Liberty Mutual Tower | 157 Berkeley Street | Back Bay
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Shepard
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Re: Liberty Mutual plans major Boston expansion
Here at Liberty Mutual, ground floor retail or restaurant spaces would likely find tenants.
But in the seaport, what retail - at this point - would want to move into Harborview Lane of Park Lane? Not to be overly optimistic, but I think at least some things need to be organic, especially in a new neighborhood surrounded by nothingness. The Liberty Wharf crowds may convince the owners that their ground floors are more valuable as activated spaces than as blank walls. And after all, those streets and sidewalks are not scaled horribly, and the streets themselves - imagined with activated streetwalls - are actually attractive. So long as it's possible to have ground level retail along these streets, I think it's a sure thing once the number of visitors (and residents) in this area jumps.
Here at Liberty Mutual, ground floor retail or restaurant spaces would likely find tenants.
But in the seaport, what retail - at this point - would want to move into Harborview Lane of Park Lane? Not to be overly optimistic, but I think at least some things need to be organic, especially in a new neighborhood surrounded by nothingness. The Liberty Wharf crowds may convince the owners that their ground floors are more valuable as activated spaces than as blank walls. And after all, those streets and sidewalks are not scaled horribly, and the streets themselves - imagined with activated streetwalls - are actually attractive. So long as it's possible to have ground level retail along these streets, I think it's a sure thing once the number of visitors (and residents) in this area jumps.
Re: Liberty Mutual plans major Boston expansion
With the glut of open space around the SB waterfront, why can't a large farmers/merchant market, a la the Ferry Building in San Francisco, bet set up?
With the glut of open space around the SB waterfront, why can't a large farmers/merchant market, a la the Ferry Building in San Francisco, bet set up?
kennedy
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Re: Liberty Mutual plans major Boston expansion
One of the things it seems people overlook. Aesthetically, the Seaport has attractive public infrastructure. Nice, wide, concrete sidewalks, well-lit, etc. They would easily accommodate a great deal of pedestrian activity. The roads may be a bit wide, but that's not a terrible difficult obstacle to overcome.
One of the things it seems people overlook. Aesthetically, the Seaport has attractive public infrastructure. Nice, wide, concrete sidewalks, well-lit, etc. They would easily accommodate a great deal of pedestrian activity. The roads may be a bit wide, but that's not a terrible difficult obstacle to overcome.
kennedy
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Shepard
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Re: Liberty Mutual plans major Boston expansion
Since it's in the neighborhood I'll post it here... although there might be a better place for it.
Sounds like good news...
This is the building being discussed: http://maps.google.com/maps?f=q&sou...hbREHuNkP_isKSp7kGWMWg&cbp=12,94.35,,0,-38.65
Since it's in the neighborhood I'll post it here... although there might be a better place for it.
Sounds like good news...
This is the building being discussed: http://maps.google.com/maps?f=q&sou...hbREHuNkP_isKSp7kGWMWg&cbp=12,94.35,,0,-38.65
HenryAlan
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Re: Liberty Mutual plans major Boston expansion
We need more of this. There is not enough rental property downtown. Even though this location is on the fringes, perhaps it signifies a trend (ie that the luxury condo market is tapped out). There are lots of buildings suitable for conversion to mixed use rental residence/ ground floor retail.
We need more of this. There is not enough rental property downtown. Even though this location is on the fringes, perhaps it signifies a trend (ie that the luxury condo market is tapped out). There are lots of buildings suitable for conversion to mixed use rental residence/ ground floor retail.
Re: Liberty Mutual plans major Boston expansion
Plans for the defunct Urban Ring project called for dedicated bus lanes on Congress St. It would have been fun to compare the speed of buses on the surface and those utilizing the Silver Line tunnel below.
Plans for the defunct Urban Ring project called for dedicated bus lanes on Congress St. It would have been fun to compare the speed of buses on the surface and those utilizing the Silver Line tunnel below.
AmericanFolkLegend
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Re: Liberty Mutual plans major Boston expansion
Totally agree. He bought it for over $300K per apartment and he still has to build out the apartments. Gonna have to be real high-end . . .
Totally agree. He bought it for over $300K per apartment and he still has to build out the apartments. Gonna have to be real high-end . . .
Re: Liberty Mutual plans major Boston expansion
Give us liberty, without bridge
Neighbors also want storefronts
By Thomas Grillo
Thursday, July 8, 2010
Some Boston residents are trying to put the brakes on a fast-tracked approval of Liberty Mutual?s $300 million expansion in the Back Bay.
Critics say a proposed employee-only pedestrian bridge and the lack of ground-floor retail shops for the new building are major flaws in the plan.
?The new building would not add any life to the street,? said Ann Gleason, chairwoman of the Neighborhood Association of the Back Bay. ?And the bridge takes a public space (above Stuart Street) and makes it private.?
Liberty Mutual is seeking approval for a 22-story tower at the corner of Berkeley Street and Columbus Avenue. The company has promised to add 600 full-time employees and to create 500 construction jobs.
