Harvard - Allston Campus

I just gave a quick look for old news stories on Piano's initial proposal from the late 90s. Nothing about it on the RPBW webpage either. From what I recall, Piano's design hugged the ground, and was scaled to match the residential buildings in Cambridgeport. It was contextual, using clapboard siding as exterior cladding, again matching its surroundings. But the neighbors were having none of it. "Slaughtered in the cradle" as our old friend justin once said (wish he'd post again).
 
Do you happen to have any links about that proposal and the events that transpired? I live just around the corner (within the aerial snippet you posted) but moved here right around when they started to work on the park. I'm curious about the story behind all this new Harvard stuff.
picture of model and site plan:

jhj-artmusmodel.jpg


jhj-artmusplan.jpg


story:
http://harvardmagazine.com/2001/05/down-by-the-riverside-a.html

earlier
http://harvardmagazine.com/1999/11/jhj.riverfront.html

Harvard doesn't forget or bury old ideas, other than the screw-ups by Harvard Management Co,
 
So Harvard in a hissy fit blocked the view of the new park and the Charles by putting up a phalanx of 21st Century three deckers.

I've hated those triple-deckers but this is kinda delicious. More like the 21st century version of a spite house.
 
Awesome, thanks for the info. I don't mind those triple deckers and that is indeed a pretty great story if true. And now that it's finished the park is pretty nice, but it's good to know the story behind all this.

What is annoying?and I know I sound like an obnoxious suburbanite here?is that despite this otherwise being a quiet little street there is always some kind of noisy maintenance occurring on one of the Harvard properties. And I'm guessing my apartment may have had a view of the river before the Akron St. housing was built. Good thing I didn't get here until afterward; I fear I'd have become some sort of NIMBY too! I will say I'm rather glad that residents of all the nearby Harvard housing are not allowed to get city parking stickers, because parking here would be a nightmare otherwise.

Anyway, this is an Allston thread?thanks for indulging this Cambridge tangent!
 
piggiston, occasionally Harvard developments along the river slide into the Harvard Allston thread.

Harvard's pic of the 'three deckers'.
06208%2030%20HINGHAM%20STREET%20NW%20obl%20071108.png
 
Long time readers of this thread may recall the mystery of the large granite carvings of lion heads that were unearthed when the science complex was being excavated.

I don't believe we ever did find out where they came from: i.e., what building in Boston they adorned, but now we know where one or more of them are going.

From Harvard's project update of the new Library Park under construction in Allston:

Week of August 16th, 2010
NEW PARKING LOT
  • Begin demolition of the existing parking lot.
    • The pavement will be removed.
    • The old parking lot will no longer be accessible. Library parking will be diverted to the new parking lot area.
    • Topsoil will be stripped from the area around the lot.
    • Forming for the new sidewalks along the new parking lot.
    • Paving of the final layer of the new parking lot area.
EARTHWORK
  • Begin grading the base area for the geo-foam mound.
  • Continue grading activities around the site.
MISCELLANEOUS
  • Relocation of portions of the construction fence.
  • Installation of light pole bases.
  • Construction of the lion?s head mock-up.
 
I know I should like this since it isn't another blank boring wall, but it's almost too silly

4894859864_24ed9c9c91_b.jpg


4894858448_7c885ecc08_b.jpg
 
^^ This I presume is the Great Wall of Allston on Western Ave., fronting the deck level of the "paused" Harvard Science Complex.

Better than the other sections of the Great Wall.
 
To praraphase, You can satisfy some of the people all of the time, you can satisfy all of the people some of the time, but you can never satisfy any of North Allston any of the ime.

McDonald?s redevelopment rankles Allston-Brighton neighbors
By Thomas Grillo
Saturday, August 14, 2010

A proposal for a new McDonald?s in Brighton has heightened tensions between the neighborhood and Harvard University.

?Construction of a McDonald?s will preclude development along Western Avenue,? said Jeffrey Bryan, an Allston resident. ?And that?s not the plan that residents, Harvard and the city have worked out over years of planning.

At issue is replacing the existing McDonald?s at 360 Western Ave. with a new one 75 feet away to make way for an extension of Telford Street to the Charles River at the edge of a housing development that was approved last year.

