Millennium Tower (Filene's) | 426 Washington Street | Downtown

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Re: Filene's

During the building demo, I had many opportunities to prowl through the remains. Based on the onsite archeology, I believe it once had a top to bottom atrium. There is/was a massive skylight on the roof that was boarded up. It stood right over the escalator network. My theory: during some "modernization, the atrium was replaced with and filled in by the escalator system, which as you may recall, went all the way up.

Wasn't the skylight for The Greenhouse restaurant? It was probably covered when they converted level 8 to offices.
 
Re: Filene's

The skylight looked original to the building. Can't say I know much about the restaurant.
 
Re: Filene's

The exist. skylight did indeed serve the old restaurant. It was not in the center of the roof and was in pretty bad shape so it was scheduled to be demolished. A reproduction (a bit larger) would have been centered on the Burnham roof and served a new atrium for floors 5-8 that would have been created for the hotel. There was never an internal atrium before.
 
Re: Filene's

New Tower Would Fill Boston's Scar
By ELIOT BROWN

Boston Mayor Thomas Menino's cajoling helped prompt a new developer to take over an abandoned site.
.BOSTON—This city is finally preparing to heal a hole in its heart: the site of the former Filene's department store that for more than three years has been a stalled real-estate development in the center of downtown.

A New York developer, Millennium Partners, has agreed to buy a controlling stake in the long-delayed project with new plans for developing a mixed-use tower, the city announced earlier this month. If finalized, the deal would bring to an end a high-profile war waged by Boston Mayor Thomas Menino against Vornado Realty Trust, which has controlled the site for years.

A five-term mayor, Mr. Menino tried for two years to publicly bully Vornado into restarting its planned project, a 39-story hotel-office-apartment tower that was halted in the middle of excavation as the economy soured. He called the developer arrogant, threatened to use eminent domain and revoked its permits to build.

"It's my fiduciary responsibility to make sure a property like that gets redeveloped as quickly as possible," Mr. Menino said in an interview at City Hall. "You're not going to hold up the city of Boston."


Close.Mr. Menino said he met recently with officials of Vornado, one of the country's largest owners of office and retail property, and they agreed the company and city would start a new chapter. Vornado had previously said the drop in property values and the economy meant it couldn't restart the project.

Under the Millennium agreement, Vornado would keep a noncontrolling stake in the project, according to the mayor's office.

Millennium declined to go into detail about its plans, saying in an emailed statement that it "will design and construct a building worthy of the site's significance and prominence."

Mr. Menino's aggressive approach comes at a time when similar stalled sites dot cities across the U.S., a vestige of the real-estate boom turned bust.

New Jersey Gov. Chris Christie has pledged tax abatements to developers in an attempt to complete the Revel casino in Atlantic City and a stalled $1.8 billion retail and entertainment center previously named Xanadu in the Meadowlands outside Manhattan.

In New York, an array of government agencies in 2010 pledged hundreds of millions of dollars to aid completion of one to two privately owned office towers at the World Trade Center site, depending on how much space is leased.

Other cities, meanwhile, have taken a more laissez-faire approach such as Chicago, where prominent development sites have remained boarded up, including a giant circular foundation along Lake Shore Drive that was to house what would have been the tallest tower in the U.S. at 2,000 feet.

In Boston, frustrations over the halted Vornado project resonated throughout the city. Ire over the pit has been the subject of numerous editorials in both of Boston's daily papers. The stalled site was the main focus of an environmental design class at Northeastern University last fall, and earlier this year, the City Council president, Stephen Murphy, sought to block an unrelated casino project in which Vornado was an investor until the company made progress downtown.

Such frustrations speak to the nostalgia some Bostonians have for their compact downtown and its rich history. The pit was the site of part of the flagship Filene's Department Store and Filene's Basement, a discount-shopping institution in the center of a once-vibrant shopping district called Downtown Crossing. Both Filene's and Filene's Basement have gone out of business.

The exterior of the oldest portion of Filene's still stands, protected by a historic-preservation designation but awaiting a new use. A Macy's operates across the street in what for decades was Jordan Marsh, Filene's arch rival, while numerous smaller stores draw shoppers past the hole in the ground.

The area declined through the past half-century, and in recent years, the Menino administration made its revitalization a priority. The planned office, condo and retail project was to be the centerpiece. Instead, after Vornado stopped construction in 2008, the pit left more blight.

"It was a key part of the rejuvenation of the area," said Jerold Kayden, an urban planning professor at Harvard University. "To have a hole there is devastating."

