The Harlo (née Skanska Fenway Project (Burger King))| 1350 Boylston Street | Fenway
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Re: 1350 Boylston
The only thing I don't like is that they arent building over the party wall of 1330. Other then that its pretty great.
Also, the before and after model also seems to imply the Shaws is getting redeveloped. Do these developers know something we haven't figured out?
The only thing I don't like is that they arent building over the party wall of 1330. Other then that its pretty great.
Also, the before and after model also seems to imply the Shaws is getting redeveloped. Do these developers know something we haven't figured out?
dshoost88
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Re: 1350 Boylston
^^ Well if you look carefully at the wind tunnel models (the first B&A pics I put side-by-side), you'll notice they have projected massing models on there for Shaw's, the Tasty Burger site, and even the Howard Johnson Inn. Since those sites are zoned for higher density in the future, I suspect that they just built them up for the wind study rather than being privy to any special information. As far as I know and have researched, no plans have been announced for those sites (yet).
^^ Well if you look carefully at the wind tunnel models (the first B&A pics I put side-by-side), you'll notice they have projected massing models on there for Shaw's, the Tasty Burger site, and even the Howard Johnson Inn. Since those sites are zoned for higher density in the future, I suspect that they just built them up for the wind study rather than being privy to any special information. As far as I know and have researched, no plans have been announced for those sites (yet).
dshoost88
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atlantaden
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Re: 1350 Boylston
One side of the building reminds me of the MassArt Dorm which I love! What a great addition to the neighborhood!! Very sharp!
One side of the building reminds me of the MassArt Dorm which I love! What a great addition to the neighborhood!! Very sharp!
Czervik.Construction
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Re: 1350 Boylston
It is making my face hurt imagining how great that stretch of Boylston will be in ~4-5 years from now.
It is making my face hurt imagining how great that stretch of Boylston will be in ~4-5 years from now.
And I thought these neighborhood Before & Afters looked pretty cool, too:
tmac9wr
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Re: 1350 Boylston
Does anyone have any idea what the total population increase with all these projects is supposed to be? According to the 2010 Census, the Kenmore/Fenway area has a density of around 41,635 people per square mile...and that's without a lot of this major development going on in the area.
Does anyone have any idea what the total population increase with all these projects is supposed to be? According to the 2010 Census, the Kenmore/Fenway area has a density of around 41,635 people per square mile...and that's without a lot of this major development going on in the area.
dshoost88
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Re: 1350 Boylston
1282 Boylston = 350 units
The Point = 320 units
Boylston West = 300 units
1350 Boylston = 240 units
That alone is 1210 units. Assuming the average household size in the Fenway-Kenmore neighborhood remains constant at 1.62 people her household, these 4 projects alone will add about 1,960 people to the neighborhood. And that doesn't even include phase II of Boylston West or Fenway Center.
1282 Boylston = 350 units
The Point = 320 units
Boylston West = 300 units
1350 Boylston = 240 units
That alone is 1210 units. Assuming the average household size in the Fenway-Kenmore neighborhood remains constant at 1.62 people her household, these 4 projects alone will add about 1,960 people to the neighborhood. And that doesn't even include phase II of Boylston West or Fenway Center.
armpitsOFmight
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Re: 1350 Boylston
^so how long will it take Boston to pass its high score of 800,000+ people from the 50's?
^so how long will it take Boston to pass its high score of 800,000+ people from the 50's?
kz1000ps
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Re: 1350 Boylston
They did? I thought it was some small-time developer who either went bankrupt or nearly did over BW. Maybe they were the construction managers but I'm pretty sure it wasn't a develop-design-build situation.
They did? I thought it was some small-time developer who either went bankrupt or nearly did over BW. Maybe they were the construction managers but I'm pretty sure it wasn't a develop-design-build situation.
dshoost88
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Re: 1350 Boylston
Time fore a little math.
There were 272,481 total housing units in the city in 2010, 92.7% of which were occupied, but overall the average household size was 2.26.
Researchers from Northeastern's School of Urban and Regional Policy have said that Boston needs to add 10,000 units to 20,000 units annually for the next decade to remain economically competitive. With the number of units approved around the city in the last year, it appears Boston could be close to hitting the low end of that annual target for the first time since the 1980's. By the average household size multiple (2.26) and a rate of 10,000 new units target, that would mean nearly 22,600 new residents added annually; however, the average household size continues to decline, so let's be more conservative and estimate in the most optimistic of circumstances that it would be closer to 20,000 new residents annually.
2010: 617,594
2012: 636,479
So beginning in 2013...
2013: 655,000
2014: 677,500
2015: 699,000
2016: 720,000
2017: 740,000
2018: 760,000
2019: 780,000
2020: 800,000
^^This population growth scenario assumes every NIMBY became a YIMBY, the BRA expedited the approval/permitting process, and developers became more ambitious with their development proposals.
REALITY
The official population of Boston after the 2010 US Census was 617,594 people. According to wikipedia, the city had a 2012 population of 636,479. That would mean Boston added an average of 9,441.5 people per year.
