Last Thursday evening at the Beacon Hill Architectural Commission meeting, an out-of-the-ordinary item was on the agenda – the demolition of a building in Beacon Hill. The loss of a historic building in Beacon Hill hasn’t occurred in decades. Last night, despite the testimonies of myself and other historic preservation experts, a demolition order from the city Inspectional Services Department (ISD) was allowed to move forward. This unprecedented and unfortunate decision demonstrates a flawed process.
The Samuel E. Guild/Sears Byron Condit House home at 124 Chestnut Street was constructed in the late nineteenth century with a new façade from the 1920s designed by Joseph Everett Chandler, a major Boston architect. Chandler was responsible for restoration of the Paul Revere House, the Old Corner Bookstore, and the Old State House. With its unique Colonial Revival façade, punctuated with leaded glass windows, the home at 124 Chestnut is an important contributing element to the Historic District.
The proponent, his engineer and consulting architect believe the building is so structurally unsound as to be unsafe. They attest that it cannot be repaired or stabilized, and must be demolished immediately. This information comes as a shock to those of us who remember back to January, when the Park Street School bid to purchase this property and had qualified engineers develop a plan to save the façade of the building. Is the new conclusion that none of the building can be saved due to dramatic structural changes in just a few months, or is it a matter of diverse opinions of how to understand historic structures? A highly experienced architect, Bill Barlow of the Alliance Board, testified that he had been personally involved when buildings far worse have been saved. I testified that there are far too many unanswered questions right now to have confidence that demolishing the building is the only option. It is especially important that we have all our facts straight and rule out all alternatives to demolition, given the irreversible nature of what is proposed.
Despite our best efforts, I.S.D.’s notion of unsafe conditions and insistence that demolition is necessary prevailed. Alliance board members pushed for an independent evaluation from a structural engineer with extensive experience regarding historic building issues and their complexities; however, there is no clear procedural mechanism to afford us the time needed for this evaluation. I.S.D. is the official city authority regarding safety, and on most situations that is fine. But we also know that these issues aren’t all black and white, and I felt we demonstrated that there are clearly a variety of opinions on the matter in this case.
Yet, there is no appeal process, and the Architectural Commission did not feel it has the power to overrule an I.S.D. ruling such as this. I give some Commission members credit, as they tried to find a way to delay the demolition to gather additional information. Yet we repeatedly heard how the City’s I.S.D. and their inspectors, who don’t necessarily have experience in the many subtleties of engineering issues with historic properties, are the body that decides such things. What if they are wrong? There seems to be no recourse short of a court injunction. While they understandably err on the side of public safety, we have a case here where such concern may cloud their recommendation.
It is hard for us to recognize that engineering, which seems so scientific, is as much art as science, and there are divergent opinions on the “right” solution. As someone who has studied the History of Technology for decades, I can show case after case of how our “scientific” understanding is so very culturally influenced. In this case today’s engineers often struggle to fully understand historic structures which were conceived under very different (not necessarily wrong) principles. There are many aspects of historic properties that don’t fit modern methods of building analysis. Although some of these idiosyncratic designs might function perfectly well, since they are unfamiliar and don’t align with modern concepts, many engineers are not comfortable signing their names to something they don’t fully understand, as it is a liability. For this reason, it is integral to have someone on the team who has experience evaluating and working with historic properties, so that Boston’s invaluable historic properties are not demolished.
This is demolition will be a huge, unprecedented loss to Beacon Hill and the City. Is it too late to save 124 Chestnut Street? At the least let’s hope we can learn a lesson here to avoid such a case in the future.

It has been obviously quite a strange week for Boston. Like everyone else, I’ve been struck by the resolve of the entire city: the resolve to do what we all know is right, whether that be to step forward and help others, to place the common good ahead of individual needs (we do live in the “Common-wealth” of Massachusetts, after all), and to thank and appreciate the people and all the wonderful aspects of our community.  Despite the terrible tragedy that occurred, it’s comforting to take solace that in a time when such sadness and terror occurred the good so far, far outshines the evil. Good work, kindness and efforts to improve ourselves as a community always are ultimately more powerful than the few who try to bring us down.

I was immediately struck amongst all the beautiful and thought-provoking words uttered over the last week of the comments of Cardinal Sean O’Malley who referenced the Jewish tradition of tikkun olam, the concept of repairing or healing the world – striving to leave the world better than we found it.  Given that this term comes from my traditions, and one that is not an uncommon theme in my congregation, I was pleased to hear it placed in a greater light at the Marathon Tragedy Healing Service.  For those unfamiliar, it to me is much like the good-old Golden Rule, a most basic of human precepts that if followed allows so many of our ideas about morality, law, and righteousness to flow from it.  If we all simply act as we would want others to act to us, if we seek in our actions to make ourselves and the world around us a better place, think of how improved all our lives and our society would be.

