Hynes renovation

As I've posted before, the main problem here is that the Hynes first floor is on a platform above the street level, because of the presence of the Mass. Pike. When you enter the building from Boylston Street, you climb an escalator to reach the first floor. This makes it very hard to provide shop windows visible from the street.

Floorplans for the Hynes are available here.
 
Bankers and Tradesman said:
Sam Hawkey, a broker for The Dartmouth Co., a Boston-based retail brokerage, said none of the fashion retailers his firm represents would consider that stretch of Boylston, which many call a ?dead zone.?

!!! It's a dead zone because of the Hynes! This aint no chicken-or-the-egg scenario, it's simple logic -- the Hynes presents a blank face, therefore the block is a dead zone! friggin DUH

(ok ok kz, settle down haha..)

@ Ron, there's plenty of space on the lower level for some medium-sized shops. And right now the streetwall for that level is either solid granite or black, windowless doors that I assume are there to meet evacuation/fire codes. but assuming you can shuffle the necessary elements around then it shouldn't be too hard to put in picture windows where the doors are.

floorplanjhcclowerbi5.gif
 
But that diagram shows almost no room between Boylston Street and the Turnpike. There are some tiny little administrative offices sandwiched in the triangle to the right of the staircase and escalator.

The area to be converted to retail is on the real first floor, above this one. Some meeting rooms will be given up for this purpose.

Unfortunately, the building is rarely open fully to the public, or I'd recommend wandering around inside to better understand its structure.
 
I'd love to see retail adapted to the limitations of the Boylston side. Perhaps the small size and odd shape of some units would discourage the medium box chain stores that might otherwise go in. There's a convenience store in Downtown Crossing smaller than a small walk-in closet. And picture Seinfeld's Soup Nazi for an idea of how little space a food vendor needs. Larger restaurants could have a small street level presence, maybe just a hostess desk with stairs and an elevator, leading to the bulk of their space.

It is hard to see how the pike rules out use of the first floor at the corner of Dalton and Boylston. If if the pike is below the street at that intersection then why is it not below the first floor of the building?
 
TheBostonian said:
Perhaps the small size and odd shape of some units would discourage the medium box chain stores that might otherwise go in.

Exactly. I did some rough measurements of the depth of that space, and I came up with somewhere between 40 and 50 feet, which is plenty deep to support most kinds of retail - or at least the kinds we'd want to see here.


Of course not all of the space could be converted, but on the other hand it's not totally useless for stores or restaurants either
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Speaking of Nazis, it's that Mussolini-esque collonade which will keep any shop window out of sight,

justin
 
Isn't the proposed Hines renovation going to utilize the outdoor arcade and bring the storefronts right up to Boylston.

And that would also add to the square footage on the lower level making the proposed retail more feasible.
 
TheBostonian said:
It is hard to see how the pike rules out use of the first floor at the corner of Dalton and Boylston. If if the pike is below the street at that intersection then why is it not below the first floor of the building?

There is a small grade change in Boylston Street between Gloucester and Dalton -- small, but enough to bring the street and the Hynes first floor to about the same level at the Dalton Street corner.
 
the indent in the wall you see to the left is where the main entrance area starts
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So is this the renovation, or just part of the infill of under-utilized space?

Hynes convention center eyes its storefronts
May rent to two restaurants

By Scott Van Voorhis
Tuesday, June 10, 2008

Back Bay?s Hynes convention center could become a new restaurant hub for the already culinary rich neighborhood.

Two prime spaces at the front of the Boylston Street meeting hall will be rented out to restaurants under plans to be unveiled today at a public hearing by the Massachusetts Convention Center Authority.

The authority plans to begin converting the two locations, on opposite ends of the building, over the summer. A commercial real estate firm, Meredith & Grew, is on the hunt for restaurant tenants.

The retail plan comes out of the findings of a legislative panel that examined the future of the Hynes. While it rejected plans to sell the building to a developer, it recommended some limited retail development in underused portions of the hall.

The focus on restaurants is a logical one given the need for eateries at the bustling meeting hall and the preliminary interest the authority is already fielding from potential tenants, said James Rooney, the convention authority?s chief executive.

After years of debate about whether to shut it down, the Hynes has emerged as a major meeting center for the medical technology industry.
?We wanted a use that is compatible with the Hynes,? Rooney said. ?Having a clothing store is not all that attractive to conventioneers.?

The convention authority?s plans call for a pair of restaurant spaces of equal size, 10,000 square feet next to the Prudential Plaza on the east corner and another 10,000 square feet at the west corner of Dalton and Boylston streets.

The convention authority, in turn, is estimating it can take in $1 million a year in rent from two restaurants, Rooney said.

