Porter Square Neighbors Association

Printed copies of the pictures and the description of the rationale for the requested variances were distributed by Michael McKee at the PSNA meeting on November 15, 2007. The BZA hearing is scheduled for January 10, 2008.

To see the details in the best resolution, click the link to the larger image for each picture and then click the picture itself.

Also we now have the most recent parking and traffic plan filed by the developers. Click on the link to download it.

Aerial view of the lot; street view from Masonic Temple; corner view next to Christopher's

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View of the back across the park; view of side next to Masonic Temple

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Cross section of garage and park; street views along Porter Road

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Aerial view of the garage

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Massing diagrams
The four images on the top show what is allowed by right; the four on the bottom show what they are planning to do.

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View from Mass. Ave.; view from Porter Road

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RATIONALE FOR THE VARIANCES
The following is a brief summary of some of the key issues related to our proposal for the 1924 Massachusetts Avenue project, including how we have responded to neighborhood concerns that were raised at previous meetings.

1. Why Build a Hotel?
If this property was to be developed by a typical developer, it is unlikely that they would propose a hotel for this site. The Cambridge Zoning Ordinance is written to encourage the development of housing by providing a much larger allowable FAR (Floor Area Ratio) for high density residential uses than for commercial uses.

But in this case, our client is not a typical developer. Mr. Gim, who has owned and operated the Kaya Restaurant for the past 13 years and has operated hotels in the past, recognizes the potential for expanding his business to include a hotel. The site is centrally located in Cambridge, adjacent to the T, close to Harvard, the museums, and all the activities around Porter Square. He feels that there is also a very strong, untapped market, for hotel rooms in the Porter Square area and North Cambridge in general. This is a case of a local business trying to expand rather than a developer trying to maximize the potential return on a site.

2. Why do we need variances?
As stated above, one of the objectives of the Cambridge Zoning Ordinance is to encourage the development of housing. It is also intended to address the issues that inherently come up in a dense urban setting, between the sometimes contradictory needs of residential and commercial uses. But, the Zoning Ordinance does not, and cannot, anticipate the specific conditions for each individual property. There are situations where residential use - high density or otherwise - is not necessarily in the best interest of either the residential neighbors or local businesses. We feel that this site is such a case.

When we look at the site in the big picture, Urban Design point of view, it demands a presence that enhances the pedestrian experience in Porter Square. A restaurant and sidewalk cafe, along with the daytime flow of pedestrians from the Hotel, will do just that. From the point of view of the neighboring residences on Porter Road, the largest single issue that has come up in our meetings has been parking. Because of the local street and traffic patterns, Porter Road is relatively isolated and on-street parking for residents cannot ebb and flow into adjoining neighborhoods during peak periods. We think that it would be inevitable that a high density residential development on this site will have a significant negative impact on the already tight residential parking situation. Even though the developer would be required to provide a parking space for each dwelling unit, it is very likely that there will be more cars than spaces, and each condo unit owner would also have a right to a visitor's parking pass.

We feel that a Hotel is a much better use for the site but, while a Hotel is an allowed use under the Zoning Ordinance, variances are required for a number of reasons, all related to the viability of a Hotel project on this site.

a) Floor Area Ratio (FAR)
The most significant is the variance required to exceed the FAR allowed by a commercial use on the property. We simply could not develop a viable hotel at a 1.25 FAR, particularly when you factor in the substantial costs of below-grade parking and other services required for a hotel. The Ordinance does acknowledge that the site can sustain a larger mass, but in the effort to encourage housing, limits commercial ventures to a smaller mass than the site can accommodate.

We have worked to design a Hotel that finds a balance on the issue of FAR. Our proposal limits our Floor Area to that that would be allowed for a max'd-out residential scheme. We propose that this results in a building mass that is at or below the maximum building mass as defined in the Ordinance. The variance is essentially asking that this mass be allowed for a hotel, instead of penalizing a hotel to encourage the development of high density housing.

b) Building Setbacks and Height Limits
The Zoning Ordinance contains a number or requirements limiting the impact of commercial development on adjacent residential neighborhoods, by creating a 'Transitional Zone' with height and setback requirements intended to buffer the residential zone from the increased height and reduced setbacks of the commercial zone. But we feel that these restrictions do not anticipate the unique characteristics of this site and the fact that it is split by the zoning district line.

