Category: Land Use Ordinance

Rockport Hotel in the News

The Smith family kicked off their PR campaign ahead of the scheduled appeal of the Planning Board approval for their Rockport hotel project on Central Street. This article in the online edition of the Village Soup provides some fresh insight into the thinking of the Smiths.

Their take on the Rockport hotel elimination of the view from Central Street, Goodridge Park and most of the West wall in the Shepherd Block is most telling. “We’re not building it here because we need to make any more money,” Stuart said. “They have two points to make in response. One is that people will still be able to enjoy the view. They can come to the hotel to see it. The public will have some access to the top floor lounge area, they said.” Plus, “They have also constructed a patio on the back of 18 Central to allow customers to enjoy the harbor from there.”

You know the deck they are talking about, this one that was built without proper review by the Planning Board.

As for the Rockport hotel itself, the one that disregards multiple provisions of the Town of Rockport Land Use Ordinance, “the vast number of people in Rockport are very much in favor of it,” Stuart said. He went on to say “They can enjoy the harbor. Great views, great parks. This is an ideal place to be.” As you now know, you need only patronize their buildings to enjoy the view, and Goodridge Park will be a whole lot less great when the view is gone.

A couple of other things you should look for in the article:

“Stuart said this was the location of the Rockport Ice Company building until about the 1970s.” The thing is we all know the Rockport Ice Company building did not adjoin the Shepherd Block. Funny, though, how they provided a photo which might make you think it did because it was taken up the hill. The photo provided by Clare Tully, on the other hand, clearly shows the large view window that was there since the Shepherd Block was built.

With respect to the Land Use Ordinance requirement that the project must be “visually harmonious with the overall appearance of neighboring structures” Tyler Smith said “Traditionally in architecture, if you’re building a new building out of brick, you try and source your brick and your clay (which the brick is made from) as close as you can. This helps it match.” So, having bricks that are pretty similar satisfies the Ordinance requirement? Never mind all those lights and balconies and wrought iron railings … just look at the bricks.

Notice the new deck?

The developer’s disregard for the Rockport Land Use Ordinance is on full display with the new deck added to the back of the Shepherd Block.

Yes, the Friends of Rockport truly is dedicated to the preservation and improvement of the historic character of Rockport, Maine. The sudden appearance of this new deck attached to the historic Shepherd Block building is a fine case in point. As the citizens’ appeal of the Planning Board approval for the massive proposed hotel at 20 Central Street notes, the adjacent properties (Shepherd Block included) are not covered in porches and decks from top to bottom. Indeed, the Shepherd Block, had no appurtenances and only one light on the rear elevation … until they started digging up the neighboring lot for their hotel. It represents a disturbing trend by the developer who’s disregard for the Rockport Land Use Ordinance (LUO) has now moved from the proposed hotel to the Shepherd Block.

One might wonder why there has been no Planning Board review of this new deck. Indeed, section 1303 of the LUO calls for a Site Plan review in several circumstances, including “The construction or expansion of buildings, including accessory buildings and structures, for commercial use by a total floor area of 1,000 sq. ft. or more.” Does that seem greater than 1,000 square feet? Maybe not, but with the bathroom conversion into restaurant space and annexing the adjacent office space for tables? The LUO also calls for Site Plan review for “Revisions to an existing Site Plan seeking an amendment to that previously approved Site Plan.” Leucadia followed the ordinance and submitted a Site Plan when renovating the Shepherd Block, why would this developer not seek an amendment as required? It definitely changes the character of the building. The LUO also calls for Site Plan review when “Any change of use in which the intensity of use – as reflected in traffic generated, impacts on municipal services, the environment and surrounding neighborhood – will differ in a substantial way from that of the preceding use.” (emphasis added) Will this new deck and the restaurant tables on it not cause additional traffic and parking issues? In bypassing the Site Plan process, this developer evaded that discussion and exacerbates the already untenable parking situation in the harbor area and reinforces the pattern of disregard for the town’s rules.

Where was the Planning Board on this? How about the Select Board?

Voice your opinion on this now with both Town Manager, Bill Post and Director of Planning & Community Development, Bill Najpauer. You may also want to mention it in respect to the already controversial hotel proposal. Indeed, make your letter multipurpose, covering the hotel issues outlined on the Appeal page and this new twist. We also encourage you to participate in the appeal via livestream on November 17, 2020 at 6:00PM Eastern Time.

Excavation set to begin despite appeal. Why?

Excavation planning enters high gear on October 7, 2020, with Tyler Smith on site to ensure complete elimination of the historic scenic view corridor along Central Street in Rockport.

While the citizens’ appeal of the Planning Board approval for the proposed hotel is still in the offing (stay tuned for exact date and time), the developer appears willing to risk their own money to begin excavation work on the long vacant site (including the historic view corridor by the Shepherd Block). Continuing their disregard for the Rockport Land Use Ordinance, the developer seems sure their connections (and money) will see them through the appeal without change. You can help prove them wrong by donating today.

As you can see from these photos taken on Wednesday, October 7, 2020, Tyler Smith, representative of 20 Central, LLC (the developer) is planning demolition of the 18 Central Oyster Bar & Grill patio and excavation of the site to pave the way for their planned hotel. Of course, if we win the appeal they will have to restore the land to its current condition at their own cost. Winning the appeal is no certainty, and your anonymous donation, no matter how much, helps and sends a message.

We can use your support, both by being present through letters and attendance (if that is even possible) and your financial support. Please donate here as so many of your neighbors already have. Any amount helps, just use the drop down menu on our secure site. This groundswell of citizen support should mean something in the process, at least as much as the connections that got this approved in the first place. We may not stop their excavation, but we can make them pay for it and put it back how they found it!

Tyler Smith, representative of 20 Central, LLC, the developer, is pleased to be getting started eliminating the scenic views from Central Street, Goodrich Park, and the Shepherd Block.
Tyler Smith, developer representative, pleased to be entirely eliminating your scenic view.
Tyler Smith, developer representative, pleased with his work planning the excavation to eliminate most of your scenic view for their planned 'boutique hotel.'
The arrogance of the project personified.

What about the windows?

Some wonder why 18 Central has so many windows on the West wall. It’s quite simple, there has never been an adjoining property. This explains the history.

Have you ever wondered why there are 19 windows and two doors on the West wall of the Shepherd Block?


It’s because there has never been a property directly against that wall. Tenants have always enjoyed harbor views from those windows.
At first there was a street running down alongside the building to the harbor.


Since then the always unoccupied space has been part of the 18 Central lot.

So why would the Planning Board and developer have you believe it is fine to block the view now? Especially in light of the Land Use Ordinance saying “…Structures shall impede as little as reasonably practical, scenic views from the main road or from existing structures or nearby undeveloped areas.”