Boston, MA
Office to residential conversions gain traction in Boston – Marketplace
When Los Angeles-based CIM Group bought a six-story office building in Boston, the plan was to renovate, according to Rich Kershaw, vice president of development at the firm.
“We were going to upgrade the elevators, upgrade the bathrooms, redo the lobbies and the facade and hopefully increase the rent,” Kershaw said.
This building was an industrial warehouse before becoming office space. It’s a stately, old structure — almost the antithesis of the glass towers going up in other parts of the city. That’s because demand for the most modern work spaces in Boston is as healthy as ever.
One in 5 office spaces in the United States are empty. According to Moody’s, that’s the highest vacancy rate in history.
Now some developers in major cities want to turn that unused office space into housing. But it could take big subsidies to make it happen. That’s why Boston is offering building owners a 75% property tax break for the retrofits.
Standing in the empty building, next to huge glass panes overlooking the city’s South End district, Kershaw said they did do the upgrades. But then the pandemic hit. Working from home became the norm for many urban workers — and he could lease out only one of six floors.
“I don’t see the office being a viable use for the near future,” he said. “So I think the residential is perfect.”
This office building is one of 13 in Boston whose owners are exploring “resi conversions.” The city says this can do two things: ward off the threat of office vacancies while adding apartments in one of the country’s most expensive housing markets.
Helping lead the effort to explore resi conversions across Massachusetts is Tim Love, founder of Utile Architecture and Planning in Boston.
“Your downtown will be more successful if you’ve got more people living over the commercial space on the ground floors,” he said. “That is going to make your downtown more lively and less a place that goes completely quiet after 5 o’clock.”
This also helps preserve old buildings, but only a slice of them are viable for converting. One study suggests that 15% of office buildings in the country’s largest cities are physically suitable.
Among the other challenges for developers are high interest rates, the cost of labor and materials and the need to overhaul mechanical systems. Not to mention that housing often commands lower rents than office space.
That’s why the state is offering owners up to $4 million for resi conversions. Developer Rich Kershaw said these subsidies are key.
“It’s gotten us all here to talk about this and starting looking at it seriously,” he said.
Developers also face Boston’s affordability requirement: 20% of new housing must be set aside for people with lower incomes.
Other cities are moving ahead on similar projects. Chicago is in the middle of a massive conversion involving 10 city blocks. The city was able to set aside more than $150 million in subsidies to convert four commercial buildings into apartments: 3 of every 10 units will be considered affordable.
And New York City is looking to rezone to make it easier to do conversions in more neighborhoods.
Valerie Campbell is a land use attorney in New York. “Our clients have a lot of interest — particularly if these current zoning initiatives become effective, we’re going to see a lot more office conversions,” she said.
Campbell added that most New York resi conversions have happened in pre-World War II buildings. But now developers are considering newer structures that are more difficult to convert, with huge floor plates and windows that don’t open.
In Boston, conversions aren’t likely to fix the commercial real estate market or solve the city’s housing crisis. The city says it needs 69,000 new units in the coming years.
But conversion proponents say doing even one building can make a big difference, starting on its own block.
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Boston, MA
Boston College Football Coach, Players Talk Impact of 1984 Team on 40th Anniversary of Hail Flutie
Saturday was an important day for the Boston College football program.
Not only did the Eagles secure bowl eligibility with a 41-21 win over the UNC Tar Heels, but it also marked the 40th anniversary of the “Hail Flutie,” a Hail Mary touchdown pass that former quarterback Doug Flutie threw as time expired to give Boston College a 47-45 win over the reigning national champions the Miami Hurricanes.
Members of the 1984 team were in attendance at Alumni Stadium and were honored as a way to mark the milestone.
After the game, Eagles head coach Bill O’Brien as well as quarterback Grayson James and offensive lineman Drew Kendall spoke about the impact of that team and how them being at the game helped them come out with the victory.
“It’s sweet,” said James. “Just being able to know what he’s done, done for this program, just being able to see guys like that come back and support, it’s awesome. It makes us want to put on a show for them and put on a show for the whole BC community, so it definitely got us going knowing that team was there today.”
Kendall emphasized that the season and that team made impacts on the program that are still felt today.
“Obviously they kind of put Boston College on the map,” said Kendall. “They were, I believe, a top five team in the country, No. 2- I’m not 100-percent, but they really put Boston College on the map and what they did has kind of allowed Boston College as a program to thrive. Of course Doug Flutie is the only Heisman at Boston College so hopefully we can get another one day but their toughness and their determination has really rubbed off through the program throughout the years.”
O’Brien shared that he showed film from the Hail Flutie game the day before the Eagles matchup against the Tar Heels as a part of preparation.
