Arlington Redevelopment Board - Dec 2nd, 2024
Meeting held at 27 Maple Street. Materials were available from https://arlington.novusagenda.com/agendapublic/MeetingView.aspx?MeetingID=2159&MinutesMeetingID=1518&doctype=Agenda.
Review Meeting Minutes
The board approved minutes from their November 18, 2024 meeting.
2025 Meeting Schedule
(Claire Ricker, Planning Director) Ms. Ricker says the 2025 schedule was updated, based on feedback from the board's last meeting.
(Shaina Korman-Houston, ARB) Ms. Korman-Houston says the proposed meeting dates work for her.
There's no further discussion from the board.
2025 meeting schedule approved, 5--0.
Docket 3810 - 149 Pleasant St
(Claire Ricker, Planning Director) Ms. Ricker says the staff memo outlines new materials submitted for this hearing. They include a LEED Checklist, identification of parking spaces, a correspondence regarding the applicant's tree hearing with the Select Board, and a memo from the Arlington Historic Districts Commission.
(Martha Penzenik, Architect) Ms. Penzenik says the street tree -- a crab apple -- is diseased. The Tree Warden and their arborist looked at the tree and suspected an apple tree borer infection. Ms. Penzenik feels that leaving the tree could create a risk for other trees in the area. She says the Select Board approved the removal of the crab apple, and doing so would make it possible to have a straight driveway. Select Board member Mr. Hurd suggested planting one large shade tree in its place, and Ms. Penzenik says she'll confer with the tree warden regarding that idea.
Ms. Penzenik provided a correspondence from the Director of Inspectional Services, stating that this proposal would not trigger solar energy requirements.
The Chair of the Arlington Historic Districts Commission provided a letter that affirms their preference for a second driveway. Ms. Penzenik says it's not possible to fit three spaces in back of the house, and the drawings have been updated to show the parking locations. The accessible unit will have a separate trash area. All three dwellings will have air source heat pumps. Two heat pumps will be located by the rear decks, and the third will be on the north side of the house.
Ms. Penzenik says she's provided two site plans to the board: one with a straight driveway and one with a curved driveway. The straight driveway would be 73' from the center of Gray St., and the curved driveway would be 78'.
(Steve Revilak, ARB) Mr. Revilak says the board received a correspondence claiming that the accessible unit would not have laundry facilities. He asks if that's accurate.
(Martha Penzenik) Ms. Penzenik answers in the negative; the accessible unit will have laundry.
(Steve Revilak) Mr. Revilak appreciates having the number of parking spaces reduced from six to three. He thinks that's a better fit for the site. He expresses a preference for the straight driveway plan.
(Eugene Benson, ARB) Mr. Benson would like to start with solar requirements. He says the correspondence from Inspectional Services was about requirements under the building code, and the enhanced stretch code wouldn't require solar in the case. However, there is a separate requirement for solar energy systems in the zoning bylaw. Mr. Benson says there are solar panels that look like architectural shingles, and should be satisfactory to the Historic Districts Commission. He says the applicants will have to show that they meet one of the exemptions in the bylaw, or provide a solar energy system.
Mr. Benson doesn't have an opinion on the straight vs curved driveway.
Mr. Benson notes that the site plan shows three parking spaces, but the application still says six. He also says there's a requirement to plant street trees every 25', and that applies to both the Gray St. and Pleasant St. frontages.
(Martha Penzenik) Ms. Penzenik says she thought about the street tree requirements, but was concerned about visibility.
(Eugene Benson) Mr. Benson doesn't think visibility will be a problem.
Mr. Benson says the board received a correspondence suggesting they re-grade the site, in order to provide usable open space.
(Jim Mackay, Applicant) Mr. Mackay say that regrading would require significant excavation and a retaining wall. The Historic Districts Commission was trying to avoid that.
(Shaina Korman-Houston, ARB) Ms. Korman-Houston asks about the distance from the corner to the driveway.
(Martha Penzenik) Ms. Penzenik says she's not sure.
(Shaina Korman-Houston) Ms. Korman-Houston asks if each dwelling will have two means of egress.
(Martha Penzenik) Ms. Penzenik answers in the affirmative.
(Shaina Korman-Houston) Ms. Korman-Houston asks about a feature on the east elevation drawing.
(Martha Penzenik) Ms. Penzenik says it's a vestibule with a sidelight.
