Boston population rises to 645K

Whenever I go through much of Cambridge, Somerville, JP, Allston, etc. I see dozens of single/two-story commercial buildings. Is it at all feasible to add two-three stories for housing? A lot of them probably did have additional floors at one point. Seems like it would be a great way to dramatically increase the housing supply in commercial areas, while giving them more urban streetwalls.

I'm curious about this too. Most of these buildings (and you can find them throughout Boston) did originally have two to three additional floors, and were downsized during the Depression to avoid higher tax assessments. Would it be less expensive to tear them down and rebuild from scratch, or to up-size them to the original template? There is potentially a lot of housing that could fill in to these commercial buildings, but how do we incetivize that happening?
 
I love the Onion, but I honestly have no idea what the joke is. It's either one of 2 things.

1) Boston really is small bu trying to "act" big.
2) Boston is truly big, and the Onion is making fun of those who don't agree.

What do you all think?

This one, on the hand, is truly a bash on the city.
http://www.theonion.com/articles/84-million-new-yorkers-suddenly-realize-new-york-c,18003/

Good question. I didn't really know what to think, either. They also have a Chicago resident talking about pretending to be from a big city, which by definition would limit "big cities" in the US to only New York and Los Angeles.
 
I'm curious about this too. Most of these buildings (and you can find them throughout Boston) did originally have two to three additional floors, and were downsized during the Depression to avoid higher tax assessments. Would it be less expensive to tear them down and rebuild from scratch, or to up-size them to the original template? There is potentially a lot of housing that could fill in to these commercial buildings, but how do we incetivize that happening?

Right. On the one hand, some of the structures of these buildings might not be up for building upon without lots of work, which could make such projects cost-prohibitive. However, tearing down and starting from scratch would disrupt a lot of really wonderful local businesses, and neighborhoods. It definitely wouldn't work for every building, but some of them could absolutely support additional height.

Short-term tax breaks for owners who choose to build up would be the most direct government-directed way to get this kick-started. Obviously building ownership is too diverse across the city for some developer with restoration in mind to buy up a large portion of properties.
 
Commenting further on the Onion article even though we're getting off track a bit. I loved the piece because the concept is so perfectly honed: the satire at first glance would apply much better to St Louis or Phoenix... but by doing it in Boston you add the layer of irony that Boston it is actually a big important city of a very high tier but with nagging feelings of inferiority and deep-seated provincialism. The perfect article to get under a Bostonian's skin - which notice needs to be a lot more complex and nuanced than the New York article...
 
I'm curious about this too. Most of these buildings (and you can find them throughout Boston) did originally have two to three additional floors, and were downsized during the Depression to avoid higher tax assessments. Would it be less expensive to tear them down and rebuild from scratch, or to up-size them to the original template? There is potentially a lot of housing that could fill in to these commercial buildings, but how do we incetivize that happening?

I know it's true some of these buildings were once larger and then cut down, but I think the photo record doesn't bear out that "most of them" were. Look at the "Then and Now" photoset of Allston that was posted around here recently, for example. The real culprit was early Euclidean zoning developed when streetcar suburbs were laid out, forbidding mixing of uses. There was no incentive to tack on floors to a commercial building when you couldn't put apartments above. The zoning laws were adopted in response to crowded inner city conditions and the increased mobility permitted by streetcar (you didn't need everything in walking distance, so spreading out uses was okay). They were the direct precursors to the strip mall.

What should we do about them? Others make a good point that you'd lose unique businesses replacing them wholesale, but that would never happen anyway. Another zoning code change is needed - one that incentivizes adjustments or demolitions of these buildings to bring commercial streetwalls up to at least a 3 story height across Boston, Cambridge, Somerville, etc.
 
Very well put. I'm going with that.

@Coyote: That's a good point about the "quoted" Chicagoan. It would make you think that the article was meant to say that everyone is important.
 
