Major Square Building Project Inches Forward

The battle line has been drawn between Harvard Square preservationists and a local bank which plans to demolish four historic buildings.

Architects and officials with Cambridge Savings Bank continued yesterday with efforts to gain approval for their proposal to replace the rotting wood-frame buildings with a modern shopping arcade.

The detailed plan for the development was unveiled before the Harvard Square Advisory Committee, a local zoning board, last night.

While the proposal inches its way through the city's bureaucratic maze, its fate remains uncertain, as preservation groups and tenants renewed their objections.

The bank and Stubbins Associates, a local architectural firm, propose to raze the buildings between the bank and Pizzeria Uno's on JFK Street. These four buildings are joined by a single wooden facade and house 14 tenants. Neither Cambridge Savings Bank's building nor Pizzeria Uno's is part of the proposed project.

A new four-story building would be constructed on the site and would contain 60,000 square feet of retail space, according to W. Easley Hemner, president of Stubbins Associates.

"We propose to link several alley ways and entrances from the street and adjoining buildings into a new arcade," Hemner said. "There would be cafes on the outside, retail space on the first and second levels, a restaurant and offices on the fourth floor."

Hemner also suggested overhauling the Pit and redesigning the entrance to the MBTA subway system to permit more open space and easier access to the arcade.

The architect, who helped design Boston's Prudential Center, described the proposed complex as a "public place" which will attract pedestrians year round because of its design. He said it would blend traditional storefronts with an open-air shopping center.

History Worth Preserving?

The proposal, which even its supporters acknowledge could take years to gain final approval, is far from securing the necessary support.

The chief objection raised is that all four of the structures slated for demolition are listed on the National Register of Historic Places. The earliest dates from the 1780s, while Farwell's store at the main intersection was built in 1792, according to Charles M. Sullivan, executive director of the Cambridge Historical Commission.

The historical commission will likely resist efforts to demolish the buildings because of their historical value, Sullivan wrote in a memo to the advisory committee yesterday.

"Please be aware that there will be a good deal of future discussion before this proposal officially reaches the Advisory Committee, and that the final proposal may be radically different from the present one," he wrote.

Pebble Gifford, president of the Harvard Square Defense Fund, a watchdog group that has opposed construction of a McDonald's and other developments in the Square, also attended last night's meeting and voiced concerns.

"There is strong opposition," Gifford said. "We would like to see the issue of preservation more fully explored."

"We are also concerned that transplanting children from the Pit, which is secured by a police presence, will push our children beyond where we can watch them," Gifford said.

And at least two city officials--Mayor Kenneth E. Rceves '72 and Councillor Francis H. Duehay '55--have said they oppose the bank's plan.

"It's very clear to me that Harvard Square is one of the most historical squares in the world," Rceves told The Crimson in July. "We have to understand that this is a city with an architectural history, and we have to preserve that."

Because the buildings have been deemed historically significant, a petition must first be approved by the Cambridge Historical Commission and the Harvard Square Advisory Committee before work on the project can begin.

Rotten Buildings

During his 45-minute presentation, Hemner stressed that the buildings must be demolished because parts have deteriorated to such an extent that they have been rendered unsafe--despite the fact that previous owners had spent $1 million making improvements.

At least one-third of the building space has been closed by fire department officials, and much of the plumbing and woodwork in the building has rotted, he said.

"It would be economic folly to try to put any more life into these old bones," Hemner said. "In my 40-plus years of experience, I have never seen buildings in this bad of a condition occupied."

Hemner deflected a suggestion by committee member Hugh A. Russell '64 that the group preserve the wooden facade and make major interior improvements.

"The trouble is that [the facade] was designed to fit on buildings of the 1800s," Hemner said. "We can rebuild with history as a guide, but we must not be controlled by history."

Alan McClennen, Jr. '61, trustee of Cambridge Savings Bank, said the bank is "committed to being a good neighbor" in the Harvard Square community and will work to attract local tenants.

A Boston restaurateur has already expressed interest in occupying the entire third floor, and efforts are being made to retain tenants already in the building, Hemner said.

In addition, present tenants The Tasty and the Wursthaus have made agreements to remain in the new building, he said.

But Frances Antupit, owner of Koby-Antupit Photographers, said the bank has provided other, lower profile tenants with little information and advice.

"The whole process has been closed," said Antupit, whose store is in the present building at 8 JFK St. "There has been no communication and no conversation among most tenants."

Rosalie A. Prosser, another tenant and owner of Alice Darling Secretarial Services, said she doubts that most present tenants could afford rent in a new, upscale arcade.

"The figures I'm hearing are almost double what is the highest rent now," Prosser said. "We're being forced out, and the Harvard community will be at a loss."

Hemner said that such transitions are typical of any urban retail neighborhood and that the bank is committed to keeping rents low by constructing four floors of retail space.

