https://www.srevilak.net/wiki/index.php?title=Arlington_Redevelopment_Board_-_Feb_27th,_2023&feed=atom&action=historyArlington Redevelopment Board - Feb 27th, 2023 - Revision history2024-03-30T03:26:34ZRevision history for this page on the wikiMediaWiki 1.41.0https://www.srevilak.net/wiki/index.php?title=Arlington_Redevelopment_Board_-_Feb_27th,_2023&diff=1635&oldid=prevSteveR: initial revision2023-03-04T21:05:08Z<p>initial revision</p>
<p><b>New page</b></p><div>Meeting held at 27 Maple Street. Materials were available from<br />
https://arlington.novusagenda.com/agendapublic/MeetingView.aspx?MeetingID=1776&MinutesMeetingID=-1&doctype=Agenda.<br />
<br />
=Docket 3650 - 190--200 Mass Ave=<br />
<br />
The applicant is proposing a four-story mixed use building at the<br />
corner of Mass Ave and Lake Street. This is their second hearing<br />
before the board.<br />
<br />
(Kelly Lynema, Assistant Planning Director) Ms. Lynema tells the board<br />
that the applicants submitted new application materials for this<br />
hearing, along with a document responding to each of the items that<br />
the board raised during the first hearing. They are providing more<br />
bicycle parking than required, and have proposed two measures for<br />
their transportation demand management plan. Ms. Lynema suggests<br />
administrative review for the rest of the plan, which would be done<br />
after the commercial tenants are identified. The applicants have also<br />
held two meetings with abutters.<br />
<br />
(Robert Annese, Attorney for the Applicants) Mr. Annese says his<br />
clients have tried to respond to the issues the board previously<br />
raised. He says they've had meetings with the abutters; although they<br />
weren't able to give the abutters everything they wanted, Mr. Annese<br />
felt the meetings were productive.<br />
<br />
(Kin Lau, ARB) Mr. Lau thanks the applicants for removing the arch,<br />
and the tandem parking arrangements. He thinks the building is still<br />
a bit heavy-looking, and asks the applicants if they can lighten up<br />
some of the material, like the siding or aluminum panels. He's just<br />
suggesting a change in color.<br />
<br />
(Applicant) The applicant's architect says there are two tones of gray<br />
in the rendering. He suggests keeping the dark overhang above the<br />
retail spaces, and using lighter colors above.<br />
<br />
(Kin Lau) Mr. Lau asks if the front facade can be lighter, more like<br />
the rear.<br />
<br />
Regarding solar panels, the current drawings show the solar panels<br />
running to the edge of the roof. Mr. Lau says that railings are<br />
required when roof equipment is placed within 10' of the roof's edge.<br />
He'd prefer not to see guardrails up there, and asks if the applicants<br />
can move the panels away from the roof's edge.<br />
<br />
(Applicant) One of the applicants agrees to Mr. Lau's request.<br />
<br />
(Kin Lau) Mr. Lau suggests flipping the layout of one of the corner<br />
rooms, so the living room is in the corner of the building, rather<br />
than a bedroom.<br />
<br />
(Eugene Benson, ARB) Mr. Benson wants to start with the basement. He<br />
notes the plans show 18 bicycle storage spaces. He asks if they can<br />
be surrounded with something like a bumper, to ensure that the<br />
bicycles aren't struck or damaged by cars.<br />
<br />
(Applicant) The applicant says they're planning to enclose the storage<br />
area, similar to what's shown for the ground floor. They want to have<br />
a secure facility for storing bicycles.<br />
<br />
(Eugene Benson) Mr. Benson asks if they're proposing a cage.<br />
<br />
(Applicant) The applicants answer in the affirmative.<br />
<br />
(Eugene Benson) Mr. Benson asks if there are any sections of the<br />
basement where the ceiling height is 6' 7".<br />
<br />
(Applicant) One of the applicants says he knows they can accomplish a<br />
height of 7'. He explains some of the options available for adjusting<br />
headroom, once they get to the structural design phase.<br />
<br />
There's back and fourth discussion about the parking garage layout.<br />
<br />
(Eugene Benson) Mr. Benson wants to discuss the first floor. He asks<br />
about the location of the parking garage door.<br />
<br />
(Applicant) One of the applicants says it will be a rolling door.<br />
<br />
There's back and fourth about lighting and they layout of the garage<br />
door.<br />
<br />
(Eugene Benson) Mr. Benson notes that parking table on sheet C-102<br />
uses an older set of residential parking requirements; current zoning<br />
requires one space per dwelling unit, and he believes they need to<br />
provide a total of 36 spaces. The applicants are proposing 30 spaces,<br />
and Mr. Benson says the board can waive the six commercial spaces via<br />
