bostonbred
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Re: Fenway Center (One Kenmore, Mass Turnpike PARCEL 7)
Forelegs good too legs NOT so good
Forelegs good too legs NOT so good
Fenway Center (One Kenmore) | Turnpike Parcel 7, Beacon Street | Fenway
Re: Fenway Center (One Kenmore, Mass Turnpike PARCEL 7)
as it goes in baseball....your batting average is starting to come down....careful now...
as it goes in baseball....your batting average is starting to come down....careful now...
KentXie
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Re: Fenway Center (One Kenmore, Mass Turnpike PARCEL 7)
True communism is what I mentioned earlier. Every communist society that existed in the world was wrought with corruption. However, capitalism was not much different. Gaining wealth and power over the expense of others. For them, the market dictates whom is more equal than others.
True communism is what I mentioned earlier. Every communist society that existed in the world was wrought with corruption. However, capitalism was not much different. Gaining wealth and power over the expense of others. For them, the market dictates whom is more equal than others.
Lurker
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Re: Fenway Center (One Kenmore, Mass Turnpike PARCEL 7)
In capitalism people 'vote' with every exchange of currency.
In communism that form of democratic free will is obliterated by government whom controls all transactions in a massive monopoly.
Speaking of 'Fenway Center', who is waiting for the VE version of the office park? I'm thinking the office slandscraper box-itecture is going to look worse than the turn of the century garages in the neighborhood at this rate.
In capitalism people 'vote' with every exchange of currency.
In communism that form of democratic free will is obliterated by government whom controls all transactions in a massive monopoly.
Speaking of 'Fenway Center', who is waiting for the VE version of the office park? I'm thinking the office slandscraper box-itecture is going to look worse than the turn of the century garages in the neighborhood at this rate.
KentXie
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Re: Fenway Center (One Kenmore, Mass Turnpike PARCEL 7)
I thought they already chosen the design. I remember not liking any of them much.
I thought they already chosen the design. I remember not liking any of them much.
kz1000ps
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Re: Fenway Center (One Kenmore, Mass Turnpike PARCEL 7)
Ugh. They already look VE'd enough as it is.
Ugh. They already look VE'd enough as it is.
Joe_Schmoe
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Re: Fenway Center (One Kenmore, Mass Turnpike PARCEL 7)
This project should be called "Copley Place: Phase 2" for it's awful design.
This project should be called "Copley Place: Phase 2" for it's awful design.
Boston02124
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Re: Fenway Center (One Kenmore, Mass Turnpike PARCEL 7)
good point^
good point^
Ned Flaherty
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Re: Fenway Center (One Kenmore, Mass Turnpike PARCEL 7)
[size=+2]State may absorb $30m on project built over Pike[/size]
Boston Globe ? Casey Ross ? 20 August 2009
Developer John Rosenthal hopes to start construction of the Fenway Center complex near Kenmore Square next year.
Governor Deval Patrick?s administration is offering to absorb up to $30 million of a developer?s cost to build a mammoth complex above the Massachusetts Turnpike, in hopes of jump-starting construction over the highway after the most recent effort, Columbus Center, stalled.
The financial support would help John Rosenthal begin construction much earlier on the $450 million Fenway Center complex, giving the state an opportunity to collect rental income over the life of a 99-year lease with him.
The state had hoped the nearby Columbus Center project would by now be generating revenue, and setting the pace for a larger building boom in the air rights over the highway. But that $800 million condominium, hotel, and retail development stalled last year due to a lack of funding.
?The turnpike needs a win,? said Peter O?Connor, head of real estate for the state Executive Office of Transportation. ?There has always been a feeling that these air-rights parcels had inherent value, but I don?t think anyone has ever proven that point.?
With aid from the state, O?Connor and Rosenthal said, they are optimistic that construction on Fenway Center can begin next summer. The developer had expected to begin work on only one small part of the project next summer, with the goal of tackling larger buildings in the coming years.
Fenway Center?s four buildings would contain 800,000 square feet for apartments, stores, and offices, as well as a 1,300-space parking garage and retail building near the ballpark.
Rosenthal?s Meredith Management Corp. submitted the only bid in 2006 to develop four air-rights parcels and land between Kenmore Square and Fenway Park.
