New Guitar Center on Boylston St

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Boylston Street Is Ready To Rock With New Tenants
By Thomas Grillo
Reporter


GuitarCenterBostonrendering.jpg

Rendering courtesy Elkus Manfredi Architects
This artist?s rendering depicts 1255 Boylston St. in Boston?s Fenway neighborhood, which will house the Guitar Center, one of the nation?s largest guitar retailers.

One of the nation?s largest sellers of guitars, percussion instruments, keyboards and recording equipment is opening a mega-store near Boston?s Fenway Park.

Guitar Center has leased 20,000 square feet of space on the first two floors of 1255 Boylston St., former home of the New England School of Optometry. The California-based music retailer operates more than 210 stores across the United States. Its inventory includes $4 Fender picks and a $10,000 Gibson guitar ?inspired? by Slash, former lead guitarist of Guns N? Roses. Bain Capital, a Boston-based private investment firm, bought the company last fall for $2.1 billion.

The guitar chain plans to move to the Fenway next spring from smaller space it occupies on Commonwealth Avenue near Boston University. Samuels & Assoc. owns the 3-story building on Boylston that is shrouded in a white tarp as contractors install display windows and replace the facade with brick.

?Our building is located near the Berklee College of Music campus and close to Lansdowne Street where the new House of Blues is planned,? said Peter Sougarides, vice president of development at Samuels & Assoc. ?That end of Boylston has a music theme and it?s exiting to have a music store as an anchor.?

The gritty stretch of Boylston between Ipswich Street and Brookline Avenue is in the midst of a rebirth. Last week, Banker & Tradesman reported that Jerry Remy, the colorful analyst for New England Sports Network, plans to open a 280-seat restaurant with outdoor seating for another 50 patrons at 1265 Boylston (see story above). The ?Rem Dawg? is planning to spend $3.7 million to renovate the former WBCN building with giant glass windows and doors that open onto the street.

And that?s not all. CVS recently opened a store at 1249 Boylston St. at the former Staples location. Last week, GlobeSt.com, a commercial real estate Web site, reported that Samuels bought the Goodyear Tire & Rubber Co. store at 1345 Boylston St. for $9.9 million.

?A Time Warp?
Sougarides declined to provide details of the Boston-based company?s plans for the Goodyear site. ?Long-term, we are obviously very invested in the neighborhood and we will take our time to determine the next step for that property,? he said. ?I don?t want to say anything beyond that.?

But William Richardson, president of the Fenway Civic Association, said while Sougarides has not provided the neighborhood with plans for the Goodyear location, the district?s zoning requires a combination of ground-floor retail, housing and office space.

?This section of the Fenway has been stuck in a time warp from the 1960s,? he said. ?For years, the area was dominated by drive-through restaurants, parking lots and five gas stations within three-tenths of a mile in a neighborhood that has the lowest car ownership rate in Boston. But thanks to new zoning, that?s changing. ?

Today, zoning regulations championed by activists in cooperation with the Boston Redevelopment Authority seek a vibrant mix of uses that will bring more housing and street-level retail to the neighborhood. McDonald?s, Burger King and gas stations still stand out as eyesores, say residents, but in 10 years those properties could be transformed.

?The goal is to turn Boylston into a true Main Street for the neighborhood with active streetscapes,? Richardson said. ?We successfully argued against a heavy dose of offices because those buildings bring more traffic to already-clogged streets.?

Samuels? company has been almost single-handedly responsible for transforming that section of the city in the shadow of Fenway Park. Some suggest that Steven Samuels has overpaid for the properties along Boylston. Samuels declined repeated requests for an interview.

Across the street from Goodyear at 1330 Boylston St., Samuels? mixed-use development is nearly complete. Built on a parking lot and the site of the Baseball Tavern, the $100 million project will feature 215 apartments and condominiums and 25,000 square feet of ground-floor retail. In addition, it will be the new home to Fenway Community Health, a neighborhood anchor that has served the community since the 1970s.

The 1 million-square-foot project comes on the heels of Samuels? and Boylston Properties? nearby Trilogy development. The $225 million mixed-use project offers 576 rental units in 12-, 15- and 17-story towers, along with 43,000 square feet of retail including West Elm, Burton?s Grill, Citibank, Starbucks, and Emack & Bolio?s. There?s also underground parking.

Samuels and Boylston Properties reportedly have an option to develop Fenway?s run-down gateway site at Boylston Street and Brookline Avenue where a D?Angelo?s sandwich shop and a liquor store are located.