To be sure, the start of new construction is by no means a fait accompli. Millennium hasn't yet completed its deal, which involves acquiring the stakes of Vornado's current partners—a fund managed by J.P. Morgan Chase & Co., Mack-Cali Realty Corp. and Boston Global Investors—and putting in an unspecified amount of new money, according to the Boston Redevelopment Authority.

It's a tough time to get construction financing for any project, one of the reasons it has taken so long for Vornado to bring in a new partner.

The redevelopment authority said it believes Millennium will be able to start work within a year, and that it enjoys a good relationship with the company, a major developer in New York and Boston that recently started work on an apartment building nearby.

While the deal is still a work in progress, it appears the mayor's public pressure has sped up the process of luring a new partner.

"It had an impact," said John Hynes III, chief executive of Boston Global investors, a minority investor in the project that is getting bought out. The city, he said, "wanted to create a sense of urgency and impatience to get this fixed, and that message was loud and clear."

Write to Eliot Brown at eliot.brown@wsj.com

http://online.wsj.com/article/SB10001424052970204062704577219493738121630.html?mod=googlenews_wsj
 
Re: Filene's

I don't disagree with a comment like the "hole is devastating" but I disagree that DTX is the "heart" of Boston these days. There is much more activity elsewhere---Fenway at the ballpark, Back Bay/South end near BBY, or, God forgive me, the waterfront near the convention center.

Downtown Crossing is a dead zone.
 
Re: Filene's

I don't disagree with a comment like the "hole is devastating" but I disagree that DTX is the "heart" of Boston these days. There is much more activity elsewhere---Fenway at the ballpark, Back Bay/South end near BBY, or, God forgive me, the waterfront near the convention center.

Downtown Crossing is a dead zone.

I interpreted it as DTX is where Boston's heart used to be. It is the heart of the original Shawmut peninsula and wasn't on filled-in land.
 
Re: Filene's

I don't disagree with a comment like the "hole is devastating" but I disagree that DTX is the "heart" of Boston these days. There is much more activity elsewhere---Fenway at the ballpark, Back Bay/South end near BBY, or, God forgive me, the waterfront near the convention center.

Downtown Crossing is a dead zone.

Well what do you mean in terms of activity? I don't think there are many (if any) areas in the city which beat DTX in terms of foot traffic during the week. I know a lot of this is due to employees, but there are plenty of tourists, shoppers, etc in the area too.

I know this all changes at night and on weekends. There is certainly activity at these times but not nearly as much as during the week. However I believe DTX has the potential to be the best area of Boston...with the Filene's project done well, it'll give the area the best streetscape in the city IMO. The streets are thin and pedestrian-friendly and the architecture is a fantastic representation of Boston (with obvious exception of the puke-worthy Macy's building).

I know we often say "well with some housing, Neighborhood X could really improve", but in no other developing neighborhood is this as blatant. DTX could and should be the best neighborhood in the city. If we see development taking place alongside Filene's in the form of additional housing, bars, and restaurants, DTX could be the neighborhood we all want it to be by the time Filene's is finished.
 
Re: Filene's

Boston.com - February 14, 2012
Developer’s golden touch put to the test
One of the Hub’s most prolific builders takes on the blighted Filene’s site in Downtown Crossing

By Casey Ross
Globe Staff / February 14, 2012

For a man who just agreed to take over the most high-profile building project in Boston - the redevelopment of the Filene’s block - Anthony Pangaro has a remarkable aversion to the public spotlight.

He only enters it when he must, like the moment two weeks ago when he appeared with Mayor Thomas M. Menino to outline his plan for a massive tower at the Downtown Crossing property. He offered a few details - saying the building could reach 600 feet in height - but mostly spoke in broader terms.

“Downtown buildings [should] have a life of their own, but understand and appreciate the life of the city around them,’’ Pangaro said. “The best cities are the cities that put things on the sidewalk, that have something for everybody and are good sheltering places to be.’’

He spoke for about four minutes, offered praise for the mayor and the Boston Redevelopment Authority, and left the news conference before reporters could follow up with questions.

For nearly four decades, Pangaro has used an understated, diplomatic style to become one of the city’s most prolific developers, building luxury projects such as the Four Seasons Hotel and the massive Ritz-Carlton complex. He has also become a close ally to Menino in his effort to remake Downtown Crossing into a vibrant retail and residential district.

