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.
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| Four Story Design |
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| Three Story Design |
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
