard (NYSE: HPQ) has set up a new office in Cambridge, MA. The operation will serve as a center for technology development, licensing, and outreach to local startups, investors, and researchers. The 37,000-square-foot facility at 150 CambridgePark Drive, near the Alewife subway station, is spread over two floors. The building serves as the new headquarters for Vertica, the Boston-area big-data analytics firm that HP bought last winter. Vertica is in the process of moving its 150 employees from its offices in Billerica to the Cambridge facility this month, and it is currently hiring.....Lynch, who is leading the new facility, calls it a “big-data center of excellence” for HP. The idea is it will be a technology hub for the firm, a bit like HP Labs in Palo Alto—but different. (Lynch wouldn’t go so far as to call it “HP Labs East.”) The center will be a base from which HP could make deals to license its technology or invest in early-stage startups alongside venture firms, he says. The center also plans to bring in students and early-stage entrepreneurs for hackathons and other tech-themed events. And it will serve as a base for other types of outreach, such as to local K-12 schools, Lynch says.

So why Alewife instead of, say, Kendall Square? “We wanted to bridge the gap between getting access to the younger people living in Cambridge and Somerville, who want to take the T or bike to work, and the older constituencies, like me, who want to drive and park,” Lynch says. “It’s a compromise for sure.”

But the location should help Vertica and HP better collaborate with (and recruit) students and professors from nearby schools with lots of technical talent in software and databases, like MIT, Harvard, and Brandeis."


Interesting .. including the comments on the location!
Here are the highlights of the decision to build the HP “big-data center of excellence” at Alewife:

1) Hq for Vertica -- just bought by HP -- and destined to be the core of HP's Big Data efforts
2) Vertica was based in Billerica and is moving lock, stock, and barrel to Alewife
3) Could also serve as center to make deals to license technology, or invest in early-stage startups alongside venture firms
4) base for outreach to students and early-stage entrepreneurs for hackathons and other tech-themed events and also local K-12 schools
5) So why Alewife instead of, say, Kendall Square?
--- “We wanted to bridge the gap between getting access to the younger people living in Cambridge and Somerville, who want to take the T or bike to work, and the older constituencies, like me, who want to drive and park,” Lynch, who is leading the new facility says. “It’s a compromise for sure.”

But the location should help Vertica and HP better collaborate with (and recruit) students and professors from nearby schools with lots of technical talent in software and databases, like MIT, Harvard, and Brandeis."

Note that Mr Lynch had millions of $ riding on his decision -- so I'm sure he thought of the various options for location very carefully
 
You keep trying to attach labels. I'm not a "new urbanist" either. There's nothing new about urbanism.

How exactly does this counter my argument? If anything, it strengthens it. I said that businesses move to places where they can be near people. HP is a relatively self-sufficient corporation choosing a location near transit because of the people they want to attract!
 
Just want to say Matthew is one of my favorite new members (or one of my favorites overall, new and old alike). Gets to the point clearly and without being wordy. I wish we could +1 posts or give forum rep points.
 
You keep trying to attach labels. I'm not a "new urbanist" either. There's nothing new about urbanism.

How exactly does this counter my argument? If anything, it strengthens it. I said that businesses move to places where they can be near people. HP is a relatively self-sufficient corporation choosing a location near transit because of the people they want to attract!

Mat --OK -- not New Urbanist -- well then Old Urbanist -- in any case apparently you have an intentional short term attention span

" So why Alewife instead of, say, Kendall Square?
--- “We wanted to bridge the gap between getting access to the younger people living in Cambridge and Somerville, who want to take the T or bike to work, and the older constituencies, like me, who want to drive and park,” Lynch, who is leading the new facility says. “It’s a compromise for sure.”
"

HP -- chooses to locate at Alewife to accommodate:
1) the urbs who can take the T to Alewife, walk from some of the nearby housing, or bike out from Cambridge, Sommerville
2) the sub-urbs who can take the Bus from Arligton or Lexington or bike in on the Minuteman Bikeway
3) the non-urbs who chose to drive down Rt-2

Time will tell if that is the right decision -- the other advantage of Alewife is that there is less competition for the space than in Kendall and so I'm sure they got a good deal on the space

Note that Pfizer is planning to put its Alewife facility that it acquired when they bought Wyeth on the market after it moves to 610 Mass Ave. in a year or so.
From Mass High Tech:
http://ht.ly/9R46a
Pfizer Inc. plans to put its location at 200 Cambridgepark Dr., in the Alewife section of Cambridge, on the market next week with hopes of eventually relocating everyone who works there to the Kendall Square area, according to a spokesperson....The five-story, 218,000 square-foot Alewife building is assessed at $73 million and includes a 34,000-square-foot garage. It has been used by Pfizer for research and development....Last September, Pfizer signed a 10-year lease agreement with MIT for more than 180,000 square feet in a new building under development at 610 Main St. South in Kendall Square. The site, which is still under construction, is intended to be the future location of Pfizer’s Cardiovascular, Metabolic and Endocrine Disease and Neuroscience Research Units.

