What Happened at Special Town Meeting 2023
The New Density Articles and the MBTA Communities Density Overlay
The first week:
Summary
Town Meeting Members were convinced by Town officials to drastically reduce open space in the B (business districts). The effect will be pronounced for abutting properties and for the residents of the mixed use (residential large apartments allowed in the B districts). Gone will be trees, permeable natural open space, the home-office historical look and feel of the B-1 districts. New this year, despite Town Meeting overwhelmingly saying “NO” in 2019: Roofs and balconies will now count as open space.
Articles that were adopted, by large majorities: Articles 5-11.
Videos of the 2 sessions covering the “new density Articles” concerning open space in B districts on October 17 and October 19th are available on the ACMI Youtube channel.
The second week - The MBTA Communities density overlay:
You can watch the debate recordings from Art 12 day 1 and day 2 debate (Monday Oct 23) on ACMI’s great Youtube channel here.
Day 1 - Art 12: https://www.youtube.com/watch?v=IRZsTM_Rzi4
Day 2 - Art 12 and vote: https://www.youtube.com/watch?v=GO4uP_DrTIs
You can read the ARFRR Guide to the Articles and Amendments here:
https://tm.arfrr.org
Summary
Town Meeting Members were convinced by Town officials to drastically increase the required 2,046 State mandated number for density overlays, without analysis or studies or protecting of our existing better affordability inclusionary laws. “Trust us” with these more expensive large buildings, said officials, and Town Meeting overwhelmingly agreed. All Amendments that were submitted to rein in the excess of these ‘luxury condos with no affordable housing’ were rejected. On the plus side for residents and Arlington, ARFRR and residents had succeeded earlier in the process in reducing the side street building masses to 3 floors from 4, increasing the parking space allotment to 1 per unit from potentially 0 cars and, most notably, reducing the number of overlay units from 20,804 to 15,000 to 11,000 to 7,000 to finally 3,216 units. Getting the ARB to reduce the density and unit totals, the height and to require one parking spot per unit were important improvements to the density overlay - and victories for ARFRR and Arlington.
Here’s the detail vote from the second night of deliberations on the MBTA density overlay:
Voting Details:
Article 12 passed, with the Anderson amendment that will allow commercial uses on the second floor, when commercial developer bonuses are utilized.
With about 225 of 252 present here was the vote at 10PM The Amendments:
(All supported by ARFRR except as noted)
Wagner 1 apply side streets to main street if parcel is in both FAILED 58 to about 167
Babiarz 2050 unit limits FAILED 49 / 174
Loreti 1 FAILED 58/164
Bagnall height increases FAILED 57 / 162 - This is the outcome ARFRR recommended.
Anderson Amendment: PASSED 203 / 22 (secondary - Amendment to her Amendment Passed, applied to the main Anderson Amendment.) This is the outcome ARFRR recommended.
Lane setback increases FAILED 59 / 159
Loreti 2 Height reductions FAILED 63 / 160
Worden 2 in NMF R1 and R2 increase side and front setbacks FAILED 42 / 176
Loreti 3 delete LEED extra bonus floor FAILED 59 / 163
Wagner 2 FAILED 53 / 164
Evans FAILED 76 / 144
Leone FAILED 99 / 106
And…the main motion Article 12 with Anderson Amendment, amended:
MBTA-C PASSED 189 / 35 with 0 abstentions.
