This email just arrived from the West Newton Cinema.
To our community & customers:
For more than 40 years, our family has been proud – and fortunate – to create a community around the West Newton Cinema. Our visitors are more than just movie goers, they are a part of our lives and family.
That’s why I want to share some important news directly with you: our family has begun to explore opportunities to transition ownership and operation for the Cinema. As part of that process, we have reached agreement to sell the property where the theater is located (1296 Washington Street) to Mark Development.
We will continue to operate West Newton Cinema for the next 18 months to 2 years while identifying options for transitioning leadership and operation of the cinema to another entity. One idea under consideration is forming a non-profit that would have the resources to invest in the physical facilities, support community arts and education initiatives, and maintain a focus on independent films.
Mark Development has agreed that the cinema can continue to lease space and operate at the current site while our family considers different models. At this time, Mark does not have development plans for the site, but has committed that if we identify a new entity that can sustainably operate the theater, it will remain in place.
The West Newton Cinema has been more than a business for me, my brother and our families. It has been a privilege to be a part of this community and the lives of its residents. Our theater has been the setting for countless memories and special moments. We could not be more grateful for the support we received from the community and our longtime customers during the most challenging periods of the pandemic.
While it may be the right time for our family to stop operating the theater, our priority is finding ways to secure the long-term position of the West Newton Cinema as a community gathering place, beacon for the arts, and resource to our neighborhood. Given the incredible challenges of operating an independent theater in the day of streaming platforms and 24-7 access to video content, we will need to be creative in planning for the future and our family has committed to leading an effort to shape the next phase of this incredible institution.
As we move forward, we will continue to keep you updated. Our website will provide updates and share opportunities to support our efforts.
Sincerely,
David Bramante
Oh no. This is potentially very bad news. I hope the nonprofit thing pans out.
“At this time, Mark does not have development plans for the site, but has committed that if we identify a new entity that can sustainably operate the theater, it will remain in place”
Oh Right!!! It is clear what will happen here.
I love West Newton Cinema. So let’s figure out a way to save it. It can be done. It has been done before.
Coolidge Corner Theatre did it in 1989, and it has been renewed several times since.
https://coolidge.org/about-us/history-mission
If the community is willing, we can form a 501c3 or a Foundation, ask for community memberships, fundraise for repairs and for staff, and attempt to run the theatre the same way. It just takes effort and folks willing to step up.
And if the theatre is being sold, inevitably it takes the willingness of the new owner. I would hope there would be a path forward where Mark Development can redevelop the site but support the theatre as a community benefit.
It may be that as a community there is not enough energy and desire for that outcome, or the negotiations with the developer go a different way.
Personally, I would prefer to save the theatre. I would gladly become a member if there is a nonprofit membership making a yearly donation. But I also do not live in West Newton, so perhaps the viewpoint in terms of traffic or building size matter more for folks in West Newton proper. Interested to hear their perspective.
Good news!
Mark Development is undoubtedly eager to create a community resource at the theatre. A sense of community is already starting to develop around their Trio complex. The analogy to Coolidge Corner is apt. Eventually the entire corridor from W Newton to Newton Corner will become a walkable, bikeable, transit-oriented vibrant part of our city.
I suppose the contrarians among us will just stay home.
I do live in West Newton, and I would be really sad to see the West Newton Cinema go. Living walking distance meant that we could have dinner and a movie without having to go too far afield, and my kids were just about to age into seeing movies in theaters! If there’s a way to maintain it as a nonprofit / community benefit even through development I would definitely contribute through a membership.
Fig, If Mark Development wants to repurpose that property, and I would assume they do since they bought it, it is a different scenario than Coolidge Corner.
A more viable option might be to appeal to them to not knock it down, but that is unlikely. They might agree to incorporate a theatre in their plans, but it is not going to be an independently owned and operated theatre.
I am not a big movie goer and definitely haven’t gone since COVID hit, but I don’t think I have seen a movie anywhere BUT West Newton in the last 10 years
I get that cynics will do what cynics do, which is be cynical.
But it you think about it, given that Mark Development is investing heavily in properties along the Washington Street Corridor, they have a financial interest in having destinations and amenities along the corridor that will make their other investments all the more attractive and vibrant.
Having a successful, robust West Newton is in all of our best interests. Let’s get it done.
Then why wouldn’t they just come out and say, WE are committed to retaining a strong independent cinema in this location and are prepared to invest in it. They could restored it to its original condition. It would certainly earn them credibility and goodwill.
Yes , there are cynics and there are apologists.
Maybe I’m naive, but I’m seeing speculation that it will become condos don’t see why Mark would turn it into condos. Maybe they’d build upwards and have condos upstairs, but what would be the value of having ground level condos in that location? I think it will always be something consumer driven because of its location and surroundings. I just hope it can remain a theater.