In modern times tikkun olam has been used to refer to social action work. The Jewish activities of tzedakah (charitable giving) and gemilut hasadim (acts of kindness), so long part of Jewish tradition as ways to improve the world and help our fellow man also include progressive approaches to social issues; volunteering, working for causes which you believe strongly improve the world and are examples of tikkun olam. These can be small simple acts of kindness at home or in your community, larger volunteer efforts, or even broader global-affecting social and political activities. The spectrum is huge.

For me, one of the reasons I have always worked in the non-profit sector, and in particular have focused on historic preservation issues is because I feel strongly that this work makes the world a better place. I generally don’t think of tikkun olam when I’m sitting at a meeting of the Boston Landmarks Commission or the BRA, when I’m discussing with a developer how to make his project better enhance the city’s special historic character, or when I’m in a neighborhood meeting discussing how we can best work together to save a historic church building so central to their community’s sense of self-identity.  But, in fact that really is what I do day-to-day – working in my small way to make our little slice of the world a better place.

Let us not forget that despite differences of opinion on so many items, from the small and insignificant, to the large and seemingly overpowering, that overall people are good. It is generally not helpful to focus on those on the opposite side of the table as evil, mean-spirited, greedy, or dishonest when they come with different ideas that may oppose our own. Remember each has his or her own perspective, and it is more helpful to consider their reasoning and try to convince them that there is a different way of seeing things — that there are options.  Perhaps by sharing perspectives and alternatives we can find an agreeable way that can make the world, our city, our community a better place for all.

It sadly takes event’s like this past week’s to remind us why we do the work we do.  I’m honored to have been given the opportunity to lead the Boston Preservation Alliance to do our part in improving our little corner of the world.  Boston demonstrated to the world this week it’s resolve, grit, and special character reflected in its people, traditions and special places. Let us work together to continue to improve the world and together heal the wounds of this past week.

Wednesday night I attended a public meeting held by the Boston Redevelopment Authority Planning Division regarding their ongoing South Huntington Avenue Corridor Study.  The planning team’s first cut, in which they summarized community concerns and presented concepts to be formalized into guidelines, was generally well received by the audience. Comments were constructive rather than combative and the overall tone was positive, which will hopefully lead to a constructive and effective process and drive continued community-engaged planning efforts here and in other parts of the city.

It was great to see Chief City Planner, Kairos Shen, in attendance, engaged, and answering questions, demonstrating that the city is giving this effort some serious attention. Certainly it would have been better had this process occurred before plans were approved for the Home for Little Wanderers site (the original building dates from 1914 – if the approved project moves forward it will be mean the loss of a century-old Boston institutional landmark and a build-out over essentially the full extent of the site).  Nevertheless, this planning process is moving quickly and we were told the new guidelines will influence plans for projects already or soon-to-be in the pipeline, including a proposal for a large housing project at 105A South Huntington and the anticipated new ownership of the currently vacant Goddard House, another historic building for which the Alliance is concerned. We certainly can’t lost another significant building in this region.

One planning tool being proposed is a new measure of site usage/density called “development footprint.”  Adding to commonly-used guidelines on height and FAR (floor to area ratio), this new measure brings another perspective and a new tool to help examine the impact of new development.  FAR tells only part of the story about how a site is to be used.  For example, a building taking up the entire site and one story gives the same FAR as a 2-story building taking up 1/2 the lot … or a 4 story building on 1/4 the site, etc. All of these have an FAR of 1, but they have very different impacts on the site, the streetscape and the character of the neighborhood.  The new metric, development footprint, provides a better picture of the impact of construction at the street level by taking into account the percentage of the site developed including parking lots, among other subsidiary uses. Take look at some of the draft diagrams presented by the BRA.

We were pleased to see that the planners looked at the historic development of the area and how the way lots were divided and built initially established the character of the area by dividing it into the three zones that exist today. The planning team has wisely divided the site into three “districts,” recognizing the non-homogeneity of the corridor and its differing character along the nearly mile-long stretch of road.

We look forward to further refinement of this South Huntington plan and the opportunity to weigh in on another, more developed draft. We also look forward to  participating in additional planning efforts that work to preserve the special character of Boston’s neighborhoods.

Check out the BRA web site for all the details:  http://tinyurl.com/corridorstudy

A few images from the BRA presentation are below:

Historic Development

FAR (Floor area ratio)

Development Footrpint

The Hayden Building, Courtesy of Historic Boston, Inc.

