Arlington Redevelopment Board - Dec 19th, 2022

Meeting held at 27 Maple Street. Materials were available from https://arlington.novusagenda.com/agendapublic/DisplayAgendaPDF.ashx?MeetingID=1737.

Docket 3729 - 645 Massachusetts Avenue

(Claire Ricker, Planning Director) Ms. Ricker explains that this permit was filed by Tatte Bakery for a new location at the former site of Not Your Average Joe's. The proposed use is the same as the previous one -- a restaurant. The applicant is requesting relief from minimum parking requirements, but they are willing to provide short term bicycle parking. Ms. Ricker says the applicants plan to update the building facade. Planning staff recommends locating the bicycle parking along Mass ave. Finally, 645 Mass Ave is on the town's inventory of historic buildings, and the applicant will need approval from the Historical Commission.

(Robert Annese, Attorney for the Applicants) Mr. Annese thinks that Tatte Bakery is a good choice for this site. He says he remembers his last hearing for this site, and has memories of Ted Kennedy holding meetings at a former restaurant there. There are different Tattes in the area and they all do well. The restaurant plans to be open between 7:00 am and 8:00 pm, and will have a breakfast menu and sandwiches.

Mr. Annese believes there will be no issue with parking. Other restaurants have used this space in the past, and there have been no historical problems with parking. There's also no designated parking on site.

Mr. Annese says the building doesn't allow for indoor bike parking, and there would be the potential for food contamination if bicycles were allowed into the kitchen. He believes the applicants can provide a bike rack, or talk with the town about providing bicycle parking in the rear of the building.

There will be 131 seats in the restaurant, and an additional 8--12 patio seats outside. Mr. Ramsey, the building owner, is here tonight. The property has been vacant for a long time, and he's in need of a tenant. Finally, Mr. Annese notes that he's submitted about 50 letters of support from Arlington residents.

(Brendan Boyle, Tatte) Mr. Boyle says that Tatte is a bakery/cafe. They run a scratch kitchen, meaning they make everything they serve. He says that Tatte also features chef-inspired entrees, and could be thought of as elegant comfort food.

(David McMahon, Architect) Mr. McMahon says they plan to remove Not Your Average Joe's canopy and replace the asphalt shingles underneath. The exterior brick will be repainted, along with the windows. He notes there's an accessible parking space nearby, on Mass Ave. The restaurant will have two tiers of seating, and two entrances on Mass Ave.

Mr. McMahon walks the board through the interior layout of the restaurant. Most of the kitchen will be on the first floor. He says that Tatte tries to make each of their locations a unique experience. For signage, they're proposing to have the word "Tatte" in five locations on an awning, along with several small wall signs.

(Rachel Zsembery, ARB Chair) Ms. Zsembery expresses her appreciation for the applicant's thorough package. She thinks there are too many signs, and would prefer one awning sign above each door and one wall sign on each face of the building. She asks if the applicants have considered blade signs. She points out that the applicants will need to submit a LEED checklist for design and build-out.

(Kin Lau, ARB) Mr. Lau thinks the project is a good fit. He notes that the site has been vacant for a while and he's excited about having a new restaurant. He's okay with granting relief for signage. He's also okay with the parking relief, due to parking lots in the immediate vicinity. Mr. Lau has a question about window treatment. The drawings show grills, but he doesn't believe all of the existing windows have them. He thinks it would be good to add grills, for consistency. Mr. Lau asks if the mechanical equipment will be located on the roof.

(Applicant) One of the applicants says they plan to utilize the existing exhaust, and the same waste pickup.

(Kin Lau) Mr. Lau asks if the patio seating is shown on the plans.

(Rachel Zsembery) Ms. Zsembery notes that the Select Board handles applications for outdoor seating.

(Eugene Benson, ARB) Mr. Benson also thinks the restaurant is a good fit for the site. He asks several questions about the square footages shown on the dimensional worksheet.

(Applicant) The applicants aren't sure how to answer these.

(Eugene Benson) Mr. Benson notes that the worksheet lists three parking spaces. He asks where these are located.