MMQC I don’t think the issue is that they would want to build ground floor housing apartment or condos. The model is to demo what exists and build on a blank slate. That is less expensive and allows maximum flexibility
You raise an interesting question of how any of the village center redesign will happen w/o displacing existing structures/businesses. I would love to see second and third floor tacked on top of existing one story retail , or two story a movie theatre. I just don’t see how that happens.
This is classic leverage.
Mark development has major future plans for Newton. Grant special permit x,y,z and the theatre magically remains a cultural destination.
Small amount to pay for large potential profits. Not blaming them for playing the game (since Newton is so easily played)
If the cinema does disappear – and I hope it doesn’t – It will be because of the pandemic-induced rush to streaming and 24-7 video access, as referenced by Mr. Bramante himself. If they couldn’t make it work financially even with strong community support, we’ll have to step up big time….or else consign ourselves to our tablets, TVs and occasional visits to the multiplex for the few films that actually should be seen in a theater.
please you young people
keep an eye out in the future
WEST PARISH BURYING GROUNDS
CORNER OF RIVER AND CHERRY!!!!!!!
could be looking at hundreds of condos
nothing is sacred in this city!!!!!!
Joe, rest easy. The City of Newton owns those grounds, and they are maintained by Historic Newton. On the National Register of Historic Places too. There is zero chance of those ever becoming condos. Zero.
Not trying to pick a fight with you, but there are a bunch of legal issues that would stop them even if they’d want to do that. And Newton has been pretty good in maintaining the historic cemeteries it controls, it would be an incredible heel turn for them to suddenly destroy them.
Sacred ground is sacred ground.
While I appreciate that the various online discussion sites are primed for this sort of back and forth discussion, I’d prefer to focus on what we know and what we can actually do here.
1) As I read the letter from David Bramante, his family have committed to continue to run the theatre for the near future AND have offered to be part of the team that helps transition the theatre to a new potential model.
2) David also states that there are no current development plans for the theatre site, another positive fact.
3) David says the following “Mark Development has agreed that the cinema can continue to lease space and operate at the current site while our family considers different models. At this time, Mark does not have development plans for the site, but has committed that if we identify a new entity that can sustainably operate the theater, it will remain in place.” Focus on that last sentence. Mark Development has “committed that if we identify a new entity that can sustainably operate the theatre, it will remain in place.”
This tells me that the theatre isn’t going to suddenly shut its doors (which is positive because it is much harder to fundraise and move forward without the framework of an operating business). It tells me that we’ve got some time to find a solution here, 18 to 24 months. And it tells me that Mark Development, at least to the prior owner and now tenant, has committed to trying to make a new model work for West Newton. There is a path.
If you’ve gone to the Brattle Theatre in Cambridge, the theatre in Kenmore, or the Coolidge Theatre in Brooklyn, you can see a model for this type of theatre. It isn’t easy. It requires a great deal of public support. And the West Newton cinema needs some work done to it to make it shine, it has been in need of a capital infusion for as long as I’ve lived in Newton.
But hundreds of people gave money to the theatre in the midst of the pandemic, which is a good indication of its community support. There are zero local theatres showing independent or unique films or classic films in Newton, besides West Newton.
The original theatre house dates from 1937. I do not know if the buildings qualify as historic, but that should be considered, as a tax exempt entity would be able to apply for Newton Community Preservation Act funds if that were the case.
I’m not being naive here. I’m sure Mark Development has its reasons for acquiring the building, I’m sure they have leverage when it comes to what happens next, and I’m not being a cynic or an apologist for that. It is what it is. It was for sale, they acquired it. And I take them at their word that if a suitable path forward can be found, they won’t block it.
So let’s focus on the path forward. Some initial steps:
1) It isn’t hard to form a new 501c3 entity or Foundation. But it takes time to get approved from the IRS. That process should start ASAP as soon as an initial board of directors and proper entity type can be determined.
2) If you live in West Newton or care about independent cinema in Newton, you can sign up for more information from West Newton Cinema on their website. http://www.westnewtoncinema.com/new-page-1 More importantly, if you have experience helping with non-profits or working with theatres, now would be the time to reach out to David and volunteer your time and expertise. Any non-profit like this will need dedicated board members both willing to volunteer time and frankly, fundraising.
3) Once that framework is in place, the Newton CPA committee should be approached for proceeds to renovate the theatre. Maybe that is a long shot. Maybe not. It is a historic theatre in my view. It would likely require a long term lease of the premises from Mark Development (why invest major money in a theatre that may not exist long term).
4) Another possibility would be to start a membership drive once the non-profit is created. The Brattle and the Coolidge theatres have a model to follow. Perhaps it will work here.