The plan has some of the same complexities as Columbus Center, but Rosenthal?s project is much easier to design and build, O?Connor said. For one thing, half of it is on land, reducing the size and cost of the deck that will be built over the highway. There are fewer rail lines to build around - two compared to seven for Columbus Center - and neither one is electrified, which simplifies construction.
But perhaps most important to Fenway Center?s odds of success is the Patrick administration?s willingness to help pay for the higher costs associated with building over the turnpike, rather than on the ground. Instead of requiring Rosenthal to pay the full cost of the deck, the state would pay up to $30 million toward that additional cost.
The financial arrangement would work like this: The state, instead of requiring a large upfront lease payment from Rosenthal, would get a percentage of the development?s profits once it is completed. Then, the state would deduct its share of the deck construction costs from those profits, in the form of a rent credit to Rosenthal. Once the extra cost of the deck is paid for, the state would be paid the full amount of the profits for the remainder of the 99-year lease.
O?Connor said the Turnpike Authority does not yet know how much it will earn in lease payments, nor does it have a cost estimate for the deck.
The deal is much different from the one reached for Columbus Center, whose developers would have had to pay the full cost of a $220 million deck, plus $13 million in lease payments during construction. That project?s proponents also received and then lost commitments for subsidies from the state.
Rosenthal?s other funding source is the Boston Red Sox, which is a minority partner and has invested millions of dollars in the project. The garage over the turnpike would provide game-day parking. The Sox?s involvement would also give it say over how the development would affect access to Fenway Park, as well as views from inside the ballpark. The New York Times Co., owner of the Globe, owns 17 percent of the company that owns the Red Sox.
The development also includes upgrades to the MBTA?s Yawkey train station as well as a new access road. The road work and train station would be financed with $24.5 million from an economic stimulus bill approved by the Legislature in 2006.
Rosenthal has also applied for $52 million in tax-exempt federal bonds and asked the City of Boston for permission to defer property tax payments for several years.
?We would like to get a tax relief agreement to help us in the early years during construction and prior to full occupancy,? Rosenthal said.
The director of the Boston Redevelopment Authority, John Palmieri, said the city is considering the Fenway Center help, but only if it is clear the development can move forward.
?We want to make sure that whatever assistance we make available, it results in a built project,? he said. ?It?s important that we take a hard look at that before we commit to anything.?
The city committed more than $14 million to help Columbus Center get off the ground, only to watch it come to a halt after running into financial problems.
Rosenthal said he is trying to iron out the financial details to ensure the same fate won?t befall Fenway Center. He said he has a preliminary financial commitment from the AFL-CIO?s housing investment trust and has reached a deal to lease more than half of the space in the parking garage to the nonprofit group that handles operations for Longwood Medical Area.
?This is a makeable putt for us,? Rosenthal said. ?I feel very confident that we will begin building Yawkey Station next summer, and that we will immediately follow that with the first phase of our development, including the apartments, garage, and retail stores.?
http://www.boston.com/business/articles/2009/08/20/state_may_absorb_30m_on_pike_air_rights_project/
[size=+2]State may absorb $30m on project built over Pike[/size]
Boston Globe ? Casey Ross ? 20 August 2009
Developer John Rosenthal hopes to start construction of the Fenway Center complex near Kenmore Square next year.
Governor Deval Patrick?s administration is offering to absorb up to $30 million of a developer?s cost to build a mammoth complex above the Massachusetts Turnpike, in hopes of jump-starting construction over the highway after the most recent effort, Columbus Center, stalled.
The financial support would help John Rosenthal begin construction much earlier on the $450 million Fenway Center complex, giving the state an opportunity to collect rental income over the life of a 99-year lease with him.
The state had hoped the nearby Columbus Center project would by now be generating revenue, and setting the pace for a larger building boom in the air rights over the highway. But that $800 million condominium, hotel, and retail development stalled last year due to a lack of funding.
?The turnpike needs a win,? said Peter O?Connor, head of real estate for the state Executive Office of Transportation. ?There has always been a feeling that these air-rights parcels had inherent value, but I don?t think anyone has ever proven that point.?
With aid from the state, O?Connor and Rosenthal said, they are optimistic that construction on Fenway Center can begin next summer. The developer had expected to begin work on only one small part of the project next summer, with the goal of tackling larger buildings in the coming years.
