Arlington Redevelopment Board - Sep 9th, 2024

Meeting held at 27 Maple St. Materials were available from https://arlington.novusagenda.com/agendapublic/MeetingView.aspx?MeetingID=2105&MinutesMeetingID=1476&doctype=Agenda.

Review Meeting Minutes

The board approved minutes from their August 5th meeting, 5--0.

Docket 3816 - 5--7 Belknap St

This is a site plan review for new housing in Arlington's MBTA Communities Neighborhood Multi-family district. It's the board's first site plan review application.

(Claire Ricker, Planning Director) Ms. Ricker says that 5--7 Belknap is a site plan review application. The applicant proposes to demolish an existing two-family house and garage, and replace it with four dwellings in two duplexes. The proposal includes four parking spaces, and four long-term bicycle parking spaces.

(Brian McGrail, Attorney) Mr. McGrail says the application is made under the recently enacted Section 5.9 of the Zoning Bylaw. The property is located in the Neighborhood Multifamily District. His client is proposing to demo the existing two-family home, and build four new units in two buildings. He notes that the use is allowed by right, according to Mass General Law 40A, Section 3A.

(Brigitte Steines, Architect) Ms. Steines says there will be four units, three stories tall. There's some expansion relative to the original building footprint, in order to provide access and allow light between the buildings. They'll re-use the existing driveway on the east side of the building, and provide one parking space per dwelling. The other side will be set back 7' from the property line. There will be covered storage for four bicycles behind the buildings. She says the color pallet was chosen based on what's prevalent in the neighborhood. They've also made changes based on feedback received during neighborhood outreach.

Ms. Steines says the buildings have staggered facades and wide steps on the porches. They're also providing roof decks for additional outdoor space. Mechanicals will be located on the other half of the roof, which is solar-ready. They plan to install four EV chargers.

The buildings will be 33.5' high. There will be exterior downlighting, but no uplighting.

(Steve Revilak, ARB) Mr. Revilak asks about the rack system in the bike shed.

(Brigitte Steines) Ms. Steines says they were trying to design something that was space-efficient. The bikes will be racked vertically.

(Steve Revilak) Mr. Revilak asks the applicants to consider racks that allow bicycles to be wheeled into place, rather than lifted. Mr. Revilak suggests running power to the bike shed, both for lighting and e-bike charging.

(Eugene Benson, ARB) Mr. Benson asks how snow removal will work during the winter.

(Brigitte Steines) Ms. Steines says that snow will have to be stored on the side in the area between parking spaces, or in the back.

(Eugene Benson) Mr. Benson asks how snow removal will be managed.

(Brigitte Steines) Ms. Steines says the details will have to be worked out in the condominium agreement.

(Brian McGrail) Mr. McGrail says it's not unusual to have condo agreements where excess snow is trucked off-site.

(Eugene Benson) Mr. Benson asks what the applicants intend to plant in the 12" strip on the east side of the property.

(Brigitte Steines) Ms. Steines says they'd prefer something low-growing, and native. They'd prefer low-growing because the strip is next to parking spaces. She says they'll have taller plants on the other side of the building.

(Eugene Benson) Mr. Benson asks if the same railings will be used on both the front and side of the building.

(Brigitte Steines) Ms. Steines answers in the affirmative. The railings will be 42" high.

(Shaina Korman-Houston, ARB) Ms. Korman-Houston noted that the application mentioned a reduction in impervious surface. She asks where the reduction is coming from.

(Brigitte Steines) Ms. Steines says the reduction will come from removing the garage, and some of the asphalt from the existing driveway. They're planning to use a gravel system for the parking spaces, which will be pervious.

(Shaina Korman-Houston) Ms. Korman-Houston asks if the patio between the buildings will be a common area.

(Brigitte Steines) Ms. Steines answers in the affirmative.

(Shaina Korman-Houston) Ms. Korman-Houston asks for a description of the other outdoor spaces.

(Brigitte Steines) Ms. Steines says there are yards in front of and behind the two buildings.

(Shaina Korman-Houston) Ms. Korman-Houston suggests the applicants look at our solar bylaws, to ensure that they comply.

(Brigitte Steines) Ms. Steines says they've performed a solar study, and the buildings will be solar ready.

(Kin Lau, ARB) Mr. Lau thanks the applicants for making a complete package submission. He asks if there will be any bollard lighting on the side with the parking.

(Brigitte Steines) Ms. Steines says they can think about subtle lighting which is mounted on the side of the building and shines down.

(Kin Lau) Mr. Lau notes that the lighting will have to comply with Arlington's dark skies bylaw. He asks for details regarding how the front and rear patios will be constructed.