(Kin Lau, ARB) Mr. Lau says he prefers the curved driveway, but it's not a strong preference. The curve puts the driveway further away from the corner.
Mr. Lau notes that several rooms on the third floor aren't labeled; he asks how they'll be used.
(Martha Penzenik) Ms. Penzenik says they could be bedrooms, game rooms, or multi-purpose space.
(Kin Lau) Mr. Lau suggests they be labeled as bedrooms.
(Rachel Zsembery, ARB Chair) Ms. Zsembery would like to review the zoning items under consideration in this permit. These include
- Relief from Section 3.4.4, which would require utilities to be underground.
- Section 5.4.3, which requires a special permit for three-family dwellings.
- Location of parking spaces (the parking space for the accessible dwelling projects into the front yard setback)
- Usable open space (the parcel has none, due to slope)
- The special permit requirement for a second driveway.
The chair opens the hearing to public comment.
(Susan Stamps, Grafton St) Ms. Stamps has a comment about how the narrative addendum portrays the crab apple tree. She says there's no indication of who wrote the assessment, and she'd like to see the tree remain. She says the Select Board approved removal of the tree, but only if removal was required by the ARB. She'd also like to ensure that new street trees are watered.
There are no further comments from the public.
(Eugene Benson) Mr. Benson says he has no preference for a curved vs straight driveway. He says the board will need to make a finding regarding the accessible space, and that he's okay with the second driveway. He'd like the applicants to have their stormwater plan approved by public works.
(Rachel Zsembery) Ms. Zsembery says she has several questions. She asks about the tree evaluation.
(Jim Mackay) Mr. Mackay says he conferred with the tree warden, and their own arborist. Both felt the tree was not dying, but also not healthy.
(Rachel Zsembery) Ms. Zsembery asks if the curved driveway design will allow the tree to be retained.
(Jim Mackay) Mr. Mackay says yes, though he believes that a straight driveway will be safer. He says the tree is small enough that it can be transplanted, but his arborist felt it would be better to plant a new tree.
(Rachel Zsembery) Ms. Zsembery would like to move to trash and recycling. She asks how that will be taken to the street.
(Jim Mackay) Mr. Mackay says that barrels would have to be carried up to the driveway, and then wheeled. They could also move the trash area.
(Rachel Zsembery) Ms. Zsembery asks about walkways.
(Martha Penzenik) Ms. Penzenik says they could put a trash enclosure on the north side of the house, so that barrels could be wheeled onto Pleasant St.
(Rachel Zsembery) Ms. Zsembery says the applicants might need to pave an additional area for wheeling.
(Kin Lau) Mr. Lau asks if the solar system and changes to the trash location can be administratively approved.
(Steve Revilak) Mr. Revilak says he's looking at the memo from the Historical District Commission. As he reads the memo, they really frown on having solar panels that are visible from the street. That leaves the west side of the building, opposite Pleasant St. He says things would depend on how the solar exposure is there.
(Eugene Benson) Mr. Benson says he's okay with administrative approval, but he'd like to work with the applicant and planning staff.
(Shaina Korman-Houston) Ms. Korman-Houston says she's not clear on the health of the tree. The health of the tree would dictate her preference for a straight or curved driveway.
(Rachel Zsembery) Ms. Zsembery asks about the caliper of the tree.
(Jim Mackay) Mr. Mackay says the tree is four inches in diameter.
(Rachel Zsembery) Ms. Zsembery asks if they'd be willing to plant an additional tree, in addition to replacing the crab apple.
(Jim Mackay) Mr. Mackay answers in the affirmative.
(Kin Lau) Mr. Lau thinks the north side of the building is the only location where the Historic Districts Commission would find solar acceptable. Solar on the west side would be easily visible from Gray Street. He thinks that new street trees planted along Gray Street would eventually shade the panels.
(Rachel Zsembery) Ms. Zsembery says she prefers the straight driveway.
(Steve Revilak) Mr. Revilak agrees.
(Eugene Benson) Mr. Benson says he's okay with the straight driveway.
(Kin Lau) Mr. Lau says he doesn't feel strongly.
(Rachel Zsembery) Ms. Zsembery says she'd like the applicants to work on a better solution for trash placement, but that can be administratively approved.
Ms. Zsembery reviews the findings that the board will need to make. These include:
- That maintaining above-ground utilities is appropriate.