Individual TMM vote records:
You can see how individual TMMs voted in these official Town of Arlington documents:
Articles 5-11, ex 10 and 14: The return of 2019 density Articles
https://www.arlingtonma.gov/home/showpublisheddocument/67228/638333197677230000
Articles 10 and 14: Street Trees and Fossil Fuels
https://www.arlingtonma.gov/home/showpublisheddocument/67260/638333916620370000
Article 12: MBTA Density Overlay:
https://www.arlingtonma.gov/home/showpublisheddocument/67348/638339122122970000
Here also is the list of MBTA density overlay votes from your Town Meeting Members from the Article 12 link above for the Amendments:
(source: Paul Schlictman compiled data and file)
https://docs.google.com/spreadsheets/d/1_lOkEVuz7ptgPgnxTWsoKFS4xvL17CuMgoE-vELskls/edit#gid=644097999
If the below doesn't display , click the link above
| Click here for Town Meeting Scoreboard | October 17, 2023 | October 19, 2023 | October 25, 2023 |
| Article 3 | Article 4 | Article 5 | Article 6 | Article 7 | Article 8 | Article 9 | Article 10 | Article 11 | Article 14 | Article 15 | Article 12 |
Precinct | Last Name | First Name | Zoning Bylaw Amendment: Technical Correction | Zoning Bylaw Amendment: Reduced Height Buffer Area | Weinstein Amendmment | Zoning Bylaw Amendment: Open Space in Business District | Pretzer Amendment | Loreti Amendment | Zoning Bylaw Amendment: Rear Yard Setbacks in Business Districts | Zoning Bylaw Amendment: Step Back Requirements in Business Districts | Zoning Bylaw Amendment: Height and Story minimum in Business Districts | Zoning Bylaw Amendment: Corner Lot Requirements | Zoning Bylaw Amendment: Street Trees | Loreti Amendment | Zoning Bylaw Amendment: Residential Uses in Business Districts | Bylaw Amendment: Fossil Fuel0Free Infrastructure Demonstration | Collective Bargaining | Wagner Amendment 1 | Babiarz Amendment | Loreti Amendment 1 | Bagall-Fleming Amendment | Anderson Sub-Amendment | Anderson Amendment | Lane Amendment | Loreti Amendment 2 | Worden Amendment 2 | Loreti Amendment 3 | Wagner Amendment 2 | Evans Amendment | Leone Amendment | Zoning Bylaw Amendment: MBTA Communities Overlay District |
1 | BAUDOIN | VINCENT | Yes | Yes | No | Yes | Yes | No | Yes | Yes | Yes | Yes | Yes | No | Yes | Yes | Yes | No | No | No | Yes | Yes | Yes | No | No | No | No | No | No | Abs | Yes |
1 | DAVIS-CARDEN | REBECCA |
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1 | DENNIS | GREGORY | Yes | Yes | No | Yes |
| No | Yes | Yes | Yes | Yes | Yes | No | Yes | Yes | Yes | No | No | No | Yes | Yes | Yes | No | No | No | No | No | No | No | Yes |
1 | HARTSHORNE | CHARLES | Yes | Yes | No | Yes | No | Yes | Yes | No | Yes | Yes | Yes | No | Yes | Yes | Yes |
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1 | KEPKA | ASIA | Yes |
| Yes | No | No | Yes | No | No | No | No | Yes | Yes | No | Yes | Yes | Yes | Yes | Yes | No | Yes | Yes | Yes | Yes | Yes | Yes |
| Yes |
| Yes |
1 | KING | MARIAN | Yes | Yes | No | Yes | No | No | Yes | Yes | Yes | Yes |
| No | Yes | Yes | Yes |
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1 | MARSHALL | PAUL TOWNSEND | Yes |
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| Yes |