(Brigitte Steines) Ms. Steines says the middle of the patios will be solid and filled in. The front and back porches will consist of sonotubes and decking.

(Kin Lau) Mr. Lau notes that an uncovered deck could be considered permeable, since water can pass through it. He thinks there is more pervious space than the applicants are claiming.

Mr. Lau asks if the dwellings will be condos or rental units.

(?) One of the applicants says they'll be condos.

(Kin Lau) Mr. Lau suggests that the condo regulations include rules about snow and trash removal.

(Rachel Zsembery, ARB Chair) In terms of bridging modern and traditional, Ms. Zsembery says she was disappointed not to see trim around the windows. She suggests trim treatment similar to the Brunswick Road photo that was included in the application.

The chair opens the hearing to public comment.

(Wynelle Evans, Orchard Place) Ms. Evans says that Mr. Collins has done good work, but she's disappointed in this. She thinks the building doesn't respect its surroundings. She says it's not Arlington, and could be absolutely anywhere.

(Jen Toole(?), Belknap St) Ms. Toole says she's worked with the applicant, and notes that this it the first MBTA Communities multifamily project in Arlington. She says she's lived at 9 Belknap street for a decade. She says that the MBTA Communities Act was meant to solve a housing crisis. During the last few years, three of the fourteen properties on Belknap Street have been redeveloped. She says that new houses sell for $1M to $1.7M, and believes this contributes to the rise in housing costs. She thinks that condos don't align with the MBTA Communities act. She says she wouldn't allow toddlers on a roof deck.

(Carl Wagner, Edgehill Rd) Mr. Wagner says "this sucks", and that the Town of Arlington needs to get a proper microphone system. He says people should speak to the abutters, and that the buildings look like detention centers for migrants. He thinks the applicants are taking advantage of Arlington. He asks the ARB to hold this project to the letter. He thinks it's anti-Arlington, and that we need human sized MBTA Communities zoning. He says "If I had to live on that street, I'd move".

(Pete Bermudas, Belknap St) Mr. Bermudas says he appreciates the way Mr. Collins engaged with the neighborhood. He asks if the head houses on the roof should be included in the building height. He asks if the Inspectional Services department is better staffed. He asks what will happen to the unit at 9 Belknap St.

(Ratnakar Vellanki) Mr. Vellanki thanks the applicants for bringing this project forward. He says that two units will become four. He notes that the federal reserve has said the United States has a lack of housing supply. He says that hearings for as-of-right development should be limited to certain conditions, and very narrow in scope. Although Environmental Design Review criteria is used, this is not an Environmental Design Review hearing.

(Daniel Greene) Mr. Green says he's interested in seeing how the board handles the framework of by-right development with site plan review.

(Susan Stamps) Ms. Stamps says she's disappointed with the super-modern design. She doesn't think it's harmoniously related to the terrain. She says this looks different, and she'd like to see a more traditional design.

(?, Jason Terrace) The member of the public said he was disturbed at the design of the brick building that was plopped into the middle of this building. For the sake of architectural heritage, he hopes that wasn't the case.

There are no further comments from the public.

(Eugene Benson) Mr. Benson says that under site plan review, the board cannot deny an application that meets the requirements of the bylaw. He says this use is allowed as of right, which is a requirement of state law. The Zoning Bylaw is what gives the redevelopment board the ability to do site plan review. Mr. Benson says the board can add reasonable conditions.

Mr. Benson believes that 6.1.10.A of the zoning bylaw requires more of a buffer along the parking spaces. He thinks we can deal with snow removal in conditions, and asks about screening between roof decks.

(Shaina Korman-Houston) Ms. Korman-Houston says that, according to our bylaw, head houses are not included in building height. She says the driveway feels narrow, but an extra foot of driveway width wouldn't change her mind about the project.

(Kin Lau) Mr. Lau suggests a fence along the parking. He's okay with leaving snow removal for the condo agreement. He thinks that trim changes will make the building look nicer.

(Steve Revilak) Mr. Revilak says that 6.1.10.A came up frequently while he was a member of the ZBA, generally in the context of special permits for second driveways. The Bylaw requires a vegetated buffer next to parking, but it doesn't say how big the buffer needs to be. Mr. Revilak recalls the ZBA's preferring an 18" buffer, but 12" was acceptable. He's okay with the buffer strip as proposed.

(Eugene Benson) Mr. Benson thinks the plantings need to be taller, in order to provide visual screening.

(Rachel Zsembery) Ms. Zsembery agrees that the size of the buffer is not defined in the bylaw. For that reason, she thinks that additional requirements on the planting strip would be an undue condition.

(Kin Lau) Mr. Lau thinks that a fence would do a better job of blocking light.