5) And certainly, any likely scenario will require the cooperation of Mark Development. I don’t see how it moves forward without some accommodation in terms of long term rent or support. But the theatre is also much beloved and is a Newton landmark. If it suddenly ends in two years due to lack of support/cooperation from Mark Development, I’m really not sure I understand their thinking about the acquisition. Land is valuable, but reputation and community involvement matter as well.
6) The Allen House a few blocks away looks amazing, proof our community can still do amazing things. That was a largely abandoned shell of its current self, and now it is a community jewel. Here is hoping we can rise to the occasion again.
So screw the cynics and the naysayers. If you want to save the theatre, get involved. There is a path, even if it is a difficult one.
Hello figNewtonville!
I used to work for David at the cinema for a few years! Great place to work and nice employer! There was a rumor in the staff at the time that the building was on the state registry of historic buildings (but I did not verify it at the time I heard it so I hope that is true!!)
The cinema was created in 1937 for certain intially as a 1 screen cinema back then and had been split into 2 screens by the time the Bramante brothers took over when they worked to split it into 6 screens!
I do not agree with the statement: “There are zero local theatres showing independent or unique films or classic films in Newton, besides West Newton.” Unless you thoroughly researched the topic, you cannot say this. Just one example to prove you wrong: Dedham Community Theatre, in Dedham, next to Newton, in existence since 1927: same concept, same philosophy, same financial troubles that endanger its own existence without support from within the community.
Astrid: Perhaps you misunderstood or misread. There are no other independent theatres in NEWTON. It is right in my comment. You actually quoted it. Responding that there is a theatre in Dedham that is great doesn’t do much for me. There are independent theatres in Brookline and Cambridge. I referenced them. Great that Dedham has one too. Doesn’t mean that we should just let the one in West Newton die. I mean there are terrific restaurants in Dedham too. Doesn’t mean I don’t want great places to eat in Newton.
Fig what the theatre needs is a guardian angel to appear who wants to rescue it like what happened in Brookline and Norwood (where a benefactor from Dover surfaced). The biggest problems that I see are the current condition of the theatre and the lack of parking and pedestrian traffic. Hopefully someone from up the hill with some spare change will realize that this would be a great cause to take on.
Mark Development will most likely propose a mixed use development with retail on the ground floor. Good thing in my opinion. Should that retail include a cinema? If it’s a viable business then yes. If it’s not, then it will be something else. I don’t think a neighborhood cinema is viable in this day and age.
Unfortunately. I agree with Newtoner and for those reasons there will be no cinema in the end. Sure it will linger on a couple of year as Mark builds out the project. But it won’t be a part of that vision/plan.
Newtoner: Is it viable everywhere, in each town/city? No. Is it viable in some locations? Yep. I don’t have to guess, there are viable community theaters up and down the east coast, and in Brookline/Cambridge. Both those communities have higher numbers of college kids, but it would certainly be possible to duplicate a non-profit theatre in Newton.
MaryLee could certainly be right. I understand the reality of development. But I’d like to think there is still a chance. And that chance only exists if folks in Newton push for it. Non profit theaters exist because of the passion of their volunteers and donors.
Make it a performance space.
Even better, if possible, keep it as a cinema but with one of the theaters also usable as a performance space. Also offer pre-movie talks and series the way the Coolidge does.
I’ll throw this out there for others to brainstorm on. Movie theaters have always operated at tight margins. The business model is feast or famine. You need people to come in droves Friday night through Sunday night and consume food and drink. You need rentals for birthdays, events, etc. Why? Because even in good times, the seats are mostly empty 4-5 days a week. We’re simply never going back to the days where people pack the house on a routine basis. That means that you only have a few options to become financially sustainable. You must either become more profitable for the smaller window, open the window further, or a combination of the two. To make the theater more profitable in the current small window of Friday-Sunday, you can introduce a liquor permit and possibly introduce or partner with a restaurant. The other approach is to open the revenue window on the property by adapting and evolving. Theaters are mostly empty during the day, all week long. They are unique spaces that don’t produce great revenue stream potentials during the weekdays, especially in a post-covid world. This means that there simply aren’t many profitable uses of the theaters during the weekday. Therefore, if you want to expand the profitability window of the physical asset during the weekday, you need a business that can operate in a relatively small amount of space, that benefits from high visibility, that has low O&P and a high profit margin. I’m not a business expert, so I’ll leave the list of possibilities to others, but a boutique cannabis shop is one example of a business that might be able to generate enough profit during the daytime hours to help make the model work. I’m not saying I love the idea of a pot shop sharing space with a place that caters to families, but it’s an example of the type of business that would be needed to make a model work. Ideas that don’t generate enough profit to sustain the asset and pay the bills, are simply not going to fly. It’s sad, but the business model from when we were kids is on life support and the plugs are being pulled across the country.
