West End/Beacon Hill infill and small developments

[stick n move]

Creating a new thread as there is no west end or beacon hill thread.

Boston Seeks Developers To Build Up To 10 Stories Of Housing Atop West End Library

“From parking lots to libraries, the city is looking to new avenues to bring more affordable housing to the market as Boston's housing crisis remains a top priority.
The Mayor's Office of Housing released a request for proposals this week for the redevelopment of the Boston Public Library's West End Branch. The city envisions a mixed-use development of up to 10 stories with a new library on the first floor and new affordable housing units on top, the Boston Globe first reported.”

https://www.bisnow.com/boston/news/...ousing-redevelopment-of-library-branch-118442


Project meetings timeline page
https://www.boston.gov/buildinghousing/west-end-library-housing-public-assets

Project meeting pdf (6-14-22)
https://www.boston.gov/sites/default/files/buildinghousing/project/west-end-library-housing-public-assets/attachment/document/2022-06/West End Library project - 6_14_22 meeting.pdf

Programming study final report (2021)
https://files.bpl.org/2021-10-19_BPL_West_End_Report_FINAL.pdf

BPL branch project site
https://www.bpl.org/west-end-project/

 

[#bancars]

Creating a new thread as there is no west end or beacon hill thread.

Boston Seeks Developers To Build Up To 10 Stories Of Housing Atop West End Library

“From parking lots to libraries, the city is looking to new avenues to bring more affordable housing to the market as Boston's housing crisis remains a top priority.
The Mayor's Office of Housing released a request for proposals this week for the redevelopment of the Boston Public Library's West End Branch. The city envisions a mixed-use development of up to 10 stories with a new library on the first floor and new affordable housing units on top, the Boston Globe first reported.”

https://www.bisnow.com/boston/news/...ousing-redevelopment-of-library-branch-118442

Can't read the story--is there a reason the RFP is only up to 10 stories? Wouldn't the economics here either support a 5+1 type arrangement or a much taller tower?

 

[stick n move]

Can't read the story--is there a reason the RFP is only up to 10 stories? Wouldn't the economics here either support a 5+1 type arrangement or a much taller tower?

I updated the original post with links to available documentation and some renders.

 

[jpdivola]

Can't read the story--is there a reason the RFP is only up to 10 stories? Wouldn't the economics here either support a 5+1 type arrangement or a much taller tower?

In theory, I agree. But, this is the west end after all. As is, the years to completion of this will likely be greater than the number of stories.

 

[stellarfun]

Can't read the story--is there a reason the RFP is only up to 10 stories? Wouldn't the economics here either support a 5+1 type arrangement or a much taller tower?

Zoning limit is 65 feet. Will require a zoning waiver.

Community input. Community doesn't want a building that overwhelms the adjacent Harrison Gray Otis House, designed by Bulfinch, built in 1796, and a designated National Historic Landmark. Because Otis House is next door, high quality finishes will apparently be required.

https://www.bostonglobe.com/2023/04...on-neighborhood/?p1=BGSearch_Advanced_Results

 

[bigpicture7]

Zoning limit is 65 feet. Will require a zoning waiver.

Community input. Community doesn't want a building that overwhelms the adjacent Harrison Gray Otis House, designed by Bulfinch, built in 1796, and a designated National Historic Landmark. Because Otis House is next door, high quality finishes will apparently be required.

https://www.bostonglobe.com/2023/04...on-neighborhood/?p1=BGSearch_Advanced_Results

I picked up on that in the article too, but I think there's more room for creativity here, even given those considerations. Create a low-ish podium that spans the full depth of the parcel, then introduce set-back and build a taller tower at the end of the parcel that is furthest from Cambridge St. The RFP prioritizes affordable units, so perhaps the tall portion can contain market units that help finance the overall project.

The point is: pretty much no matter what gets built here is going to require a variance. So if you've got to do all the prep for the variance review anyway, go bolder. The images that stick_n_move posted seem to show that a taller/narrow tower component could be far enough back/away from the Harrison Gray Otis House so as not to overwhelm it.

I also read the BPDA RPF doc and I noticed that it acknowledges that a variance will be needed and was not worded in such a way as to mandate a height cap (at least not that I picked up on).
- Draft RFP here (from February '23)
- Overall BPDA project page here (in which the above doc resides)

^This should be caveat'ed with the fact that the RFP review draft was posted for community input, so it may not yet reflect the will of the neighbors

 

[stellarfun]

According to the City assessing department, the Otis House street address is apparently 14 Lynde St. There is a brick building at the rear of the Otis House (16 Lynde St. ?) and which looks to be appended o the Otis House. The building is more likely a 19th Century appendage. Across Lynde St. from the building appended to the Otis House, is the Old West Church.

Google has no strretview of 16 Lynde St. So hard to get a sense of the antiquity of 16 Lynde and its purpose.

The steeple of the original Old West Church was torn down by the British in 1775, to prevent the Colonials from using it as a signal tower. Rebuilt to the present design in 1806. This is also a National Historic Landmark,

https://www.oldwestchurch.org/history

 

[fatnoah]

Community doesn't want a building that overwhelms the adjacent Harrison Gray Otis House, designed by Bulfinch, built in 1796, and a designated National Historic Landmark

I wish I still lived in the area, because I'd advocate for the opposite. Harrison Gray Otis House is already overwhelmed by Cambridge street, and always felt odd to me because of the way it feels like it stands alone, vs. being nestled into a neighborhood like the old mansions on Mt. Vernon street. I think something large and well-designed next door would heighten the contrast with the rest of the West End.