(Eugene Benson) Mr. Benson suggests a fence with vines growing through it.

(Shaina Korman-Houston) Ms. Korman-Houston wants to make sure we don't impose a requirement that makes it difficult to use the space. The strip is next to parking spaces, and people will need to open their car doors.

(Rachel Zsembery) Ms. Zsembery summarizes a list of conditions, which include: a preference for bike racks that don't require bicycles to be lifted, adequate snow removal conditions in the condo agreement, and adding trim around the windows and at the building corner. She says the board needs to make a decision about the vegetated buffer.

(Michael Collins, Applicant) Mr. Collins asks about having a mix of taller and shorter plantings in the buffer strip -- taller plantings at the front of the parking spaces, and shorter ones where the doors would be.

(Eugene Benson) Mr. Benson thinks they could use plantings to differentiate the parking spaces.

The board has a final list of conditions, which will be reviewed by DPCD staff: having a snow removal plan in the condominium documentation, reviewing the Residential Design Guidelines and adding trim around the windows and corners, reviewing bike parking guidelines, having a 4' high vegetated buffer where possible with lower vegetation elsewhere, and complying with site lighting requirements.

There's some more back and fourth about the conditions.

The board approves the application, 5--0.

Docket 3633 - 1500 Massachusetts Ave

(Claire Ricker, Planning Director) Ms. Ricker says the applicant is seeking permission to convert a previously-approved first-floor commercial space into an accessible apartment. The applicant appeared before the Massachusetts Architectural Access Board (MAAB), who approved of this modification.

(Darrin DiNucci, Applicant) Mr. DiNucci says he was previously represented by attorney Bob Annessi, who's now taking a medical leave. He says there's been a lot of inaccurate stuff posted on social media about this project.

Last year, Inspectional Services Director Mike Ciampa said the building permit was issued in error, and he advised the applicants to go before the MAAB. Mr. DiNucci says his family has lived in Arlington since the 1960's and he's complied with the process throughout the project.

(Monte French, Architect) Mr. French says they're proposing to remove the interior corridor on the west side of the building, and excavate a courtyard on the exterior. He says that open space was acceptable to the MAAB. The interior changes have given the commercial space a dedicated bathroom, and a larger bike room. They're proposing additional long-term bike parking at the left front of the building, and the short-term bike parking in front of the commercial space is still there.

Mr. French says the accessible unit will have a galley style kitchen. They ran into issues with ledge, which required access changes in the rear of the building. The office space is 600 square feet, and the accessible unit is 549. He says they tried to go through proper channels when changing the parking configuration, and they've submitted a copy of their email correspondence with former Planning Director Jenny Raitt.

Mr. French shows interior photos of the building, to illustrate work that's been done so far. They've done a study to determine what would be involved in adding an elevator. The elevator would have to serve all of the floors, and would require significant structural and plumbing changes. They've also presented two alternatives for a revised parking configuration.

(Steve Revilak, ARB) Mr. Revilak has comments about the long-term bicycle parking in front of the building. Long-term bike parking needs to be protected from the elements and secure, so he believes the applicants would have to provide a bike locker in that location. As an alternative, he suggests orienting the interior racks at 45 degrees, spaced 4' apart on center. Mr. Revilak says this is a recommended layout in Boston's bicycle parking guidelines, and it may allow the applicants to move all of the long-term storage into the bike room.

Mr. Revilak asks if they applicants asked for compact spaces because of ledge in the rear of the building, and the retaining wall for the adjacent property.

(Darren DiNucci) Mr. DiNucci answers in the affirmative. Their engineer said they needed several additional feet to taper the retaining wall.

(Eugene Benson, ARB) Mr. Benson asks about the size of the accessible unit.

(Monte French) Mr. French says it's 550 square feet in gross floor area, and 485 feet in net floor area.

(Eugene Benson) Mr. Benson asks if they can add windows on the side.

(Monte French) Mr. French answers in the negative. He says they discussed this with the MAAB.

(Eugene Benson) Mr. Benson asks if the occupant of the accessible unit would use the trash receptacles in the rear.

(?) One of the applicants answers in the affirmative.

(Eugene Benson) Mr. Benson asks if the applicants are asking for two full-sized parking spaces and three compact ones.

(?) One of the applicants answers in the affirmative.

(Shaina Korman-Houston, ARB) Ms. Korman-Houston asks if there's any way to change the front window, to give the space more of a residential feel.

(Rachel Zsembery, ARB Chair) Ms. Zsembery asks if it would be possible to put two double-hung windows in each of the front window bays.

(Monte French) Mr. French thinks there are ways they can modify the front window configuration.