Residents argue that a fast-food restaurant does not fit the character of the neighborhood that will soon include Charlesview, a residential complex to be built at the Brighton Mills and Telford Street site.

City and state officials say McDonald?s has a long-term lease guaranteeing them property rights.

?McDonald?s has made it clear that they intend to exercise every legal option they have on their rights to the property,? said state Rep. Michael Moran (D-Brighton).

But Harry Mattison, a member of the Harvard Allston Task Force, said the school, McDonald?s and the Boston Redevelopment Authority should explore other options such as relocating the restaurant to another Harvard-owned parcel, placing the eatery on the ground floor of a multistory building, or having the city take the property by eminent domain.

?Western Ave. has been plagued with poorly designed, one-story buildings that prevent a thriving commercial district,? Mattison said. ?Harvard?s proposal signals the demise of the attempts by the BRA and community for collaborative planning initiatives for Allston-Brighton.?

John Longbrake, a Harvard spokeseman, said the proposal brings the Charlesview residents closer to the day when they will enjoy new housing, provides much-needed jobs for construction workers, and creates a new road to the Charles River.

In an e-mail, Jessica Shumaker, a BRA spokeswoman, said the new McDonald?s will allow for the extension of Telford Street so that the neighborhood can enjoy pedestrian-friendly, direct access to the river.
http://bostonherald.com/business/general/view.bg?articleid=1274503&srvc=business&position=4

(emphasis mine)

Never mind that the residents of North Allston clamored for a new street grid (with short blocks) at the future Charlesview site; never mind that they opposed the notion of multi-story buildings as part of the Charlesview project (too tall, blocked views, too urban for their neighborhood); never mind that they carp continually about vacant properties along Western Ave and Harvard's failure to fill them.

So in this instance, some at least would seem to prefer McDonald's just leave so they can flagellate Harvard and the city even more.
 
well, it would be better if it's in a multistory building rather than be a suburban stand-alone Mickey D's. So at least this objection seems somewhat legitimate to me.
 
I don't think this is necessarily hypocritical. Western Ave was always viewed as an opportunity to create an urban corridor, even by the community groups.
 
Three pictures:

Aerial of the current McDonald's with 30-35 parking spaces, and I believe a drive-thru window.

SNAG-01729-1.jpg


BRA plan for North Allston, circa 2009. Telford St is to the left of the Quonset hut looking building that is the Boston Skating Club. In this sketch, Telford St. continues straight across Western Ave., smack through the current McDonald's site.

SNAG-0550.jpg


Charlesview site plan, circa 2009. Telford St. at frame right is the yellow striped line below the two dark blue buildings. If McDonald's is moved to the right, a new Telford St. can be constructed through the McDonald's parking lot on its west side, and I suspect in doing so, the site for Charlesview on the south side of Western Ave is made a bit larger (15-20,000 sq ft?), probably allowing more green space (another of the neighborhood's demands for Charlesview).

SNAG-0549.jpg


The issue for McDonald's is that there is not enough foot traffic to make the location profitable, hence the need for parking. So Harvard could leave the McDonald's where it currently is on its stand-alone site, and dispense for the foreseeable future any attempt to create a better street grid. And in the process, forego adding more land to the Charlesview site.

In 25 or 35 years, when development around Barry's Corner begins in earnest, the relocated McDonald's will be demolished, and the restaurant can become a shopfront in a new commercial building.
 
Debt forces Harvard back to drawing board

Facing big payments, school reduces, rethinks major projects
By Beth Healy
Globe Staff / September 28, 2010

It is no secret that Harvard University ran into a short-term cash crunch when the markets plunged in late 2008 and had to cut costs sharply. But there also has been a longer-term toll: Harvard borrowed heavily to get through that period, and now finds itself grappling with big debt payments and scaling back ambitious plans.

The nation?s wealthiest university doubled its debt load over the last three years, to $6 billion. It spent $204 million to pay down its debt in fiscal 2009, or 40 percent more than the prior year ? money that deans would rather have spent on projects and programs. And Harvard is now spending a larger slice of its $3.8 billion operating budget on debt service than its peers.

All of this puts the university?s president, Drew Faust, in the unenviable role of seeing Harvard through much leaner times than her predecessors, who enjoyed large endowment returns for more than two decades.