So there is one company Pfizer choosing to go in to Kendall for leased space owned by MIT while dumping buildings they own at Alewife. An equally large and rich company, HP is choosing to move into a location at the fringe of urbanity (if measured by the presence of a transit line). Still other large companies have recently (last few years) chosen to build very large complexes on Rt-128 (Oracle), or further out Cisco, IBM near I-495

As is usual -- there is no simple answer to the question of why build or lease in one place versus another location
 
Thanks BostonUrbEx :) Now I feel a little self-conscious. I'm just enjoying these discussions.

whighlander, if your argument is that different companies have different needs, I think we're in complete agreement.

So far, the only constant is that we haven't found a way to run companies without people. Some can draw people to them, others have to be conveniently located. Some can run self-sufficiently, others depend on a whole set of cultivated business relationships. There is lots of variety, and compromises to be made. Over many thousands of years, humans have gathered in or near cities to engage in commercial activity. This trend stubbornly persists despite the massive subsidies of "Utopian" social engineering visions by suburban-minded folks. Good infrastructure, such as highways and railways, can help trade, but it means nothing without people, and cities are where you find people.
 
Thanks BostonUrbEx :) Now I feel a little self-conscious. I'm just enjoying these discussions.

whighlander, if your argument is that different companies have different needs, I think we're in complete agreement.

So far, the only constant is that we haven't found a way to run companies without people. Some can draw people to them, others have to be conveniently located. Some can run self-sufficiently, others depend on a whole set of cultivated business relationships. There is lots of variety, and compromises to be made. Over many thousands of years, humans have gathered in or near cities to engage in commercial activity. This trend stubbornly persists despite the massive subsidies of "Utopian" social engineering visions by suburban-minded folks. Good infrastructure, such as highways and railways, can help trade, but it means nothing without people, and cities are where you find people.

Mathew I think we are fairly well in agreement about the "old history" -- people clustered in cities for different reasons over time:
1) first for protection from bandits and marauding armies,
2 ) later in medieval times for access to: the crown; the bishop; the professor; or the markets and fairs -- primarily agricultural and home manufactured goods
3) in the early industrial period for manufacturing jobs and later culture and transportation
4) in the white collar commercial era for business jobs; financial power and long-haul transportation

Interestingly enough -- Boston while its beginnings are only 400 years ago -- went through all 4 phases

The question is now that we are moving rapidly into the Knowledge Economy -- Phase 5 -- -- what will the successful cities of the future (next couple of decades) be founded upon?

The KE doesn't have the demand for large numbers of low to medium skilled employees that have traditionally made-up the cities from phase 3 and 4

KE companies depends on a small group of very highly skilled and very well paid leaders and a larger but not massive number of younger, less skilled and less well paid implementers. Of course the KE companies need support products and services many of which made-up a key part of the #4 stge of cities -- its not clear however if the numbers and distributions of work and workers is similar. Most cities are still dominated by the ideal population and workforce for #4 and in some more pathetic cases still stuck between #3 and #4.

In the past few years companies at the cutting edge have been experimenting alternatively clustering everyone and distributing everyone with high speed communications and good transportation making-up for lack of day-to-day direct physical contact

I think that the jury on out-sourcing (over long distances) is still out. The jury however seems in on the benefits of distributed enterprises particularly locating some of the implementation remotely for redundancy

As examples you can look at:
1) Microsoft which used to suck everyone of its acquisitions into Redmond -- but now not only leaves their acquisitions near to where they found them -- but builds genuine satellite facilities such as the NERD
2) Google -- which expanded into Cambridge for access to the talent poo; then bought-up some local start-ups and now is absorbing the ITA folks into a centralized Googleplex in Kendall
3) IBM and Cisco who bought there way into the Greater Boston area -- and now have concentrated most of their acquisitions and native growth into centralized suburban campuses
4) Novartis -- jumped into the area for the talent, decided to HQ their global corporate central R&D in Cambridge and have since imported some of their specific division R&D as well
5) Pfizer developed a small presence, vastly expanded it through the purchase of Wyeth; moving other R&D from their former R&D center in CT and now is consolidating everything in Kendall
6) HP which had a presence in Kendall; restructured and closed it; acquired its way back into the region through the purchase of Compaq; now through the purchase of a local company is moving back into Cambridge (Alewife)
7) EMC and Staples -- began as local companies; now moving in a significant R&D presence into the Kendall area
8) Biogen -- began as a local company; moved HQ out to the suburbs and now is moving back to Kendall
9) Vertex Pharma -- began as Kendall based company -- now moving lock stock and barrel to the SPID
10) Amazon -- has announced both a plug-into Kendall and the acquisition of a locally HQ's in the suburbs company

There are more examples of ways in which companies both local and "foreign" to the region are now participating in the KE

I think the definitive model for the KE has yet to be created and proven through experience
 
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In the past few years companies at the cutting edge have been experimenting alternatively clustering everyone and distributing everyone with high speed communications and good transportation making-up for lack of day-to-day direct physical contact

I think that the jury on out-sourcing (over long distances) is still out. The jury however seems in on the benefits of distributed enterprises particularly locating some of the implementation remotely for redundancy

Yes, the jury is still out, but a lot of companies do seem to think there is value in proximity. This is how we explain the success of Kendal Square, the growth you've discussed around Alewife, and even the fact that suburban companies like to consolidate most of their staff on one campus.