?It is a very thoughtful approach,? said state Rep. Marty Walz, (D-Back Bay), adding that it ?allows the Hynes to continue to be successful as a convention center, but also reconnects it with the Back Bay.?

http://www.bostonherald.com/business/real_estate/view.bg?articleid=1099777
 
Re: Hynes Restaurants

The Colonnade along Boylston should become a 4 season passageway -- there should be an open-able glass wall with doors that can shelter pedestrians walking and allow dining to extend out onto the sideway from the two new restaurants and a small group of "Soup-Salad and Sandwich shops"

Westy
 
$18m of construction set to begin at Hynes Center

The Massachusetts Convention Center Authority said recent state legislation will allow work to begin on the construction of 20,000 square feet of restaurant space at the John B. Hynes Veterans Memorial Convention Center. The construction is part of an $18 million renovation plan for the Hynes and will take about six months to complete, the authority said, and will not interrupt or negatively impact convention bookings or business.


Link
 
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This place looks like it could fit retail. I looked in and its full of construction stuff

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Somewhat related... Boylston in front of Hynes is getting the new meters
(meanwhile, a quart of a mile away, crews are busy installing the old meter pols on comm ave)

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http://www.bostonherald.com/busines...03&format=&page=2&listingType=biz#articleFull
Chef Jasper White, known for his way with seafood, is eyeing a new restaurant project on Boston?s Boylston Street.

A Web site for Georges Bank bills it as a ?new dining experience? by White featuring steak, lobster and seafood and opening next summer.

White acknowledged he?s in lease negotiations for a Boylston Street spot, but balked at talking about his concept for the restaurant, named for the great Atlantic fishing grounds stretching from Cape Cod to Nova Scotia.

?There?s no signed lease, but obviously we?re working on something,? White said. ?It looks like it?s going to happen. But money is tight, and I have to raise a lot of money to do it.?

White is working on the project with Patrick Lyons and Ed Sparks, his partners in Shack Foods of America, which owns the three Jasper White?s Summer Shacks in Boston, Cambridge and the Mohegan Sun casino in Connecticut.

Although White wouldn?t identify the Boylston Street location, one possibility is the Hynes Convention Center, which is marketing two new restaurant spaces.

White said he went ahead and set up a Web page for the planned restaurant to protect the ?Georges Bank? trademark that he secured last month.

?In order to protect the trademark, I have to use it,? he said. ?No matter what happens, I?ll open a restaurant called Georges Bank in the next few years. I think it?s a powerful, great name even if you don?t know what Georges Bank is.?

White?s Summer Shacks, meanwhile, are doing ?pretty well,? according to the chef. ?We don?t know what?s ahead, but this is my fourth recession in business, so it?s nothing new to me,? he said. ?During a recession, you lower your expectations, and you really focus on making the people that come in as happy as you can.?

?Without a doubt,? White believes some restaurants will close as a result of the economic downturn. Those that are not well-managed and are getting by on a shoestring typically fall first when diners slam the brakes on their discretionary spending, he said.

http://www.globest.com/news/1278_1278/boston/174862-1.html
BOSTON-The eight-level property at 50 Dalton St. is being shopped around, according to sources. The property sits directly across the street from Hynes Convention Center and holds 32,000 sf of retail. The property is also adjacent to Parcels 14 and 15--two MTA-owned slices of land on Boylston Street--which are awaiting requests for proposal, along with the other MTA properties parcels 12 and 13. The building is privately-owned and will be advised by Jones Lang LaSalle.
By combining parcels 14 and 15 with 50 Dalton St., would provide 62,272-sf of development area and could enable an easier building process by providing land-based property, as opposed to dealing with air rights on parcels 14 and 15, according to sources. The RFP's are scheduled to be in by December 5th, 2008. It would be advantageous for one or more of them to include the property at 50 Dalton St.

The property currently houses numerous retail leases, including Bukowski's, Kings, Pacer Cats, Summer Shack, and a Sony theatre. Auditorium Garage runs the 500 parking spaces on the property. Parcel 13 stands across Boylston Street and Parcel 12 is a block south on Massachusetts Avenue. The properties are accessible to the Massachusetts Turnpike, the Prudential Center and Hynes Convention Center. There is no disclosed asking price. The Back Bay is sought-after property, boasting some of the highest rental rates in the city with JLL's Q3 2008 numbers averaging office rates in the Back Bay at roughly $59 per sf and new construction rates predicted to be anywhere from $80 to $85 per sf, as compared to an average of $75 to $80 per sf elsewhere in Boston.
 
Maybe Berklee will use this to expand their campus - building up and over the air rights.
 
That's a sloppy story. The movie theaters in there have been closed for years.
 
What's up with Jasper White's fascination with copy-righting common words? First it was "Summer Shack" and now "George's Bank." Pretty soon he'll be after "Restaurant."
 
The Cheri movie theatres closed in 2001 and were replaced by Summer Shack and Kings! How could the writer not know this?

Also, what is (are?) Pacer Cats?

The movie theater was also a Ticketmaster outlet; Pacer CATS was the physical presence to partner with Ticketmaster in kiosk/window management.

Long gone.
 

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