(Mr. Ramsey, Building owner) Mr. Ramsey says there are a few spaces directly behind the building. Three of these will be reserved for the applicant.

(Eugene Benson) Mr. Benson has a question about bicycle parking. Another applicant proposed outdoor storage lockers for long-term bicycle parking. He asks if the applicants would consider something like that.

(Mr. Ramsey) Mr. Ramsey says that would require removing one of the parking spaces.

(David McMahon) Mr. McMahon says they can't allow bicycles to be brought into food preparation areas -- sanitary rules.

(Eugene Benson) Mr. Benson would like the applicants to provide an additional short-term parking space, in lieu of a long-term one. So, the same number of bicycle parking spaces that the bylaw requires, but they'd all be short-term.

(David McMahon) Mr. McMahon asks if these can be located on the sidewalk.

(Missed the answer)

(Eugene Benson) Mr. Benson asks about ventilation.

(Brendan Boyle) Mr. Boyle says the kitchen will have a grease exhaust, that traps particles before they can get out.

(Eugene Benson) Mr. Benson asks about indoor ventilation.

(Brendan Boyle) Mr. Boyle says their heat pumps will have MERV 13 filters.

(Eugene Benson) Mr. Benson asks if the patio seating can be located against the front of the building.

(David McMahon) Mr. McMahon says they were planning to put the seating between the trees, near the front of the sidewalk. He thinks that will allow better pedestrian circulation.

(Eugene Benson) Mr. Benson is okay with the number of awning signs, but he's not sure if the number of wall signs is appropriate. He refers to a section of the bylaw with a corner visibility requirement, and would like the applicants to reduce the number of wall signs. He's okay with granting the requested parking relief.

(Melisa Tintocalis, ARB) Ms. Tintocalis is very enthusiastic about the proposal. She thinks it will add both social and commercial value. She supports the applicant's proposed signage, to indicate that it's one continuous space. She asks if the applicants would consider a blade sign.

(David McMahon) Mr. McMahon says that a blade sign would have to be up in the trees, above the canopy, or below the canopy.

(Melisa Tintocalis) Ms. Tintocalis is comfortable with the parking reduction, due to the history of restaurants at this site. She asks if there's a way the ARB could indicate to the Select Board that they support having outdoor seating. She asks how the basement will be used.

(Brendan Boyle) Mr. Boyle says the basement will mostly be for walk-in coolers and storage on metro shelves.

(Melisa Tintocalis) Ms. Tintocalis asks about expected seat occupancy.

(Brendan Boyle) Mr. Boyle says that Tatte is usually busiest from 8:00--10:00 am, and from 11:00am--2:00pm. Evening hours are relatively slow.

(Melisa Tintocalis) Regarding bicycle parking, Ms. Tintocalis says she's seen racks that mount to the sides of buildings.

(Brendan Boyle) Mr. Boyle says they'd like to consider some kind of bicycle parking in the municipal lot.

(Mr. Ramsey) Mr. Ramsey thinks there's space in the municipal lot for that.

(Melisa Tintocalis) Ms. Tintocalis says she'd like to think more about public parking for bicycles.

(Rachel Zsembery) Ms. Zsembery suggests the ARB could prepare a memo to the Select Board about parking.

(Steve Revilak, ARB) Mr. Revilak is okay with the applicant's request for parking relief. He's okay with the number of awning signs proposed, but would like the number of wall signs to be reduced; he'd prefer to see one by each entrance. Mr. Revilak originally had questions about bicycle parking, but he thinks we have a path forward in that area. He asks if the applicants are considering a transportation demand management (TDM) plan.

(Robert Annese) Mr. Annese says he's thought about a TDM plan, but thinks it would be difficult to provide the three elements that the plan requires.

The chair opens the hearing to public comment. There is none.

(Rachel Zsembery) Ms. Zsembery wants to summarize the items she's heard so far: providing a LEED checklist, clarifying the square footages on the dimensional worksheet, providing a transportation demand management plan, and adding window grills. She'd like to discuss signage with the board. Ms. Zsembery notes that a TDM plan can include things like subsidized transit passes and preferential parking for car pools.

