The Atwood house in July 2021 after the stop-work order was sent. Heights proposal discussed
UPDATED Oct. 29: The Arlington Redevelopment Board, with an audience of an estimated 25 people, voted Monday, Oct. 20, to reopen the 2009 CVS special permit, which includes the historic Atwood House and a pine tree that some seek to save.
Citizens’ comments about the tree and a pointed plea to the town to abide by disability laws.
The board discussed the matter and voted to continue the CVS and Atwood hearings to Nov. 18. A few board members asked for architectural changes to the building’s exterior. If the Atwood permit is approved, the board must modify a condition in the 2009 CVS permit.
3-story mixed use in Heights
The board also heard initial discussion about a three-story mixed-use plan at 1513-1519 Mass. Ave. in the Heights. An applicant who provided views of the layout and design plans to use solar power for the building with about 57 panels. The board voted to continue that special permit hearing to Dec. 4.
The applicants have proposed a building with a 1.57 floor area ratio in a district allowing only a 0.75 ratio. The board asked them to return with a 0.75 FAR proposal. Basically, that means reducing the size of the building by a little over 50 percent.
Five people who were not presenters gave their names and spoke publicly. Mainly they showed their concerns about trees in Arlington and the destruction of a century-old pine. This report will be updated to include at least two statements from residents.
2009 special permit
Redevelopment Board meets Oct. 21. / Alyssa Enright photo
The board reopened the 2009 special permit for the sole purpose of amending condition number five. Board Chair Rachel Zsembery read the condition out loud, “The Atwood House shall remain at its present location on the site and reasonable and diligent effort shall be used to maintain its present condition to prevent any damage from the elements or otherwise until it is redeveloped . . . . Redevelopment of the house will require an amendment of the special permit regardless of whether the proposed use of the structure is allowed by right or by special permit.”
Board member Eugene Benson said, “I can’t support the motion as it was just stated because it removes a very important provision of the permit without our deciding what to do with the upcoming new permit for the facility.” He went on to say that he believes this provision needs to remain in the earlier permit.
Board member Kin Lau noted the board was opening the permit, not modifying it.
Benson responded, “I can’t vote for something that just says we’re modifying the condition and not say how we’re modifying the condition.
Board member Stephen Revilak suggested reopening docket No. 3348 to consider modifications to condition five. Members then voted unanimously in favor of reopening the docket.
821 Mass. Ave., public comment
Applicants for docket 3798 (821 Mass. Ave.), a hearing continued from July, provided further information about the proposal. Andres Rojas, the principal of Rojas Design, addressed the application, said the proposed building will run on solar power, with about 57 panels.
Board members suggested changes, such as matching the sale of the proposed building to the CVS and the Baptist church next door. The board voted, 4-0, to continue the hearing Nov. 18.
The board opened the meeting for public comments. Most expressed concern about the destruction of a historic pine tree. Marina Popova handed the board a list of 441 signatures to save the tree. Read some of her comments below.
Local resident Peter Bloom said: “I’ve looked at that tree multiple times for the last 38 years, I’m very fond of it.” He and many of the other residents said they believe that the tree is worth preserving.
Don Seltzer addressed the impact of disability issues and the Atwood House proposal. Read his comments below.
Heights project
The five applicants for 1513, 1515, 1517 and 1519 Mass. Ave. are looking for relief from several dimensional requirements. They seek to demolish a single-family and a two-family dwelling on two nearby properties, and construct a three-story mixed-use development.
Matthew Eckel, a real estate attorney, spoke for the applicants. Eric Zachirson, the project architect from Context, was also there as well as two other applicants from IG Investments.
Benson suggested that because the board is planning to propose a rezoning of Arlington Heights in the spring, the applicant might want to wait to see if zoning requirements change. One applicant expressed concern that the process could take up to three years and that if the board doesn’t give them relief their only option would be to go back to the drawing board. The board then asked the applicants to return Dec. 2.
