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Old 05-14-2009, 08:59 AM   #21
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Re: Fenway Area Redevelopment

Burger sellers on way out of new Fenway

By Casey Ross
Globe Staff / May 14, 2009

Baseball and burger joints seem to go together, but that won't necessarily be the case near Fenway Park, where developers are moving to replace two fast-food restaurants with upscale mixed-use developments.

The Burger King and McDonald's restaurants on Boylston Street may soon be leveled to help further efforts to create an "urban village" with wide sidewalks, new retail stores, and possibly a hotel and residences.

Developer William P. McQuillan, president of Boylston Properties, said he has a long-term option to build on the Burger King site and is considering a hotel with retail space, among other possibilities. He said there are too few overnight accommodations for the neighborhood, which draws many visitors to nearby colleges and medical facilities.

"The Longwood Medical Area is about as thriving a commercial neighborhood as any you'll find anywhere in the country. And they've needed hotel rooms for a while now," McQuillan said.

He was part of the team that built the nearby Trilogy apartment and retail complex.

A short distance down the street, Abbey Group is expected to soon take control of the McDonald's property, through a land swap with the current owners, the Boston Red Sox.

The team has agreed to level the eatery as part of the deal, but Abbey Group has not said specifically what it plans to build there. Company officials did not return calls seeking comment yesterday.

Abbey Group was behind the redevelopment of the former Sears, Roebuck and Co. building nearby. It's now the Landmark Center, a complex that's home to retailers, office tenants, movie theaters, and a health club.

In exchange for the McDonald's site, the Red Sox will gain control of a parking lot across from the ballpark at the corner of Van Ness Street and Yawkey Way. A spokeswoman for the team said the Van Ness site will continue to be used for parking in the near future but could eventually host development.

The redevelopment of the McDonald's and Burger King sites is part of a years-long effort to transform the area around Fenway Park into a 24-hour neighborhood with new stores, restaurants, and residences.

"The idea is to restore a Main Street feeling, where it's pleasant to walk up and down Boylston and enjoy an urban landscape," said Bill Richardson, president of Fenway Civic Association, a residents' group.

In 2004, the city approved zoning changes to encourage mixed-use development and the production of more affordable housing in the neighborhood.

The Boston Redevelopment Authority's director, John Palmieri, said yesterday that the city will continue to make the area more pedestrian-friendly. The Boston Transportation Department is also working on a plan to improve traffic flow in the area.

Efforts to revamp the streets around Fenway Park gained momentum with the 2006 opening of Trilogy and the recent completion of 1330 Boylston St., a $140 million complex that includes 215 residences, space for shops, and Fenway Community Health Center's new home, which houses offices, a pharmacy, and clinics.

The developer of the 1330 Boylston project, Steve Samuels, is planning another project at the former Goodyear tire center across Boylston Street. It may include a supermarket, ground-floor shops, and residences above. Yesterday, Samuels said he hopes to file formal building plans in coming months.

Any new development will have to wait for a rebound in lending, though. Commercial real estate projects have been stalled by a lack of financing for developments that need more than $50 million.

McQuillan said economic conditions, along with community input, will largely dictate the elements and timing of his project. "Everything is hard these days," he said. He expects to begin discussing his plans with Fenway residents and the BRA, the city's planning arm.

McQuillan, meanwhile, is delaying construction of a 117,000-square-foot research building at 121 Brookline Ave., a short distance from Fenway Park. He received approval to build in 2007 but has not signed a lead tenant.

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Old 05-14-2009, 05:04 PM   #22
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Re: Fenway Area Redevelopment

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Originally Posted by kz1000ps View Post
The redevelopment of the McDonald's and Burger King sites is part of a years-long effort to transform the area around Fenway Park into a 24-hour neighborhood with new stores, restaurants, and residences.

"The idea is to restore a Main Street feeling, where it's pleasant to walk up and down Boylston and enjoy an urban landscape," said Bill Richardson, president of Fenway Civic Association, a residents' group.

In 2004, the city approved zoning changes to encourage mixed-use development and the production of more affordable housing in the neighborhood.

The Boston Redevelopment Authority's director, John Palmieri, said yesterday that the city will continue to make the area more pedestrian-friendly. The Boston Transportation Department is also working on a plan to improve traffic flow in the area.
Awesome, Bill! So far, I haven't really seen a ton of action on this though. Hopefully, this developer is serious about his "urban village," and really hits a home run with it. Pardon the pun, it was unavoidable.

Addendum: Hopefully, this developer has more luck than Papi.
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Old 06-22-2009, 07:15 AM   #23
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Re: 1282 Boylston St (Fenway McDonald's)

Moved the posts concerning 1282 Botlston St. here from the general Fenway thread.