Thank you to the Boston Globe (“The priceless past,” Sunday, 2/22)  for recognizing the value of historic preservation in our city and those of us who work to keep the preservation successes coming:  ”Boston, which owes so much of its charm to the historic treasures in its midst, also owes a debt of gratitude to the people who fight to preserve them. ”

http://www.bostonglobe.com/editorials/2013/02/22/preserving-architectural-past/sdWB3Rtf4p9IfbTF7724lN/story.html

Historic Boston Inc.’s restoration of this little-known architectural gem by renowned architect H.H. Richardson is another reminder  that  our historic fabric and the essence of what makes Boston unique lies not just in the monumental and iconic buildings we all know, but also the assemblage of smaller buildings that make up the neighborhoods’ distinctive streetscapes.  As the Globe notes, restoration work such as this helps revitalize neighborhoods.  Although new construction plays an important part in the city’s continued growth and evolution let us not be fooled by false arguments that historic buildings inherently hold us back, aren’t green, or can’t be made to serve another hundred years or more.   The influx of residents to our city is in large part driven by what makes Boston special and the unique and desirable character  derived from our historic buildings and landscape.  The Hayden Building is another great example .  Just look at the picture accompanying the Globe article.  Where would you rather work or call home, the Hayden Building in the foreground or the rather characterless building in background?

Congratulations HBI for another successful project. We look forward to the ribbon cutting later this week and to many others in the future , each demonstrating that new life can be reborn form old bones.

Recently the Preservation Alliances has made enhancements in our ability to manage our social media and blog outreach. A change in services will allow us to better communicate with you and make sure you are fully up-to-date with the latest developments and news that affect the historic resources of Boston.

In order to continue to receive email notifications when we post to our blog, please go to  http://www.feedblitz.com/f/?sub=881556 and subscribe with your email address.  The previous subscription service will no longer be updated with our blog postings.

And don’t forget to follow us on our increasingly active Twitter feed @BOSpreservation and like us on facebook:   Boston Preservation Alliance.

This article is a must read for anyone who wants to know why old buildings matter. While it’s written about Knoxville, TN, it’s applicable to Anytown, USA, and certainly applies to Boston.

http://www.metropulse.com/news/2013/jan/16/whats-historicand-who-says-nine-practical-reasons/

Courtesey of Google Earth

The Christian Science Plaza is one of the city’s most successful pieces of planning and architecture.  Fie on those who deride all mid-century modern construction. This area of the city not only works but is beautiful and successfully integrates the 1894 & 1906 church with I.M. Pei’s 1970s vision for a place of both self-reflection and public gathering. I remember even as a teenager finding the tranquility of the reflecting pool, the quiet lapping of the water over its edge and how it frames the building reflections and sky inside it like a living painting.  An amazing place to which I have long felt a personal connection, despite the fact that the Christian Science church is not my spiritual home.

So, how does the city evolve and adapt when changes are proposed at such a special location?  Just a few years ago the Alliance (before my time here) played a central role in that question when changes were first proposed.  We were active in making the Plaza a Boston City Landmark, not to halt all changes to but to provide a level of protection that would prohibit wonton, careless, and thoughtless changes.  Just as the site itself promotes thoughtfulness, it deserves a pensive, well though-out process that can allow for evolution without damaging what is truly special about this place to the city and its character.

Paul McMorrow looks at the success of the Christian Science Plaza, intimates some appropriate concern about changes here, as is appropriate since it “works” so well, and notes how the Christian Science Plaza’s success compares with the less popular and less successful mid-century modern City Hall, Lindemann-Hurley Complex, and the JFK Building.  He raises valid questions why the first big project is at the most successful site of the mid-century modern cohorts.

So I say, how do we provide the appropriate level of protection for these buildings which capture an important period in the architectural and physical development of both Boston and the nation, but do so in a way that allows for an appropriate level of change there to make these structures function better (internally and from the outside). Preservation needs to apply different solutions to different situations.  This is not a one-size fits all business. City Hall and its neighbors are certainly no Christian Science Center.  But that doesn’t mean we should eject them wholesale.

The Alliance looks forward to continuing the challenging dialog on mid-century modern.  These buildings are not easy on so many levels, and that’s what makes discussion of their future so exciting, They present a great opportunity to discuss core values in historic preservation.

The Christian Center

I’ve been struck by the volume of news in recent days, no in fact weeks, of new Boston construction projects associated with historic resources in the city.  From what we’re seeing, the economy is picking up which is both beneficial and threatening to Boston’s special character.  The Alliance was involved with many of the projects hitting the news as these efforts matured from concepts, some going back several years, to finally moving forward.  We are currently actively providing input on many such projects today, demonstrating the important ways in which historic preservation and new construction interface.

The Alliance looks forward to continuing to guide project proponents and the city.  We promote thoughtful decisions about how the city evolves, encouraging changes that respect and enhance the unique character of the city that is so integrally connected with our historic resources.

A few recent projects in the news include: Towers at the Christian Science Center,  historic facades at Hong Lok in Chinatown, The Huntington Ave. YMCA, and developments in north station.  In upcoming posts I’ll provide a little bit of information about each projects and the issues of historic resources related to them.