a TDM plan. He says there's another way to get a parking reduction:<br />
by providing one additional affordable unit. He doesn't believe the<br />
three extra long-term bicycle parking spaces should qualify as a TDM<br />
measure.<br />
<br />
Mr. Benson says he's done some research on unbundling parking, and<br />
isn't convinced it will work, so he's not sure about that element of<br />
the TDM plan. Due to these factors, Mr. Benson isn't sure about<br />
granting a parking reduction in exchange for a TDM plan, but he would<br />
be okay with granting a parking reduction for an additional affordable<br />
unit. He notes that Section 8.2.4 of the zoning bylaw gives the board<br />
the ability to do this.<br />
<br />
Mr. Benson asks about the stackable bicycle racks.<br />
<br />
(Applicant) One of the applicants says that cyclists would need to<br />
lift their bicycles up onto the top rack.<br />
<br />
(Eugene Benson) Mr. Benson asks if they could use racks with a<br />
mechanical assist. He notes that racks that require lifting a bike<br />
without assistance don't meet the requirements of the zoning bylaw.<br />
<br />
Mr. Benson asks about shade trees. He thinks there should be one more<br />
tree on Chandler street, and suggests payment to the tree fund in lieu<br />
of a tree.<br />
<br />
Mr. Benson asks the applicants to explain their GFA calculations.<br />
<br />
(Applicant) The applicant says their GFA calculations were measured<br />
from outside wall to outside wall.<br />
<br />
(Eugene Benson) Mr. Benson asks about the usable open space<br />
calculations.<br />
<br />
(Applicant) One of the applicants shows the location of open space on<br />
the plans. They're proposing the front patio area as usable, and the<br />
spaces around the building as landscaped. There's 14' between the<br />
edge of the building and the property line, and 30' between the edge<br />
of the building and the curb.<br />
<br />
(Steve Revilak, ARB) Mr. Revilak wants to note a mistake in the<br />
application. The applicants submitted materials saying this project<br />
fell under the category of "mixed use > 20,000 sq ft".<br />
Mr. Revilak says that "> 20,000 square feet" refers to lot area,<br />
so this project falls under the "<= 20,000 square foot category.<br />
He says the difference is significant because mixed use over 20,000<br />
square feet has a lot area per dwelling unit restrictions, which<br />
mixed-use on smaller lots do not have. The end result would be a<br />
substantial reduction in unit count.<br />
<br />
Mr. Revilak would also like to talk about the stackable racks. He<br />
says there are two types: ones that have mechanical assists, and ones<br />
that do not. Mr. Revilak looked at the manufacturer listed in the<br />
spec sheets, and says their web site has models of the mechanical<br />
assist type. He'd like the applicants to use the mechanical assist<br />
racks, and asks if they'd feel comfortable having that as a condition<br />
of the special permit.<br />
<br />
(Applicant) One of the applicants answers in the affirmative.<br />
<br />
(Steve Revilak) Mr. Revilak appreciates the removal of the tandem<br />
parking. He thinks the ground floor parking area is more functional<br />
now. He also appreciates the additional commercial space on the Mass<br />
Ave side of the building.<br />
<br />
(Rachel Zsembery, ARB Chair) Ms. Zsembery also appreciates the removal<br />
of the tandem parking spaces. She suggests some changes to the rear<br />
of the building, and asks if the applicants have done any photo-metric<br />
calculations to assess light spillage from the parking area.<br />
<br />
(Applicant) One of the applicants talks through the exterior lighting<br />
treatment. They're planning to use a combination of wall sconces and<br />
low-intensity LED light.<br />
<br />
(Rachel Zsembery) Ms. Zsembery wants to know more about the lighting<br />
plan in the parking area, to understand its impact on abutters.<br />
Ms. Zsembery suggests a more prominent sign band on the Lake Street<br />
side of the building. She'd like to make sure that commercial tenant<br />
has enough room for signage.<br />
<br />
(Applicant) One of the applicants indicates they'd like the signage to<br />
go to the side of the door, perhaps illuminated with low-intensity<br />
lighting.<br />
<br />
(Rachel Zsembery) Ms. Zsembery asks the applicants to consider blade<br />
signs, since this is a very pedestrian-oriented area.<br />
<br />
(Kin Lau) Mr. Lau has a question about the roof garden. He asks<br />
who'll maintain it.<br />
<br />
(Applicants) One of the applicants says the landlord will maintain the<br />
roof garden. They'll have access from the roof of the building.<br />
<br />