(Eugene Benson) Mr. Benson suggests mentioning transit options on the company's website. Noting the proximity to the Minuteman Bikeway, for example.

(Rachel Zsembery) Ms. Zsembery says the rest of the board seemed okay with the awning signs, but she'd prefer the applicant reduce the number of wall signs to two.

(Eugene Benson) Mr. Benson would like to see a wall sign by the front door.

(Melisa Tintocalis) Ms. Tintocalis thinks that would be helpful.

(Steve Revilak) Mr. Revilak prefers two wall signs, one by each door.

(Kin Lau) Mr. Lau would like to see the board craft a motion that allows the applicant to submit the outstanding items for administrative approval.

(Eugene Benson) Mr. Benson is okay with administrative approval, for everything except the LEED checklist.

(Melisa Tintocalis) Ms. Tintocalis says she's okay with the LEED checklist being submitted for administrative approval, since this is a build out rather than new construction.

(Steve Revilak) Mr. Revilak concurs with Ms. Tintocalis.

(Rachel Zsembery) Ms. Zsembery suggests having the town's sustainability manager review the LEED checklist.

There's some back and fourth about signs.

(Rachel Zsembery) Ms. Zsembery summarizes the final list for the applicant: a TDM plan, a LEED-ID checklist, approval for four awning signs (three on the south and one on the east side of the building), approval for three wall signs (two on the south and one on the east side), and four short-term bicycle parking spaces.

Special permit approved, 5--0.

Docket 3730 - 185 Massachusetts Avenue

(Claire Ricker) Ms. Ricker says this is an application for a restaurant. The applicants are seeking a parking reduction, but can provide some bicycle parking.

(Robert Annese, Attorney for the Applicant) Mr. Annese says that Fat Greek is a Greek restaurant in Haverhill. The property owner thought that Greek food would be a good fit, and contacted his clients about opening a restaurant in Arlington. Mr. Annese says the problem is parking -- the only parking available is on Mass Ave and the side streets. The applicants have no ability to create long-term bike parking, because sanitary rules prohibit bringing bicycles into the kitchen. There's also no ability to have bicycle parking in back.

The restaurant would be open from 11:00 am to 10:00 pm, seven days a week. Mr. Annese says that none of the other restaurants in the area have off street parking. His clients are proposing 18 seats in the restaurant, and most of the food preparation will be done on the main level. He says it's challenging to fill spaces in this area, because it's difficult to find a suitable operator.

(Pano, The Fat Greek) Pano describes their menu as Greek street food.

(Alex, The Fat Greek) Alex says there will be up to 18 seats in the restaurant; a few at tables, and a row of bar stools next to the window. One of the walls will be exposed brick. Cooking equipment will include fryers, grills, and an oven for cooking meat. The downstairs will be used for food preparation and refrigeration.

(Kin Lau) Mr. Lau is okay with the parking reduction. He'd like to see this restaurant improve street life, and asks about exterior lighting.

(Alex) Alex says he's open to suggestions.

(Kin Lau) Mr. Lau thinks that down-lighting on the sign is okay, or underneath the awning. He'd like to see them liven up the street. Mr. Lau asks about trash and ventilation.

(Alex) Alex says the vents will be on the roof. He'd like to have it offset, so it's away from the neighboring properties in back of the building. Trash disposal would be along the Winter St side of the building, next to Town Tavern. Alex says there's a hallway that runs through the basement, and they'd carry the trash out through the hallway. He says they're working with Town Tavern to consolidate grease bin storage.

(Kin Lau) Mr. Lau suggests storing grease in the basement.

(Rachel Zsembery) Ms. Zsembery says the applicants will need to provide a transportation demand management plan.

(Eugene Benson) Mr. Benson asks the applicants to work with the town to provide bike parking in front of the restaurant. He has a question about odors. Mr. Benson says the board received a letter from someone nearby, who was concerned about cooking odors, and asks how the applicants plan to deal with that.

