The form-based (FB) subdistrict of the Belmont Center Overlay that would have allowed for hotels along Concord Avenue has been removed from the overlay. In its place, the town is proposing a new Center Gateway Overlay District — where hotels would be the focus— for the three parcels along Concord Avenue.
“We did want to separate out the vote because the FB5 did not require residential and so would require a 2/3 vote,” explained Director and Town Planner Chris Ryan. “And that would have required the entire overlay to have a ⅔ (vote). By removing FB5, now the overlay only requires a simple majority as written.”
Previous Coverage
Form-based zoning provides guidelines on the physical design of any new development.
Although there are varying room caps depending on the location—all of which represent a significant reduction from the original maximum of 350 rooms—the proposal permits hotels in all of the form-based (FB) zoning districts included in the overlay. FB1 includes residential-sized buildings at the end of the commercial area and allows for 2 ½ stories. FB2 allows for buildings to be 2 ½ to 3 ½ stories. FB3, which focuses primarily on Leonard Street, allows for buildings up to 4 stories and encourages additional floors for commercial space. FB4, meanwhile, is concentrated along Claflin Street and allows 4 to 5 stories or up to 65 feet of height.
These form-based districts will all be voted on as part of the Belmont Center Overlay, Section 10 in the zoning bylaw, when it comes before Town Meeting in late winter 2026. To that end, Town Meeting will also be asked to vote on adding a new section 6.15 for ‘Hotel Use.’
The Gateway district, meanwhile, which will be taken up separately at Town Meeting, allows buildings with up to 5 or 6 stories, or 76 feet in height.
As part of the proposal, there are three “classes” of hotels, each of which will be permitted in certain form-based districts. A Class 1 (Inn) has a cap at 25 rooms and is presently proposed in FB1. A Class 2 (Boutique) has a room cap at 100 and would be allowed in FB2 and FB4. And finally, Class 3 (Business) has a room cap at 150 and would be allowed in FB3, FB4, and the Center Gateway Overlay District. The McLean district would also permit Class 3, or “business hotel.”
Planning Board Chair Thayer Donham’s proposal expanded use of certain districts to allow the smaller hotel types to also exist in the zones that allow for larger capacity hotels. For example, FB4, where the town has proposed Classes 2 and 3, she is proposing 1 would also be permitted.
“I’m glad to see we’re peeling back the number of rooms and taking a broader look at that,” said Precinct 5 Town Meeting member Mike Widmer.
Responding to questions from residents, including Widmer, at a Planning Board public hearing Friday morning, Ryan said it was unlikely a revised fiscal analysis would be needed with the changes to hotels.
“By breaking out subdistrict 5 … it’s not necessarily removing the hotels from the equation; it’s just separating it out into a separate vote,” he said. “That in and of itself will not require modifications to the fiscal impact analysis.”
Parking Update
The much-anticipated parking study is now in the hands of town officials, according to Ryan.
A first draft was received in early October but officials asked the consultant to further refine the document. The report includes findings and recommendations, he said.
According to the study of the project area, there are roughly 429 on-street and 724 public parking spaces.
“Occupancy never exceeded 35% of the total supply,” Ryan said. There were four different time frames they it in … in September.”
“Still, there is technically a shortage of on-street and private parking in the core blocks,” he said. “This is made up with peripheral on-street parking and the Claflin Lot.”
A full presentation was expected on Thursday, Oct. 23.