?There?s an opportunity to create what could be a strong landmark building that would be the gateway to the Fenway,? said Richardson. ?I love the changes and love that I can go to a Starbucks within walking distance of my house.?
 
Looks like a nice new space, good for them. I will continue to purchase from Daddy's Music though, due to the local connections.
 
The stock is too thin at Daddy's, too new at G.C. (although those Japanese Gretsch reissues are pretty tasty). I prefer vintage from Mr. Music on Harvard Ave. Still, with G.C. rumoured to be in financial difficulty nationally, its nice to see a continued presence locally.
 
GC also probably noticed the departure Jack's Drum Shop and Piano Forte on the 1100 block of Boylston and figured they'd step in to fill that void.
 
A clear case of how neo-traditional detailing is preferable to Modernism.

Too bad, though, that they couldn't lower the retail floor to sidewalk level. That would have eliminated the barrier of steps and wheelchair ramps separating shop from sidewalk --though as a destination store, it matters far less than if it were an establishment that relied on walk-by traffic.

I'd guess there's a basement below. What is it used for?
 
The rear isn't at street grade, it's got a full basement accessible by the back. Presumably GC will use it for overstock, BOH ops and utilities in a way they can't at Comm Ave.
 
the basement has a number of parking spaces in addition to some stock space for Guitar Center... interestingly (to me anyway) the basement level of this building and the adjacent building (CVS) extends beyond the footprint of the building, under the sidewalk.
 
the basement has a number of parking spaces in addition to some stock space for Guitar Center... interestingly (to me anyway) the basement level of this building and the adjacent building (CVS) extends beyond the footprint of the building, under the sidewalk.

That's pretty common for buildings of this era. I've lived in two properties with basements where the property owner has "reclaimed" SF that was originally designed for coal bins.
 
What happened to

JerryRemySportsbarrendering.jpg

" Jerry Remy?s Sports Bar & Grill"
?
 
What happened to

JerryRemySportsbarrendering.jpg

" Jerry Remy?s Sports Bar & Grill"
?

Jerry Remy's Sports Bar & Grill just got their Licenses.....



License Board's alleged dealings stirring anger
Many liquor applicants say connections required
By Donovan Slack, Globe Staff | October 31, 2008

It was envisioned as a first-class steak house and sports bar just a block from Fenway Park. There would be room for 320 patrons with seating on an expansive outdoor patio lined with greenery. The place would be called Jerry Remy's, after the well-known sportscaster.

All it needed was a liquor license. Not such an easy task, as it turns out. The prospective bar owners applied to the Boston Licensing Board twice in the past six months. They were told there were no liquor licenses available.

Last week, the applicants finally got one - after paying $165,000 on the open market to the previous holder of the license.

It is a typical scenario for many liquor license applicants in Boston, where the pool of licenses is strictly capped. So when federal authorities laid out a much different scenario this week, in which a license at the center of an alleged bribery scandal was promised for free - without a vote or a hearing - in a private meeting at the State House, the reaction from some would-be license holders was perhaps predictable.

"People are real angry about that," said Charlie Perkins of Boston Restaurant Group, a real estate broker who regularly handles the purchase and sale of liquor licenses.

In an FBI affidavit filed with bribery charges against state Senator Dianne Wilkerson, the licensing process in Boston is portrayed as an insider's game, where political considerations can heavily influence Licensing Board decisions and where the right lawyer can push through nearly any application.

The Licensing Board's three plum seats, which by statute are filled by gubernatorial appointment, are occupied by the politically well connected, carry high salaries, and require a light work schedule.

One of the key relationships highlighted by the federal affidavit in Wilkerson's case is between lawyer Stephen V. Miller, a lawyer who frequently represents licensees before the board, and Daniel Pokaski, Licensing Board chairman. According to the affidavit, Miller told an FBI witness that Pokaski had called him to say he had found a liquor license opportunity for the nightclub operator championed by Wilkerson.

"I have one for 'em. I promised it to them and I have one for 'em," according to a retelling by Miller caught on an FBI tape. The Licensing Board subsequently approved a liquor license for the nightclub, even though Dejavu had not secured a lease, normally required for the license award.

