What Happened at the 9/11 ARB Density Overlay Meeting
ACMI Video:
The MBTA Communities Working Group Sends
New Housing Plan to Redevelopment Board
On Monday, September 11th, hundreds of Arlington residents gathered for what turned out to be a dramatic evening. This was the Arlington Redevelopment Board’s first public hearing with public input on the MBTA Communities Act Multi-Family Housing Plan.
On Monday night, the ARB received not just the MBTA Communities Act Working Group’s report and housing plan. They also received public comments, some of which were emotionally charged. The remainder of the meeting was used for discussion and clarification by the members of the Board.
Those of us who stayed to the end of an hour and a half of public comment were gifted with a dramatic shouting match by two angry men on each side of the housing debate. One man was angry because he wasn’t given the opportunity to provide public comment. The other man was being disruptive and yelling because he was angry at the first man who was yelling! The police were called in and quiet was restored in the hall.
It would have been great if there was time for everyone to provide a comment on Monday night. However, the ARB has been handed a ton of work to do in a very short period of time. Following the Monday 9/11 hearing, the ARB has only two more meetings to make modifications and put together what they believe is both a good housing plan, as well as the zoning bylaw amendments that enable it, and one that will pass with a simple majority at the Special Town Meeting, beginning on October 17th.
This remains an iterative process, so we can expect to see needed changes to the MBTA Communities Act Housing Plan before it goes to Town Meeting.
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THE WORKING GROUP’S PLAN
The Working Group’s slide show presentation included two multifamily housing map alternatives that the MBTA Communities Act Working Group and the town’s consultant Utile prepared. The plans showed the new housing districts stretched along Mass Ave and Broadway, which would allow new residents quick access to bus lines and businesses. This stretching of the housing districts from east to west also reduces reliance on automobiles and minimizes the impact on any single school district.
The two alternatives were similar in terms of the structure of the districts and the calculated unit capacity. The main difference was the location of the housing in the Heights.
Alternative One:
Heights District with Neighborhood housing on Paul Revere Road
The WG’s recommended Alternative One
extends the Heights Neighborhood housing district south of Mass Ave, along Paul Revere Road, to the Lexington town line. Alternative Two sites the Heights Neighborhood District north of Mass Ave, in the Peirce Road/ Forest Street area around the Old Schwamb Mill.
Alternative Two:
Heights District with Neighborhood housing at Old Schwamb Mill / Mill Brook Flood Plain
Neither of the two Heights Neighborhood District Alternatives is particularly desirable in their current iteration. Alternative One would allow four story buildings on a topographically challenging steep incline. This alternative might work if the height of the buildings is reduced to 3 story maximum. Alternative Two includes the Old Schwamb Mill and the Mill Brook flood plain, making it a very poor choice.
Both of these alternatives have been sent to the state for pre-adoption compliance testing. Arlington’s Director of Planning and Community Development and the consultant Utile believe that both plans will meet compliance.
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THE 2046 UNIT DEBATE
During the presentation, the public was told multiple times that there would be “no new housing” if the town opted for the minimum compliance of 2046 units. This argument is questionable for a number of reasons. For one, the new MBTA Communities Act Housing Districts already include some very dense housing that could not be built under the new MBTA Communities Housing guidelines. This includes 7 and 8 story housing on Mass Ave, which contain apartments that are smaller than 1000 sf. It is unlikely that those buildings would be redeveloped. So new development within the districts would increase the number of housing units. It’s the parcels with less density that could yield an increase in housing, especially if lots were combined by a developer, which does happen. In fact, we’re seeing this happen at the moment on Mass Ave not far from Brattle Square. This would add to the town’s housing inventory. Additionally, the minimum compliance calculation does not include units on the one bonus floor for tall buildings on Broadway or the two bonus floors on tall buildings on Mass Ave.
That said, this is not an argument in favor of minimum compliance. Arlington needs more housing. And, after all, a minimum compliance plan could still be terrible if, for instance, the new housing is located in the 100-year flood plain or if 4 story buildings are constructed on topographically challenging terrain.
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A GUN TO WHOSE HEAD?
One seasoned Town Meeting Member who gave public comment characterized the plan as “a gun to the head of Town Meeting.” I see it a little differently: this plan is a significant challenge to the Redevelopment Board. The ARB has an awfully steep hill to climb in a short time to get a good plan together that Town Meeting is willing to pass!
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WHAT’S NEXT?
Future ARB hearings and meetings:
Monday September 18
ARB continues zoning hearings on other zoning amendments. Agenda includes correspondence.
Monday October 2
After receiving public comments, the ARB will deliberate and vote on the main motion for each of the zoning warrant articles, including MBTA-C.
Friday October 6
Date by which Redevelopment Board’s MBTA Communities Act report must be published in time for next hearing
Tuesday October 10
Anticipated (but as yet confirmed) ARB meeting to vote on the report to Town Meeting on the main motion for each of the zoning warrant articles.
Tuesday October 17
First night of Special Town Meeting to debate and vote on the zoning articles.
Note: if Town Meeting does not pass the MBTA Communities Housing Act plan, it will come back to Town Meeting in 2024. The state requires that the town passes a plan by the end of 2024. However, the town will not be able to participate in the Fossil Fuel Free pilot if Town Meeting does not pass MBTA-C this fall.
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REFERENCES
Recordings:
https://acmi.tv/programs/government/redevelopment-board-meetings/
Agenda:
Correspondence:
https://arlington.novusagenda.com/agendapublic/CoverSheet.aspx?ItemID=16564&MeetingID=1913