My kids had very successful birthday parties there in the past. It was affordable and lovely. We used to go to the movies there before COVID. Honestly, we have seen TWO movies since March, 2020. All of us posting and all of our community members, have enjoyed the theater, but honestly, we the community, have not been supporting it (buying tickets) for years. It is a hard business.
And while we ALL want it to be there for the future, then all of us and our community members in Newton need to start going to the West Newton Cinema weekly. If there is a profit to be made and money talks, the family that owns the theater can show MARK Development that it is a money maker. Not COULD be a money maker. It is up to us to purchase tickets weekly to support this theater (including me and my family).
First, the break even revenue must be determined. With property tax, salaries (the owners cannot be expected work for free), maintenance…
I suspect the $ is a number which cannot be realistically be met as a cinema or arts center.
We lived in Coolidge Corner before moving to West Newton 25 years ago, so we’ve always been spoiled by having a cinema that shows independent films within walking distance. I’ve seen many films at WNC over the years, and one of my kids (a movie lover) worked there for a while taking tickets, selling popcorn, etc. And WNC has always brought many people into the square who support the restaurants, shops, and other businesses in the village. So I have a very warm place in my heart for the WNC and for David Bramante. He has kept the cinema going for 20 years despite stiff competition from cable TV, streaming, and upscale cinemas like SuperLux. When and if it closes, I will sorely miss it (except for the sticky floors from all of the buttered popcorn spilled on them over many years), and I hope it will find a new, modern home in West Newton square so we can continue walking to the cinema to enjoy independent films. Thank you and best wishes to David and the Bramante family!
I too would like to see it preserved, but one problem I see being a realist is that the movie experience has evolved over the years. The Deluxe on rt 9 in Chestnut Hill/Newton is a far better, more high tech experience, which appeals to a broader client base.
WNC is lovely and there is a place for nostalgia, but not necessarily primarily as a movie theater. Others had some creative ideas about performance space, talks, etc. I feel like if someone is going to see Top Gun, they arent choosing WNC. Personally, the availability of a cocktail, Davios food, and the super high tech picture and sound quality make it a no brainer.
Preserving the old and nostalgic doesnt have to mean status quo. A slight repurpose might keep the cinema in tact, but perhaps not as expected.
@Frank – a lot of people can’t or don’t want to spend the money to go to a deluxe theater and eat Davio’s food just to have a night at the movies. It’s nice that you can afford to enjoy an evening like that, but for many of us – especially families – there’s no way we’ll choose deluxe over WNC.
Guaranteed unpopular opinion: I confess, due to the overall condition WNC, I’ve gone twice in the decade I’ve lived here. The second time reminded me why it had been years since the first. I have a number of allergies (molds, fragrances, etc.) and both times I left feeling horrid. I suspect mold in the walls, but understand that on the margins a theater has there isn’t going to be the money for a gut renovation and remediation.
The Landmark Embassy in Waltham costs $1 more than WNC, and is usually showing about the same movies, and before COVID we’d head there to see a movie every month or two.
Right now this seems about right, both theaters are showing Thor, Top Gun & Where The Crawdads Sing.WNC’s additional movies are: Minions & Mrs. Harris Goes to Paris, with extremely limited showings of Elvis & Downton Abbey. Landmark’s additional movies are: Nope, Marcell the Shell With Shoes on, and The Gray Man.
… and for all others are saying that students keep theaters open, Circle Theater, just over the Brookline border closed more than a decade ago and was torn down in 2016. It’s a tough time to run a theater.
Frank D, you are living proof that a cynic knows the price of everything and the value of nothing. Arthouse cinemas like WNC, The Coolidge, The Brattle, and a handful of others serve a niche audience, of which I am a proud member. You just can’t get the same experience streaming without a live audience siting in the dark around you.
I agree with Anne Alvarado, however, that a modern venue for the WNC is sorely needed for all the reasons she states and more (i.e., the sticky floors). Maybe the WNC is a dinosaur, but I would happily go all Jurassic Park to keep it alive.
I dont get it. I go to the movies 1-2 times per year. The “cant afford it” line is ridiculous. Everyone spends their money on what they want and the dif btw deluxe And wnc is what, 10/pp plus food? Stop. Separately dont assume to know me and my means. I dont talk about you, please dont talk about me.
And assuming u care about the cost of items, i assume you are voting republican in the next election then? Stimulus money stimulates demand. Demand brings inflation. Dems want ANOTHER bbb plan to stimulate (er inflate) the economy. I assume you, of seemingly small means as you said, consider this when voting. There has to be some local republicans cut like charlie baker who you will vote for.
All im saying is Its in rough shape and needs help. I agree its worth trying to keep like I said, but not as is. As is it is hard to argue for seeing a movie there im afraid.
@Frank – I don’t know what your financial situation is. I do know that for many of us, the difference of $10/ticket is significant, especially if one is taking a family of four to the movies. I don’t buy food in theaters, because it’s so expensive.