?We are managing debt very carefully right now,?? Faust said in a meeting with Globe reporters and editors last week. She also acknowledged, ?We?re paying a significant amount of the operating budget in debt service.??

Harvard is maxed out on debt for the foreseeable future. In order for the university to keep its AAA bond rating, its usual way of financing buildings, borrowing from investors, is effectively off the table for now, beyond projects already identified in its three-year plan.

Little wonder that Harvard?s Allston science facility project, once pegged as high as $1.4 billion, was halted in early 2009 and is now back to the drawing board in terms of scale and scope. The university has told its bond raters it won?t borrow more than a total of $1 billion over the next three years, including projects that are already underway. Faust indicated that new plans for Allston will be presented by the middle of next year, and the university may need investment partners.

Samuel L. Hayes, a retired investment banking professor at Harvard Business School who serves on a number of business and educational boards, said Harvard is probably looking to show its investors and alumni that it is taking a conservative view of its finances.

?I see this is a manageable problem,?? Hayes said. ?But it?s a situation that the university hasn?t found itself in for a long, long time. It?s a new world for the university.??

The leaner times didn?t result only from the 27 percent plunge in the endowment, and the $1.8 billion in cash Harvard lost by investing it alongside the endowment. It was the $2.5 billion in debt the university issued in fiscal 2009 to help deal with those losses and other soured investments. The borrowing helped mitigate the cash problems that led to layoffs and budget cuts, but also came with a longer-lasting price tag.

The Business School, in its annual report for 2009, said it might encounter ?restraints?? in its ability to borrow from the university. To maintain its AAA rating, ?the University?s ability to assist HBS and other Harvard schools with debt financing may be limited,?? the business school?s chief financial officer, Richard P. Melnick, wrote.

Other Harvard schools have high-profile construction in progress, such as the law school?s Northwest Corner building, which is slated to cost about $250 million and was started before the financial crisis. Harvard Law raised $55 million from donors for the project, according to a Harvard Magazine story, and raised much of the rest in a debt offering this year. Harvard?s Fogg Museum, an art museum which is doing a $400 million rebuild slated to be completed by 2013, has raised more than $70 million from donors but has not raised any money in the public debt markets.

Harvard said it is now requiring higher levels of fund-raising from donors before a project can start. ?Like all universities, Harvard is adjusting to the new financial environment,?? spokesman John Longbrake said.

A report by the bond rating firm Standard & Poor?s earlier this year confirmed Harvard?s top AAA grade and declared its outlook stable, based on ?the institution?s stated strategy of slowing down the issuance of debt.?? The analysts were optimistic about Harvard?s finances, thanks to its prestige and deep pockets. But they said the outlook could change in the event of a ?loss of additional financial resources, a failure to balance operating performance during the next two years, or a significant increase in debt beyond current levels.??

Ratings matter because they affect how much it costs to raise debt. The institutions with the best ratings get the lowest rates because they are deemed the least risky for investors, and most likely to repay their debts.

Harvard has significant debt it needs to refinance or pay off over the next several years, following past years of expansion the bond raters called ?highly aggressive.?? About $17 million is coming due yearly through 2012. After that, sums shoot up to $188 million in 2013 and $519 million in 2014.

Even by Harvard?s historic measure, its debt levels are high ? at 13.3 percent of total assets. Standard & Poor?s said that among AAA-rated schools (which include the likes of Yale University and MIT) the median portion of operating budgets devoted to debt service is 4 percent. Harvard?s payments represented 5.4 percent of its budget.

Past Harvard presidents had the luxury of counting on oversized returns from the university?s massive endowment, now at $27.4 billion, to help pay for projects and debt service. Faust probably does not. The fund rose 11 percent in the year ended in June 2010, beating rival Yale but not the stock market. Looking ahead, Faust said, Harvard is facing a level of debt where, ?we need to be mindful.??

Link
 
This has the potential to be very good, scale wise, for Allston. That, or Harvard could just build some 128 office park and fuck Allston even harder.
 
Debt forces Harvard back to drawing board

Facing big payments, school reduces, rethinks major projects
By Beth Healy
Globe Staff / September 28, 2010

It is no secret that Harvard University ran into a short-term cash crunch when the markets plunged in late 2008 and had to cut costs sharply. But there also has been a longer-term toll: Harvard borrowed heavily to get through that period, and now finds itself grappling with big debt payments and scaling back ambitious plans.