From todays Herald:

Quote:
Originally Posted by Boston Herald
Fenway fired up against parking lot
By Thomas Grillo | Monday, June 22, 2009


Photo by Faith Ninivaggi


Neighbors aren?t lovin? a plan to turn a McDonald?s into a parking lot.

The Abbey Group is seeking approval to replace the McDonald?s at 1282 Boylston St. with a parking lot until the economy improves for a mixed-use project at the site.

But neighbors are lining up in opposition.

?We spent years trying to get rid of parking lots, now they want to bring them back,? said Fredericka Veikley, a longtime Fenway resident.

Earlier this year, the Boston Red Sox [team stats] swapped the McDonald?s property it owned for the Abbey Group?s parking lot on Van Ness Street.

On July 1, the Boston Redevelopment Authority will hold a public hearing for Abbey executives to present plans for an interim parking lot at McDonald?s.

But William Richardson, president of the Fenway Civic Association, said there?s little goodwill toward the Abbey Group and the Red Sox among residents. He said the developer hasn?t kept the McDonald?s property clean, and the Sox haven?t kept their promise to hold only one Fenway Park [map] concert per season.

Edward Burke, a Fenway activist, said the neighborhood worked hard to change zoning regulations to outlaw parking lots and encourage development. Boylston Street has been transformed from an area of gas stations and parking lots to one of mixed-use projects such as Trilogy and 1330 Boylston.

Burke blamed the BRA who, he said, should be protecting the neighborhoods.

?They will promote anything to help developers and screw the neighborhood,? he said.

The Abbey Group did not return calls seeking comment. The Red Sox declined comment.

Article URL: http://www.bostonherald.com/business...icleid=1180363
Ablarc called it last February:
Quote:
Originally Posted by Mike View Post
Under the terms of the agreement, the Sox will demolish the fast-food restaurant. Mark Goldstein, Abbey Group?s vice president, said the developers hope to do a mixed-use project when the economy improves.
Quote:
Originally Posted by ablarc
Translation: "This will be a parking lot for years."
There's also an upcoming BRA meeting regarding 1282 Boylston St. July 1st. http://archboston.org/community/showthread.php?t=2915
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Old 07-06-2011, 08:27 PM   #24
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Re: 1282 Boylston St (Fenway McDonald's)

Quote:
Boylston Street build-out continuing

By Casey Ross, Globe Staff

A Boston developer is proposing to build 210 residences, offices and retail stores on the site of a former McDonald’s near Fenway Park.

The project by The Abbey Group would transform another lot on outer Boylston Street, which has evolved rapidly in recent years with the addition of new shops and restaurants, along with hundreds of sleek, modern homes.

In a filing submitted to the city today, Abbey Group executives proposed to build a multi-leveled building that would be set back from Boylston Street and create room for outdoor cafe tables and a small courtyard. The building, located at 1282 Boylston Street, would be 16 stories at its peak and step down to four stories closer to adjacent neighborhoods in the west Fenway.

“The proposed project will build on the current momentum in the Boylston Street corridor,“ Abbey Group wrote in its filing. “Demand for Fenway area housing continues to rise steadily as the appeal of this emerging urban village has become a highly desirable area for professionals, young families and empty nesters.”

The property has been used for parking since McDonald’s closed in 2009. The Abbey Group hopes to begin construction later in 2012.

In addition to housing, the firm’s complex would contain 99,000 square feet of offices and 15,000 square feet of retail space -- enough to accommodate a cafe and several other shops. It is being designed by the architecture firm Bruner/Cott and Associates. The project still needs approvals from the Boston Redevelopment Authority, which has instituted zoning changes in recent years to encourage development in the area.

The Abbey Group previously developed the nearby Landmark Center, a 1 million-square -foot office and retail complex at Park Drive and Brookline Avenues. It sold the complex last year to developer Steve Samuels, who has also redeveloped several properties in the neighborhood.

Casey Ross can be reached at cross@globe.com
http://www.boston.com/Boston/busines...v8M/index.html
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Old 07-07-2011, 12:42 AM   #25
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Re: 1282 Boylston St (Fenway McDonald's)

1282 Boylston Street will always be known for another reason!

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Old 07-07-2011, 07:22 AM   #26
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Re: 1282 Boylston St (Fenway McDonald's)

http://bostonherald.com/business/rea...162&position=1

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Old 07-07-2011, 08:58 AM   #27
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Re: 1282 Boylston St (Fenway McDonald's)

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Originally Posted by stellarfun View Post
This strip of Boylston will certainly have it's own architectural character ( I mean that in a good way ).
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Old 07-07-2011, 10:44 AM   #28
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Re: 1282 Boylston St (Fenway McDonald's)

The massing looks kind of good. I wish they could set back the top more and increase the height of the central portion so it doesn't look flat all across.
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Old 07-07-2011, 02:08 PM   #29
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Re: 1282 Boylston St (Fenway McDonald's)

Fenway facelift continues

A proposed complex on Boylston Street would mix housing, retail, further contributing to a neighborhood’s transformation
By Casey Ross
Globe Staff / July 7, 2011

Fenway Park may remain a fixture in time, but the neighborhood around it is finally completing its transformation to the modern world.