You’re making quite a large assumption that caring about cost says something about my political affiliation. Caring about cost for my leisure activities has to do with my budget and what other financial obligations I have, such as medical expenses.
A quick promotion:
The Jewish Film Festival is showing two films at the West Newton Theatre as part of their Summer Cinematique.
Last Wednesday was Hallelujah: Leonard Cohen, A Journey, A Song, an excellent new documentary. West Newton will start showing Halleluyah as part of a regular run in a few weeks. Don’t miss it!
And tomorrow night, Carol of the Bells will be shown and Ukrainian desserts will be served afterwards.
The addictiveness of streaming television and the ubiquity of screens that show them shouldn’t be underrated as a factor in the decline of other forms of entertainment. The dominance of streaming is due to more than just watching the same product but with the convenience of on-demand viewing. It’s due to changing the product and its chemical effects on the viewer. Like comparing a mocktail to a cocktail.
https://www.nbcnews.com/better/health/what-happens-your-brain-when-you-binge-watch-tv-series-ncna816991
Another reason why it won’t be feasible to see someone take over running the theatre is that the WNT depends heavily on the Santander Bank parking lot for its patrons. That will no longer be available.
Also the letter indicates that Mark might be willing to lease the property to a new business owner. Imagine how exorbitant that rent would be!
The best model to ensure survival is probably that of the Coolidge Corner Theatre. Once the Covid Pandemic recedes (will it, alas?), I will return to attending films in person. Can West Newton Cinema survive until that day? Can its uses be diversified so that funding sources can widen? Is some young idealist out there who will take on the project and make it viable somehow? I sure hope so.
If covid is a reason for a local business to have to close, then what a shame. Covid as a pandemic is over. It is endemic, it isnt going away and people need to get over it. Some estimates are that 80% of Americans have gotten covid at least once and estimates of 20% having gotten it more than once.
Support local businesses, please. get vaxed and go out!! This silliness is killing our businesses where the rest of the country is thriving.
Can’t agree. For those of us in our 70s, avoiding Covid is wise, especially if we have a co-morbidity as I do. So I avoid spending extended time in indoor public settings. Of course, I have had all my shots and am ready for the next booster when it comes along.
As for supporting local businesses, I do! Wearing a mask, I shop locally, never lingering inside for more than ten minutes. Dining out from time to time in a patio setting (hooray for Johnny’s and Sol Azteca!) is also on my agenda.
These highly infectious new strains of the virus may be ho-hum for younger folk but not so for me. Caution continues to be the soundest policy.
I completely agree with Bob Jampol, and am also high risk. While I miss going to the movies, I just can’t take the risk of going to indoor settings with other people for extended periods of time. If I didn’t have a job, I’d consider going to see something during a daytime showing when there’d be few people in the theater. Seeing a movie just isn’t worth the risk of getting long covid.
Do Korft/Mark development just shared a few pieces on news:
The announcement was not a coincidence and was planned to coincide with tonight’s LUC meeting
The WNC has a two year window to get a new operator otherwise Mark needs to move on and develop the property.
He would love to see the funds raised to see it survive, and he might personally contribute a few bucks, but Mark will not invest in its survival.
Top Gun grossed over $620m domestically and over $1.2b worldwide. Dr. Strange, over $411m and $955m respective. Even with the popularity and convenience of streaming, there still a place in the entertainment mix for movies (as well as live concerts and live sporting events)!
The sad fact is that sentimentality, while great click-bait, will not save a business long term. Without deep, deep pockets, it’s nearly impossible to compete with experiences offered by Showcase and the other chains.
And West Newton is neither Coolidge Corner, nor Cambridge – as much as some of you want it to be. It’s just a different demographic that goes to sleep just as the other two gets hopping.
We also have gone twice in nearly 10 years. Once for a kids birthday party, and the second was on a chilly winter’s day, where I purchased hot chocolate, and was given a paper cup of warm water and a envelope of Swiss Miss. Nostalgia is not a pass for a lazy product.
Is it lights out for the WNC? Not necessarily. As the saying goes, “it’s not over till the fat lady sings.”
Some things do not take a ton of money. The hot chocolate example is an easy fix, with just a tiny bit more effort. The sticky floors that Ted and Anne mentioned can cleaned with a few hours, some able bodies (maybe even community volunteers), and the discipline to keep them clean. They can use the GoFundMe proceeds to modernize the restrooms and to brighten the theater’s aesthetic. Offer value added incentives for kids parties (a clown?). Appeal to Seniors with discounts (a filled house at 10% off is better than a half empty one) and mask-mandatory showings. Ask the City Council for a liquor license (which they will likely grant with community supper) and become a destination for yummy cocktails, snacks and date nights.