Assuming Boston keeps this momentum, the new mayor is development friendly, and market demand remains constant, Boston will likely see population growth like this over the coming years:
2012: 636,479
2013: 647,000
2014: 657,500
2015: 668,000
2016: 679,500
2017: 691,500
2018: 704,000
2019: 716,500
2020: 729,500
2021: 743,000
2022: 757,000
2023: 771,500
2024: 786,500
2025: 802,000
So again, Boston has a real shot at regaining its 1950's population by the year 2025 if it continues with its current momentum.
Time fore a little math.
There were 272,481 total housing units in the city in 2010, 92.7% of which were occupied, but overall the average household size was 2.26.
Researchers from Northeastern's School of Urban and Regional Policy have said that Boston needs to add 10,000 units to 20,000 units annually for the next decade to remain economically competitive. With the number of units approved around the city in the last year, it appears Boston could be close to hitting the low end of that annual target for the first time since the 1980's. By the average household size multiple (2.26) and a rate of 10,000 new units target, that would mean nearly 22,600 new residents added annually; however, the average household size continues to decline, so let's be more conservative and estimate in the most optimistic of circumstances that it would be closer to 20,000 new residents annually.
2010: 617,594
2012: 636,479
So beginning in 2013...
2013: 655,000
2014: 677,500
2015: 699,000
2016: 720,000
2017: 740,000
2018: 760,000
2019: 780,000
2020: 800,000
^^This population growth scenario assumes every NIMBY became a YIMBY, the BRA expedited the approval/permitting process, and developers became more ambitious with their development proposals.
REALITY
The official population of Boston after the 2010 US Census was 617,594 people. According to wikipedia, the city had a 2012 population of 636,479. That would mean Boston added an average of 9,441.5 people per year.
Assuming Boston keeps this momentum, the new mayor is development friendly, and market demand remains constant, Boston will likely see population growth like this over the coming years:
2012: 636,479
2013: 647,000
2014: 657,500
2015: 668,000
2016: 679,500
2017: 691,500
2018: 704,000
2019: 716,500
2020: 729,500
2021: 743,000
2022: 757,000
2023: 771,500
2024: 786,500
2025: 802,000
So again, Boston has a real shot at regaining its 1950's population by the year 2025 if it continues with its current momentum.
Downburst
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Re: 1350 Boylston
It all comes down to materials. If the exterior is a few modicums of quality above the Kensington (and especially Waterside Place) I would personally be satisfied with this development. For today's bevy of mismatched windows and many-buildings-smushed-into-one trend, I think this looks quite nice.
Is this parcel owned by Samuels as well?
It all comes down to materials. If the exterior is a few modicums of quality above the Kensington (and especially Waterside Place) I would personally be satisfied with this development. For today's bevy of mismatched windows and many-buildings-smushed-into-one trend, I think this looks quite nice.
Is this parcel owned by Samuels as well?
Re: 1350 Boylston
Usually I'm not a fan of the style, but this building actually has a vocabulary to it. The row of clear glass on the tower at the top of the podium echos the three lofts poking out of the low-rise section. The set-back top to bottom glazing on the tower also subtly draws attention to the lobby without being too dominating, while tying together the two different sides of the facade. I'm also in love with the way the tower appears to lean over the street a bit, and the dark maroon paneling on the corner really sets it apart from the Sameuls projects.
Its a really great design. Either that, or I'm just seeing this so much its growing on me. The only crappy thing is that 1330's blank wall sticks out like a sore thumb. They couldn't even make it look good in the renderings, IRL it will be the suck. How they can fix that without ruining the design I don't know.
As for the height, I bet they purposely are proposing something too high so they can cut it back a few floors to what they really want and everyone feels like they win.
Usually I'm not a fan of the style, but this building actually has a vocabulary to it. The row of clear glass on the tower at the top of the podium echos the three lofts poking out of the low-rise section. The set-back top to bottom glazing on the tower also subtly draws attention to the lobby without being too dominating, while tying together the two different sides of the facade. I'm also in love with the way the tower appears to lean over the street a bit, and the dark maroon paneling on the corner really sets it apart from the Sameuls projects.
Its a really great design. Either that, or I'm just seeing this so much its growing on me. The only crappy thing is that 1330's blank wall sticks out like a sore thumb. They couldn't even make it look good in the renderings, IRL it will be the suck. How they can fix that without ruining the design I don't know.
As for the height, I bet they purposely are proposing something too high so they can cut it back a few floors to what they really want and everyone feels like they win.
armpitsOFmight
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Re: 1350 Boylston
Why not just just move the tower portion to the other side and cover up that blank wall?
Why not just just move the tower portion to the other side and cover up that blank wall?
kz1000ps
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Re: 1350 Boylston
Because up to 25% of your units will suddenly have no windows?
Also, I'm liking those double-height units on the podium. You don't normally see something so extroverted in Boston and I'm thinking/hoping they'll add a touch of whimsy to the area.
Because up to 25% of your units will suddenly have no windows?
Also, I'm liking those double-height units on the podium. You don't normally see something so extroverted in Boston and I'm thinking/hoping they'll add a touch of whimsy to the area.
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