The sub shops, fast food outlets, and gas stations that used to dominate the outer stretch of Boylston Street around the ballpark have given way to sleek buildings, stylish restaurants, and a lively club scene.

And now a new addition to the neighborhood: Boston developer the Abbey Group yesterday proposed construction of a mixed-use complex that would replace a former McDonald’s with 210 apartments, offices, and retail stores.

In a filing submitted to the Boston Redevelopment Authority, Abbey Group executives proposed a tiered complex that would be set back from Boylston Street, leaving room at street level for outdoor cafe tables and a small courtyard. The development, to be located at 1282 Boylston St. next to the Baseball Tavern, would be 16 stories at its peak and step down to four stories on the rear side facing the residential portion of the neighborhood.

“We’re trying to create a building that fits with the urban village objective and really targets a multigenerational group of people,’’ said David Epstein, president of Abbey Group. “We want to shape the building with varied heights and varied openings so it will present itself in a more pedestrian-friendly way.’’

The site has been used for parking since McDonald’s closed in 2009. Abbey Group, which acquired it two years ago, hopes to begin construction next year, with an opening planned in 2014.

The apartments would range from studios to three-bedroom units, with about 20 units to be designated as affordable. Three floors of offices would occupy the lower levels of the building with stores and community space at street level. Epstein said the firm wants to incorporate a cafe or restaurant and several other shops, as well as an underground parking garage with 295 spaces. The complex is being designed by the architecture firm Bruner/Cott & Associates.

The project still needs approvals from the BRA, which has instituted zoning changes in recent years to encourage development in the area. The proposal for the McDonald’s site would fill one of the few remaining gaps along Boylston Street, which until recently has been dominated by a ramshackle collection of tire stores, sub shops, and gas stations.

Among the new developments are Trilogy, an apartment and retail complex at the corner of Brookline Avenue and Boylston Street, and 1330 Boylston, another large housing complex with an Upper Crust Pizzeria and Basho Japanese Brasserie on the ground floor. Also new to the neighborhood are Guitar Center, Tasty Burger, and Marshall’s Fenway Farm Stand, a market featuring locally grown foods.

Abbey Group was among the first developers to start the neighborhood’s renaissance in the early 1990s, when it developed Landmark Center, a 1-million-square-foot office and retail complex at Park Drive and Brookline Avenue. It sold the complex last year to developer Steve Samuels, who has also redeveloped several properties in the area.

Epstein said the firm is still refining its design for the McDonald’s site and remains open to input from neighbors. The current plan calls for a mix of terra-cotta and other light-colored materials meant to reflect many of the older homes and commercial buildings in the area.

Abbey Group is also planning a community center for meetings and other public events and is proposing several changes to accommodate additional traffic created by the project. Among the changes are a dedicated truck lane along the complex and a new side street from Boylston that would connect to alleys behind the building.

In its filing with the city, the firm estimated the project will create 600 construction jobs, and 360 permanent jobs once it opens.

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Old 07-07-2011, 02:20 PM   #30
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Re: 1282 Boylston St (Fenway McDonald's)

Slightly larger rendering from the Bizjournal:



Interesting that the portion to the right has a different look. That makes me think it would be its own sort of mini office building--just like the setup at 1330--yet here they proposed for the office space to go in the lower levels. So I wonder what's with the white finish instead of terra cotta or whatever the other color is.
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Old 07-07-2011, 04:16 PM   #31
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Re: 1282 Boylston St (Fenway McDonald's)

The view from 1282 Boylston is arguably worse than the view down at 1330 or at Trilogy. The Howard Johnson is across the street. If they end up yanking that and putting something else in (a new hotel?), that would help. Also, 1282 residents will have to deal with the abutters from 1260-1270 Boylston (go, Ramrod!) as well as Jerry Remy diners, across the street.
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Old 07-07-2011, 06:46 PM   #32
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Re: 1282 Boylston St (Fenway McDonald's)

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Originally Posted by JohnAKeith View Post
The view from 1282 Boylston is arguably worse than the view down at 1330 or at Trilogy. The Howard Johnson is across the street. If they end up yanking that and putting something else in (a new hotel?), that would help. Also, 1282 residents will have to deal with the abutters from 1260-1270 Boylston (go, Ramrod!) as well as Jerry Remy diners, across the street.
Wasnt a large hotel proposed there?