(Eugene Benson) Mr. Benson expresses his appreciation for the rooftop<br />
garden.<br />
<br />
(Kin Lau) Mr. Lau asks if there will be any kind of audible warning or<br />
strobe for the garage door.<br />
<br />
(Applicant) The applicants say there won't be a warning device. The<br />
garage door is set back from the sidewalk, and they believe there will<br />
be enough visibility so that a warning device won't be required.<br />
<br />
(Kin Lau) Mr. Lau asks about the location of the exhaust louvers for<br />
the parking garage.<br />
<br />
(Applicant) The applicants indicate the location of the louvers.<br />
They'll face the parking lot of a nearby apartment building.<br />
<br />
(Rachel Zsembery) Ms. Zsembery asks the applicants to double-check the<br />
distance between their egress points.<br />
<br />
The chair opens the hearing to public comment.<br />
<br />
(Rachel Roth, Chandler St) Ms. Roth says there aren't many people<br />
here tonight, and she asks the board to consider hybrid meetings. She<br />
appreciates that the garage will be quiet, and says that no one<br />
reached out to her about the abutter meetings. Ms. Roth says she has<br />
concerns about construction and about compressor noise. She asks if<br />
there can be a noise study. She'd also like to hear more about the<br />
demolition and construction process, and what that will mean in terms<br />
of vibrations. She says she read an article in the Boston Globe where<br />
a developer asked residents what kinds of businesses they wanted to<br />
see in a commercial space, and they got a bookstore.<br />
<br />
(Peter Ferguson, Chandler St) Mr. Ferguson also has questions about<br />
construction and demolition. He's also concerned about having the<br />
construction entrance on a one-way street, and asks the applicants to<br />
consider moving it to Mass Ave.<br />
<br />
(Steve Moore, Piedmont St) Mr. Moore sees that one tree along Mass Ave<br />
will be retained, but didn't see a tree preservation plan in the<br />
applicant's materials. He thinks that would be helpful to have. He's<br />
not sure the street tree will survive, but says we can still protect<br />
it. He suggests adding an irrigation system for the street trees, and<br />
isn't sure hand-watering will be sufficient.<br />
<br />
There are no more comments from the public.<br />
<br />
(Rachel Zsembery) Ms. Zsembery suggests the applicants use a wider<br />
notification list for future abutter meetings. She asks if they can<br />
provide demolition details, and speak to the question about compressor<br />
noise.<br />
<br />
(Applicant) The applicant says all of the mechanicals will be on the<br />
roof. The building will be 100% electric, so these will be air<br />
source heat pumps.<br />
<br />
(Rachel Zsembery) Ms. Zsembery suggests adding tree protection detail<br />
to the construction plans.<br />
<br />
(Eugene Benson) Mr. Benson asks about EV chargers.<br />
<br />
(Applicant) The applicants say they're planning to have six chargers.<br />
<br />
(Eugene Benson) Mr. Benson thinks the board should have a discussion<br />
about step-backs.<br />
<br />
(Kelly Lynema) Ms. Lynema would like to make a remark about the<br />
applicant's desire to have a loading area on Chandler Street. She<br />
says such a request will have to be approved by the Select Board.<br />
Ms. Lynema also notes there's a Bus Rapid Transit lane on Mass Ave,<br />
which would preclude the applicants from having a loading area there.<br />
<br />
(Eugene Benson) Mr. Benson notes that the board is authorized to<br />
approve up to 20% compact parking spaces, and he thinks the board can<br />
allow that.<br />
<br />
Regarding open space, Mr. Benson acknowledge the applicants are<br />
providing more than currently exists, but less than what the bylaw<br />
requires.<br />
<br />
(Rachel Zsembery) Ms. Zsembery asks if the board wants to talk about<br />
the distinction between side yards and rear yards.<br />
<br />
(Eugene Benson) Mr. Benson thinks this is a hole in our regulations;<br />
the bylaw doesn't contemplate three front yards. Mr. Benson thinks<br />
the building setbacks are appropriate, and he's okay with allowing<br />
five compact parking spaces.<br />
<br />
(Steve Revilak) Mr. Revilak points out that one of the bylaw's yard<br />
definitions says that in lots having no frontage or irregular shape, a<br />
yard that isn't a front yard or a rear yard shall be considered a side<br />
yard. He thinks the bylaw contemplates the absence of a rear yard,<br />
but for different reasons. He agrees this is a gap in the<br />
regulations.<br />
<br />
(Eugene Benson) Mr. Benson believes the 7.5' upper-story step back<br />
should be measured from the building facade, but acknowledges that the<br />
rest of the board thinks it should be measured from the property line.<br />
