Monthly Archives: July 2014

Front Yard vrs. Spring Lawn

SPRING LAWN: WHERE VERY DIFFERENT CONDITIONS APPLY

The town of Lenox recently permitted a development of the former Spring Lawn mansion that will eventually be similar in size to the resort proposed by Front Yard LLC for Elm Court. From a town planning point of view, the Spring Lawn proposal had a number of obvious strengths:

1. The entrance is on a major state road, Route 7A, with sidewalks, clear sight lines and a bicycle lane. The road is also engineered to state specifications, able to absorb high levels of commercial traffic.

2. Spring Lawn is located at the edge of town, meaning that key infrastructure already exists to support the development; it also means that guests are likely to walk at least some of the time, to access restaurants and cultural attractions in Lenox.

3. The development strategy is incremental, meaning that the owners will begin with renovations of the existing mansion and carriage house, and then assess impacts and economics prior to proceeding to the next stage. We see this incrementalism as both prudent and sound not just for the owner/developers, but also for the town and for neighbors.

4. The owner/developers worked hard, over the course of many years, to build consensus and address the concerns of key stakeholders. They also have history and roots in Berkshire County, and we take them at their word that they will be accountable and responsible regarding neighborhood impacts.

Now let’s look at the Front Lawn LLC proposal for Elm Court, where not a single one of these positive qualities applies:

1. The entrance is on Old Stockbridge Road, a narrow country lane that was formerly an estate carriage path, a road with no shoulders and many blind spots. The road carries an existing commercial traffic exclusion, meaning that it has not been engineered to absorb large numbers of service vehicles.

2. Elm Court is located over a mile from Lenox town, meaning that guests are likely to drive up and down the road, with multiple trips per day. Elm Court also has no existing sewage tie-in; the Lenox line would have to be extended south for at least a half mile. The impact of this construction will be huge, and potentially damaging to Gilded Age storm drains, architectural features and legacy trees.

3. The Front Lawn application represents one of the largest expansions of commercial use in the hospitality sector ever proposed in Berkshire County, from the existing 19 rooms to 112 rooms, all in one giant step. This means that there will be no checks nor balances along the way. It also means that once the Annex is built, there will no longer be any flexibility within the use for the property in the future; for example, it will never be able to be converted back to a private residence, nor to a luxury Country Inn like Blantyre or Wheatleigh.

4. Front Lawn LLC is an investment vehicle affiliated with a Denver-based real estate fund that specializes in flipping properties. They are accountable to their investors, not to the towns, and not to neighbors. Yes, we know all about “Travaasa”, but there is no guarantee that these branded resorts will not eventually be sold. Amstar generates most of their profits on exiting properties, in a strategy they call “Cradle to Grave”.

Conclusion:

Maybe Spring Lawn will have problems with sustainability through time, but at least the project makes some sense from a planning point of view. The Front Yard project makes no sense whatsoever, will have massive negative impacts, and should be rejected in favor of a use that will be in harmony with the residential character of the existing neighborhood.

Cradle to Grave

From the applicant’s own website:

amstarctog

And here is a bird’s eye view of our neighborhood, whose interests are not at all aligned with Amstar’s “seamless transition”:

NOT A GRAVEYARD; REAL FAMILIES LIVE HERE.

OLD STOCKBRIDGE ROAD IS ON THE LEFT OF THIS PHOTO, CONCEALED BY THE FOLIAGE OF LEGACY TREES. OUR NEIGHBORHOOD IS NOT A GRAVEYARD FOR FLIPPED REAL ESTATE; REAL FAMILIES LIVE HERE!

Finally, here are a few properties that are now in the Amstar “grave” (or exited) category.

amstarexits

Amstar is a commercial real estate fund, and they have the right to pursue whatever strategy they wish. But we will not let them destroy our neighborhood while they wait for the most profitable time to exit Elm Court!

Protect the Berkshires

As the CEO of a group of companies that employs a large number of Berkshire residents in high quality jobs, Annie Selke is very concerned about the long term health of our local economy. In large part, our economic health depends on retaining the special landscape and aesthetic qualities of the Berkshires. Once these qualities are gone, they are very difficult to get back — thus we need to be extremely careful before permitting massive commercial uses in historic, residential neighborhoods such as Old Stockbridge Road.

PLAQUE FROM REVOLUTIONARY WAR

In a letter presented during a recent informational meeting with the Lenox Board of Selectmen, Annie writes:

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MORE NEIGHBORHOOD HISTORY: ONE MILE TO TOWN

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Accidents Waiting to Happen

Old Stockbridge Road is a former carriage way and postal road that was never conceived nor engineered as a thruway for heavy commercial traffic. The road already poses significant safety risks for walkers, joggers, bicycles and babysitters with strollers, at present levels of traffic.

What happens if we add hundreds more vehicles per day, including a huge increase in commercial and service vehicles? And who will be responsible for the inevitable accidents and injuries?

SIGN SAYS SLOW CHILDREN; CARS NEVER REDUCE SPEED

DIPSY DOODLE: WITH A DRIVEWAY IN THE DIP

HMM, WHAT’S OVER THE HILL? OOPS , A PRIVATE ROAD!

TRICKY “S” CURVE: BUT WHEN LATE FOR WORK, YOU DO WHAT YOU GOTTA DO

A Monumental Mistake

The below photos were sent to us by a neighbor who lives near the town monument, with the note:

These photos were taken last night about 5:00pm. No Tanglewood, just regular traffic pattern. It gets busier every year.

This important intersection for the town of Lenox, an intersection that includes access to the parking lot for the Lenox Police Department, is already under significant stress. Do we really want to add hundreds of cars more per day into these pictures? That would indeed be a monumental mistake.