Liberty Mutual Tower | 157 Berkeley Street | Back Bay

FK4 said:
really like this building. classy. none of this BRA mandated brick/glass mixed medium crap.. thank god.
Click to expand...

Unfortunately, you only get this classy treatment when a company builds a building for itself, for long-term occupancy. Then it is a statement of company character.

Other buildings get value engineered by the "flipsters" into slutty cheapness.
 
The skybridge is the lightest, airiest, prettiest, best looking bridge I've ever seen and works so well with the rest of the building. This bridge is perfect for this location and building.
 
I really like this one too. Maybe the best new tower of the past 10 years.
 
The bridge was designed to pay homage to the bridge in the public garden.

My brother in law did the glass work on it and said the bridge cost $5M and as someone who walks across that bridge multiple times a day, I can say it really is very nice.

One thing I haven't seen anyone take pictures of is the waterfall feature on St. James. Used to be a parking lot and now it's a public space with living wall gardens and a very nice waterfall feature. People take pictures in front of it all the time.

The inside of the building is just as nice as the outside of the building as well. The lobby is very nice and constructed with quality materials. It's a modern office space, with open areas and lots of light.

Only problem is we ran out of space. Original plan was to put all employees in the tower and vacate 10 St. James and 222 Berkeley of Liberty employees. 10 St. James would then be rented out as it is Liberty owned. This isn't happening anymore. The building should of been 10 stories higher and approaching the height of the old Hancock.
 
Sloppy Donut said:
The bridge was designed to pay homage to the bridge in the public garden.
Click to expand...

Wow, never put the two together but I sure see it now. How sweet is that, very very nice touch! Like the bridge even more now. Thanks for that bit of info.
 
Sloppy Donut said:
The bridge was designed to pay homage to the bridge in the public garden.

My brother in law did the glass work on it and said the bridge cost $5M and as someone who walks across that bridge multiple times a day, I can say it really is very nice.

One thing I haven't seen anyone take pictures of is the waterfall feature on St. James. Used to be a parking lot and now it's a public space with living wall gardens and a very nice waterfall feature. People take pictures in front of it all the time.

The inside of the building is just as nice as the outside of the building as well. The lobby is very nice and constructed with quality materials. It's a modern office space, with open areas and lots of light.

Only problem is we ran out of space. Original plan was to put all employees in the tower and vacate 10 St. James and 222 Berkeley of Liberty employees. 10 St. James would then be rented out as it is Liberty owned. This isn't happening anymore. The building should of been 10 stories higher and approaching the height of the old Hancock.
Click to expand...

Very cool info! Thanks!

The building should of been 10 stories higher and approaching the height of the old Hancock.
Click to expand...

That would have been nice...if the building was 10 floors taller with a set-back or so, this thing would really pop.
 
Sloppy Donut said:
The building should of been 10 stories higher and approaching the height of the old Hancock.
Click to expand...

If it were ever possible to add and additional 10-12 floors to this building, do you think it would it be best to continue with the same materials or change to glass?
 
Personal preference would have been to continue the design all the way up or do something with a nice set back as you approached the top floors. Similar to the Houghton Mifflin Building, not in design but in a concept that fit this building.
 
14740814676_b1b618cdf5_b.jpg


14740743366_ab621bbd42_b.jpg
 
14853034603_ac5afb1205_b.jpg


14832804332_2a459d2f24_b.jpg


14646447320_5ab816700d_b.jpg


And after walking by this a half dozen times in complete oblivion I finally remembered to take pics (thanks for the wakeup call, Sloppy Donut)

14646540948_a645f1c226_b.jpg


14646441470_8761b339c3_b.jpg


14832775142_8c7e964209_b.jpg


14832761422_2bfca3c408_b.jpg


14833118745_6bda1345ac_b.jpg


14810129176_af2c51d517_b.jpg


14646460369_def0853bff_b.jpg


14852968673_cbb41d7bc3_b.jpg
 
For a (mostly) hardscaped corporate plaza, it really isn't that bad a space. It's not someplace I'd ever go to as a destination but it is a good place to sit and catch your breath for a few minutes.

