The New Retail Thread

I'm not sure if this is the correct thread to post this but I'm hoping it will spur an interesting discussion. The article touches several issues that I've seen repeatedly arise in this forum over the years regarding the intersection of Boston's commercial spaces, gentrification, and planning and offers several examples of ways that other cities are dealing with them.

How can cities save their small businesses?
New ideas and city initiatives are trying to solve a crisis that threatens the stores and shops that make our cities unique


http://www.curbed.com/2016/10/17/13291184/small-business-gentrification-historic-preservation
 
They are also opening a location at the Millennium Tower in mid-november. The Millennium tower will also host Pabu a Japanese seafood restaurant,

I thought there was already a Nero's almost next door to Millenium Tower at Millenium Place? Not even a block away.
 
I thought there was already a Nero's almost next door to Millennium Tower at Millennium Place? Not even a block away.

Yes there is. I don't recall hearing anything about Nero in MT.
 

Tysmith -- you might as well post a quote of the highlights -- my formatting and highlights
Oct 16, 2016
84% of Millennium Tower condos closed for over $800 million, retail opening November

Millennium Tower is complete and has opened to residents. Sales of 373 condominiums (84% of 442 total) have closed for over $800 million.

A Millennium Partners representative confirmed that Pabu, a Japanese seafood restaurant, will open at the tower on November 1st. Caffe Nero will open a cafe at Millennium Tower in mid-November, with Old Navy to follow in the first quarter of 2017.
 
Yes there is. I don't recall hearing anything about Nero in MT.

For good reason. The Cafe Nero is opening in the Burnham Bldg., adjacent to Roche Bros., at the corner of Summer & Hawley St. So very definitely NOT in Millennium Tower, if technically part of the same overall redevelopment project that was Burnham Bldg renovation/MTower development.
 
I'm not sure if this is the correct thread to post this but I'm hoping it will spur an interesting discussion. The article touches several issues that I've seen repeatedly arise in this forum over the years regarding the intersection of Boston's commercial spaces, gentrification, and planning and offers several examples of ways that other cities are dealing with them.

How can cities save their small businesses?
New ideas and city initiatives are trying to solve a crisis that threatens the stores and shops that make our cities unique


http://www.curbed.com/2016/10/17/13291184/small-business-gentrification-historic-preservation

I think the obvious answer to this is to zone much more space to allow ground floor retail. If you look at places with diverse retail, such as the Northside of Chicago, or Jamaica Plain closer to home, you'll see an abundance of retail spaces compared to the residential density of the nearby neighborhood. As with housing, it's all supply constraints.
 
I think the obvious answer to this is to zone much more space to allow ground floor retail. If you look at places with diverse retail, such as the Northside of Chicago, or Jamaica Plain closer to home, you'll see an abundance of retail spaces compared to the residential density of the nearby neighborhood. As with housing, it's all supply constraints.

Curcuas -- You are close

The real answer is to remove most of the excessively cumbersome aspects of the Zoning Code in the Core of the Hub -- much simpler:
  • Outside of grandfathered single and two family residential streets -- every Significant Street should allow multistory buildings with a mix of retail, office and residences
  • Taller and bigger should be limited to the Nexus of Significant Streets [i.e. their intersection and immediate surroundings]
  • Really Big and Tall should be restricted to existing locations or Major Road Intersections / Highway Interchanges or Transit Complexes

Obviously the Devil is in the Details -- so there is still work for planners and such to argue what the definitions of those categories are -- but except for Heavy Industry -- there is no need to limit much of anything. This will speed permitting and get things actually from concept to built in a single business cycle
 
In addition to everything else, the lack of liquor licenses is a huge issue for mom and pop restaurants. The cost is around $400,000 for a full liquor license in auction (or wait years to get it through cheaper means) which prohibits all but corporate chains and large restaurant groups from opening up in Boston.

Most well-adjusted cities have a marginal fee (on the order of a few hundred dollars) and some sort of test/inspection in order to get a liquor license. The fact that it costs as much as a house to get a license Boston is absurd.
 
In addition to everything else, the lack of liquor licenses is a huge issue for mom and pop restaurants. The cost is around $400,000 for a full liquor license in auction (or wait years to get it through cheaper means) which prohibits all but corporate chains and large restaurant groups from opening up in Boston.

Most well-adjusted cities have a marginal fee (on the order of a few hundred dollars) and some sort of test/inspection in order to get a liquor license. The fact that it costs as much as a house to get a license Boston is absurd.

Is that a one time fee to get the license? Or is there some sort of annual fee you would have to pay on top of that?
 
In addition to everything else, the lack of liquor licenses is a huge issue for mom and pop restaurants. The cost is around $400,000 for a full liquor license in auction (or wait years to get it through cheaper means) which prohibits all but corporate chains and large restaurant groups from opening up in Boston.