Miller was called only an unidentified lawyer in the affidavit; his identity was verified through a review of license application documents. He and Pokaski did not return multiple messages seeking comment this week. Staff members said Pokaski was in Ireland and unavailable - as the storm swirled around his board and subpoenas from the US attorney's office landed in the offices of Mayor Thomas M. Menino; the City Council president, Maureen Feeney; and Councilor Chuck Turner.

An attorney for the Licensing Board, Jean Lorizio, would not say whether the agency also received a subpoena.

The FBI has not charged anyone but Wilkerson with wrongdoing, although the agency has not ruled out further investigation.

While it is unclear whether the insider-deal fixing depicted in the affidavit is an accurate portrayal of business as usual at the board, Boston Licensing Board records show that Miller's firm, McDermott, Quilty and Miller, has a higher rate of winning licenses than other lawyers, according to a review of recent decisions.

During the past six months, the success rate for the firm was 100 percent: two licenses awarded in response to the two applications it filed. It was the only firm without a failed application during a period in which the board rejected 10 of the 17 applications on which it voted.

While racking up excellent success rates, members of the firm are generous contributors to political campaigns. Since 2001, Miller has made more than $33,000 in campaign contributions to Massachusetts elected officials, while his law partner Dennis Quilty has given more than $21,000 to public officials, according to state records.

Quilty could not be reached last night.

The perception of some who have appeared before the board bolsters the notion that some applicants are treated better than others.

"You've got to be pretty well hooked in," said Marshall Newman, a lawyer who said he doesn't often do licensing work and doesn't have the political connections required.

The Boston Licensing Board is a bureaucratic institution that is more than a century old but little known outside the world of bars and restaurants. The stakes are high because the number of liquor licenses allowed in the city is finite - 1,080 - driving up the value for every license. Those for beer and wine can cost $30,000 while those for all types of alcohol can fetch as much as $300,000.

The current members of the board are Pokaski, a former state representative and criminal court clerk appointed in 1993 by Governor William F. Weld; and Michael Connolly, a former secretary of state appointed in 1997 by Governor Paul Cellucci.

A third member, Joseph Mulligan, a former corporation counsel for the City of Boston who was appointed by Weld in 1995, died earlier this year, and Governor Deval Patrick recently appointed Suzanne Iannella to take his place.

Connolly and Iannella, a former City Council candidate, could not be reached.

Board members are paid $85,000 per year for virtually part-time hours. The board chairman is paid $100,000 per year, and he sets his own hours.

While the board chairman must supervise the day-to-day running of the board office, which has a staff of six, the only requirement for the other board members is that they be present at three public hearings each week, on Tuesday, Wednesday, and Thursday mornings.

The board's salaries are significantly higher than last year, when the Legislature passed a bill granting them hefty pay raises.

According to the FBI affidavit, the pay increase is one of the measures Wilkerson held up and used as leverage to extract the liquor license she wanted for the business operator who paid her cash bribes. The FBI affidavit says that a week after the August 2007 State House meeting, during which Pokaski allegedly promised the license, the Senate passed the board's salary bill.

That bill, signed into law by Patrick last year, raised their pay from $60,000 per year to a minimum of $85,000, but it granted authority to Menino to set the actual pay rate - giving the mayor a new measure of influence over the board's operations. Menino signed an executive order in March this year setting Pokaski's rate $15,000 higher.

According to the FBI affidavit, Wilkerson repeatedly called Menino, who agreed to help get a license for Dejavu. Menino denies that, saying he had only one conversation with the senator, and after she asked him for help he sent her back to the Licensing Board. "She was angry," he said.

Despite the practices portrayed in the FBI affidavit - in which board proceedings were characterized by Wilkerson as "all smoke and mirrors" - the board does have supporters who say it is impartial and uninfluenced by politics.

"I always get a fair hearing," said Andrew Upton, chairman of the licensing board in Somerville and an attorney who said he has represented 100 clients before the Boston Licensing Board.

"I hate to lose, but when I've gone before the Boston Licensing Board, when I do lose, I don't blame the referee."

Donovan Slack can be reached at dslack@globe.com.

http://www.boston.com/news/local/articles/2008/10/31/license_boards_alleged_dealings_stirring_anger/
 
This is why there should not be a fixed number of liquor licenses allocated to the city.
 
^ Exactly. Artificially creating and controlling a scarce commodity always leads to corruption and black markets. Having brokers that buy and sell liquor licenses just illustrates the absurdity of the situation.

Heaven forbid we get one too many restaurants that serve alcohol. How'd they come up with that 1,080 number...some esoteric puritanical algorithm?
 

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