John Herbert, a member of the Impact Advisory Group, a city-appointed panel, said the plan needs to be refined. ?If they?re going to do a bridge, it should be dramatic, illuminated at night and must be a significant statement that transforms Stuart Street,? he said.
Mayor Thomas M. Menino defended the insurance giant?s plan. ?They?re creating 1,100 jobs, no one else is doing that,? he said. ?Do they want to lose a corporate headquarters or work with them on expanding in Boston? That?s the question.?
Mark Slater, former president of the Bay Village Neighborhood Association, said planning should not be sacrificed because the company is offering jobs.
?There?s nothing that says you can?t create jobs and good urban design,? he said.
In February, the city approved tax increment financing for Liberty Mutual worth $16 million that provides property tax relief over 20 years. The deal was done, in part, because Edmund F. Kelly, the company?s chief executive, talked about the possibility of moving its headquarters to southern New Hampshire.
Liberty Mutual is also seeking a waiver for an environmental impact report because it argues the traffic impact would be minimal. In a filing with the state, the insurance company said the report ?will only serve to delay the project and delay creation of . . . jobs.?
A spokeswoman for the Boston Redevelopment Authority said the agency is still reviewing the proposal. ?Part of the review is to see if a pedestrian bridge is warranted,? said Jessica Shumaker. ?If so, it would have to be offset by a significant benefit to the public realm.?
In a statement, a company spokesman said, ?We are proud of the tremendous support we have received for our expansion project from residents, businesses and nonprofit organizations.?
Link
Give us liberty, without bridge
Neighbors also want storefronts
By Thomas Grillo
Thursday, July 8, 2010
Some Boston residents are trying to put the brakes on a fast-tracked approval of Liberty Mutual?s $300 million expansion in the Back Bay.
Critics say a proposed employee-only pedestrian bridge and the lack of ground-floor retail shops for the new building are major flaws in the plan.
?The new building would not add any life to the street,? said Ann Gleason, chairwoman of the Neighborhood Association of the Back Bay. ?And the bridge takes a public space (above Stuart Street) and makes it private.?
Liberty Mutual is seeking approval for a 22-story tower at the corner of Berkeley Street and Columbus Avenue. The company has promised to add 600 full-time employees and to create 500 construction jobs.
John Herbert, a member of the Impact Advisory Group, a city-appointed panel, said the plan needs to be refined. ?If they?re going to do a bridge, it should be dramatic, illuminated at night and must be a significant statement that transforms Stuart Street,? he said.
Mayor Thomas M. Menino defended the insurance giant?s plan. ?They?re creating 1,100 jobs, no one else is doing that,? he said. ?Do they want to lose a corporate headquarters or work with them on expanding in Boston? That?s the question.?
Mark Slater, former president of the Bay Village Neighborhood Association, said planning should not be sacrificed because the company is offering jobs.
?There?s nothing that says you can?t create jobs and good urban design,? he said.
In February, the city approved tax increment financing for Liberty Mutual worth $16 million that provides property tax relief over 20 years. The deal was done, in part, because Edmund F. Kelly, the company?s chief executive, talked about the possibility of moving its headquarters to southern New Hampshire.
Liberty Mutual is also seeking a waiver for an environmental impact report because it argues the traffic impact would be minimal. In a filing with the state, the insurance company said the report ?will only serve to delay the project and delay creation of . . . jobs.?
A spokeswoman for the Boston Redevelopment Authority said the agency is still reviewing the proposal. ?Part of the review is to see if a pedestrian bridge is warranted,? said Jessica Shumaker. ?If so, it would have to be offset by a significant benefit to the public realm.?
In a statement, a company spokesman said, ?We are proud of the tremendous support we have received for our expansion project from residents, businesses and nonprofit organizations.?
Link
KentXie
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Re: Liberty Mutual plans major Boston expansion
Uh there are many who were trying to do that but you squashed them with your political bickering. Please mayor, just shut up.
Uh there are many who were trying to do that but you squashed them with your political bickering. Please mayor, just shut up.
AmericanFolkLegend
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Re: Liberty Mutual plans major Boston expansion
I don't think the bridge is that big a deal. Lack of groundfloor retail is more troubling.
I don't think the bridge is that big a deal. Lack of groundfloor retail is more troubling.
BostonUrbEx
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Re: Liberty Mutual plans major Boston expansion
This.
I think it's rather pathetic they're attacking the tube. Is it the *gasp* ...shadow? I don't understand.
This.
I think it's rather pathetic they're attacking the tube. Is it the *gasp* ...shadow? I don't understand.
AmericanFolkLegend
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Re: Liberty Mutual plans major Boston expansion
But why? If Liberty Mutual can't put all their Boston employees in one building (they'd need a ton of SF; read, height) then let them connect two buildings. Personally I'd prefer to see them build one trophy skyscraper, but they probably saw this as the path of least resistance.
But why? If Liberty Mutual can't put all their Boston employees in one building (they'd need a ton of SF; read, height) then let them connect two buildings. Personally I'd prefer to see them build one trophy skyscraper, but they probably saw this as the path of least resistance.