Sentimentality will fade. Letters of public appeal and GoFundMe drives will only go so far. Bottom line… to survive if not thrive, the WNC needs to build a better mouse trap. Not necessarily a bigger one, but focus on what it can do well, and stop blaming the competition. Give consumers a good reason to come back, and they will (I will!). Mark Development will be more than happy to add another bank or nail salon if they’ll pay the rent.
Oh…. And let’s not forget the many hundreds of potential customers they inherited with Austin Street and Trio (who can be targeted for promotions RIGHT NOW) not the mention the thousands more when Riverside and Northland goes online if they can hang on a few years!!! There’s opportunity out there. This is why some of you have been fighting so hard for density, right?
I’m not getting all the complaints about the West Newton Cinema being run down or dirty. We probably went 5 or 6 times a year before the pandemic. Ladies room a 10, popcorn a 10, programming a 10 (for a semi-arthouse). I don’t remember any sticky floors. The theater also employs the strategy of one large first floor theater and a bunch of second floor smaller theaters. That is the Coolidge Corner strategy, as compared to the Waltham Landmark, for instance, which has identical mid-sized theaters.
That said, we have gone to WNC only once during the pandemic, as well as going to the Coolidge Corner only once during the pandemic. We just reduced our movie-going a lot, in general. I hope this is a temporary problem and that people return to the movies, if they feel safe. Many movies are just much better in the theater than at home.
The breakeven revenue numbers are publically available. Its $25k a month (see article below)
So over quater million a year just to break even. Considering most hollywood movies are now developed for streaming and much fancier theatres are only 15min drive away(with 0 parking issues)… good luck
https://www.wbur.org/news/2020/03/24/west-newton-cinema-raises-over-25000-in-crowdfunding-campaign
I appreciate that nothing here is a slam dunk. And I appreciate that the path towards a Coolidge Corner Theatre Foundation is difficult. But a few things:
1) I hope everyone takes the time to listen to the Land Use Committee meeting from 7/19. MaryLee referenced it, but I think her summary was from her viewpoint. Take a listen and hear from Mark Development directly. It is at the 4:39 minute mark.
https://newtv.org/recent-video/107-committee-meetings-and-public-hearings/7624-land-use-committee-july-19-2022
2) It is possible that MaryLee is correct. That this is just leverage by other means. Or that the developer is not being sincere. But again, take the time to listen to the proposal. Very low rent for 2 years. Allowing the theatre the time to fundraise and organize. Direct reference to Coolidge Corner Theatre. My personal take is that Mark Development is allowing the community to step up the the plate and support an arthouse theatre in West Newton. If the community does not do so over the next two years, he goes back to the drawing board and develops the property. Would you expect him to keep a run down theatre operating indefinitely? Did we expect the current owners to run it indefinitely, even after Covid?
3) My cynical side says “well, it will take a few years to develop the property anyways”. But this is a strange gambit for a developer of this size to do if it really doesn’t intend for the theatre to continue to operate long term. He could have approached the current operators and had them shut down the theatre in advance of a sale. He could promise nothing publicly, and just let them operate on a lease, and slowly die with Covid, without enough capital to keep it going or refurbish it. Why publicly state the support, allow for a short term low cost lease? And more importantly, why take the chance that theatre lovers would be successful and actually raise money to keep the theatre alive?
4) I realize the theatre is run down. I realize the floors are sticky sometimes. But transforming it into an art house theatre would require improvements to make this work. New seats, improved environment, refurbishment, perhaps a liquor license. I’ve been going to the Brattle and Coolidge Theatres for years. They had periods of run down and tired furnishings as well. Theatres can be renewed. Judging it harshly due to the current state of affairs seems like an excuse to let it fail. Some imagination is in order.
5) The Arts community in Newton, specially the Newton Cultural Alliance, did this with the Allen House, just a few steps away. I used to drive by that building and it looked like it could fall down at any moment. Now it is amazing. I don’t know if there is the appetite or desire to do it again. I really think that’s the key. I think if you build it, they will come, to quote Field of Dreams. I’m just not sure who has the energy and the money to build it.
6) Folks comparing this to Showcase in Chestnut Hill or the new Watertown movie theatre are missing the point in my view. While the West Newton Cinema may play first run movies in its main theatre, it also has art house movies that no other theatre nearby plays on a regular basis. A cleaned-up theatre, with new management and a nicer environment, would attract more people to those movies, and the Coolidge has constant special events that attract even more. I’m hoping to take my family to a few next month. Why not here?
For the folks who are cynical or doubting this, at the very least, give the local community a few months to come together. Maybe there is enough of a groundswell here to start the non-profit. Maybe there is momentum behind the concept of a tax exempt art house theatre in Newton. What’s the downside of allowing the dream some time to become reality?
