Appeal of 20 Central LLC

Update, April 23, 2021

The Friends of Rockport applaud the diverse group of Rockport citizens and property owners who have been at the forefront of the efforts to keep the town true to its various ordinances as they apply to development of the 20 Central LLC plot in the historic downtown.

The Zoning Board of Appeals essentially wrapped their deliberation of the appeal at their hearing on January 6. They set a date of January 22 to formalize their findings in the case.

Donate Now to support this effort. Given the ZBA’s coming findings that reject the appeal, there is likely an appeal to Superior Court on the horizon.

There are myriad issues involved in the appeal itself, but foremost among them are the failure to adhere to basic principles of the Rockport Land Use Ordinance (form your own opinion below) and the creation of ‘valet parking’ at the old Hoboken Gardens site. Will hotel visitors use that, or first look to park on the street? Do you think we need more traffic on Central Street? Pascal Avenue? Commercial Street? Is such a scheme truly compliant with the relevant ordinances? Has anyone commissioned an independent study of the traffic and safety issues surrounding the hotel project? Yes, the Friends of Rockport have, results to follow.

Here is an excerpt of the Land Use Ordinance addressing the preservation of scenic views and consistency of architectural design.

So, you be the judge.

Does this 20 Central LLC proposal seem to “…impede as little as reasonably practical, scenic views from the main road or from existing structures and nearby undeveloped areas.”? Those windows and doors on the side of the Shepherd Block are there because there never was a building abutting the property. This is how the lot looks today:

Rendering for prior owner shows scenic view preserved with hotel on site
Which approach seems to obstruct the scenic view as little as practical

Does the 20 Central LLC proposal seem “…visually harmonious with the overall appearance of neighboring structures.”? Which of them have ‘New Orleans’ style balconies? upper level exterior doors? a sea of glass, especially on the harbor? dozens of exterior lights?

Central Street view: 12 balconies with railings, 34 exterior lights, upper level doors, and elevated entry
Harbor side: 18 balconies, 29 exterior lights, a sea of glass, and an open ‘rooftop bar’ on the top level

Maybe not convinced that the lighting, alone, diverges from existing structures? These white dots represent light placements on the proposed hotel. How many does Shepherd Block have? Three in front, one in back?

  • Central St. view, with 39 light placements
  • Harbor view with 29 light placements
Central St. view with 39 lights and Harbor view with 29 lights

Might this be a better solution? It was a design done for the prior owner of the lot.

Rendering for prior owner shows scenic view preserved with hotel on site

If this fact pattern disturbs you, like it does us, please contact us to help keep Rockport the quaint, small town we love. Donate Now to show your support.