(Darren DiNucci) Mr. DiNucci says he was concerned about losing the continuity of the exterior appearance. He'd prefer to invest in good blinds.

(Shaina Korman-Houston) Ms. Korman-Houston says she was thinking more along the lines of an artificial wall. She's interested in addressing the look from the interior.

(Kin Lau, ARB) Mr. Lau agrees with softening the first floor residential facade. With one EV charger, he'd prefer parking option one.

(Monte French) Mr. French believes that parking option one will be better for snow removal.

(Kin Lau) Mr. Lau agrees. Option one would also allow the charger to be shared between spaces. Mr. Lau asks about grading in the rear of the building.

(Monte French) Mr. French says it needs to be flat enough to meet the requirements for open space.

There's some back and forth about stormwater management.

(Rachel Zsembery, ARB Chair) Ms. Zsembery says she's disappointed about the loss of first floor commercial space. She says the board is trying to work with the applicant and that this is not a precedent for what the board would ordinarily approve. Ms. Zsembery notes that every other unit has windows that open, and she thinks that's important. Having windows that open will also help to differentiate the residential unit from the commercial space.

(Darren DiNucci) Mr. DiNucci says they can cut another window opening on the side of the building.

(Eugene Benson) Mr. Benson says he'd also prefer the addition of a window on the side.

The chair opens the hearing for public comment.

(Carl Wagner, Edgehill Rd) Mr. Wagner says that Arlington needs better audio systems in its meeting rooms. He says he applauds the board for standing up for the occupant in the space that looks like a prison cell. He thanks the applicant for following accessibility rules, and thinks this whole experience could be useful for mixed use.

There are no more comments from the public.

(Rachel Zsembery) Ms. Zsembery asks about the possibility of having a trellis and vegetation between the buildings.

(Darren DiNucci) Mr. DiNucci says he's amenable to that.

(Steve Revilak) Mr. Revilak also the idea of having windows on the side. Like his colleagues, he's prefer a more residential-looking treatment for the front.

(Eugene Benson) Mr. Benson thinks the board is dealing with a difficult situation. He's less concerned with the front of the unit. As for parking, Mr. Benson doesn't believe the board has the ability to allow additional compact spaces, but the board can allow a reduction in the number of parking spaces, in conjunction with a transportation demand management (TDM) plan.

(Monte French) Mr. French says they could do four full-sized spaces.

(Eugene Benson) Mr. Benson says they'll need to submit a TDM plan.

(Darren DiNucci) Mr. DiNucci says he's okay with that.

(Shaina Korman-Houston) Ms. Korman-Houston would still like to see a window on the side, and some treatment to the front.

(Darren DiNucci) Mr. DiNucci proposes a second window on the side. There's a door opening that they'll need to close up. He says they could close the bottom half, and install a second window in the upper half.

(Monte French) Mr. French says there are a number of treatments they could use on the front.

(Rachel Zsembery) Ms. Zsembery would like the applicants to submit the facade changes to town staff for approval. She suggests dividing the window area, to allow for smaller shades.

Ms. Zsembery suggests a list of amendments and conditions, which include: four full-sized parking spaces, removing short-term bike parking from the front of the residential unit, adding two punched windows on the west side, adding vegetation outside the windows, moving all of the long-term bicycle parking inside, and modifying the front facade of the residential on the first floor.

Special permit approved, 5--0.

Representative to Community Preservation Act (CPA) Committee

(Claire Ricker) Ms. Ricker says the ARB needs to appoint a representative to the Community Preservation Act Committee. Mr. Lau nominates Ms. Korman-Houston and Ms. Korman-Houston accepts. The board approves this nomination, 5--0.

Open Forum

(Wynelle Evans, Orchard Place) Ms. Evans wants to follow up on her concerns about 455 Mass Ave. She thinks that frosted glass might not meet the bylaw's transparency requirements, and that one of the affordable units is undersized and overpriced.

(Claire Ricker) Ms. Ricker says her department has been working with the property owner regarding the unit size.

New Business

(Claire Ricker) Ms. Ricker says the Select Board and Redevelopment Board will have a joint meeting on Monday.

(Rachel Zsembery) Ms. Zsembery says the agenda for this meeting will be forthcoming.

(Steve Revilak) Mr. Revilak asks if there have been any responses to the RFP for the Master Plan update.

(Claire Ricker) Ms. Ricker says that Stantec and Nitsche Engineering have expressed interest.

(Steve Revilak) Mr. Revilak asks if the department will have a booth for town day.

(Claire Ricker) Ms. Ricker answers in the affirmative. Programming will include the master plan update, the Fox Library feasibility study, and the Affordable Housing Trust Fund.

Meeting adjourned.