Why is it that this stretch of street was always so suburban-highway oriented?

Goodyear, mcdonalds, burger king, etc etc....what went wrong 100 years ago when the rest of the area was built up?
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Old 07-07-2011, 07:07 PM   #33
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Re: 1282 Boylston St (Fenway McDonald's)

good question^I hope someone can both answer it and has some old pixs
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Old 07-07-2011, 11:05 PM   #34
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Re: 1282 Boylston St (Fenway McDonald's)

I'm sure there's other factors I'm missing, but here's my attempt...

Zoning did in Boylston Street from the start: it became the dividing line between the residential zone to the south and the industrial-commercial area to the north. And with the Boston & Albany railroad line nearby, the industrial development that did occur naturally clustered up near the train tracks first, while Boylston, being on the opposite end of the zone, would by default be the last to see growth.

However, this land was laid out at a time when demand for industry in the central city was on the wane, with demand being completely wiped out by the Great Depression and never to return. As a result, a surprising number of plots on Boylston remained empty for decades, and once development did pick up post-WWII, it fit the building patterns of the time: low density and geared towards the automobile.

1925....look at those lovely forests:


1955....trees have been replaced by cars, but buildings are still few and far between:
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Last edited by kz1000ps; 07-07-2011 at 11:29 PM.
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Old 07-08-2011, 02:29 AM   #35
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Re: 1282 Boylston St (Fenway McDonald's)

Sears was the biggest influence on Boylston for 40 years. SS Pierce to a lesser extent. Look at all those cars and no one in Fenway. Sears owned those parking lots off Van Ness as part of the extension of their warehouse. Also, Fenway is set up for football, not baseball. Must have been BC playing there since there was no NFL team in town at the time.
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Old 07-08-2011, 09:47 AM   #36
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Re: 1282 Boylston St (Fenway McDonald's)

The rendering of the proposal makes it look like a hospital.
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Old 07-08-2011, 09:55 AM   #37
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Re: 1282 Boylston St (Fenway McDonald's)

The dearth of hotels in the Fenway is rather odd. I know one is going to be built on Brookline Ave at the Ace Ticket location but that is designed with the Longwood Medical area in mind (i.e. longer stay rooms with kitchens etc.). There needs to be a large hotel that will cater to the thousands who travel to Fenway from out of town. How about a Loews Hotel since Boston does not have one (I believe the W location was originally supposed to be a Loews). a hotel like that with an above average restaurant and bars would add even more activity to the area. I say go big with 300+ rooms.
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Old 07-08-2011, 11:36 AM   #38
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Re: 1282 Boylston St (Fenway McDonald's)

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The rendering of the proposal makes it look like a hospital.
Indeed.

As architecture, it's somewhere between IKEA and TupperWare. Urbanistically, it's probably okay.
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Old 07-08-2011, 11:42 AM   #39
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Re: 1282 Boylston St (Fenway McDonald's)

In that 1955 photo, nobody is parked in the real Sears parking lot, between Park Drive and Riverway. So I doubt all those cars off Boylston belong to Sears shoppers. Could those be car dealer lots?
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Old 08-02-2011, 10:10 PM   #40
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Re: 1282 Boylston St (Fenway McDonald's)

I attended the BRA Community Meeting for this project tonight at the Fenway Health Clinic's 10th Floor Auditorium (which for the record has an awesome view right into Fenway Park). I didn't hand-write any notes on this project, but here's what the community learned tonight:

- There will be ground floor retail... up to 5 establishments, and ample sidewalk space along Boylston for there to be outdoor seating.
- Office uses will be on 2nd through 4th floors, and each floor will be 33,000 square feet (for 99,000 sq. ft. of total office space).
- Architect is same group that did 45 Province Street (Bruner Cott Architects). They talked about using the same rain shield cladding material for this project as they used on 45 Province and the Dana Farber Hospital building... I think it's also the same material used on 691 Mass Ave.
- 10% affordable housing units.
- 3 different elevator banks for residents, but one main entrance for them; separate entrance for the office elevators.
- Building height including mechanical (allegedly) is 178 feet.
- They showed slides for the shadow effects for summertime at 9AM, 12PM, 3PM, and ... "sorry, we don't know where the 6PM slide disappeared to." Some residents (obviously) got disgruntled because their biggest concern was that this building will cast a shadow on the victory gardens of the Fens for 15 minutes a day, 1 week of the year.
- Biggest news from the meeting: SW corner of building (on corner of Jersey Street and the alley) will be 2,500 square feet of community space attached to a cafe that will share open hours with the community space. The community received this news very well, but obviously raising concerns like who The Abbey Group would consult with to make sure the community center would work best for the neighborhood.

That's all I remember right now, but apparently all of the plans are floating around on the internet.
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