(Robert Annese) Mr. Annese says this topic came up when Olivio went for a permit, but there were no complaints after the restaurant opened.

(Melisa Tintocalis) Ms. Tintocalis is supportive of the applicant's request for parking relief. Regarding odors, she says that one person's odor is another person's aroma. She supports proper controls, but understands there's a balance. Ms. Tintocalis would like to see more facade improvements and asks if the applicants have been in touch with the Capitol Square business alliance.

(Robert Annese) Mr. Annese says his clients will probably join the business alliance.

(Steve Revilak) Mr. Revilak also supports the applicant's request for a parking reduction. He believes there's space in front of the restaurant for a few bicycle stands, one the sidewalk next to the bench. He asks the applicants to do what they can to minimize cooking odors from the restaurant. Mr. Revilak says he bikes through this area every day, and the only food smell he's ever noticed is popcorn from the movie theater.

(Kin Lau) Mr. Lau suggests aiming the exhaust fan forward, towards Mass Ave.

(Eugene Benson) Mr. Benson thinks an indoor ventilation system would be good too. He's interested in knowing more about what state of the art odor control is like.

(Rachel Zsembery) Ms. Zsembery points out that the board hasn't asked other restaurant applicants for specialized odor control, including the Tatte permit we just granted.

The chair opens the hearing to public comment.

(George) George says he doesn't own a car or a bicycle. He supports a parking exemption, and he wishes the restaurant could be open later. He says there are occasionally smells from other restaurants in the area, but says it's not an issue.

(Cheryl Marceau) Mr. Marceau asks the board not to issue a special permit, unless there's a requirement that cooking odors are fully controlled. She says odors impair the quality of life, and make it miserable for her to be in her back yard. She says she can't open the windows of her house, and that restaurants deny people the enjoyment of their property. She says that restaurant emissions contain dangerous pollutants, and these come from cooking food with fat. Neighborhoods with restaurants have more unhealthy particulate matter in the air, and restaurants are twice as polluting as vehicles. She thinks a new restaurant will make this worse.

(John Leone) Mr. Leone is part of the trust that owns the adjacent house, behind Town Tavern. His main concern is odor control, and he thinks that charcoal filters are a solution. He believe that Menotomy Grill and Common Ground were both required to have charcoal filters. He says that another restaurant will make odors worse, but we have a chance to be better here. He says that Town Tavern's trash pickup is at 5:00 am, and hopes that can be changed to later. Mr. Leone says that rodent control is also a problem, and there are rodents in his yard.

(Susan Leone) Ms. Leone says she's lived next door to this building for 26 years. The spot where Town Tavern is used to be a drugstore. She says that Ristorante Olivio didn't smell bad, but she can smell fumes at 10:30 when Town Tavern turns on their grill. She says that trash pickup comes at 5:00 am an she's concerned about noise from air conditioners. She says that parking is the least of her concerns, as long as customers don't block people's driveways.

(John Linder) Mr. Linder says that the smell from Town Tavern has ruined his quality of life, and he doesn't think the positioning of the vent will make any difference. At one point, Town Tavern agreed to improve their system. Mr. Linder says the trash cans on Winter Street are unsightly, and that another restaurant will mean more trash cans. He says he's had to dispose of three dead rats this past year, and that he can't wait until he has enough money to move away. He says he's never smelled popcorn from the movie theater, and thinks it would be a mistake to allow more restaurants in the area.

There are no further comments from the public.

(Rachel Zsembery) Regarding the 5:00 am trash pickup, Ms. Zsembery advises the abutters to seek relief from the restaurant owners, or from the Select Board. She asks the applicants about air filtration.

(Alex) Alex says he doesn't want to have upset neighbors. He's open to considering an advanced filtration system, but it will ultimately come down to cost. Alex says that what he's heard so far sounds mostly like a Town Tavern issue.

(Robert Annese) Mr. Annese notes that restaurants are allowed in the B3 district, and says he's willing to work with the neighbors.

