HomeMy WebLinkAbout2010-10-06-DAC-Letter (2)
LDAC
EXINGTON ESIGN DVISORY OMMITTEE
November 1, 2010
To: Board of Selectmen
Re: 12-18 Hartwell Ave. Proposed Retail Development – Zoning Amendment Change
At its regular meeting on October 6, 2010 the DAC reviewed the proposed changes to the existing
development at 12-18 Hartwell Avenue and had the following comments.
1. In general visibility and an attractive view for passers-by will critical to the success of this project.
This development will play a key role in the further expansion of Hartwell as a retail location therefore
it is crucial that it be attractive for potential costumers. The site plan and building massing has a nice
feel reflecting the mix of commercial and retail in that area, and begins a vocabulary that should fit in
very well. The one exception is the emphasis upon ‘symmetry’ at the primary building’s frontal
elevation. It seems more ‘corporate’ or a singular commercial entity. The meandering character of the
proposed development, from the anchor near Hartwell Avenue to the retail anchor at the southwest side,
could benefit from either a shift in ‘lantern entry’ positions, or, an ‘inflection’ of entry and glazing as
intended in the earlier version sent to DAC Members. This earlier version has a distinctive architectural
language and scale better suited to the user.
2. The ‘lantern entries’ are a very important element in the scheme; their placement is quite effective
and inviting, while not dominating. Although effective too many towers could dilute the effect. The
applicant should consider making the tower on the building closest to the street taller so that it becomes
the "landmark" element with all the other towers subservient to it. The applicant might consider putting
one of the main development signs on it. The central ‘plaza’ is most inviting and would not be
compromised should the right ‘lantern’ at the proposed restaurant be adjusted to look both forward and
to the side.
3. It would appear that placing the smaller retail structure close to the adjacent property line does not
interfere with the secondary entry drive off Hartwell Avenue. If this adjacent property is also owned by
the same developer, perhaps there may be some advantage to adjusting the property line at some point.
Meanwhile, ZBA could issue a variance on setback with the provision that there be a future adjustment
in this property line by the owner[s].
4. The appearance of vertical signage at three of the ‘lantern entries’ seems to support comment #1
above, but the aesthetic resolution of this entity needs further exploration. Again, it does add to the
‘unique character’ of this retail cluster, so it should receive further attention and not be discarded. So,
the intention is to encourage further attention to this interesting approach to signage. The proposed
sixteen foot one-sided main entry signs are too big and preferably would be two-sided if possible.
5. There has been a rather considerable reduction of glazing from the original version sent to DAC
Members. Although this may have resulted from concerns for cost benefit, it would appear that a bit
more ‘transparency’ would be beneficial to these retail entities – appreciating the unknown future
combination of retail area and frontage per tenant [at least the intent appears not to be ‘big box’ retail,
which is applauded].
6. With regard to an emphasis upon patrons moving around the site, the location of the bus stop is
encouraged and strongly supported. This piece on the road helps define the entry courtyard space. The
attention to prospective widening of Hartwell Avenue is commendable. Further studies of sidewalk
Lexington Design Advisory Committee
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connections and landscaping between Hartwell Avenue crossings, the smaller corner restaurant at the
street, across to the main building, progressing to the southwest ‘lantern entry’ will further reinforce the
connectivity.
7. Further to the new zoning regulations encouraging the placement of buildings [mainly office
buildings] closer to Hartwell [thereby encouraging placement of large areas of parking behind], this
may not support the ease of access to storefront activities and patron incentives at this location. For the
time being, Hartwell Avenue is a place in active transition into the new development potential of future
development. As such, the site plan for 12-18 Hartwell Ave. has attempted to move the new buildings
closer to the street, starting with the ‘at-street’ position of a prospective restaurant, some parking at the
sides and rear, with the balance at the front, promoting the needs of retail.
8. The over all design attitude and execution is commendable and most encouraging, especially in these
economic times. The owner knows the Hartwell area well and is responding well to the immediate and
surrounding needs for business services, local food specialties, etc., and his architect has provided
environments to support and encourage interaction through site planning and design. The detailed
building sections and signage studies have been carefully considered by the design team.
9. DAC also supports a variance that reduces zoning requirements for Loading Docks, especially with
the lighter FAR of this modest retail development.
10. DAC strongly supports the owner’s request for waving the financial burden triggered by minor,
additional traffic in this modest site development – particularly since the Town of Lexington has
already undertaken its own study for improving traffic conditions for the whole of Hartwell Avenue and
a significant portion of Bedford Street. DAC looks forward to seeing the further development of this
project and its eventual implementation.
The DAC looks forward to continuing our dialog on this important project as it progresses through the
review and approval process.
Respectfully submitted,
Timothy D. Lee, ASLA, Chairman
Lexington Design Advisory Committee
Cc: Planning Department, Board of Appeals