I think czsz has it right. Just to add: one of the buildings along Brighton Ave added two floors just last year. You can see the difference in the then&now photos. We need to figure out what incentivized that change and try to promote it.
 
One way to promote it would be to not require ADA upgrades.
My company has an industrial building in South Boston that was built (1960's) to a design that would allow them to add a 2nd and 3rd story. The building is an absolute bunker (structurally). We looked at adding a second story but it would have required an elevator and seismic upgrades. So it wasn't as simple as: "We can build a second story for $150psf." Instead it was "We can build a second story for $150psf and we'll also need to retrofit the first floor another $50psf."
 
I think czsz has it right. Just to add: one of the buildings along Brighton Ave added two floors just last year. You can see the difference in the then&now photos. We need to figure out what incentivized that change and try to promote it.

The good news is that there are some new buildings going up with the right design and height, but the problem is all those existing buildings. I don't want to wait for them to be condemned and then replaced. I would be disinterested to know more about that building in Brighton.
 
I think two simple changes to the zoning code could get most of those single-story commercial buildings developed very quickly. The first would be to increase or eliminate the FAR limits. A lot of these buildings have a maximum FAR of 1.0 or less. You really can't do anything with that if your trying to develop a small parcel. Low maximum FARs also promote parcel consolidation and result in an incohesive fabric, a couple more reasons to get rid of them. The second change would be to eliminate the off-street parking requirements. These make every project more complicated and expensive, but they make even modestly sized projects on smaller parcels virtually impossible.
 
Getting rid of low maximum FARs and off-street parking requirements are something we'd like to do anyway ;)

But that could inspire people to demolish instead of augment. Not that I'm necessarily opposed to that, but it would be nice to be less destructive.
 
Adding floors or beefing up a head-house to make it livable space seems to come up once a month or so in the North End. One of the issues is that livable space above a certain height requires two stairwells. That's a deal breaker for a lot of the smaller plots in the neighborhood. It riles up the usual NIMBYs too. A restaurant in a one story building on Salem's trying to put in a second floor, and they're getting put through the ringer. There's seriously a rumor going around that they're just doing it to sell off to the Olive Garden.
 
There appears to be a Tom Keane Opinion article in response to the recent Onion article about Boston. Would someone with a subscription be kind enough to post it?
 
In this section :
Opinion
Boston’s big city game
Going Dutch with Uncle Sam
Editorial cartoon: The costs of the sequester
Pushing for a more balanced way to fill revenue gap
Patrick wrestles with credibility as he asks for $2b in more revenue
Longtime Phoenix reader feels pain as an underdog falls
We and our machines
Western tradition given too much credit
Where’s Congress when climate change is seen as military threat?
Syria is melting away
Obamacare’s tricky state ‘partnerships’
A war’s misleading anniversary
Fees need to be seen in wider context of array of costs
Hospitals put too much onus on patients
Stellar season for Welker would serve Patriots right
TOM KEANE
Boston’s big city game

By Tom Keane | MARCH 19, 2013
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‘PRETTY CUTE Watching Boston Residents Play Daily Game Of ‘Big City’ ” runs the much-discussed headline in the satirical publication The Onion, a sharp jab with some uncomfortable truth. To be a “world class city” has been our aspiration for decades, a regular refrain from the Menino administration. We wish it were so, but worry it’s not. The Onion rubs it in: Boston’s “a live-action role-playing adventure in which Bostonians buzz about their daily routines in a delightful hubbub of excitement as if they lived in a major American metropolis.”

And what really is a major metropolis? In The Onion’s estimation, it’s places such as New York, Los Angeles, and (perhaps) Chicago. By some measures we stack up. When it comes to traffic jams, for example, we shine. LA is second worst in the nation, according to the Texas A&M Transportation Institute, while New York is fourth. But we’re next in line — fifth — and Chicago is seventh. So at least when it comes to the misery we inflict on our drivers, we’re comfortably in the top 10.