Most well-adjusted cities have a marginal fee (on the order of a few hundred dollars) and some sort of test/inspection in order to get a liquor license. The fact that it costs as much as a house to get a license Boston is absurd.

Well, you can thank the years of corruption in licensing practices, such that the State controls licensing authority not the City of Boston (and capped the number of available licenses). And ABCC at the State level is not exactly corruption free in its history. It will take an act of the Legislature to change this, it is not under City control. (The City of Cambridge, on the other hand, did manage to get home rule on this topic, and has many more licenses per capita).

Also, there are Beer and Wine licenses that are available for less, which many mom and pops opt for (and do fine with).
 
Is that a one time fee to get the license? Or is there some sort of annual fee you would have to pay on top of that?

The $400,000 is not a "fee" per se; you're paying that much money to buy the license from a restaurant or bar that has gone out of business. The city/state sees almost none of that money.

Essentially these licenses have become a tradeable asset, so the restaurants/bars with a license have a very strong vested interest in keeping the price high. There are some large restaurant groups with 10+ liquor licenses across all their restaurants in Boston. If the cap on liquor licenses were removed, their 10+ licenses (worth over $4M currently) would suddenly become near-worthless on the resale market. This is why you see incumbent restaurants lobbying against increasing the liquor license cap.

It's an incredibly corrupt and backwards system, as JeffDowntown pointed out. Even the beer-and-wine-only licenses are expensive enough ($50k-$100k) to prohibit many mom and pop restaurants.
 
Correct this is an asset to the holder and its not a fee or expense. They actually report it as an asset on their balance sheet. So its in the best interest for all holders to keep the values high.
 
Re: whighlander - I agree. I do suspect though that we'll see significant progress on ground floor retail zoning reform most places before we see a full liberalization of building. It's just too stylish and lacking in natural enemies.
 
Re: whighlander - I agree. I do suspect though that we'll see significant progress on ground floor retail zoning reform most places before we see a full liberalization of building. It's just too stylish and lacking in natural enemies.

There is another 800 pound gorilla in the room, that tends to play against ground floor retail in many parts of the city -- institutional real estate.

Institutions (hospitals, universities, etc.) are major building owners on many of our major thoroughfares throughout the city. And by and large many of their buildings are NOT retail friendly. Their sprawling campuses often create retail dead zones throughout the city.

Unless we can get institutions on board to use more of their valuable real estate for ground floor retail, we will always have issues with street activation.
 
Well, you can thank the years of corruption in licensing practices, such that the State controls licensing authority not the City of Boston (and capped the number of available licenses). And ABCC at the State level is not exactly corruption free in its history. It will take an act of the Legislature to change this, it is not under City control. (The City of Cambridge, on the other hand, did manage to get home rule on this topic, and has many more licenses per capita).

Also, there are Beer and Wine licenses that are available for less, which many mom and pops opt for (and do fine with).

JeffDowntown -- as usual with all things which seem absurd in Boston there is some history which must be appreciated

Point 1 -- Boston is one of the few State Capitals which is also the largest and most important city in the state

Point 2 -- the rivalry between the Olde Garde Yankees [Episcopalian] and the newcomer Irish [and later other European Ethnics] who are mostly Catholic.

Point 3 -- Prohibition and its repeal

So here's the scenario:
In Boston circa the Revolution and early Federal Period there was a tavern on essentially every block. This didn't change as the city grew slowly at first in the 19th C and then rapidly with the huge influx of the Irish.

As the Irish begin to take power [politically] in Boston circa 1900 as Democrats, the High and Mighty Yankees [Republican] -- aka the "Brahmins" start moving out from Beacon Hill and the Back Bay to places on the North Shore [e.g. Manchester by the Sea, Hamilton, Ipswich] and to the western suburbs [e.g. Wellesley, Dover, Weston] all connected by Commuter rail with their economic power base [i.e. State Street]. Yankee Republican political power is then vested in the largely suburban dominated State Legislature which of course sits in now Irish and Democrat Boston.

Republican Governors and a Republican Legislature enact laws to control the Democrat and Irish Boston, which the Yankees think is to unruly and Catholic. This leads to a surprising amount of Metropolitanization ie. the MDC which is a creature of the Governor and Legislature. It also leads to the Legislature and Governor having disproportionate amounts of authority to all things Boston such as the Alcohol Licensing and Taxi Licensing. It also establishes a permanent Tug-of- War between the State and the City.

Now Post WW II -- the Legislature changes from being a Republican Fiefdom to being Urban Democrat dominated -- Republican political power is limited to the Governor and other State-wide offices. One of the ironies of this is that the Irish finally in charge politically still feel oppressed by the Yankee bankers and industrialists -- as a result when ever the Democrats capture the Governorship the Legislature passes increasingly burdensome and onerous taxes and regulations on the business community. This has the effect of stifling Boston's growth economically during what for the State as whole is a boom period circa [Rt-128 "America's Technology Highway].