“I told them in this room on Friday, I showed them the last drive of the Miami game,” said O’Brien. “That that was a team, quite obviously, that played 60 minutes. They understood what playing 60 minutes was all about and on this screen right behind me, I showed that drive. And then, when you have the ‘84 team here, they were 10-2, ranked fifth in the country, Heisman Trophy winner in the house, you got to play well. It’s kind of in the same vein a little bit as the Red Bandanna Game, like you got to play well in these games. There’s a lot of tradition here at Boston College and for those guys to be here meant a lot to our program and it was important for us to go out there and win.”
Boston, MA
Injury Updates: Boston College Football vs UNC
The Boston College Eagles (5-5, 2-4 ACC) football team looks to become bowl eligible as it returns to Alumni Stadium to take on the UNC Tar Heels (6-4, 3-3 ACC).
Both teams are currently dealing with injuries in the program.
Below is a look at the latest injury updates for both teams.
[This story will be updated throughout the game with the latest injury news].
LB Caleb LaVallee | Questionable: Tar Heels linebacker Caleb LaVallee’s status for today’s game has yet to be determined. He has not played since UNC’s Nov. 2 game against FSU. He is dealing with a lower body injury and has been reportedly “monitored” this week.
RB Darwin Barlow | Questionable: Tar Heels running back Darwin Barlow’s status has yet to be revealed. Barlow’s appeared in three games this season, most recently in the team’s Nov. 2 game against FSU.
TE Bryson Nesbit | Out: Tar Heels tight end Bryson Nesbit will miss the game against the Eagles with an injury.
DB Max Tucker | Out: Eagles defensive back Max Tucker will miss the Eagles game against UNC. Tucker exited Boston College’s matchup against No. 13 SMU early in the game and did not return. Eagles head coach Bill O’Brien considered him “day-to-day.”
DB Bryquice Brown | Out: Eagles defensive back Bryquice Brown will miss the Eagles game against UNC. Brown exited Boston College’s matchup against No. 13 SMU and did not return. Eagles head coach Bill O’Brien considered him “day-to-day.”
LB Kam Arnold | Questionable: Eagles linebacker Kam Arnold’s status for today’s game has yet to be revealed. Arnold has missed Boston College’s last three games with an upper body injury.
RB Turbo Richard | Questionable: Eagles running back Turbo Richard’s status for the game has also not been revealed. Like Arnold, Richard has also missed the Eagles last three games as he’s dealing with an ankle injury.
Players Out For Season: LB Owen McGowan, CB Amari Jackson, RB Alex Broome, LB Jaylen Blackwell.
Boston, MA
Ex-Celtics Guard Offers Blunt Confession About Boston Departure
Malcolm Brogdon departed the Boston Celtics two offseasons ago, in surprise fashion, sparking some speculated bad blood between both sides.
During Friday night’s NBA Cup battle, Brogdon, now a member of the Washington Wizards, got his first chance to compete against his old team. Brogdon missed both opportunities last season with the Portland Trail Blazers, the team Boston initially traded the 2023 Sixth Man of the Year to in order to land Jrue Holiday.
“Guys get traded every year,” Brogdon told reporters, per CLNS Media. “I think for teams, a lot of the time it’s not personal, it’s a business decision. For players, it is personal. You’re uprooting your family at the end of the day. You’re moving to a new city, you’re having to adjust to a new situation. But honestly, it was a good trade for them. We’ll both be good in the long run.”
Brogdon made the start against the Celtics, sharing the floor with Jayson Tatum, Jaylen Brown, Derrick White, Payton Pritchard and Sam Hauser, for the first time since Brogdon was teammates with the crew. The 31-year-old met the challenge posed by the reigning champions and performed well, scoring 18 points on 7-of-13 shooting from the field with 10 rebounds to notch his fourth double-double in his first season with the Wizards.
As frustrating as parting ways with the Celtics in the middle of their championship hunt might’ve been for Brogdon, the nine-year veteran doesn’t plan on letting the past haunt him moving forward. Brogdon’s inherited a leadership role for a Washington team that’s gone 2-12 so far, is 1-6 at home and isn’t expected to compete in the playoffs. And for Brogdon, that’s perfectly fine.
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“Honestly, I’m not even in a position anymore where I even talk about it, man,” Brogdon said of the trade. “I’ve made peace with the situation and moved on. I’m in a good place now.”
Brogdon even gave his former team its flowers and made it known that even though he’s in Washington now, he’s been keeping tabs on Boston.
“They’re a very well-rounded team,” Brogdon said. “The way they’re constructed. And I think the Jay’s together — people have always criticized them over the years: ‘They can’t play together. Their games are too similar.’ I mean, they’ve heard it all and I think they’ve really come together and figured out how to play well and mesh on the court, on both ends. They’ve embraced the defensive side and they’ve then learned how to play together and embrace each other on offense.”
The Wizards — and Brogdon — were Boston’s latest stepping stone as the team continues to embark on its journey toward punching a ticket to Las Vegas in the NBA Cup. The Celtics improved to 13-3 overall and 2-1 in tournament play, securing a plus-14 point differential to put them second to the Atlanta Hawks in the Group C standings.
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