- That a three-family dwelling is approved
- That a second driveway may be allowed
- That the accessible parking space is permitted to overlap with the front setback area
- Relief from the usable open space requirement is appropriate, in order to preserve the landscape and maintain the grading of the existing lot.
The board will impose several conditions:
- The site shall have three required parking spaces
- The crab apple tree may be removed, provided it is replaced with two trees.
- Street trees shall be planted every 25' along Gray Street
- The board prefers the site plan with the straight driveway
- The applicants will submit updated third floor plans, where the unlabeled room are labeled as bedrooms.
- There will be an administrative review for conformance with Section 6.4, Solar Energy Systems. Mr. Benson will work with staff and the applicant.
- The applicants will propose an enclosure for trash and recycling, which will be subject to administrative approval.
The board approves the special permit, 5--0.
Docket 3821 - 1513--1519 Mass Ave
(Claire Ricker, Planning Director) Ms. Ricker says the new proposal for 1513--1519 Mass Ave is very scaled down from the prior iteration. The applicants have provided updated plans and drawings. The current proposal is a mixed-use building with five dwellings and one commercial space. She says the applicants would like to have a front setback that's less than the 20' required for mixed-use in the B1 district.
(Matt Eckel, Attorney) Mr. Eckel says they've scaled down their previous proposal. The site has 98' of frontage and abuts the Minuteman Bikeway in the rear. He says they considered a purely residential building but elected to stay with mixed use.
He says they've moved the commercial space more to the front of the building, and opened up the sides of the garage. They've made changes to the rear yard, and the building is now two stories instead of three. The rear setback is 21', and they'd like to move the building closer to the street. They've added windows to the first floor for transparency and increased the side yard setbacks to 10' and 11'. The current proposal has 60% open space, and they're asking to retain the above-ground utility service.
All of the dwellings have two bedrooms, along with private deck or patio space. There will be five parking spaces, one of which is accessible. They've incorporated bays in order to break up the facade, and plan to provide eight long-term bike parking spaces.
Mr. Eckel says the rear yard will have a variety of trees and a garden area. All dwellings will have in-unit laundry, and they'd propose to plant four street trees.
(Rachel Zsembery, ARB Chair) Ms. Zsembery has a question about relief and findings. She asks if the front setback is the only thing the applicants are seeking relief for.
(Applicant) One of the applicants answers in the affirmative.
(Rachel Zsembery) Ms. Zsembery asks if there's any existing commercial use on the site.
(Applicant) One of the applicants answers in the negative.
(Rachel Zsembery) Ms. Zsembery notes that one of the first floor windows is in the transformer room. She asks if that can be covered with film.
(Applicant) One of the applicants says they can probably do that, but they're open to suggestions.
(Rachel Zsembery) Ms. Zsembery asks if they're planning to have windows into the parking area.
(Applicant) One of the applicants says yes, but they'd probably want to cover those windows with film as well.
(Rachel Zsembery) Ms. Zsembery asks about signage for the commercial space.
(Applicant) One of the applicants says they've left that as an open canvas for now, but they'd probably want to put signage above the door.
(Rachel Zsembery) Ms. Zsembery asks if the vertical siding will be board and batten.
(Applicant) One of the applicants answers in the affirmative.
(Rachel Zsembery) Ms. Zsembery says she like the rhythm of the design, and the way it balances traditional and modern.
(Kin Lau, ARB) Mr. Lau says he's fine with providing relief for the front yard setback. He has some comments about fenestration. He thinks the windows on the recessed part of the facade are too high. He'd like to see a sign band, or a strong horizontal line. He thinks they need a wider band below the windows.
Regarding the front bay windows, Mr. Lau appreciates the amount of light they'll let in, but he thinks the trim is a little blocky and awkward-looking.
(Shaina Korman-Houston, ARB) Ms. Korman-Houston says the commercial space doesn't quite read as a commercial space. She thinks that a sign band will help. She says the applicants will need to provide a LEED checklist and a solar plan. Ms. Korman-Houston says it's a shame that so many units were lost, but that's just a reflection of the zoning in this district.
(Eugene Benson, ARB) Mr. Benson thinks the design looks good. He says the applicants will need to provide a LEED checklist and narrative, along with a solar systems analysis. He agrees with pulling the building closer to the street. He thinks the applicants should provide a warning system, to alert pedestrians when vehicles are exiting the garage.
(Steve Revilak, ARB) Mr. Revilak asks if the applicants are still planning to use the commercial space as their office.