What fig said
Couple of points that come to mind after last nights LUC Meeting
Korff, when pressed by Marc Laredo, volunteered that the announcement that came out regarding the sale was coordinated with the owner, Mark and Mark’s PR firm
Korff is a very bright guy, although I will say that his self reported misread of where the CC is on parking minimums was surprising. But I digre
This is playing out as a huge PR miscalculation from Korff. He will be making millions (billion??) from his various projects which are paved with special permits.
Why doesn’t he become a benefactor of the West Newton Cinema and 100% fund its renovation and fund the non-profit? This would reap huge dividends in goodwill and he could right it all off.
Offering reduce rent for the next 18-24 months is a pittance and since he is at least 24 months from getting any approved plan for that site, why would he want it to sit empty??
The benefactor offer from Korf will come when its time to negotiate the next set of special permits.
He has a team of high priced lawyers to come up with scenarios to squeeze blood from a stone. I dont blame him, I blame the city for being weak.
MaryLee: Just my personal view here, but I think while it was coordinated as a PR move with the theatre owner, that benefited the theatre’s future more than Mr. Korff or Mark Development. It allowed the theatre to get ahead of the possible transfer to tax exempt ownership, which will take time and energy. As for how it helps Mark Development, I think it won’t be a factor for his Santander Bank project on the corner, which will stand on its own. And it increases the public pressure on Mark Development, which now owns a large portion of West Newton/Newtonville. I really don’t see the benefit except to be able to claim transparency. Look at what Harvard did in Allston. It kept quiet on land acquisitions for as long as possible. The best development move for Mark Development was to say nothing, and let each project get approved on its own.
As for the reduced rent being a pittance, I think it really depends on the amount of the reduced rent. But a significant rent reduction for 2 years could easily be in the hundreds of thousands of dollars. I understand your point about Mark Development funding the rehabilitation of the theatre. I think I’d be more excited about them allowing continued reduced rent in the future, but I think any tax exempt would want to ask for as much help as possible for its landlord, either in tenant improvement buildout amounts, donations, or reduced rent. But there is usually a trade-off for all of this. I think many folks in Newton would prefer more affordable housing units vs. an art house theatre, or more community funds to pay for village improvements, etc. It is easy to say they could give more, they likely could. But it also doesn’t seem fair to minimize what they are already giving at the same time.
And in my opinion absent a real outpouring of support from the community, any type of theatre project is dead in the water, even with a deep pocketed supporter. Community institutions need deep wells of community support. I’d be thrilled and impressed if Korff gave 1 million dollars to the theatre for instance. But that won’t keep it alive long term. You need both. And while Mark Development sees benefits from a vibrant West Newton, so do all the restaurants, the city, its residents, etc.
As for your last point, let me make a counterpoint. If Mark Development starts to file for plans or land use changes during the 2 year period of maintaining the theatre, then I think you are right and I was wrong. At that point, the calculus might has well have been better to have it be an operating building while the true use for the building comes forth and is permitted, and at the end of the two years, he moves on, with no loss of time and minimal loss of money (since no one was going to use the site for 2 years anyway). In other words, maintaining the theatre was never really the goal, it was just a way to pass the time. But if they hold off for the 2 year period, and only start planning development after the theatre is no longer really a workable option, then Mark Development has given reduced rent to the theatre, and lost 2 years of development timing, all while paying holding costs and taxes. That’s a lot, especially considering the cost of funds these days.
Again, you could be right, and I could be naive. And it is also entirely possible that while folks like the theatre just fine, there is not a critical mass in Newton to take on this project, and so it will limp along for a bit, and then be redeveloped. Here is hoping that Mark Development and Mr. Korff are being transparent and forthright even if they are also being self interested, and here is hoping that folks in West Newton want a central community asset like the theatre to be polished and popular and continue on (and that we are willing to put our money and our time as a community to making it happen).
Sorry for the long post for those who hate long posts. Lots to discuss here. I’ll be offline for most of the next few days if that helps. Stay cool everyone, hot days ahead.
Jack Leader is correct. Most of the property in and around West Newton Square has been owned for generations by the Donato family and Kenmore Realty. (You can look it up on the assessors database.) That is why, for better or worse, it has not changed or improved much over a period of many years.
When City Hall was located in West Newton (where Capt. Ryan Park is today), most of the buildings along both sides of Washington Street were 3 and 4 story mixed use. Redeveloping West Newton would revitalize the square by adding mixed use development that includes both residential and commercial space. As a West Newton resident (25+ years), I’m all for it.
Should we rename this area to Korff Square? I say it in jest, but I do not think it is healthy when a single developer controls such a large swath of an area. I am generally pro-housing and the the area along Washington St., that has been developed, looks a lot better than the run-down buildings of yesteryear. That being said, I am beginning to wonder whether Mark Development holds too much sway over the city council. I know this is capitalism and the highest bidder win , but I do find it curious that no other developers are involved too this degree with this area of West Newton.
Try “Pottersville!”