Then too, like other world-class cities, we have adorable quirks: weird foods, strange rules, and odd verbal ticks. Chicago has deep dish pizza, we have beans (in truth, it’s hard to find good versions in either city — it’s just what we’re known for). New York wants to nix big drinks; Boston bans Chick-fil-A and happy hours. In LA, highways are freeways and always bear the article “the.” In Boston things are “wicked,” although now mostly on TV and in movies.

But by other measures, we just don’t made the grade.


Take green space, for example. Real cities should be gray and dingy, filled with cars and nary a tree in sight. Not so Boston. With an estimated 7.6 acres of parkland for every 1,000 residents — as well as trees planted along almost every roadway — it’s an eco-crunchy paradise. That, of course, is its problem. Chicago, with just 4.2 acres, has got it right. So too do LA (6.2) and New York (4.5 — despite the vast Central Park in its midst).

Real cities should also be maelstroms of despair and anxiety, filled with poverty and unemployment. Yet with a startlingly low unemployment rate of 5.9 percent, Boston is getting close to the level economists think of as full employment (4.5 percent). Not so America’s big metropolises: New York (8.5 percent unemployed), Chicago (8.6 percent) and LA (9.3 percent) keep their residents hand-to-mouth. If Boston really wants to become world-class, it’s got to stop this nonsense about innovation districts, develop some outlandish new regulations, and come up with a city income tax.

You can see Boston’s shortcomings in its wealth and demographics. At over $62,000, Boston’s median household income is above that of New York, LA, and Chicago. And its population — with a median age of 31 — is younger too, a reflection of the students attracted to local colleges and universities as well as the perception that its more dynamic economy offers them greater opportunities. Not only that, but Boston is better educated — as a percentage of the population, more of us have high school, college, and advanced degrees. Again, Boston loses: Real cities should be older, stodgy and a little bit dumb.

In other respects, too, Boston doesn’t live up to big city standards. Major metropolises should be sick and unhealthy places. The American College of Sports Medicine ranks cities by a “fitness index” and, sure enough, New York (ranked 22), Chicago (28) and LA (38) are well down the list, reflecting the grit and toughness — which is to say, higher death rates and the like — that are the hallmarks of a true metropolis. Boston, meanwhile, ranks third. C’mon Boston: You’ve got to get people smoking more!

I could go on, but you get the idea. Indeed, a variety of surveys regularly rank us as one of the most desirable places to live in the nation. A recent Business Week analysis, for instance, put Boston fourth (just behind San Francisco, Seattle, and Washington, D.C.). No wonder: Boston is green, clean, healthy, wealthy, smart, and employed. But what that means, of course, is that as a real city, we’re an utter failure.

From the Globe.
 
Exhibit A for insecurity, responding to the Onion. And taking a week to do it no less.
 
Thanks Choo.

@kmp1284:
Wouldn't it have been wierder if Keane resonded to it 3 months from now? Also, The NY Times responded to the Onion article 2 years ago. But the most amusing thing is that I think Keane didn't get the joke. So while the facts within his article are correct (and flattering to locals), he is making a rebuttable to an argument that was never made.
 
Not to derail but just keeping with the last couple posts:

Ben Affleck considering directing a film set in an entirely different era of Boston

As he prepares both a film about Boston crime boss Whitey Bulger and an adaptation of Dennis Lehane’s Prohibition-era Boston tale Live By Night, Ben Affleck has begun looking for films that will allow him to branch out into newer, heretofore-unexplored areas of Boston. He may have found it in Bunker Hill: A City, A Siege, A Revolution, Nathaniel Philbrick’s forthcoming book about the 1775 battle between British and colonial troops in Boston, a conflict that spurred the American Revolution that eventually freed Boston to become the greatest city in the world—much to the consternation of King George who really, really wanted Boston for England, knowing what a rich resource for movies it would be. Affleck will likely reunite with Argo screenwriter Chris Terrio on what could be his next project, depending on whether he discovers another, more interesting story in Boston first. (This is, of course, always a strong possibility, because it’s Boston.)

Link
 

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