The Heights Hotel VI - Jump Starting the Project

The Hotel Lexington project at 1207-1211 Mass Ave has been bogged down since its formal introduction to the Arlington Redevelopment Board last July.  There were several major zoning conflicts revealed at that hearing.  These are formidable but not insurmountable. Unfortunately the development team has been seemingly paralyzed by these problems.  Not only have they made zero progress in addressing these issues but they have not even acknowledged that they exist.  All that they have accomplished in redesign since last summer has been changing the materials of the facade and putting in a small circular driveway in front.

Let's see if we can jump start the process with ideas that tackle the chief zoning conflicts.

Problem #1 - The proposed four story hotel is simply too big for the lot that it is on.  On a 14,000 sf lot the zoning bylaw allows a maximum 21,000 sf of gross floor area.  The plans that have been shown so far come in at nearly 5,000 sf over the maximum.  Furthermore,  the design does not conform with the rules for upper story stepbacks.  For a building of this height the stepbacks must start at the third floor, not the fourth.  Finally, the portion of the project that is to be built on the town owned 1207 Mass Ave parcel is zoned B2.  The height limit for this part of the building is three stories, not four.

The simple solution?  Eliminate the fourth floor from the design.  This one action will bring the floor area within the permissible range, will eliminate the stepback problems, and make the number of stories conform with the zoning bylaws.  And the Peirce St neighbors behind the hotel will be grateful for a less massive structure looming over their backyards.

Four Story Design

Three Story Design

Problem #2 - The zoning bylaw prohibits a hotel use on the third of the property that lies within the B2 district. However, a restaurant is a permitted use.  Solution - Move the restaurant portion of the building to the right side, occupying two floors.  The ground floor could have a large bar area and casual pub style dining.  The second floor could be for fine dining in a quieter atmosphere.

The hotel lobby can now be on the left side of the building in the front.  The rear of the ground floor could have additional rooms looking out over the parking lot.  Yes, there will be a net loss of some rooms, but that will help alleviate the parking problems.  A 51 room hotel is simply way too much for a 14,000 sf lot.  The 121 room Homewood Suites in east Arlington is located on a 52,000 sf lot.

What about the third floor over the restaurant?  There are numerous allowable uses.  It could be an office area for both the hotel and the restaurant.  Strangely, the original plans did not include such an area which is usually considered to be a necessity for a hotel.  There could even be a catering service run out of this area, another allowable use for B2.

It has been five years since Town Meeting gave its approval for the Select Board to sell off 1207 Mass Ave to help pay for the Stratton School renovation.  It is time for the Town and developer to complete the sale and move forward with a project that benefits the Town and respects the neighborhood.

Next hearing is tentatively scheduled for March 16 in the Lyons Hearing Room, Town Hall. Look for the promised topographical survey which is key to some remaining questions.

- Don Seltzer 

A Warning From the Future

Tory Bullock, in "Dear Boston Luxury Condos"

Tory Bullock, a talented artist and lifelong resident of Boston,  takes us on a trip to a future that has already arrived in Boston, and that will happen here in Arlington if we're not careful. Bullock explains clearly how those shiny new condos springing up everywhere displace existing residents, and how this gentrification drives out the young, the old, those with lower incomes, the artists and strivers who keep a community diverse and vibrant.  Supplying new housing without prioritizing affordability isn't good for Boston, and it wouldn't be good for Arlington either.

You'll laugh, we promise!

(If the Facebook sign-in page pops up, and you are not signed in or not on Facebook, just click "Not Now" to watch the video)

https://www.facebook.com/tory.bullock/videos/10158191430305241/

The Heights Hotel Part V - What is Wrong with this Picture?

A small hotel seems to be just the kind of development that Arlington needs, and a good restaurant would be a welcome addition to the Heights neighborhood.  But the designers continue to struggle with fitting a 50 room hotel on two undersized parcels (one of which is still owned by the town) and complying with significant zoning requirements intended to protect the rest of the neighborhood, particularly the abutters on Clark and Peirce St.
Responsible redevelopment respects the rights of the adjacent homeowners.

The second hearing for the Hotel Lexington was held on Monday, January 27.  There was a good turnout of residents to observe and offer their views.  
You can watch the entire hearing here or just the public comments.

After a six month wait, we saw what the architects have been working on.
-New materials for the facade.
-A small circular driveway in front.
-A shrunken parking lot in the rear that will be valet only.
Still missing is the topographical survey that should have been provided on Day One.

The architects have also provided renderings of what the hotel will look like from Mass Ave, on the block between Lowell and Appleton.

Architect's Rendering of what Hotel should look like

It seems to fit well into the neighborhood, almost unobtrusive.  
But is it real?

What is wrong with this picture?  
Hint - count the utility poles.  Start with Pole A in front of Nicola's.  The hotel starts at around Pole B, the corner of Clark St.  The circular driveway and canopy should be between Poles C and D.  Pole D, directly in front of the DAV building at 1207 Mass Ave, marks the far end of the proposed hotel.  And the hotel is taller than those 40' utility poles.

It is clear that the architects have provided a visualization that is grossly inaccurate, showing an undersized building that occupies only a fraction of the total footprint.  At the next hearing, March 16, they will have a lot of explaining to do.

Google Street View

View of 1211 Mass Ave between Poles B and C

View of Town-owned DAV building, 1207 Mass Ave, between Poles C and D

How the Architect's Rendering compares to actual lot plan