Now Pangaro is taking on that neighborhood’s toughest test: restarting construction at the Filene’s site, where a work stoppage in 2008 left a massive construction crater at the area’s most prominent commercial corner. Pangaro’s firm, Millennium Partners, took over the project earlier this month from Vornado Realty Trust of New York (Vornado remains an investor), pledging to build a $500 million tower on the site with residences, offices, and stores.

Millennium and its founders are based in New York, but Pangaro heads its operations in Boston, where he has worked in real estate and government since the early 1970s. He cut his teeth as a public servant overseeing one of the most contentious public works projects in Boston’s recent history, the relocation of the MBTA’s Orange Line in the South End, Roxbury, and Jamaica Plain.

Pangaro declined to comment for this article, but several past and current associates describe him as a developer with unusual patience and a deft political touch, both keys to success in a city where an ill-timed public statement can sink a project.

“He’s very astute about how the development process works,’’ said Richard Dimino, president of A Better City, a business organization that tracks development issues in Boston. “Every city has certain guidelines and rules, both spoken and unspoken. He and Millennium know that and have developed a track record of getting things done.’’

Pangaro’s biggest success in Boston was the development in the late 1990s of the Ritz-Carlton complex a few blocks from the Filene’s site. That project had plenty of doubters given its location at the edge of the old Combat Zone, an area so-named for the bursts of violence that would erupt from its collection of seedy bars and nightclubs.

But in the years since its opening, the Ritz has done more to wash the Combat Zone from city maps than perhaps any other single development, with its upscale restaurants and retail stores, a movie theater, and hundreds of new residents.

Millennium “made a big investment in a site that a lot of other people overlooked,’’ said Thomas O’Brien, who was director of the Boston Redevelopment Authority when Pangaro and his partners pitched the project. “They made something big happen that completely changed that section of Washington Street. It’s a very important story in the history of the city.’’

In recent years, the firm has struggled to move forward with another large residential and retail project on a former city-owned parking lot across the street. Millennium obtained permits to build Hayward Place in 2006, but the project languished during the economic downturn, and the firm only recently started construction of a 15-story tower with more than 250 residences.

Pangaro, who grew up in New Jersey and attended Harvard University, was not always focused on luxury developments. He turned to government - not business - when he graduated from Harvard, joining the BRA under the legendary urban renewal specialist Edward Logue. A few years later he was recruited by Governor Frank Sargent to lead the controversial realignment of the Orange Line.

The $1 billion project was massive for its time and politically complicated due to the number of neighborhoods - and competing motivations - it crossed. The realignment and modernization of the rail line followed Sargent’s decision to halt highway construction inside Route 128, effectively killing a controversial inner beltway that would have plowed through city neighborhoods.

Fred Salvucci, a former state transportation secretary who worked on the project, said Pangaro had an impressive ability to handle logistical complexities. But what stood out, Salvucci said, was his attention to the innumerable requests and concerns that bubbled up from the neighborhoods.

He recalled Pangaro’s encounter with an elderly Jamaica Plain resident named Charlotte Herde, who vehemently argued, contrary to the state’s plans, that a new T station should be built at Stony Brook. At public meetings, Herde spoke of a prior train station on the property that she remembered from childhood, when she would ride the train into the city with her father. Some officials doubted her memory, but at one meeting Herde even produced the ticket stubs she had kept from those trips to prove she wasn’t crazy, or senile.

Eventually, after much haranguing, the state decided to build the station, and Pangaro asked that it include a small, but lasting, monument to Herde’s advocacy: He got her ticket stubs enlarged and embedded into the walls of the station, where they are still posted today.

“I think Tony really respected how much she cared,’’ Salvucci said. “He understood that projects like that brings out a lot of points of view, and you really have to figure out a way to integrate them into the finished product.’’

After the Orange Line project, Pangaro joined Macomber Development Associates, where he was part of a team that built the Four Seasons Hotel on Boston Common. He also developed the office and retail building at 75 Arlington St., transforming the old Paine Furniture building and a Greyhound depot into a more modern complex that contains the upscale restaurant Davio’s and several furniture retailers.

His development projects in Boston fit within a tight radius within the downtown streets Menino has spent years trying to rehabilitate. Millennium and its employees have also given heavily to Menino’s political campaigns - more than $14,000 since 2005 - and they have been among the city’s most prolific builders.

In introducing Millennium at the Filene’s news conference earlier this month, Menino said there is no political secret behind his faith in Pangaro’s firm; he said it is driven by Millennium’s ability to follow through with its promises for the Ritz and other developments - a virtue sorely needed at the long-idled Filene’s site.

“A lot of developers come and go,’’ the mayor said. “But when Millennium Partners comes into your city, they get the job done.’’