Fenway Center?s four buildings would contain 800,000 square feet for apartments, stores, and offices, as well as a 1,300-space parking garage and retail building near the ballpark.
Rosenthal?s Meredith Management Corp. submitted the only bid in 2006 to develop four air-rights parcels and land between Kenmore Square and Fenway Park.
The plan has some of the same complexities as Columbus Center, but Rosenthal?s project is much easier to design and build, O?Connor said. For one thing, half of it is on land, reducing the size and cost of the deck that will be built over the highway. There are fewer rail lines to build around - two compared to seven for Columbus Center - and neither one is electrified, which simplifies construction.
But perhaps most important to Fenway Center?s odds of success is the Patrick administration?s willingness to help pay for the higher costs associated with building over the turnpike, rather than on the ground. Instead of requiring Rosenthal to pay the full cost of the deck, the state would pay up to $30 million toward that additional cost.
The financial arrangement would work like this: The state, instead of requiring a large upfront lease payment from Rosenthal, would get a percentage of the development?s profits once it is completed. Then, the state would deduct its share of the deck construction costs from those profits, in the form of a rent credit to Rosenthal. Once the extra cost of the deck is paid for, the state would be paid the full amount of the profits for the remainder of the 99-year lease.
O?Connor said the Turnpike Authority does not yet know how much it will earn in lease payments, nor does it have a cost estimate for the deck.
The deal is much different from the one reached for Columbus Center, whose developers would have had to pay the full cost of a $220 million deck, plus $13 million in lease payments during construction. That project?s proponents also received and then lost commitments for subsidies from the state.
Rosenthal?s other funding source is the Boston Red Sox, which is a minority partner and has invested millions of dollars in the project. The garage over the turnpike would provide game-day parking. The Sox?s involvement would also give it say over how the development would affect access to Fenway Park, as well as views from inside the ballpark. The New York Times Co., owner of the Globe, owns 17 percent of the company that owns the Red Sox.
The development also includes upgrades to the MBTA?s Yawkey train station as well as a new access road. The road work and train station would be financed with $24.5 million from an economic stimulus bill approved by the Legislature in 2006.
Rosenthal has also applied for $52 million in tax-exempt federal bonds and asked the City of Boston for permission to defer property tax payments for several years.
?We would like to get a tax relief agreement to help us in the early years during construction and prior to full occupancy,? Rosenthal said.
The director of the Boston Redevelopment Authority, John Palmieri, said the city is considering the Fenway Center help, but only if it is clear the development can move forward.
?We want to make sure that whatever assistance we make available, it results in a built project,? he said. ?It?s important that we take a hard look at that before we commit to anything.?
The city committed more than $14 million to help Columbus Center get off the ground, only to watch it come to a halt after running into financial problems.
Rosenthal said he is trying to iron out the financial details to ensure the same fate won?t befall Fenway Center. He said he has a preliminary financial commitment from the AFL-CIO?s housing investment trust and has reached a deal to lease more than half of the space in the parking garage to the nonprofit group that handles operations for Longwood Medical Area.
?This is a makeable putt for us,? Rosenthal said. ?I feel very confident that we will begin building Yawkey Station next summer, and that we will immediately follow that with the first phase of our development, including the apartments, garage, and retail stores.?
http://www.boston.com/business/articles/2009/08/20/state_may_absorb_30m_on_pike_air_rights_project/
Ned Flaherty
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Re: Fenway Center (One Kenmore, Mass Turnpike PARCEL 7)
[size=+2]Fenway Center funds[/size]
Boston Globe ? 22 August 2009
RE ?STATE may absorb $30m on project built over Pike? (Page One, Aug. 20):_ The fiscal ignorance surrounding Fenway Center and its $121 million in taxpayer-funded subsidies is staggering, and mirrors the fiscal debacle at Columbus Center.
● No agency has done an independent, fair-market-value property appraisal.
● Transportation officials admit they don?t know the cost to design and build the tunnels.
● The developer hasn?t disclosed all the public subsidies to be requested.
● City officials won?t disclose their calculations showing how many city property tax dollars would be lost, and when.
● No government agency has performed an independent public audit of the costs, revenues, profits, and subsidies.
