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Hotel Project Title

Optional text introduction area here

Summary & Suggestions

Hotels generally need an annual average occupancy of approximately 71% to break even. Business travelers are the critical element to make Hotels be viable. Returning business travelers are gold.

 

Hotels are typically located:

  • Very close or on major routes, Rte 95, 90, 2, 3, etc. to facilitate its guests visiting their local destination

  • Very close to major businesses, hospitals, cultural centers and other significant draws for guests

  • On access routes that are not traffic jams to make it easier to get to and from their business meetings

 

See Maps Below

    Map 1

    Map 2

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The envisioned 150 room hotel at Concord and Common, does not meet the criteria above. Discussions with those with hotel and commercial experience quickly elicited the strong reaction that this is NOT a good location for a hotel. Their view is a hotel will never get built at that location.

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Why was this included in the original Belmont Center Overlay Fiscal Impact at 53x rooms? If a 150 room hotel is very unlikely, 53x rooms is illogical, except if its financial impact smoke screen helps get the BCO Zoning proposals voted in. 

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Don't include the financial impact of the Hotel in your assessment of the BCO or (hotel District) zoning financials. It is not real, likely, or possible by a developer looking for a decent financial return

Zoning Language

The zoning proposal is seriously flawed.

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  • The bylaw is confusing and includes many drafting errors.

  • The bylaw's by-right provisions give developers free rein and deprive the town of adequate control and protections.

  • The rules and regulations implementing the proposed changes have not been developed so Town Meeting will be voting with incomplete information.

  • The town has not undertaken any analysis of the major infrastructure costs for electricity, water, sewer, sidewalks and safety.

  • The town has not shown how it could oversee such a project with limited town staff and resources.

Financial Impact

Neither the Select Board or the Planning Board have provided the financial impact of the current Belmont Center Overlay or the Hotel District at 365 to 395 Concord St.

 

The last Financial Impact by the Town was done in August or early September 2025. There have been significant changes in the zoning from early September until when it was approved by the Planning Board on December xx, 2025.

 

In earlier Planning Board presentations on the proposed overlay, the top listed goal was providing meaningful net cash flow to reduce our operating deficit and decrease future overrides. So does it? NO!

 

A Belmont team of 4 analytical and financial experts have done a detailed analysis of the impact of the Belmont Center Overlay. We used the same model that the Town has been using to provide comparable elements and result.

 

We extensively researched the top 3 variables:

  • Likely apartment mix that would be built as a result of the full buildout of the zoning

  • Incremental School Age children coming from the related new residences

  • The incremental school costs arising from the incremental students  

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