| No | Yes |
| Yes | Yes | Yes | No | Yes | Yes | Yes |
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1 | PERSSON | REBECCA | Yes | Yes | No | Yes | No | No | Yes | Yes | Yes | Yes | Yes | No | Yes | Yes | Yes | No | No | No | Yes | Yes | Yes | No | No | No | No | No | No | Abs | Yes |
1 | REMY | JORDAN | Yes | Yes | No | Yes |
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| Yes | Yes | Yes | Yes | Yes | No | No | No | No | Yes | Yes | No | No | No | No | No | Yes | Yes | Yes |
1 | REVILAK | STEPHEN | Yes | Yes | No | Yes | Yes | No | Yes | Yes | Yes | Yes | Yes | No | Yes | Yes | Yes | No | No | No | Yes | Yes | Yes | No | No | No | No | No | No | No | Yes |
1 | SULLIVAN | JEFF | Yes | Yes | No | Yes | No | No | Yes | Yes | Yes | Yes | Yes | No | Yes | Yes | Yes | No | No | No | Yes | Yes | Yes | No | No | No | No | No | No | No | Yes |
1 | YOUNG | PETER |
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| Yes | No | No | No | Yes | Yes | No | No | No | No | No | No |
| Yes |
2 | CHHABRA | SAMIT | Yes | Yes | No | Yes | Yes | Yes | Yes | No | No | Yes | Yes |
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| Yes | Yes | No | No | No | No | Yes | Yes | No | No | No | Yes | No | Yes | Yes | Yes |
2 | CLARKE-LAUER | ANNE | Yes | Yes | No | Yes | Yes | Yes | Yes | Yes | Yes | Yes | Yes | No | Yes | Yes | Yes | No | No | No | Yes | Yes | Yes | No | No | No | No | No | No | Yes | Yes |
2 | DECOURCEY | STEPHEN | Yes | Yes | No | Yes | No |
| Yes | Yes | Yes | Yes | Yes | No | Yes | Abs | Yes | No | No | No | No | Yes | Yes | No | No | No | No | No | No | Yes | Yes |
2 | FIORE | PETER | Yes | Yes | Yes | No | No | Yes | No | No | Yes | No | Yes | Yes | No | Yes | Yes | Yes | Yes | Yes | No | No | Yes | Yes | Yes | Yes | Yes | Yes | Yes | Yes | No |
2 | GAST | PETE | Yes | Yes | No | Yes | Yes | No | Yes | Yes | Yes | Yes | Yes | No | Yes | Yes | Yes | No | No | No | Yes | Yes | Yes | No | No | No | No | No | No | No | Yes |
2 | LIM-MILLER | AIMEE | Yes | Yes | No |
| Yes | No | Yes | Yes | Yes | Yes | Yes | No | Yes | Yes | Abs | No | No | No | Yes | No | Yes | No | No | No | No | No | No | Yes | Yes |
2 | LOGAN | BILL | Yes | Yes | Yes | No | No | Yes | No | No | No | No | Yes | Yes | No | Yes | Yes | Yes | Yes | Yes | No | Yes | Yes | Yes | Yes | Yes | Yes | Yes | Yes | Yes | Yes |
2 | MCCABE | MARK | No | No | No | No |
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| No | No | No | No | Yes |
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2 | PALMER | MAX | Yes | Yes | No | Yes | Yes | Yes | Yes |
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| Yes | Yes | No | Yes | Yes | Yes | No | No | No | Yes | Yes | Yes | No | No | No | No | No | No | Yes | Yes |
2 | RODERICK | JENNIFER | Yes |
| Yes | No | No | Yes | No | No | Yes | No | Yes | Yes | No | Yes | Yes | Yes | Yes | Yes | No | Yes | Yes | Yes | Yes | Yes | Yes | Yes | Yes | Yes | No |
2 | ROSSI | ROBERT | Yes | Yes | No | Yes | Yes | No | Yes | Yes | Yes | Yes | Yes | No | Yes | Yes | Yes | No | No | No | No | Yes | Yes | No | No | No | No | No | No | No | Yes |