In regards to Korff buying up newtonville and west Newton, for the last 4 decades a large part of Newtonville was owned by The Nicolazzo Family of Bigelow Oil and the Bram Family, of Bram Tire.
For their own reasons, they did nothing to improve the properties or the area. The same holds true for Newton Centre, Piccadilly square and Union Street, all by the same firm. West Newton had one major landowner, who has now been replaced by Korff and Mark Development. And things are changing for the better for Newton and future generations. And while it was snarky, Newton will never be Pottersville.
Jack Leader: I didn’t know that about the concentration of ownership in other areas of Newton. Learn something new everyday, so thanks for the info. Not uncommon in a lot of towns for that to happen, but I didn’t realize it in Newton. I will say that Piccadilly Square seems to have a done a good job about upkeep and improvements, there are new signs, street lighting that is attractive, and in general it is a nice spot with multiple levels of dining.
Maybe Shari would want to do it as a niche-market experimentation venue, by way of indulging love for her onetime home town. Anyone intending to call her to ask that or whether she’s got another interest in being the operator?
The Coolidge is a much better location for a theatre and it was saved only because several people with deep pockets made some very large contributions to restore it and save it. It wasn’t easy and this theatre too can be saved but it will require involvement from several wealthy benefactors
.. yes, in exchange for special permits.
I don’t recall special permits being granted to save the Coolidge. I do agree that it could be part of the solution here.
Whatever its shortcomings, West Newton Cinema has been a wonderful community institution across decades, and we all owe the Bramantes our thanks. I could fill several columns with a list of the many terrific films we saw there, upstairs and downstairs. Here’s hoping that some form of art center emerges on the site to fill the void.
Whatever comes of West Newton, it is going to take a lot of community involvement to keep the scale reasonable.
Does anyone else remember the first public meeting Mark Development held at Newton North re: the Orr Block? The proposal, presented by Korff’s attorney, was a 7-story, monolithic block, labeled “Phase 1”. FYI, Phase 2 extended to Lowell Ave.
I have had several people say to me that Trio didn’t turn out “that bad”. I agree. However, it was only because of the diligence of a vocal public that the facade was softened, set backs adhered to, and height not quite so looming.
Karen, It was also due to the Special Permit. Lots of discussion right now in the ZAP meetings about limiting the use of Special Permits and allowing a lot more “By Right” development
Saw “Nope” last night at WNC. We found good A/C, close parking, and no sticky floors. Also thought “Nope” was the best of Jordan Peele’s movies, so far.
I’m reminded of the Academy Cinema in Newton Centre, which closed thirty-five or forty years ago despite community outcry. With the exception of Pier One, which has also come and gone, nothing that replaced it has displayed much personality or staying power. I’m not much of a moviegoer, but I’ve been attending theater, dance, and music performances in Boston, the Berkshires, and New York from the moment these opened up again a year or so ago. So to echo others here, it seems to me that versatility may be the only way for the West Newton Cinema to move forward–by becoming a space that can be used for both films and live performance, rented out for meetings, parties, whatever. All things to all people. But where to put the parking?
Matt Lai commented “Pottersville!”.
It reminded me of this article in Esquire:
In It’s A Wonderful Life, Pottersville Actually Looks Way More Fun Than Bedford Falls
https://www.esquire.com/entertainment/movies/a30315437/its-a-wonderful-life-pottersville-better-than-bedford-falls/
It’s even more of a loss now. Today was the Waltham Landmark Embassy Cinema’s last day.
https://twitter.com/MA_News_Videos/status/1566626177577525249
I love small theaters that show independent films -Somerville, Capitol, Coolidge. Unfortunately, a very cool technology exists that allows people to stream almost anything that was ever made, while Netflix/HBO/Amazon are pumping out big budget ‘at-home’ content. This is the death knell for these kinds of places. I don’t see a way to make people care. I see only a few of these theaters surviving long term. Every town can’t support their own because people like us are scarce.
Yes, a community theater can’t likely compete with streaming services or “luxe” chains.
But if that’s what they are trying to do, they have failed before they start.
Community theaters have community. They can bring people together for events and shared experiences. They just have to think creatively.
Movie nights for different schools, houses of worship, and other organizations. Combo deals with neighborhood restaurants. Special movies of topical local interest. More private rentals. Maybe also offer extra services like turnkey outdoor movie setup for private and public events. Silly interactive things like movie bingo. Special shows of student work from the high schools.
It all takes effort and time. Maybe people don’t do that stuff nowadays. But there are unique opportunities that only a local theater can fill.
Hello~ I am a watertown resident, but have enjoyed the theater so much over the years. I would love to chat with someone about the potential community center, given the nature of the organization I run, Circus Up. We bring circus arts to marginalized communities and prioritize accessibility. Would love the opportunity to chat with someone directly.
[email protected]
thanks, Leah