The board voted to approve the appointment of Rebecca Gruber to the AMPUp Advisory Committee. She replaces a committee member who moved out of town and had to resign.
All board members were present, except for Shaina Korman-Houston, who was out sick.
The meeting lasted two hours and 43 minutes.
Citizens’ comments
Marina Popova, a Precinct 13 Town Meeting member and longtime resident, provided comments to YourArlington. Here are some of them:
“Last night’s ARB meeting was well attended by supporters of the “Save the Pine” campaign, which started with a citizens’ petition. Many people spoke out about the importance of preserving Arlington’s trees, in general, and this 100-year-old Austrian Pine. Not many trees of this age, historic significance, and beauty remain in town, and certainly not along Mass. Ave., which is already a heat island.
“Last night I delivered 441 signatures, alongside hundreds of comments by Arlington residents, asking the ARB and the developers in question to spare this tree. Additionally, 35 concerned residents sent letters to the ARB demanding the same. I believe this is a clear and loud message from the Arlington Community, one that I was hoping our ARB would prioritize over that of a developer. After all, this same developer failed to comply with the requirements of his special permit by initiating the illegal demolition of the historic Atwood House.
“However, the response from the ARB does not inspire optimism. Several ARB members spoke out against preserving the tree, using the following reasoning:
- “It’s just one tree, and we need to look at the bigger picture and toward the future’
- “It’s more important to have energy-efficient building
“The first argument is especially puzzling.One could draw the opposite conclusion: This is not just one tree, but 1 out of 100 mature trees that would be (and already were) lost due to a handful of recent developments in town . . . .
“As to the second argument – this is not an either/or situation. The request is to only move the building closer to CVS to preserve the tree and its roots, not to make any changes that would render it less energy efficient, which is a commendable goal. We can build this project and preserve the pine tree . . ..”
A plea for the disabled
Don Seltzer, formerly of Arlington, now living at Harvest Circle in Lincoln in a senior community, provided these comments to YourArlington:
“Many of my new neighbors have mobility limitations and use canes, walkers, or even scooters to get around. Despite their disabilities, they live full, active, and, importantly, independent lives. This was made possible by federal and state laws that regulate architectural barriers in new construction. Without these design standards, they would instead be confined to assisted living housing, with a loss of dignity and quality of life.
“I speak here tonight as an advocate for them and others of all ages with disabilities.
“I will be brief and very blunt.
“This proposed replacement for the Atwood House is dead on arrival. It is in flagrant violation of state law. The extent of a compliant redesign is such that it would be a waste of this board’s time to discuss the present plan in any detail. It is deeply disappointing that no one has noticed this in the five months since drawings were first submitted to the Planning Department.
“I would like to refresh everyone’s memory as to why there are such laws.
“‘The Fair Housing Act gives people with disabilities greater freedom to choose where they will live and greater freedom to visit friends and relatives . . .
“‘It proactively addresses the needs of an evolving population, looking ahead at future needs. With the aging of the population and the increase in incidence of disability that accompanies aging, significant numbers of people will be able to remain in and safely use their dwellings longer.’” — Fair Housing Act Design Manual, U.S. Dept of Housing and Urban Development, 1998
“That was written by HUD in 1998, and the future is here. One in six Arlington residents are 65 or older.
“This board can choose to ignore this issue and simply pass the buck to Inspectional Services to reject several weeks or months from now when a building permit is sought. Or maybe this will be another 1500 Mass Ave debacle, and drag on for a year or more before the state Access Board.
“The choice is yours.
“I expect that you will have some questions, which I will be glad to answer.”
Watch ACMi video:
Steve Revilak’s notes from Oct. 21, 2024 >>
Sept. 24, 2024: Atwood House hearing put off on counsel’s advice
This news summary by YourArlington freelancer Alyssa Enright was published Saturday, Oct. 26, 2024. Bob Sprague assisted with the reporting. It was updated Oct. 29.