(Rachel Zsembery) Mr. Zsembery says the board has discussed a TDM plan, frosting the lower part of the glass, establishing a start time for trash pickup, and working with the landlord to identify a containment area for trash.

(Kin Lau) Mr. Lau says he doesn't encourage putting the trash out on Mass Ave, but he would encourage on-demand pickups for trash and grease. He suggests using charcoal filters in the ventilation system. Mr. Lau says he wouldn't expect that aiming the vent towards Mass Ave will eliminate odors, but he does think it will help to disperse the exhaust. He also encourages the applicants to add more lighting in front.

(Eugene Benson) Mr. Benson asks if the applicants have contact with a trash hauler.

(Alex) Alex answers in the affirmative.

(Eugene Benson) Mr. Benson says the board can limit hours of trash pickup.

(Rachel Zsembery) Ms. Zsembery says there should be no deliveries or trash pickup before 7:00 am. She says the board can require on-demand trash pickup, and a refrigerated area to hold trash before pickup.

(Eugene Benson) Mr. Benson says the neighbors can talk to the Select Board about Town Tavern.

(Rachel Zsembery) Ms. Zsembery doesn't feel the board is able to ask for a specific kind of filtration system, but she thinks the board can ask for the use of advanced filtration techniques.

(Melisa Tintocalis) Ms. Tintocalis suggests some kind of signage, advising customers not to block neighbor's driveways.

(Rachel Zsembery) Ms. Zsembery summarizes conditions for the special permit: deliveries and trash pickup after 7:00 am, on demand pickup for trash and grease, enhanced filtration for odor and particulate mitigation, orienting the exhaust towards Mass Ave, submitting of a TDM plan, and ensuring the area under the soffit is well-lit. These items would be administratively reviewed by town staff.

The board votes to grant the special permit, 5--0.

Docket 3717 - 80 Broadway

(Claire Ricker) Ms. Ricker says there's an updated staff memo for the continued hearing, and the applicant has provided the materials that the board previously requested.

(David Fried, Architect) Mr. Fried says they've submitted a new set of shadow studies, which show very little impact to the solar panels of the house in Broadway. They've also indicated north on the drawings. He says they've included FAR calculations in the latest set of plans and provided more detail about the individual units. They're mostly one-bedroom apartments with 700--800 square feet. The drawings show measurements for setbacks, and they've added an upper-story step-back to the Winter Street side of the building. There are also changes to the facade, and a roof deck above the first floor commercial.

(Rob Costello, Applicant) Mr. Costello says he's open to having the town choose which apartment will be the affordable one.

(David Fried) Mr. Fried says they've provided a lighting plan, along with a photometric study. The parking areas are illuminated, but in a way that prevents light from spilling over to neighboring properties.

(Rachel Zsembery) Ms. Zsembery appreciates how the applicants have added to the visual interest of the building.

(Kin Lau) Mr. Lau thinks it's a handsome project. He suggests a change to the exterior lighting: replacing a wall pack with illuminated bollards. He thinks this is a great fit.

(Eugene Benson) Mr. Benson says he has some concerns about the TDM plan, and notes that the first 3,000 square feet of commercial are exempt from parking requirements. He thinks the six parking spaces should be reserved for residential tenants, and it's not necessary to make them available to the commercial ones. He points out that part of the drive aisle is narrower than the required 24'.

Mr. Benson asks to have the winter solstice shadow study shown. He asks the architect to clarify which of the 9am shadows come from the proposed building.

(David Fries) Mr. Fries indicates which shadows are attributable to the proposed building.

(Eugene Benson) Mr. Benson asks for clarification about noon shadows.

(David Fries) Mr. Fries indicates shadows from the noon study that are attributable to this building.

(Eugene Benson) Mr. Benson asks for confirmation that the solar arrays on the neighboring building won't be shadowed, and who prepared the shadow studies.

(David Fries) Mr. Fries confirms that the solar panels won't be shaded. He says the studies were produced in house, by his architectural firm.