I'll give points for the water feature. I know there are similar ones elsewhere but I'm a bit more fond of this one. Maybe because I can touch it?
 
The seats are nice. A few tables and maybe a small cafe across the street will help bring workers to eat lunch outside in the park during the nice days.
 
The park did get a lot of use by LM workers during lunch last year. Reason it doesn't get as much use now is that they moved the cafeteria to 157 Berkeley, whereas before it was on the 2nd floor above the park. Additionally, almost the entirety of 175 is vacant for remodeling of the interior. Once the remodeling is complete 175 will be back in use and I bet you'll see more people having lunches out there.

As for the cafe, LM does run Cafe Columbus on Columbus Ave. I believe it was part of the deal the company made with the city in order for the permission to build the sky bridge. LM doesn't advertise this and quite frankly doesn't seem to want non-employees using it. I have never seen a non-employee using it.
 
bpda.app.box.com

2026-10-14_Letter of Intent (LOI)_157 Berkeley Street.pdf | Powered by Box

bpda.app.box.com bpda.app.box.com

www.bostonplans.org

157 Berkeley Street | Bostonplans.org

Development Projects and Planned Development Areas (PDAs) that the Development Review division is coordinating.
www.bostonplans.org www.bostonplans.org
Notice of Project Change: The Proposed Project will expand the Liberty Mutual headquarters at 157 Berkeley Street. The expansion will include two integrated components: (i) an approximately 23,000 square foot vertical addition above the easter wing of the existing 157 Berkeley Street building and (ii) an approximately 62,000 square foot, 10-story building addition on the eastern adjacent lot. Combined, the components of the Proposed Project would add approximately 85,000 square feet of gross floor area. Construction of a new 590,000sf, 22-story office building and 205 parking spaces for use by Liberty Mutual. Renovations will also be made to existing Liberty Mutual buildings on Stuart, Berkley, St. James and Columbus.

This sounds like it would be all the red brick buildings at the point.
 
From the loi:

“The Project Site is located on the block bounded by Berkeley Street to the west, Stuart Street to the north, and Columbus Avenue to the south in Boston’s Back Bay area. The western portion of the Project Site contains Liberty Mutual’s existing building at 157 Berkeley Street. The eastern portion includes the properties at 304-308 Stuart Street, 135-137 Columbus Avenue, and 139-
145 Columbus Avenue, which LMIG has acquired. The three existing buildings on those properties would be demolished to accommodate the Project.

As presently contemplated, the Project consists of two integrated components: (i) an
approximately 23,000 square-foot vertical addition above the eastern wing of the existing 157 Berkeley Street building and (ii) an approximately 62,000 square-foot, 10-story building addition on the eastern adjacent lot. Combined, these components would add approximately 85,000 square feet of gross floor area.

The proposed massing would extend the existing building toward the eastern end of the block, create a more continuous streetwall, and introduce an improved open space on the eastern end of the Project Site. LMIG and its design team are developing the architectural expression of the Project to complement the form and material character of the existing Liberty Mutual building
while responding to the surrounding Stuart Street and Columbus Avenue context”


-Yea so it sounds like these 3 buildings to the right will be replaced with one 10 story building. Not sure how a 23,000 sq ft expansion above the eastern wing of the existing building would work though. Would it be on that tiny bit of podium to the right? That would be bad..
IMG_6660.jpeg


Sounds like this view is going to disappear unfortunately.
IMG_6661.jpeg


This sounds like its going to mess up a site thats basically perfect right now imo. This is horrible news.
 
The talk about green space sounds like they may be turning the point into a plaza.
 
Damn would hate to lose Mooncusser, a really outstanding restaurant. But yes a bit more density through here is welcome. The stretch of St James reminds me of Chicago or something with the art deco sandstone buildings mixed with a few modern developments.
 
I like the current buildings, particularly the one that fills the shape of the triangle lot. Years ago there was a place small pizza place called Baldini's in that building. Lines out the door during lunch and they could move lines faster than anyplace I've ever seen since. My guess is the replacement will be a cold institutional looking downgrade to the streetscape.
 
You must log in or register to reply here.

Back
Top