 

[dhawkins]

Sorry, I withdraw the statement, wrong info and a typo to boot. I guess I was rushing that post.

 

[#bancars]

One of my first apartments that I lived in for seven years with my wife and our first daughter has been constructed into a large two bedroom condo unit as part a gut/rehab thru the entire building. The rent was 600 a month. One of the units in the reconstructed building just sold for 11.9M. Wow. PS. The view out the windows was not what is indicated in the rendering. 71-75 West Cedar

75 Beacon St., Unit 2, Beacon Hill

. – MLS

. – MLS

. – MLS

Sold for $11,900,000

($2,095,000 under the asking price)

4 bedrooms, 4 full baths, 1 half bath

4,135 square feet

Does anyone know if any major city in the US is actually addressing the problem of MF-SF mansion-type conversions in dense neighborhoods? Huge issue that so many urban neighborhoods are losing population in part due to this trend.

 

[itchy]

^^ This trend is tiny and not a real driver of urban population loss. 99% of that is driven by the fact too many people stopped having children above the replacement rate, if at all.

 

[12345]

West End Library & Housing - Applicant Proposals (some sensitive information has been redacted) - Google Drive

bit.ly

 

[stick n move]

MASS Design Group, Mikyoung Kim, Shigeru Ban Architects, and others throw their names in the hat to design a new library in Boston’s West End

MASS Design’s proposal for a new library in Boston's West End (Courtesy City of Boston)

“On August 2, Boston officials unveiled the top eight proposals from developers and architects for the new building after issuing an RFP in April 2023. Submittals came from top notch local firms like MASS Design Group; Davis Square Architects; Stull & Lee and John Ronan Architects; The Architectural Team; Pennrose, Dimella Shaffer, and Mikyoung Kim Design; and The Community Builders and JGE Development. The internationally acclaimed office Shigeru Ban Architects also put their name in the hat in a joint proposal with the Boston offices OTJ Architects and The Michaels Organization.”

Joint proposal by Shigeru Ban Architects and OTJ (Courtesy City of Boston)

TAT’s proposal (Courtesy City of Boston)

Mikyoung Kim Design’s proposal (Courtesy City of Boston)

Davis Square Architects’ proposal (Courtesy City of Boston)

Stull & Lee and John Ronan’s proposal (Courtesy City of Boston)

CBT’s proposal (Courtesy City of Boston)

The Community Builders’ proposal (Courtesy City of Boston)

https://www.archpaper.com/2023/08/m...at-design-new-library-bostons-west-end/?amp=1

 

[Bananarama]

These are oddly disappointing and similar looking proposals. The Ban one looks downright unfinished.

 

[vanshnookenraggen]

Usually when that happens, it's because of zoning or other limitations. At that point, all the architect can do is choose which color paint to use.

 

[fatnoah]

Does anyone know if any major city in the US is actually addressing the problem of MF-SF mansion-type conversions in dense neighborhoods?

Sorry for the very late reply, but in the case of the southern half of Beacon Hill, this is almost reversing the previous trend of SF to MF conversions. In the early 2000's, my wife and I looked at an apartment on Mt. Vernon Street. It was clearly the first floor of an old mansion that had been hastily converted to an apartment. In some cases, it was clear that a wall had been added to the middle of many rooms, and other rooms such as a bathroom were shoehorned in. The latter was about 20' long and 7' wide and completely empty except for a tub, shower, and toilet all stuffed in one end. The bedroom was clearly a parlor in a previous life, complete with 15' (at least) ceilings, massive and intricate molding, etc. It had also obviously been chopped in half.

 

[LexSEDotVille]

These are oddly disappointing and similar looking proposals. The Ban one looks downright unfinished.

I actually find this proposal to be the most intriguing. Based on his past work (and render), I'm assuming it'll be mass timber/CLT with transparent curtain walls highlighting the material and structure.

 

[Equilibria]

These aren't all terrible, but it's unfortunate that only The Community Builders seem to have tried to speak to the brick in the site's historic neighbors. Not unrelatedly, that's by far the best design and should be chosen by miles.

The Mikyoung Kim and TAT proposals (and to some extent the Stull/Lee/Ronan one) look like the reclad public housing blocks in Cambridge, built from scratch.

Has TAT ever produced a design that isn't uninspired garbage?

 

[king_vibe]

 

[stick n move]

Finegold Alexander Architects completes 15,000 s/f Lower Basin Barracks for MA State Police​

“Boston, MA Finegold Alexander Architects has completed the Lower Basin Barracks. Formerly the historic Charles River Lower Locks gate house, the 15,000 s/f renovation and addition project will house the previously consolidated State Police-Boston and State Police-Brighton Barracks and provides space for current and projected mission requirements. The project team worked closely with the Division of Capital Asset Management and Maintenance, Massachusetts State Police, the Division of Conservation and Recreation, and involved extensive public outreach. The design focused on creating a public facility that appropriately balances functionality and visual appeal.

Located in the Lower Charles River Basin, this facility is on the National Register of Historic Places and will serve as an important, and the only, state police facility for the city. The renovation of the existing historic building included a new insulated roof, façade restoration, new energy efficient and secure glazing, and a complete gut renovation of the interiors, including an expansive detention area, office spaces, fitness area and locker room. The new addition includes a new public lobby set against the backdrop of the original historic façade with access to public toilet facilities and a multi-purpose community room. The community room will serve as a shared space, providing a broad range of services to support the community and its quality of life. Improving and expanding upon the greenery is the focus of the design, as the historic greenery of the site has been lost throughout its past uses. The implementation of the green space will be complete this summer...“

https://nerej.com/finegold-alexander-completes-15000sf-lower-basin-barracks