(Applicant) One of the applicants answers in the affirmative.
(Steve Revilak) Mr. Revilak asks if the dwellings will be rented or condos.
(Applicant) One of the applicants says they plan to sell them as condos.
(Steve Revilak) Mr. Revilak appreciates how quickly the applicants were able to turn around a new design.
(Rachel Zsembery, ARB Chair) Ms. Zsembery says she's somewhat challenged by the commercial space. She suggests the applicants consider removing the windows into the sprinkler room and garage. She thinks it's okay to break symmetry on the first floor.
(Kin Lau) Mr. Lau thinks the windows on the side elevation are kind of high. He suggests aligning the tops of the windows on the front and side of the building.
Mr. Lau suggests framing the opening into the parking garage and covering it with lattice or screening. He suggests larger sliding doors to the decks on the front facade, something closer in proportion to the windows. He'd also like to see the locations of mechanicals and the building's trash area.
The chair opens the hearing to public comment.
(Susan Stamps, Grafton St) Ms. Stamps says she can't tell which trees are new and which are existing.
(Applicant) One of the applicants says there's one healthy tree on the site. He says that they will need to re-do the landscaping plans, but wanted to get feedback on the new building design first.
(Susan Stamps) Ms. Stamps hopes there won't be a net loss of trees.
There are no further comments from the public.
(Rachel Zsembery) Ms. Zsembery would like to review what the board will need for the next hearing. This includes:
- Looking at the overall building fenestration
- Looking for ways to make the commercial space more distinctive
- Changing the trim and detailing around the garage.
- Providing solar plans and a solar energy assessment
- Providing a LEED checklist and narrative.
- Showing the locations of mechanical systems
- Providing a plan that shows street trees, landscaping, and grading.
- Providing a site lighting plan
- Providing a stormwater management plan
- Providing a warning system for the garage driveway
- Showing the location of trash and recycling
- Providing a roof plan, including the location of roof vents.
- Providing details for commercial space signage
The board votes to continue the hearing until January 13, 5--0.
Open Forum
There are no speakers for tonight's open forum.
New Business
(Claire Ricker) Ms. Ricker would like to review communications strategies for the discussion of citizen warrant articles. She suggests putting that on the agenda for December 16th.
Given the input from the October forum about the Arlington Heights Business District, Ms. Ricker would prefer more time to do community outreach.
Board members note that this will delay the heights rezoning, as well as the other business districts.
(Rachel Zsembery) Ms. Zsembery thought there were a few good points raised at the October forum, particularly regarding how much things have changed since 2019.
(Steve Revilak) Mr. Revilak says that Arlington has adopted a number of zoning changes since the heights action plan was written. Some of the 2019 plan recommendations would constitute a downzoning, relative to what's currently allowed in those districts. Mr. Revilak would prefer that we not downzone the Heights.
(Eugene Benson) Mr. Benson suggests the board look at ways to enhance the B1 district, if we're not able to do the Heights this spring.
(Steve Revilak) Mr. Revilak supports that idea.
(Steve Revilak) Mr. Revilak has a new business item regarding tax rates. The Assessors recently presented the FY 2025 tax booklet to the Select Board, and he'd like to share a few things from that document.
Arlington's CIP rate decreased from 5.34% to 5.27%. Under the circumstances, Mr. Revilak thinks that Arlington made out rather well, especially in comparison to cities like Boston, where commercial real estate values have fallen significantly. Boston property owners have asked for (and received) valuation adjustments, and residential owners are looking at a significant tax increase due to the rebalancing.
Mr. Revilak says that personal property was another interesting piece from the tax book. Arlington has $225 million in person property assessments, but only $12M -- about 5% -- are things like cash registers and pizza ovens, which correspond to DOR codes 501 and 502. The other $213M are utilities. The biggest piece of that is $171M for the pipelines that deliver natural gas to our homes and businesses. If you take utilities out, the portion of our commercial base where you can go shopping, order a meal, or get your teeth cleaned is about 3.9%.
The total valuation for FY 2025 was $15.4B, vs $14.5B last year. That's about a 6% increase. New growth was 1% which is slightly better than last year's 0.9%; but that's still well below where the state average usually is.
(Eugene Benson) Mr. Benson says that the state's economic development bill has something about a two-year permit extension. He'd like to get Town Counsel's opinion on how this affects us.
Meeting adjourned.