There's a period of back and fourth between Mr. Benson and Mr. Fries, regarding specific elements of the shadow studies.

(Eugene Benson) Mr. Benson asks about an EV charger.

(Rob Costello) Mr. Costello says they can install one.

(Eugene Benson) Mr. Benson asks about the parking buffer on the building's west side.

(David Fries) Mr. Fries walks through the planting and screening proposed for that area.

(Melisa Tintocalis) Ms. Tintocalis thinks it's a really good project.

(Steve Revilak) Mr. Revilak asks to have the planting plan shown. He says the town's conservation commission publishes a list of recommended native species, but only a few of the proposed plantings appear on the list. He asks if the applicants would be willing to substitute native species from the conservation commissions list.

(David Fries) Mr. Fries answers in the affirmative.

(Steve Revilak) Mr. Revilak has a question about the facade on the building's south side. There are rows of windows at either end, and a blank wall in the middle. He understands there's a stairwell on the other side of that wall, and asks if there's a way to add more windows, while keeping them aligned with what's there.

(David Fries) Mr. Fries believes it would be possible to add windows at each stair landing.

(Steve Revilak) Mr. Revilak has a question about long term bicycle parking. He notes that 117 Broadway uses a similar kind of hanging stand, and asks if the applicants considered two-level systems like the Dero Decker. He believes the Dero Decker has a mechanical assist, to help lift bikes to the upper level.

(David Fries) Mr. Fries says he'd considered the Dero Decker, but it would not have allowed them to fit enough parking for 14 bicycles.

(Steve Revilak) Mr. Revilak asks if the applicants would be willing to unbundle parking, meaning that the cost to rent a parking space would be separate from the cost to rent an apartment. He's thinking of this as a way to control parking demand.

(Rob Costello) Mr. Costello says he'd prefer to do it that way.

(Steve Revilak) Mr. Revilak notes that this project is within a height buffer zone. In order to allow the taller height, the board has to make a finding that the extra story doesn't have an adverse impact on the neighboring R2 district. He asks the applicants how they'd make the case that there's no adverse impact.

(David Fries) Mr. Fries says the upper story has step backs on all sides, which significantly reduces the massing and visual impact of the fifth floor.

(Steve Revilak) Mr. Revilak has a question about the sign areas. He notes that wall signs are limited to 40 square feet per business, and asks how the sign areas will be divided among the commercial tenants.

(Rachel Zsembery) Ms. Zsembery thinks that it would be better to have the applicants come back when they have tenants with specific sign proposals.

(Eugene Benson) Mr. Benson asks how much of a difference the fifth floor will make with respect to shadows, as compared to the building having only four floors.

(David Fries) Mr. Fries says there's not really a good way to tell, without doing two sets of shadow studies: one with five stories and one with four.

The chair opens the hearing to public comment.

(Ben Beckwith) Mr. Beckwith says the most important thing about this project is not being addressed: it's taller that what people found acceptable in the last Master plan. He says that section 5.3.8 requires a 20' setback on each side, and he believes this violates a number of provisions in the zoning bylaw. He thinks that section 5.3.21 requires 20% open space, and the height should be limited to four stories and 50' due to the proximity to the R2 district. He thinks this will set a terrible precedent, and suggests the building should be redesigned.

(Resident, 75 Broadway) A resident who lives at 75 Broadway thinks there should be more context in the shadow studies. She thinks the building will cast shadows on the triple deckers across the street. She says it's larger than other buildings on Broadway, and seems overwhelming.

(Terry Chu) Ms. Chu doesn't understand why five stories is allowed here. She says the block's not very long, and she believes the building will overwhelm it. She lives in a two family home on this block, and thinks her home will be shadowed. Ms. Chu says she was raised in Arlington and has lived on this block for fifteen years. She says her sunlight comes from Winter Street. She worries that this will encourage other large projects, and thinks 117 Broadway sticks out like a sore thumb. She asks the board to consider the well-being of residents.

(Bob Radocia) Mr. Radocia asks what the height of the fifth story is, and how snow removal will be handled.