He says he won't vote against the project for that reason, however.<br />
<br />
Mr. Benson says he appreciates that the proposal has more open space<br />
than there currently is.<br />
<br />
(Steve Revilak) Mr. Revilak appreciates that the applicants are using<br />
the front plaza to open up the public realm. He thinks that's<br />
appropriate for a pedestrian-oriented business district, and fits well<br />
with the EDR standard for open space.<br />
<br />
(Eugene Benson) Mr. Benson would prefer to see the applicant add one<br />
affordable unit in order to get a parking reduction. He thinks there<br />
should be one TDM plan for commercial, and one for residential.<br />
<br />
There's discussion among board members about parking. Mr. Benson<br />
would like another affordable unit. Mr. Lau would give a parking<br />
reduction because the board asked them to remove the tandem parking<br />
spaces, and they did. Mr. Revilak would grant the reduction due to<br />
unbundling, and because the building is in an area that lends itself<br />
to non-automotive forms of transit. There are bike lanes, the<br />
Minuteman, and the site is reasonably close to Alewife. In addition<br />
to being a T station, Alewife is a hub for a number of shuttle<br />
services that serve commercial corridors on routes 3 and 128.<br />
<br />
Members of the board are okay with payment to the tree fund, for two<br />
trees.<br />
<br />
(Rachel Zsembery) Ms. Zsembery would like to summarize the open<br />
items. These include:<br />
* Providing samples of lighter-colored building materials.<br />
* Moving solar panels away from the building edge, so a guard rail isn't necessary.<br />
* Swapping the living room and bedroom in one of the units.<br />
* Enclosing the bike parking in the garage.<br />
* Using stackable racks with mechanical assist.<br />
* Payment to the tree fund, for two trees.<br />
* The addition of one more tree, near Chandler St.<br />
* Providing specifications for the lighting fixtures around the parking areas.<br />
* Sign bands.<br />
* Having a larger brick return on the rear facade.<br />
* Providing a tree protection plan.<br />
* Using a wider radius of abutters for future abutter notices.<br />
<br />
The applicants agree to all of these items, and the board is willing<br />
to let them be handled via administrative review.<br />
<br />
The board approves the application by a vote of 3--1 (Mr. Benson voted<br />
in the negative).<br />
<br />
(Eugene Benson) Mr. Benson wishes to explain his vote. He thinks this<br />
is a good project, which will help the town. Mr. Benson says he voted<br />
no because he didn't think the TDM proposal fit the bylaw, and because<br />
he believes that an additional affordable unit would have been better.<br />
<br />
=Open Space and Recreation Plan Update=<br />
<br />
Wendy Richter is the ARB's appointee to the Open Space committee.<br />
Ms. Richter is here to provide the board with an update on the Open<br />
Space and Recreation Plan.<br />
<br />
(Wendy Richter) Ms. Richter says the Open Space and Recreation Plan<br />
(OSRP) was approved by the state, and there are several action items<br />
that potentially have ARB involvement. These are:<br />
* Continue to implement strategies from the Mill Brook corridor report,<br />
* Identify opportunities to protect private lands adjacent to and near the Town's most distressed natural resources, such as Mill Brook, Alewife Brook, and Spy Pond,<br />
* Enforce the conditions of the ZBA's 2021 decision on Thorndike Place, regarding the establishment of a perpetual conservation restriction on the designated 12-acre conservation parcel, <br />
* Use native and pollinator-friendly vegetation appropriate for an urban environment in Town landscaping projects, including more curbside rain gardens,<br />
* Implement Arlington's design standards along the Mill Brook Corridor to enhance and protect the river bank and water quality, and<br />
* Review town policies and regulations to ensure that they include climate impact considerations on natural systems and their ecological functions.<br />
<br />
(Rachel Zsembery) Ms. Zsembery agrees that it's important to make open<br />
space usable for residents.<br />
<br />
(Kin Lau) Mr. Lau thinks we should encourage more parklets. One of<br />
his pet peeves are brick sidewalks that create a tripping hazard.<br />
<br />
(Eugene Benson) Mr. Benson thinks there's a question as to whether<br />
Arlington's open spaces are doing a good job for different<br />
ethnicities. He's seen groups playing cricket, and notes that the<br />
town doesn't have a cricket field.<br />
<br />
(Wendy Richter) Ms. Richter thinks that public open space will become<br />
more important as the town becomes denser.<br />