The nation?s wealthiest university doubled its debt load over the last three years, to $6 billion. It spent $204 million to pay down its debt in fiscal 2009, or 40 percent more than the prior year ? money that deans would rather have spent on projects and programs. And Harvard is now spending a larger slice of its $3.8 billion operating budget on debt service than its peers.

All of this puts the university?s president, Drew Faust, in the unenviable role of seeing Harvard through much leaner times than her predecessors, who enjoyed large endowment returns for more than two decades.

?We are managing debt very carefully right now,?? Faust said in a meeting with Globe reporters and editors last week. She also acknowledged, ?We?re paying a significant amount of the operating budget in debt service.??

Harvard is maxed out on debt for the foreseeable future. In order for the university to keep its AAA bond rating, its usual way of financing buildings, borrowing from investors, is effectively off the table for now, beyond projects already identified in its three-year plan.

Little wonder that Harvard?s Allston science facility project, once pegged as high as $1.4 billion, was halted in early 2009 and is now back to the drawing board in terms of scale and scope. The university has told its bond raters it won?t borrow more than a total of $1 billion over the next three years, including projects that are already underway. Faust indicated that new plans for Allston will be presented by the middle of next year, and the university may need investment partners.

Samuel L. Hayes, a retired investment banking professor at Harvard Business School who serves on a number of business and educational boards, said Harvard is probably looking to show its investors and alumni that it is taking a conservative view of its finances.

?I see this is a manageable problem,?? Hayes said. ?But it?s a situation that the university hasn?t found itself in for a long, long time. It?s a new world for the university.??

The leaner times didn?t result only from the 27 percent plunge in the endowment, and the $1.8 billion in cash Harvard lost by investing it alongside the endowment. It was the $2.5 billion in debt the university issued in fiscal 2009 to help deal with those losses and other soured investments. The borrowing helped mitigate the cash problems that led to layoffs and budget cuts, but also came with a longer-lasting price tag.

The Business School, in its annual report for 2009, said it might encounter ?restraints?? in its ability to borrow from the university. To maintain its AAA rating, ?the University?s ability to assist HBS and other Harvard schools with debt financing may be limited,?? the business school?s chief financial officer, Richard P. Melnick, wrote.

Other Harvard schools have high-profile construction in progress, such as the law school?s Northwest Corner building, which is slated to cost about $250 million and was started before the financial crisis. Harvard Law raised $55 million from donors for the project, according to a Harvard Magazine story, and raised much of the rest in a debt offering this year. Harvard?s Fogg Museum, an art museum which is doing a $400 million rebuild slated to be completed by 2013, has raised more than $70 million from donors but has not raised any money in the public debt markets.

Harvard said it is now requiring higher levels of fund-raising from donors before a project can start. ?Like all universities, Harvard is adjusting to the new financial environment,?? spokesman John Longbrake said.

A report by the bond rating firm Standard & Poor?s earlier this year confirmed Harvard?s top AAA grade and declared its outlook stable, based on ?the institution?s stated strategy of slowing down the issuance of debt.?? The analysts were optimistic about Harvard?s finances, thanks to its prestige and deep pockets. But they said the outlook could change in the event of a ?loss of additional financial resources, a failure to balance operating performance during the next two years, or a significant increase in debt beyond current levels.??

Ratings matter because they affect how much it costs to raise debt. The institutions with the best ratings get the lowest rates because they are deemed the least risky for investors, and most likely to repay their debts.

Harvard has significant debt it needs to refinance or pay off over the next several years, following past years of expansion the bond raters called ?highly aggressive.?? About $17 million is coming due yearly through 2012. After that, sums shoot up to $188 million in 2013 and $519 million in 2014.

Even by Harvard?s historic measure, its debt levels are high ? at 13.3 percent of total assets. Standard & Poor?s said that among AAA-rated schools (which include the likes of Yale University and MIT) the median portion of operating budgets devoted to debt service is 4 percent. Harvard?s payments represented 5.4 percent of its budget.