Our proposal includes the creation of a large, landscaped open space that is open, both visually and physically, to the surrounding residential neighborhood. We would propose that by agreeing not to build on the residential portion of the site and by creating a park, we are providing a buffer between the commercial use and the residential neighborhood that is significantly better than the height and setback restrictions in the Ordinance, in addition to providing a much needed green space in the Porter Square neighborhood. Again, it comes down to the viability of the Hotel, we simply could not achieve the minimum required room count and respect all of the transitional zone setbacks and height restrictions. But we do feel that by providing the park - a dedicated open green space - we have addressed the intent of the transitional zone.

c) Use Restrictions
The Zoning Ordinance does not allow parking for a commercial use on (or in this case, under) land zoned for residential uses. The intent of this restriction is fairly straight forward. We are providing parking that exceeds the requirements of the Ordinance and the project proposes that ALL of this parking be below grade. We require a variance to extend our below grade parking structure under the residential portion of the site. But, we feel that we are addressing the intent of the Ordinance by putting all parking below grade and providing a landscaped open space at street level.

3. Our Response to Neighbor's Concerns
Our proposal for a Hotel at 1924 Massachusetts Avenue needs the support of our neighbors and throughout the design process, we have engaged in an ongoing dialog with our neighbors and encouraged comments and feedback on the design as it evolved. We have endeavored to respond to this feedback and we feel that our proposal has been significantly improved as a result. The following is a brief summary of the most significant issues raised during our meetings.

a) Parking and the Impact on the Adjoining Neighborhood
Concern over the potential impact on parking, particularly on Porter Road, has been one of the key issues discussed. As a result, our proposal has added a second level of below-grade parking and we exceed the parking requirements as defined in the Zoning Ordinance.

b) Traffic and Loading
Concern about the potential for adding unwanted additional traffic to Porter Road was also expressed. As a result, the project is proposing that we limit vehicular access to the site to the existing curb cut along Mass Ave and we are proposing that all loading activities occur on-site. This complicates the on-site vehicular movements on an already tight site, but we are working with a traffic engineer to resolve these issues to the satisfaction of the Cambridge Traffic Department.

c) Open Space
The desire for green open space was expressed by most of the neighbors. By providing a park on the rear portion of the site, we feel that we are providing this open space to the neighborhood while also providing the transitional buffer required by the Ordinance and mitigating the impact of our need to park on (under) a residential lot. We feel that the other concerns expressed, regarding the upkeep and maintenance of this new open space, will be adequately addressed by Mr. Gim and any future operator of the Hotel - the park is, essentially, their back yard and proper upkeep is not only their legal obligation, but it is the their own best interest from a business point of view.

d) Enhancing Pedestrian Activity on Mass Ave in Porter Square
This issue is encouraged by the Zoning Ordinance as part of the Mass Avenue Overlay District and it came up in numerous meetings with the Porter Square Neighbors Association. We feel that the internal planning of the building is being designed with this very much in mind. All of the street level windows along Mass Ave create visual and physical connections between the internal activities of the Hotel Lobby and Restaurant. The entire building has been set back from Mass Ave to allow space for the restaurant to spill out to a sidewalk cafe. Taxi and passenger drop-off has been located to the side of the building, maximizing the pedestrian experience as
they stroll along Mass Ave.

The following is a brief description of the Project Site and Program Site

The site is located at 1924 Massachusetts Ave in Porter Square. The site currently contains the Kaya restaurant in a building that was formerly an Arby's fast food restaurant. The restaurant sits, for the most part, on the front half of the site, which is zoned Business C. The rear half of the site, zoned Residential B, is used for restaurant parking. There is also a portion of the restaurant building that is sitting in the RB zoned portion of the site. Current vehicular access to the site is off of Mass Ave. The site falls within the Mass Ave Overlay District.

Project Proposal
The proposed project consists of building a hotel on the site. It is proposed that the hotel would contain 50 rooms, with the lobby and a restaurant at street level and the room on the upper levels. It is proposed that the required parking and support facilities for the hotel be located underground, in a two level basement. The project proposes 50 parking spaces, approximately 15 more than the zoning requirement of 35 (25+10). The proposed project areas are summarized as follows:

Level Area (sf) Rooms Area (sf) Gross Total Rms Net
Level B2 12,600
Level B1 12,600 2,300
Level 1 4,800 4,800
Level 2 4,350 14 4,350
Level 3 4,350 14 4,350
Level 4 4,300 14 4,300
Level 5 3,600 8 3,600
Totals 46,600 50 23,700
Target 50 23,825
Delta 0 (125)

The proposed hotel will be 5 stories tall, with a setback at the 5th floor on the Mass Avenue, Porter Road and Rear facades. It is our intention to comply with the design requirements of the Overlay District, including the desire to promote for street-oriented activities at street level, an articulated and animated facade with bay windows and balconies, plenty of glass and high quality materials. It is our intention that the new building will be integrated into and be a positive addition to the current street scape.