"Rents are beyond the bank's control," Hemner said. "The best alternative for realtors is to link the ground floor to mezzanine space, lowering the cost per square foot to tenants."

But the changing face of Harvard Square--from last summer's buyout of Out of Town News by a New Jersey firm to the recent announcement of Barnes and Noble's takeover of the Harvard Coop--is not something to be taken lightly, said Warren M. Little '55, executive director of the Cambridge Historical Society.

"The Square is a place we're all proud of," Little said. "Some change over time is good, but I'd like to see some of the funkiness of the Square remain."

"It's a large reason for its tourist appeal," he said. "Once it's gone, it will be tough to recapture.

Hemner also suggested overhauling the Pit and redesigning the entrance to the MBTA subway system to permit more open space and easier access to the arcade.

The architect, who helped design Boston's Prudential Center, described the proposed complex as a "public place" which will attract pedestrians year round because of its design. He said it would blend traditional storefronts with an open-air shopping center.

History Worth Preserving?

The proposal, which even its supporters acknowledge could take years to gain final approval, is far from securing the necessary support.

The chief objection raised is that all four of the structures slated for demolition are listed on the National Register of Historic Places. The earliest dates from the 1780s, while Farwell's store at the main intersection was built in 1792, according to Charles M. Sullivan, executive director of the Cambridge Historical Commission.

The historical commission will likely resist efforts to demolish the buildings because of their historical value, Sullivan wrote in a memo to the advisory committee yesterday.

"Please be aware that there will be a good deal of future discussion before this proposal officially reaches the Advisory Committee, and that the final proposal may be radically different from the present one," he wrote.

Pebble Gifford, president of the Harvard Square Defense Fund, a watchdog group that has opposed construction of a McDonald's and other developments in the Square, also attended last night's meeting and voiced concerns.

"There is strong opposition," Gifford said. "We would like to see the issue of preservation more fully explored."

"We are also concerned that transplanting children from the Pit, which is secured by a police presence, will push our children beyond where we can watch them," Gifford said.

And at least two city officials--Mayor Kenneth E. Rceves '72 and Councillor Francis H. Duehay '55--have said they oppose the bank's plan.

"It's very clear to me that Harvard Square is one of the most historical squares in the world," Rceves told The Crimson in July. "We have to understand that this is a city with an architectural history, and we have to preserve that."

Because the buildings have been deemed historically significant, a petition must first be approved by the Cambridge Historical Commission and the Harvard Square Advisory Committee before work on the project can begin.

Rotten Buildings

During his 45-minute presentation, Hemner stressed that the buildings must be demolished because parts have deteriorated to such an extent that they have been rendered unsafe--despite the fact that previous owners had spent $1 million making improvements.

At least one-third of the building space has been closed by fire department officials, and much of the plumbing and woodwork in the building has rotted, he said.

"It would be economic folly to try to put any more life into these old bones," Hemner said. "In my 40-plus years of experience, I have never seen buildings in this bad of a condition occupied."

Hemner deflected a suggestion by committee member Hugh A. Russell '64 that the group preserve the wooden facade and make major interior improvements.

"The trouble is that [the facade] was designed to fit on buildings of the 1800s," Hemner said. "We can rebuild with history as a guide, but we must not be controlled by history."

Alan McClennen, Jr. '61, trustee of Cambridge Savings Bank, said the bank is "committed to being a good neighbor" in the Harvard Square community and will work to attract local tenants.

A Boston restaurateur has already expressed interest in occupying the entire third floor, and efforts are being made to retain tenants already in the building, Hemner said.

In addition, present tenants The Tasty and the Wursthaus have made agreements to remain in the new building, he said.

But Frances Antupit, owner of Koby-Antupit Photographers, said the bank has provided other, lower profile tenants with little information and advice.

"The whole process has been closed," said Antupit, whose store is in the present building at 8 JFK St. "There has been no communication and no conversation among most tenants."

Rosalie A. Prosser, another tenant and owner of Alice Darling Secretarial Services, said she doubts that most present tenants could afford rent in a new, upscale arcade.

"The figures I'm hearing are almost double what is the highest rent now," Prosser said. "We're being forced out, and the Harvard community will be at a loss."

Hemner said that such transitions are typical of any urban retail neighborhood and that the bank is committed to keeping rents low by constructing four floors of retail space.

"Rents are beyond the bank's control," Hemner said. "The best alternative for realtors is to link the ground floor to mezzanine space, lowering the cost per square foot to tenants."

But the changing face of Harvard Square--from last summer's buyout of Out of Town News by a New Jersey firm to the recent announcement of Barnes and Noble's takeover of the Harvard Coop--is not something to be taken lightly, said Warren M. Little '55, executive director of the Cambridge Historical Society.

"The Square is a place we're all proud of," Little said. "Some change over time is good, but I'd like to see some of the funkiness of the Square remain."

"It's a large reason for its tourist appeal," he said. "Once it's gone, it will be tough to recapture.