A lot of strange stuff comes from the above including the price of a liquor license or a taxi medallion. Another consequence is strange highly non-linear property valuation as the Irish Mayors try to put the tax burden on the Yankee bankers and industrialists. Another bizarre consequence is that as the alphabet soup of State Agencies are created to serve the Metropolitan area -- they are dominated by the State Legislature and Governor. Note that this happens despite the fact that the Legislature is now controlled by the same Irish Politicians who control Boston. Eventually the newer-commer Italians skip directly to the legislature and bypass Boston until Tommy Menino.

Finally, other ethnic groups who come-along later and blacks who have been in Boston since the Revolution are still waiting for their chance to follow the Irish and Italians to political power. Note that ironically, while economic power is still largely in the hands of the Brahmins, that some of the newest emigrees from Greece, Indian Subcontinent and China and Eastern-European Jewish Bostonians [concentrated in places such as Newton, Brookline, Lexington] have made a lot of economic hay and now stand near the top of the philanthropic lists [and get a lot of naming rights to things once the exclusive domain of the Brahmins].

While the above is not exhaustive [and may have some minor errors] and is not thoroughly documented -- it should give some of our newer members a sense of why some of these strange situations exist. Note that some of these may seem corrupt but are actually mostly the result of a century long power struggle between Boston and the State. Remembering that while Boston is the dominant economic engine -- politically it is just a line-item no different than Revere.

Postscript -- the GE story as it is unfolding is an interesting sidelight as the Irish [once again] Mayor is best buds with the Yankee [once again] Governor -- go figure.
 
Folks - looks like something big is going in where Match/Mass Ave Tavern use to be. And on the other side, where Fossil used to be, a similar covering. Perhaps it's a flagship store that connects the two spaces?

No word on what it is.
 
So there's a finite number of liquor licenses available in the city of Boston? How often does the city make available new licenses for purchase? Or would one have to buy a license already held by someone?
 
So there's a finite number of liquor licenses available in the city of Boston? How often does the city make available new licenses for purchase? Or would one have to buy a license already held by someone?

Mass == Full Liquor Licenses are very scarce -- essentially there are none available except if someone wants to buy and someone wants to sell -- most often when there is an economic downturn and some number of places close.

However, when a new convention center or a bunch of hotels are built and discussions turn to taxes on alcoholic beverages sold by the drink -- some Legislative Panel proposes some expansion in the number of licenses. Usually it is defeated when it gets to the full House or Senate with the opposition led Not by Tea tottlers -- but by existing holders of the Licenses.

This is very similar to the situation with Taxi Medallions -- now having the Uber and Lyft work-around.

From time to time, a small expansion may be approved by the State and parcelled-out generally with some proviso such as minority, veterans group, woman-owned, neighborhood, financial hardship, etc. Originally when this process started, there were no restrictions on resale -- but Today -- the resale of these special licenses is usually as restricted as the original license.

And no-one has figured out how to Uber-ize a restaurant bar

There are also Mini-Licences which allow for beer and wine but nothing stronger -- and they are much easier to come by then the full ones -- and of course are much less tradeable.

Here's some of a blog devoted to such things formatted for readability and with highlights:
http://www.connelllawoffices.com/10...alcoholic-beverage-licenses-sure-to-go-quick/
10 NEW FULL VALUE BOSTON ALL ALCOHOLIC BEVERAGE LICENSES SURE TO GO QUICK
abcc
Law Offices of John P. Connell, P.C.:
Contained within an “Economic Development Bill” signed by then Governor Patrick in August 2014, the Massachusetts Legislature amended Chapter 138 of the Massachusetts General Laws, the state’s Liquor License Act, and allowed the City of Boston to issue 75 new liquor licenses, 25 of which were to be available in September 2014; 25 more would be available in September 2015; and a final 25 more would be available in September 2016.

Of the 25 new liquor licenses that were to be available to the City of Boston for each of the then three coming years, 20 of those licenses (15 All Alcohol and 5 Beer & Wine) were to be “restricted licenses,” meaning they could only be issued to restaurants located within certain parts of the City, such as Roxbury, Dorchester and Jamaica Plain, amongst other neighborhoods and so-called “main street” zoning districts, and these “restricted licenses” could not be sold or transferred by the licensee once they were acquired.

The other 5 liquor licenses to be issued in the then three coming years were to be so-called “full value All Alcohol licenses,” meaning they could be issued to a restaurant located anywhere within the City of Boston, including such hot neighborhoods as the North End, the Seaport and the Back Bay, and once issued they could be sold on the private market to any other restaurant located or proposed to be located anywhere within the City of Boston. Such “full value All Alcohol licenses” regularly sell for $400,000.00 or even more on the private market, and the possession of such a license substantially increases the re-sale value of a restaurant.
 
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