The public needs details from Auditor Joseph deNucci, Treasurer Timothy Cahill, Boston Finance Commission director Jeff Conley, the Legislature?s Post-Audit and Oversight Committee, the Common Cause director, the Massachusetts Taxpayers Foundation president, and others.
NED FLAHERTY
Boston
http://www.boston.com/bostonglobe/editorial_opinion/letters/articles/2009/08/22/fenway_center_funds/
[size=+2]Fenway Center funds[/size]
Boston Globe ? 22 August 2009
RE ?STATE may absorb $30m on project built over Pike? (Page One, Aug. 20):_ The fiscal ignorance surrounding Fenway Center and its $121 million in taxpayer-funded subsidies is staggering, and mirrors the fiscal debacle at Columbus Center.
● No agency has done an independent, fair-market-value property appraisal.
● Transportation officials admit they don?t know the cost to design and build the tunnels.
● The developer hasn?t disclosed all the public subsidies to be requested.
● City officials won?t disclose their calculations showing how many city property tax dollars would be lost, and when.
● No government agency has performed an independent public audit of the costs, revenues, profits, and subsidies.
The public needs details from Auditor Joseph deNucci, Treasurer Timothy Cahill, Boston Finance Commission director Jeff Conley, the Legislature?s Post-Audit and Oversight Committee, the Common Cause director, the Massachusetts Taxpayers Foundation president, and others.
NED FLAHERTY
Boston
http://www.boston.com/bostonglobe/editorial_opinion/letters/articles/2009/08/22/fenway_center_funds/
Ned Flaherty
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Re: Fenway Center (One Kenmore, Mass Turnpike PARCEL 7)
[size=+2]Fenway Center plan and its subsidy[/size]
Boston Globe ? 24 August 2009
RE ?STATE may absorb $30m on project built over Pike,? Page One, Aug. 20: The state?s plan to absorb part of the cost of developing the Fenway Center is too complicated to be accepted or rejected out of hand. But three observations are worth making:
■ With the Massachusetts Hospital School in Canton refusing new students, and with the state having permanently snuffed out 86 adolescent group home beds in Boston, the further subsidy of politically connected developers ought to be questioned as the best use of $30 million in difficult times.
■ In the artist?s rendering of the development I see no hint of beauty or buildings that would add character to Boston?s skyline.
■ The assumption that whereas the Columbus Center at Back Bay Station has seven railroad tracks to build over, the Fenway Center only has two, and is thereby more easily expedited, runs the risk of repeating short-sighted blunders the state has made many times before.
At the moment, new transit projects, even ones well along in their planning, are met with derision. But history is not static. What was originally the Boston & Albany route begs for high-speed inter-city rail; for enhanced and expanded computer rail; and possibly for rapid transit to Boston University and MIT via the Grand Junction across the Charles River, to Harvard?s Allston campus, and/or to Riverside in Newton along the turnpike.
In practical terms this means that the belly of the decking over the turnpike should be built to accommodate five tracks, not two. The engineering for this would be an excellent use of state transportation dollars. The alternative would be to permanently preclude any of the transit improvements noted.
DAVID A. MITTELL JR.
Jamaica Plain
http://www.boston.com/bostonglobe/e...009/08/24/fenway_center_plan_and_its_subsidy/
[size=+2]Fenway Center plan and its subsidy[/size]
Boston Globe ? 24 August 2009
RE ?STATE may absorb $30m on project built over Pike,? Page One, Aug. 20: The state?s plan to absorb part of the cost of developing the Fenway Center is too complicated to be accepted or rejected out of hand. But three observations are worth making:
■ With the Massachusetts Hospital School in Canton refusing new students, and with the state having permanently snuffed out 86 adolescent group home beds in Boston, the further subsidy of politically connected developers ought to be questioned as the best use of $30 million in difficult times.
■ In the artist?s rendering of the development I see no hint of beauty or buildings that would add character to Boston?s skyline.
■ The assumption that whereas the Columbus Center at Back Bay Station has seven railroad tracks to build over, the Fenway Center only has two, and is thereby more easily expedited, runs the risk of repeating short-sighted blunders the state has made many times before.
At the moment, new transit projects, even ones well along in their planning, are met with derision. But history is not static. What was originally the Boston & Albany route begs for high-speed inter-city rail; for enhanced and expanded computer rail; and possibly for rapid transit to Boston University and MIT via the Grand Junction across the Charles River, to Harvard?s Allston campus, and/or to Riverside in Newton along the turnpike.