<br />
(Steve Revilak) Mr. Revilak recently read Somerville's Curb Use Study.<br />
This was a comprehensive inventory of Somerville's curb space, how<br />
it's used, and who its users are. Although curb space is largely used<br />
for vehicle parking, there are other things it can be used for -- like<br />
bicycle lanes, green space, trees, and enhancing the public realm.<br />
Mr. Revilak thinks Arlington devotes too much curb space to parking,<br />
and he hopes we can do a similar study at some point.<br />
<br />
=EDR Application Review=<br />
<br />
Ms. Lynema has been working on a set of revisions to the application<br />
forms for environmental design review, and she's presented draft<br />
copies to the board.<br />
<br />
(Kelly Lynema) Ms. Lynema says she's trying to make the forms clearer,<br />
to ensure that materials aren't left out of the application process.<br />
She's expecting to have a primary application for new construction,<br />
and smaller applications for signs and changes of use.<br />
<br />
(Kin Lau) Mr. Lau would like to have applicant's renderings show more<br />
of the surrounding buildings in context.<br />
<br />
=Schedule for 2023 Annual Town Meeting=<br />
<br />
The board reviews and discusses their meeting and hearing schedule,<br />
leading up to town meeting.<br />
<br />
(Kelly Lynema) Ms. Lynema lists the dates we have so far.<br />
* March 6th. Four warrant article hearings. Three are administrative changes, and the fourth is a resident petition. 99 Mass Ave has a continued hearing this evening.<br />
* March 13th. Three warrant article hearings; all are citizen petitions.<br />
* March 20th and March 27th had been held as hearing nights but they won't be necessary, with many of the zoning articles being deferred until the fall.<br />
* April 3rd. Board votes on their recommendations to town meeting.<br />
* April 6th. Approval of the ARB's report to town meeting.<br />
<br />
There's a question about whether the board can vote earlier than April<br />
3rd. Ms. Lynema will have to check with Town Counsel, as the voting<br />
date was specified in the legal notice for the hearings.<br />
<br />
The March 20th meeting will probably be eliminated. March 27th may be<br />
used to meet with the town's new Economic Development Coordinator, and<br />
perhaps the Chamber of Commerce.<br />
<br />
=Open Forum=<br />
<br />
(Steve Moore, Piedmont St) Mr. Moore asks why the board isn't<br />
conducting hybrid meetings.<br />
<br />
(Rachel Zsembery) Ms. Zsembery notes that she's a member of the remote<br />
participation study committee, and they've identified that hybrid<br />
meetings work well for some boards but not others. She says there are<br />
challenges with the acoustics in the room, and that the board would<br />
need a third staff person to effectively conduct hybrid hearings. She<br />
says that the board continues to meet in person because of staff and<br />
technology challenges.<br />
<br />
(Steve Moore) Mr. Moore thinks that public participation is higher<br />
when there's a remote meeting option. He says the ZBA has been doing<br />
well with hybrid meetings.<br />
<br />
(Rachel Zsembery) Ms. Zsembery believes that in-person meetings tend<br />
to encourage more empathetic reactions, and she believes that's<br />
important for cases that come before the ARB.<br />
<br />
=Meeting Minutes=<br />
<br />
The board approves minutes from their Jan 23, 2023 meeting, 4--0.<br />
<br />
The board approves minutes from their Feb 6, 2023 meeting, 4--0<br />
<br />
=New Business=<br />
<br />
(Kelly Lynema) Ms. Lynema says that the Clean Energy Future Committee<br />
is sponsoring a public forum on March 1st, to discuss Massachusetts's<br />
new optional stretch code.<br />
<br />
The MBTA Communities working group will conduct a visioning session on<br />
March 9th, with the hope of better understanding community goals and<br />
priorities. They're also working on a companion survey, and meeting<br />
in a box materials.<br />
<br />
March 15th will be the final day for public comment on improvements to<br />
the intersection of Mass Ave and Appleton Street. The planning<br />
department is asking for the Select Board's support to move ahead with<br />
the final design work.<br />
<br />
(Steve Revilak) Mr. Revilak notes the recent addition of Section<br />
5.4.2.B(8) to the zoning bylaw. This section allows a property owner<br />
to rebuild a home on a non-conforming lot, as long as the new home<br />
meets certain energy efficiency criteria. Mr. Revilak recently<br />
learned that a duplex on Palmer Street was recently rebuilt under this<br />
provision, and wished to share that good news with the board.<br />
<br />
Meeting adjourned.<br />
<br />
[[Category:Public Meetings]]</div>SteveR