Hong Lok House in Chinatown

I was pleased this January 1st to find Paul McMorrow’s editorial in The Boston Globe (“The twin phoenixes: Filene’s and Ferdinand”) looking at the cyclical nature of the city’s evolution.  McMorrow extolls the virtues of some of the city’s most exciting new projects anchored in historic preservation as he speaks of two projects in which the Alliance is playing a major role – the Millennium/Filene’s block on Washington Street and the city’s new School Department Offices under construction at the old Ferdinand’s Blue Store in Dudley Square. These developments represent the message that I wish to spread from the Alliance to the community at large:  Historic Preservation embraces smart-thinking, innovative, and creative change – change that blends old and new and reinforces the unique, character-defining aspects of the city.

Spreading that message is my new year’s resolution, to replace the oft-cited but erroneous claim that historic preservation is obstructionist, is antithetical to construction jobs, or hampers the city’s growth and evolution. Instead I want recognition that preserved historic resources are a catalyst for growth and one of the keys to the city’s booming desirability as a place to live, work, and play. Certainly not every historic building is worthy of preservation, but because historic resources offer so very much in character, environmental benefit (“the greenest building is the one that already exists” is an oft-cited phrase), and contribute to the overall desirability of the city’s aesthetic and sense of place, the default mode must be to first assess all opportunities for preservation and adaptive reuse rather than to first look at demolition and replacement.

The projects that McMorrow cites are prime examples of historic resources providing the spring-board to new development.  Other areas of the city show the same. One needn’t look any further than across Fort Point Channel’s historic bridges. The historic brick warehouses along Summer and Congress streets are alive with a rapidly growing number of businesses, residents, and nightlife. This historic neighborhood is the gateway to the Innovation District, the fastest growing area of the city. Just as the Millennium project within one block will demonstrate how historic preservation and new construction work in harmony, so does this entire section of South Boston, from the bridges to Liberty Wharf

So, for 2013 I wish you the best of luck in fulfilling your New Year’s resolutions. I for one know that mine, to change the perception of historic preservation, is bolstered by some incredible work going on the city today.

Click here to read more about Filene’s and Ferdinand’s projects from the Spring 2012 edition of the AllianceLetter.

Here it is, nearly December and I assume you, like me, find yourself inundated by requests for donations. Every non-profit organization knows this is the time of year when charitable giving peaks.  And let’s face it – most everyone has a good case. Demand for services from non-profits continues to increase while expenses rise and funding opportunities shrink.  Many organizations have accomplished wonderful things over the past year, and the need for greater support continues to grow

Yes, yes, all true, but I can’t be the only one who finds all these please starts to merge into white noise by the fifth or tenth or twentieth appeal.  I start to glaze over after a while.  Who doesn’t?  There are simply too many good causes.

But, as the Executive Director of a non-profit myself, I cannot simply ignore my responsibility and not wander into the fray. Individual donations are essential to our survival.  So, I ask myself how the Boston Preservation Alliance can rise above the din?  How do I demonstrate that your contribution to the Alliance can have a huge impact here?  That unlike many organizations, we do not have an endowment generating operating funds, that we draw no revenue from the city, that we earn no funds from property ownership, etc.  Our success in preserving the unique fabric and character of the city, of working to make new developments harmonize and build upon the benefits of our historic sites, of hosting programs to enhance our understanding and care of our historic city all depend on donors like you.

I want to emphasize one major point that makes us stand out this year. The Boston Preservation Alliance  is in an important place in the life of our organization, a strategic position paralleled by few other city non-profits.  We have the benefit of an experienced, new Executive Director (me) and an energized board anxious to step up. Working with our board we have begun a process of institutional reflection, self-analysis, and planning.  Every organization benefits from focused strategic planning every so often to build a stronger, more effective organization.  After over three decades it’s time to take measure of where we are and how we most effectively use your forthcoming donation to best move forward, expanding our presence and influence.

Along with your donation to support the Alliance and our planning effort, please pass along your thoughts about the Alliance.  Do you like our programs?  Do you support our advocacy efforts?  What should we do differently?  Are our successes best measured in efforts like saving Fenway Park and the historic theaters or our Annual Preservation Achievement Awards or in the regular educational and social programs we offer throughout the year?

I know that supporters like you contribute because you share in our commitment to the built environment of our city. And now, more than ever, your financial support is critical not only to our success as the watch-dog and advocate of Boston’s unique historic fabric, but to the continued strength of our organization.

I thank you in advance for your generous contribution to our Annual Fund. Your tax-deductible gift demonstrates your support of our ongoing work and your investment in the Alliance’s future.   And please send along your thoughts and comments by posting to the blog.  Help us rise above the din of the season with a meaningful gift and some thoughtful input.

Thank you.

-Greg