In practical terms this means that the belly of the decking over the turnpike should be built to accommodate five tracks, not two. The engineering for this would be an excellent use of state transportation dollars. The alternative would be to permanently preclude any of the transit improvements noted.
DAVID A. MITTELL JR.
Jamaica Plain
http://www.boston.com/bostonglobe/e...009/08/24/fenway_center_plan_and_its_subsidy/
JohnAKeith
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Re: Fenway Center (One Kenmore, Mass Turnpike PARCEL 7)
No response to my email and phone call to Back Bay State Representative Marty Walz regarding the Fenway Center, Day 2.
No response to my email and phone call to Back Bay State Representative Marty Walz regarding the Fenway Center, Day 2.
bostonbred
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Re: Fenway Center (One Kenmore, Mass Turnpike PARCEL 7)
ONCE AGAIN I am seeying Mr Ned is CRUSHUNG of all enemy peoples HERE in this Boston Glob storys. PLUS. mr.NF ally MR DAVID Jr is behind him qouted in other story and they arerealy saying:
you PORTLAnDN peoples PAY ATTENTION: see fleabox rendering in this project and are seeing 30 storie building they in Portland are getting IF UNLUCKEY!!! (at least you smart nd get it FREE)
AND as Mr Ned and other Gloge story Mr. Junior saying: YOU ARE PAYING FOR PREVLIGE of this ULGLY thing!!! IfYou on a date and are to bepaying NOTHING for ugly except you look like LOOooSER and you must be lieENG and say quietly to self "yes but NICE personility" so I NOT really losser. Old uncle say "Ohhh yes YOU ARE!!!go buy dog or riche girl for persinlity. Hot chick for company. " ESPALLY ifyou pay the BIG BUCKS!!!
BUT. (You SEE the KEY frase here.) This Kenmore have personality. TWO BAGGER PERSONALTY.
Here I am making The MAIN POINTS: AS I see it. what MR NED F reallySAYS: this money you are paying you to be getting GIRLELLE BUNKIN!!! NOT JANNENE GIRAFALOWE.
ONCE AGAIN I am seeying Mr Ned is CRUSHUNG of all enemy peoples HERE in this Boston Glob storys. PLUS. mr.NF ally MR DAVID Jr is behind him qouted in other story and they arerealy saying:
you PORTLAnDN peoples PAY ATTENTION: see fleabox rendering in this project and are seeing 30 storie building they in Portland are getting IF UNLUCKEY!!! (at least you smart nd get it FREE)
AND as Mr Ned and other Gloge story Mr. Junior saying: YOU ARE PAYING FOR PREVLIGE of this ULGLY thing!!! IfYou on a date and are to bepaying NOTHING for ugly except you look like LOOooSER and you must be lieENG and say quietly to self "yes but NICE personility" so I NOT really losser. Old uncle say "Ohhh yes YOU ARE!!!go buy dog or riche girl for persinlity. Hot chick for company. " ESPALLY ifyou pay the BIG BUCKS!!!
BUT. (You SEE the KEY frase here.) This Kenmore have personality. TWO BAGGER PERSONALTY.
Here I am making The MAIN POINTS: AS I see it. what MR NED F reallySAYS: this money you are paying you to be getting GIRLELLE BUNKIN!!! NOT JANNENE GIRAFALOWE.
Patriots_1228
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Re: Fenway Center (One Kenmore, Mass Turnpike PARCEL 7)
So to paraphrase: Your uncle told you to buy a hooker?
So to paraphrase: Your uncle told you to buy a hooker?
bostonbred
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Re: Fenway Center (One Kenmore, Mass Turnpike PARCEL 7)
Hooker and devloper SAME thing old uncle say. "they areBUILD it UP then let it DOWN'. If YOU are paying, BETTER TO GET PRETY ONE, I am thinking here.
Hooker and devloper SAME thing old uncle say. "they areBUILD it UP then let it DOWN'. If YOU are paying, BETTER TO GET PRETY ONE, I am thinking here.
palindrome
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Re: Fenway Center (One Kenmore, Mass Turnpike PARCEL 7)
I would pay a good amount of $$ to see that exchange.
I would pay a good amount of $$ to see that exchange.