Past Harvard presidents had the luxury of counting on oversized returns from the university?s massive endowment, now at $27.4 billion, to help pay for projects and debt service. Faust probably does not. The fund rose 11 percent in the year ended in June 2010, beating rival Yale but not the stock market. Looking ahead, Faust said, Harvard is facing a level of debt where, ?we need to be mindful.??

Link

Great move by the anal retentives at Harvard to fire their 20 yr + longtime top-of-class investment team a few years back becuause of management fees that were .03% above average.

You get what you pay for.
 
Great move by the anal retentives at Harvard to fire their 20 yr + longtime top-of-class investment team a few years back becuause of management fees that were .03% above average.

You get what you pay for.

I thought part of the reason Harvard got their ass handed to them when the markets imploded was because their "top-of-class" investment team had invested so much on margin.
 
I thought part of the reason Harvard got their ass handed to them when the markets imploded was because their "top-of-class" investment team had invested so much on margin.

Nope. They got rid of their original (but too expensive by a fraction of a percent) "Dream Team" before the economic collapse. The cut-rate folks who came afterwards took it down the tubes.
 
^^^
That's not exactly right. After key players of Harvard Management Company left (because of a few alumni complaints about their compensation levels) they formed their owned companies, and Harvard promptly turned over very large chunks of the endowment for them to manage.

The fingerpointing after the endowment's collapse centers on who advised and who decided to keep Harvard University so illiquid, --so illiquid that Harvard had to borrow money to pay for ongoing university operations. It had to do so because the endowment funds were almost all invested in instruments that could not be cashed in, or cashed in at a great financial penalty.
___________________

On other fronts: the BRA voted unanimously to allow McDonald's to move a few dozen feet east on Western Ave., thus allowing for a street re-alignment to accompany the forthcoming construction of Charlesview on much of the current Brighton Mills parking lot.

The big patch of dirt near the bend of Soldiers Field Road over the summer is now a field turf field for Harvard soccer games.

The Library Park construction continues. Haven't read yet of how many of the granite lions will find a new home there, nor read of whether Harvard has identified the Boston building from which the lions came.
 
From Bloomberg today:

http://www.bloomberg.com/news/2010-09-28/harvard-learns-a-lesson.html
______________________________________

"......It was the endowment?s heyday. Meyer, a Harvard MBA who had previously managed the Rockefeller Foundation?s investments, had assembled a team of in-house traders that handled 85 percent of Harvard?s endowment, compared with about 30 percent today.

Meyer assigned Mendillo to push into timberland, an area now managed by a team that invests in natural resources around the world, including agriculture in South America. ?There weren?t many institutional investors,? Mendillo says. ?Pricing was extremely inefficient. We were able to go in and look for things that were significantly underpriced relative to their intrinsic value.?

Meyer?s investments were less liquid than the traditional portfolios of U.S. stocks and bonds that Harvard had bought in the past.

Managers Rewarded

The bets paid off. From 2000 to 2003, as the Nasdaq Composite Index tumbled more than 60 percent, Harvard was shielded. It fell 2.7 percent in the 12 months ended on June 30, 2001, and 0.5 percent the following year and then gained 12.5 percent a year later.

In the decade ended in June 2005, the endowment gained 16.1 percent annually compared with an 11.8 percent increase in the university?s internal benchmark.

Meyer rewarded his top managers richly. Star bond traders Maurice Samuels and David Mittelman were the highest paid in 2003, earning $35.1 million and $34.1 million apiece. The fat paychecks aroused the ire of alumni, who said the money would be better spent on scholarships.

Some members of the class of 1969 wrote a letter of protest to Summers in 2003. Harvard spokesman John Longbrake says the fund?s operating costs, including pay and bonuses, amount to only 0.3 percent of funds under management.

The complaints prompted some managers to quit and set up their own firms. Meyer himself quit in 2005, taking more than 30 Harvard staff members with him. His Boston-based Convexity Capital Management LP as of Dec. 31 managed $10.6 billion for college endowments, including a commitment of $500 million from Harvard......."

________________________________________

So there you have it. For 0.3% Jack Meyer brought Harvard BILLIONS more in performance. Some anal retentive bean counters wanted to chintz.

An historic, myopic mistake, when you consider how this will affect Harvard, Boston and the entire economy for decades to come.
 

Back
Top