(David Fries) Mr. Fries says the top of the fifth story is 55' high. He notes that most of the parking area is covered, and doesn't expect snow removal to be an issue.

(Chris Loreti) Mr. Loreti believes the application is deficient, the table of parking is wrong, the shadow studies are incomplete, and that the applicant should have provided 3D renderings to show more context. He says the renderings don't show the neighboring ADU on Winter street. He thinks there are numerous zoning violations, and it will be easy to appeal.

There's no more comment from the public.

(Steve Revilak) Mr. Revilak would like to say a few words about Section 5.3.8, since it was mentioned during public comment. Mr. Revilak says this is the section of our zoning bylaw that requires corner lots to have two front yards, and he agrees that makes sense when the corner lot is in the same zoning district as the parcels that adjoin it. Mr. Revilak thinks that 5.3.16 is also applicable here; that section allows the board to adjust setback requirements during environmental design review, based on conditions that are unique to the proposal. Without speaking for the rest of the board, Mr. Revilak believes there is a unique condition here: it's a single B4 parcel surrounded by R2. It's a different use in a different zoning district, so Mr. Revilak is okay with the mixed use setbacks for B4.

(Melisa Tintocalis) Ms. Tintocalis says she's comfortable with the step-backs provided. She thought the way the applicants worked through the massing was thoughtful.

(Eugene Benson) Mr. Benson says the proposed height is allowed by the zoning bylaw. If the B district is near an R0, R1, and R2 district, the board can require the lower height if it determines that the higher height would have an adverse impact. However, the bylaw isn't specific about what constitutes adverse impact. Mr. Benson notes that the triple deckers across the street are also in a B4 district, and the bylaw doesn't give them the same consideration. He notes that the board has the ability to adjust setbacks, he thinks the applicants have done enough to provide open space, and says the board has the authority to reduce parking requirements.

Mr. Benson isn't sure about the parking buffer on the west side of the property. The rule is a 10' buffer, or a 5' buffer with a solid fence, and Mr. Benson thinks the applicants need to come back with a buffer that complies with section 6.1.1(D). He acknowledges that there are some shadows, but would feel differently if they covered solar panels.

(Kin Lau) Mr. Lau says he's very supportive of the project, and thinks that unbundling parking is a good idea. He says the applicants could consider a shared parking arrangement.

(Eugene Benson) Mr. Benson disagrees with the idea of shared parking.

(Kin Lau) Mr. Lau suggests converting two of the parking spaces to compact spaces, which would allow the applicants to increase the size of the parking buffer.

(Rachel Zsembery) Ms. Zsembery would like to summarize the things she's heard from the board: replacing some of the wall packs with illuminated bollards, devoted all six parking spaces to residential tenants, adjusting the TDM plan, adding an EV charger, incorporating more native species in the planting plan, requiring separate review of signage, and using two compact spaces to comply with the parking buffer.

(Eugene Benson) Mr. Benson notes that the board also need to make specific findings under sections 5.3.19 and 5.3.16.

There's a discussion about adding windows to the stairwell on the south side. Stairwells need to be illuminated at all times for fire department access, and there's a question about whether this could inconvenience abutters. The board and the applicant agree to scratch the idea of additional windows, and stick with what was proposed.

There's discussion of the findings the board needs to make, and a review of conditions. The applicant will work with DPDC staff to determine which unit will be designated as affordable.

Special permit approved, 5--0.

Open Forum

There's no one interested in speaking at tonight's open forum.

New Business

(Claire Ricker) Ms. Ricker tells the board that the Housing Corporation of Arlington received approval to file a 40B application for 10 Sunnyside Ave. She says it will be about 40 units.

(Steve Revilak) Mr. Revilak lives on Sunnyside ave, and he's very supportive of the idea. He thinks it's a great location for infill housing development; there's a grocery store two blocks away, it's close to buses on Broadway and Clarendon Hill, it's an easy walk to Davis Square, and close to the Alewife Greenway.

Meeting adjourned.