The Atwood House with Scotch pine.
Marina Popova, a Precinct 13 Town Meeting member, is on the Arlington Tree Committee and is passionate about preserving and enhancing the town’s tree canopy and natural resources. She wrote this open letter to the Redevelopment Board (ARB).
I’m writing to follow up on the letter I sent to the ARB earlier with my concerns of the preservation of the pine tree at 821 Mass. Ave. At the meeting on July 1, 2024, a redevelopment plan for the 821 Mass. Ave. parcel was discussed, including the issue of preserving the historical 100-year-old Scotch pine. See YourArlington reports about the history of the house and redevelopment plans here >>
The main points of the discussion, pertaining to the tree, were:
- The developer claimed that the Arlington tree warden has inspected the pine tree and marked it as not healthy; and
- ARB members mentioned a few reasons to not save the tree:
* Not healthy (per developer’s claim).
* No way to protect the root zone of the tree with the building are so close to it.
* Desire to move the building closer to the front, which is not in the plan.
* Having lower-level business windows visible to invite more foot traffic.
Addressing these points
After reviewing the current and the 2020 redevelopment plans and attending the Arlington Tree Committee meeting on July 10, 2024, I would like to address the points above as well as add additional comments.
- First, the developer’s claim that the tree is not healthy:
This question was asked at the July 7 tree committee meeting, and Tree Warden Tim Lecuivre explained that he is authorized only to inspect and assess trees covered by the Arlington bylaws, and this pine tree is not covered.
I agree with the ARB decision to request another assessment of the tree’s health. However, since the Arlington tree warden cannot do that, it should be one of the certified arborists listed on the Arlington Tree Committee site — and not one hired by the developer.
To expedite the process, I have approached a well-known certified arborist from Arbor Care Tree Services, Mark A. Bezreh, to assess the tree’s health, which he did, confirming in a July 31 email that the tree is “in decent health and reasonably stable.”
- Building location, root protection and foot traffic:
It is definitely possible to shift the building closer to CVS, or push the whole building (or just one half of it ) back — to create a courtyard with the tree. The plan of 2020, at left, shows exactly this design, which makes it a feasible and doable option. This option was not discussed or addressed at the last ARB meeting, and I hope it can be considered going forward. Having a courtyard with a tree also makes the area much more inviting to pedestrians — to take a rest in the shade, enjoy hanging out with friends , etc.
Having the building shifted toward CVS would also create enough space to not damage the roots of the tree. See plan with this option, below.
- Legality of the current plan:
Not only would shifting the building closer to CVS protect the tree, it would also satisfy requirements of the article 5.3.7 of the zoning bylaw. That requires a landscaped buffer between B or I lots and abutting residential districts. In this instance, a B4 next to R1 requires either a 15-foot landscaped screening buffer, or a 71/2-foot buffer if there is a 6-foot-high fence to screen from the neighbors. However, this fence cannot be used within the first 10 feet from a public way.
The Planning Department noticed this violation in its memo of June 26, 2024 (Section EDR-3 Open Space) and suggested that the ARB considers granting a waiver. However, there is no justification for such a waiver, because there is no hardship or lack of a practical solution. The building footprint can be slightly reduced, or the building could be shifted closer to CVS. See the plan of 2020, as there is no minimum spacing required between the two buildings, based on the lease document from the state Registry of Deeds. To find it, click here >> and search by “Business/Last Name” for “Noyes Realty”and then look for the document “Lease” of Jan. 27, 2010.
Take a look at the option of shifting the mixed-use building to within 6 feet of CVS, based on the 2024 and 2020 submitted plans. Not only is there plenty of space for the required 5.3.7 screening buffer, but it places the building beyond the critical root zone of the Scotch pine.
June 16, 2024:With hotel still first choice, developer weighs scenarios for long-delayed project
This viewpoint by Marina Popova was published Friday, Aug. 9, 2024.