Casey Ross can be reached at cross@globe.com.

“Downtown buildings [should] have a life of their own, but understand and appreciate the life of the city around them,’’ Pangaro said. “The best cities are the cities that put things on the sidewalk, that have something for everybody and are good sheltering places to be.’’
Hopefully he had this revelation after he built Millennium I & II.
 
Re: Filene's

IDowntown Crossing is a dead zone.

Aside from the hole, DTX is far from dead. Two Fridays ago I had tickets to American Idiot (lay off, they were a gift!) at the Opera House and couldn't get seated at Barracuda Tavern, the Marliave, Fajita's and Rita's, or Max and Dylan's. Finally we ended up at the new Salvatore's because we found two seats at the bar we could squeeze into.

Once the tower goes up, I can't even imagine how great the area will be.
 
Re: Filene's

^^ As I mentioned earlier, I hope the construction here and at Hayward Place will lead to a rise in the number of bars & restaurants in the area. There is so much potential for DTX.

Thursdays in the summer they do live music with a bar on Summer St right next to Filene's. I sed to walk by every week after work on my way to Park St but never stopped off. It looked like a lot of fun. The place was always packed weather permitting.
 
Re: Filene's

I can't imagine what kind of rent the B&N landlords must be asking.

Is there really no one who wants to open up shop in that spot right now?
 
Re: Filene's

Outside of the theaters, the majority of stuff opening down there recently has been small. Maybe they'd do better if they divided up the property? That much space can be a burden on a new restaurant, bar, or nightclub (which is what most of the new business down there is).
 
Re: Filene's

Is the space that much bigger than an Axis/Avalon type nightclub?
(I'm honestly asking, I have no idea if it is or not - I just assumed those types of clubs were pretty big inside)
 
Re: Filene's

It's probably comparable, but none of the stuff going in there now is that big. Scholar's on school street might be that big, but everything else tends to be smaller. Scholars also doubles as a restaurant and bar, so it's more "economically diversified" if you can say that about a nightclub. It's also pretty far from an Axis/Avalon type of place. Much more like the lounges that seem to be more popular today.
 
Re: Filene's

Well what do you mean in terms of activity? I don't think there are many (if any) areas in the city which beat DTX in terms of foot traffic during the week. I know a lot of this is due to employees, but there are plenty of tourists, shoppers, etc in the area too.

I know this all changes at night and on weekends. There is certainly activity at these times but not nearly as much as during the week. However I believe DTX has the potential to be the best area of Boston...with the Filene's project done well, it'll give the area the best streetscape in the city IMO. The streets are thin and pedestrian-friendly and the architecture is a fantastic representation of Boston (with obvious exception of the puke-worthy Macy's building).

I know we often say "well with some housing, Neighborhood X could really improve", but in no other developing neighborhood is this as blatant. DTX could and should be the best neighborhood in the city. If we see development taking place alongside Filene's in the form of additional housing, bars, and restaurants, DTX could be the neighborhood we all want it to be by the time Filene's is finished.

I guess I have to disagree. The Pru, Hancock, 101 Huntington, Copley Place, 111 Huntington, the Deco shitbag on the south side of Huntington at Ring Road, the Darth Vader Building across from the Johnson building, 855 Boylston, the tower at Christian Science. All significant Back Bay properties with high density office use.

The transit-riders are perhaps more dispersed due to Copley, Hynes, Prudential, Back Bay, Mass Ave, and the bus lines, but I posit that there is more going on from Dartmouth to Dalton between Huntington/Stuart and Comm Ave than in the DTX area, both from tourists and from office workes.
 
Re: Filene's

Ladies (wait- we don't have any unless Pelham is lurking) and gentlemen! I present to you...

Downtown Crossing...

Sommer%2C_Giorgio_%281834-1914%29_-_n._1135_-_Napoli_-_Galleria_Umberto_I.jpg


Brogi%2C_Giacomo_%281822-1881%29_-_n._4608_-_Milano_-_Ottagono_della_Galleria_Vittorio_Emanuele_ca._1880.jpg



Summer St...

Galleria_Vittorio_Emanuele_II_-_evening.jpg



Winter St...

Arcade.jpg



Franklin St...

Galeries_Royales_Saint-Hubert.jpg



Temple Place...

Moskau_GUM.jpg



Hawley St...

Galeries_Royales_Saint-Hubert.jpg
 
Re: Filene's

If there is a difference in foot traffic between DTX and the Back Bay it's a difference between a really insane amount of people and a really really insane amount of people.
 
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