2 | SULLIVAN | BRENDAN | Yes | Yes | No | Yes | No | No | Yes | Yes | Yes | Yes | Yes | No | Yes | Yes | Yes | No | No | No | Yes | Abs | Yes | No | No | No | No | No | No | No | Yes |
3 | DIGGINS | LENARD | Yes | Yes | No | Yes | Yes | No | Yes | Yes | Yes | Yes | Yes | No | Yes | Yes | Yes | No | No | No | Yes | Yes | Yes | No | No | No | No | No | No | Yes | Yes |
3 | LANE | ADAM | Yes | Yes | No | Yes | No | Yes | Yes | Yes | Yes | Yes | Yes | No | Yes | Yes | Yes | No | No | No | No | Yes | Yes | Yes | No | No | No | No | Abs | No | Yes |
3 | LITOWSKI | JENNIFER | Yes | Yes | No | Yes | Yes | No | Yes | Yes | Yes | Yes | Yes | No | Yes | Yes | Yes | No | No | No | Yes | Yes | Yes | No | No | No | No | No | No | No | Yes |
3 | MARLIN | ROBERT | Yes | Yes | No | Yes | Yes | No | Yes | Yes | Yes | No |
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| No | No | No | No | No | Yes | No | No | No | No | No | No | No | Yes |
3 | MEEKS | AMOS | Yes | Yes | No | Yes | Yes | No | Yes | Yes | No | Yes | Yes | Yes | Yes | Yes | Yes | No | No | No | Yes | Yes | Yes | No | No | No | No | No | No | No | Yes |
3 | MEWADA | NANDANA | Yes | Yes | No | Yes | No | No | Yes | Yes | Yes |
| Yes | Abs | Abs | Yes | Yes | No | No | No | No | Yes | Yes | Yes | Yes | No | No | No | No | No | Yes |
3 | MILLER | EBEN | Yes | No | No | Yes | No | No | Yes | Yes | Yes | Yes | Yes | No | Yes | Yes | Yes |
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3 | MULLEN | SCOTT | Yes | Yes | No | Yes | Yes | No | Yes | Yes | Yes | Yes | Yes | No | Yes | Yes | Yes | No | No | No | Yes | Yes | Yes | No | No | No | No | No | No | Abs | Yes |
3 | SMITH | STACIE | Yes |
| No | Yes | Yes | Yes | Yes | Yes | Yes | No |
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| No | No | No | Yes |
| Yes | No | No | No | No | No | No | No | Yes |
3 | STAMPS | SUSAN | Yes | Yes | No | Yes | No | No | Yes | Yes | Yes | Yes | Yes | No | Yes | Yes | Yes | No | No | No | No | Yes | Yes | No | No | No | No | No | No | No | Yes |
3 | SUSSE | JENNIFER | Yes | Yes | No | Yes | Yes | Yes | Yes | Yes | Yes |
| Yes | No | Yes | Yes | Yes | No | No | No | Yes |
| Yes | No | No | No | No | No | No |
| Yes |
3 | URICK | COURTNEY | Yes | Yes | No | Yes |
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4 | DICKSON | ASHLEY | Yes | Yes | No | Yes | No |
| Yes | Yes | Yes | Yes |
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| No | No | No | Yes | Yes | Yes | No | No | No | No | No | No | No | Yes |
4 | FISCHER | EZRA | Yes | Yes | No | Yes | Yes | No | Yes | Yes | Yes | Yes | Yes | No | Yes | Yes | No | No | No | No | Yes | Yes | Yes | No | No | No | No | No | No | No | Yes |
4 | GARBER | JUDITH | Yes | Yes | No | Yes | Yes | No | Yes | Yes | Yes | Yes | Yes | No | Yes | Yes | No | No | No | No | Yes | Yes | Yes | No | No | No | No | No | No | No | Yes |
4 | GIBSON | CHAD | Yes | Yes | No | Yes | Yes | No | Yes | Yes | Yes | Yes | Yes | No | Yes | Yes | Yes | No | No | No | No | Yes | Yes | No | No | No | No | No | No | No | Yes |
4 | KABA | NAWWAF | Yes | Yes | No | Yes | Yes | No | Yes | Yes | Yes | Yes | Yes | No | Yes | Yes | Yes | No | No | No | No | Yes | Yes | No | No | No | No | No | No | Yes | Yes |
4 | KOWALCZUK | MARY | Yes | Yes | |