So, regarding your comments about Alewife (quoted bellow), the big question that jumps to the front, is what happens once it begins to resemble Kendal? HP appears to be following a sound strategy, and I'm sure some other companies will make the same choice. What happens when Alewife is built out, and the number of workers in the district is 10 times greater than it is now? The subway and bike routes will be able to accommodate the increase. Route 2 won't. This means at some future point, we will spend massive amounts of money to widen Route 2, in order to satisfy the needs of exurban commuters.

Investment in highways is a commitment to continued investment and expansion. Investment in urban transit is a commitment to a single project, only requiring maintenance afterward.

HP -- chooses to locate at Alewife to accommodate:
1) the urbs who can take the T to Alewife, walk from some of the nearby housing, or bike out from Cambridge, Sommerville
2) the sub-urbs who can take the Bus from Arligton or Lexington or bike in on the Minuteman Bikeway
3) the non-urbs who chose to drive down Rt-2
 
Yes, the jury is still out, but a lot of companies do seem to think there is value in proximity. This is how we explain the success of Kendal Square, the growth you've discussed around Alewife, and even the fact that suburban companies like to consolidate most of their staff on one campus.

So, regarding your comments about Alewife (quoted bellow), the big question that jumps to the front, is what happens once it begins to resemble Kendal? HP appears to be following a sound strategy, and I'm sure some other companies will make the same choice. What happens when Alewife is built out, and the number of workers in the district is 10 times greater than it is now? The subway and bike routes will be able to accommodate the increase. Route 2 won't. This means at some future point, we will spend massive amounts of money to widen Route 2, in order to satisfy the needs of exurban commuters.

Investment in highways is a commitment to continued investment and expansion. Investment in urban transit is a commitment to a single project, only requiring maintenance afterward.

Henry -- we will see how it develops down around Alewife - there is plenty of land within a walking radius of 0.5 miles of Alewife for intensive development including: housing, shopping, Hotels and R&D

Rt-2 itself has adequate capacity for the people who want to commute by car from the NW to Alewife -- what it bumps into is the ability to distribute the traffic at and near its end into Alewife Brook Parkway. However, that can be fixed a cost far less (except for neighborhood opposition) than the cost of extending the Red Line.

Note extending the Red Line to Rt-128 is very important for the ultimate redevelopment of Hanscom AFB after it is closed by the next BRAC
 
The location of some of these businesses is driven by the commuting preferences of their executives. Biogen moved to Weston as it was closer to the home of James Mullen.

When Scagnos replaced him, he made the logical decision to move their offices back to Kendall where their R&D and talent were.

Forrester moved to Alewife for the convenience of executives according to a friend of mine that works there.

These are just two examples of case that I have heard from people close to the companies. I am sure it comes into play more often.
 
Then there's the guy who runs a bank on the South Shore who wanted to live in the South End (because he's a closet-case?) so he had them open branches into the city ... for no apparent reason?
 
Then there's the guy who runs a bank on the South Shore who wanted to live in the South End (because he's a closet-case?) so he had them open branches into the city ... for no apparent reason?

Maybe he just likes the restaurants in the South End. Great food at Club Cafe and Fritz Lounge...
 
So after clubbing all night long at various places under the U and S Bahn for the past 3 months, I've concluded two things:

1. Boston needs some elevated rail
2. Clubs open till 7AM (weekend) should be underneath said elevated rail. Restaurants, shops, etc too of course for the day time.

Not quite sure where the best place to put the venue would be though. I'd just love to see a young, active area, with a great nightlife. It doesn't have to be in the downtown core.
 
It would be nice. But can you imagine the screaming of the NIMBYs here? Yow.
 
The city is really bursting with young people (+200,000 students) with no place to go but house parties in Allston/Brighton, Roxbury/Mission Hill, and Dorchester.
 
Oh, I know. And that's what I mean. If you suggest that bars/restaurants should be allowed to open in more locations, and for more hours, you get shouted down by howling hordes of NIMBYs crying about the possibility of drunken students and noise.
 
I've never heard of this documentary.

"Conservation of Matter: The Fall and Rise of Boston's Elevated Subway"

http://vimeo.com/14479121

Thats a really sad documentary. Poor old Orange Line elevated got torn down, had its corpse sold for scrap, and it was used to build a bridge for cars in the middle of nowhere near Phoenix.

Also it is very unlikely that Boston is ever going to get anything looking like those Orange Line stations ever again. It would be nice if they made a replica of one of those stations and put it over one of the highway on/off-ramp parcels on the Greenway to house a restaurant or something.
 

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