all your help this evening all right so this is a request for endorsement national endowment for the arts grant application by and in and in Chris Elinger true story there in town manager do we have mr. Mrs. Elinger yeah Christopher is coming in I don't see a separate name for and okay hi everybody mr. Elinger just identify yourself there will just be me and is on a finishing up a performance that's online in Springfield Massachusetts on mental health issues during COVID and addiction and recovery so yeah and unfortunately it'll just be me but I'm sure I've come to one of your select board meetings and I've just been so impressed by the amount of work that gets done in the town and the thoughtfulness and energy that you all approach it so thank you great and if you can just tell us a little bit about your request yes so I'm requesting and inviting two things one is a letter of support we are applying for a national arts grant which is extremely competitive it's from a program called civic work in a particular community our troop true story theater it's a ensemble of 17 actors has been forming in Arlington for the past 19 years and we have partnered actively with a lot of different civic organizations over that time most recently with the town planning department for the last hour 10 grant we got this is actually the third hour 10 grant we're applying for we've been really amazed that we've succeeded in getting two of them especially being such a small community as Arlington and each of them needs a special focus and a primary partner as well as the sign-off from Adam who thank you Adam for signing off on the last two the one we're looking to submit in the beginning of August would be the primary partner would be with Jillian Harvey as the diversity inclusion and equity officer of the town and with the different groups that Jillian works with but also we have space to work with secondary partners and it's a much stronger application we've been told if we have a number of secondary partners and we already have the Arlington Human Rights Commission has expressed interest in being and re-upping as a secondary partner the police department has expressed interest in being a secondary partner again with this theme about diversity inclusion equity in the town and we wanted to invite both the select board to put in a letter of support so that's one request and then a second request it's more than invitation is to use us potentially for one or two dialogue events if and when we get the grant and when we're clear about what's happening in the community in the world at that point so happily we've discovered we don't have to be super specific about what exactly we're going to do we have to give examples of potentially the kind of things we might do including the groups that we might work with and it helps to have more groups to work with and then closer to the time we'll decide them that the what we will be doing is 24 events over two years that would start to lie first a year from now if we get the grant so there are a lot of provisional things and we're in a world that's spinning right now in all kinds of ways and happily we shift we were able to shift our work very quickly to be online after doing it face to face with people in the community for eight the past previous 18 years and have been really impressed with how responsive people are to doing it online any comments or questions yep so I'll turn to the board for any comments questions in motion we do have a draft of the letter that has been attached to the agenda so I will go first mr. curl thank you very much I'd first I'd like to move that we endorse the our town grant application of two-story theater and and power the chair to sign the letter of support on our behalf and that we become a partner to true story theater or potential future dialogues I know that Christopher and reached out to me on this when they went through the last round I know I think I was chair at that time and doesn't matter of timing I we didn't have the opportunity to actually vote a letter of support at that time I sent an individual letter that says this is an individual person but I did suggest to Christopher man that said it would be that makes sense to come to the board because true story has been such a strong partner the partner in the rust right now on the dialogues that are ongoing the town and if there's you know a public policy issue that requires input whether it's the issues of diversity inclusion or reimagining our libraries or the role of arts in the town or whatnot true story has been there and I really appreciate you as you know long-standing community institution and I personally look forward to further partnership with you thank you thank you and Mr. Han thank you mr. chair I'd like to second mr. caro's motion as well as along with mr. caro on the rest of the board thank him and Chris Allinger for really hanging in there with this and seeing the throw in making sure that we can take advantage of the most advantage of the opportunity that we can and on the second suggestion that Chris had in terms of hopefully getting the endowment and being successful and and broadening out the extent of the services that can be done I certainly second his remarks in terms of working with Joe Harvey our diversity equity and inclusion coordinator as well as I went to Human Rights Commission so I'm sure that's a tacit part of the motion that goes in there but I know that'll be the best way to get it done and I look forward to seeing what Chris and Anne do moving forward with this and thank you so much for doing this thank you this is your question yeah thank you mr. chair I support the motion I just want to thank Mr. here for work that he has done with true story theater happy to support the motion also and I have a quick question for Mr. Allinger if that's okay this year so in what category would you put your on your performances would you call yourselves performance artists yes okay thoughts so thank you and again I'm happy to like my colleagues support this and sign my name says a lot I think it's a great project that you guys are undertaking and we wish you the best of luck so we have on a motion by mr. Carlos seconded by miss mahan miss mahan yes mr. DeCorsi yes mr. Diggins yes secure yes mr. Hurd yes thank you mr. Allinger thank you thank you all right next on our agenda we have item number 14 for approval Arlington preservation fund loan Patrick Guthrie present Arlington preservation fund mr. Chair if I may yes I don't know mr. Guthrie is present but we just had one of these about two meetings ago yeah long and short of it is the Arlington preservation fund is a program that's in part funded by community development block grants it essentially lends money or whatever provides it a very low interest or loan or a grant for specific housing projects improvements to housing that helps to preserve the historical nature and character of homes in order for them to distribute that money they need to essentially a vote of non-objection or alternatively of approval from the select board and to ensure that there's no objection from the town yeah thank you and I think you know last meeting that we had this on our agenda board was comfortable with the town council's explanation so I will turn to the board members mr. DeCorsi yes thank you mr. Chair I move approval of the loan as contained in the in the letter that we received unknown June 22nd thank you mr. Diggins I second it it's all very straightforward to be so I have no additional comment miss behind I'm in favor thank you Mr. Curl no additional comment no do I so on a motion by mr. DeCorsi seconded by mr. Diggins attorney hi miss Mahan yes mr. DeCorsi yes mr. Diggins yes mr. Curl yes mr. Hurd yes all right to item number 15 overview in presentation proposed redevelopment at 1165 our mass intrusive avenue 1165 arm mass mass property LLC the developer by attorney Mary with Stanley O'Connor and do we have this attorney O'Connor with us yes good evening I'd like to thank you mr. Chairman members of the board for this opportunity to present this project to you this evening I represent the developer and the developer is a joint venture between Spalding and Sly Investments and the Myrack family the Robert Myrack side of the family and this evening we are joined with his daughter Julia Myrack who's integrally involved for those of you who've grown up in Arlington like myself or have lived here for a long time you are familiar with the Myrack legacy this is not a developer that's just dropping into Arlington to produce a development in town flipping the project and leaving this is starting with John Myrack someone who came to this town created a business and created a philanthropic legacy as well you're familiar with the fact that the Myrack family and Julia will not tell you this but I will tell you that the Myrack family has been very generous to the town of Arlington including the Jefferson Cutter house including the reading room with the Robbins library and very significant contributions to the Arlington Center for the Arts and the former Sims Hospital we're going to hear about this project from the professionals and you're going to see a presentation it is 130 units of housing 25 percent of which will be affordable the joint venture has recently filed a project eligibility application under the comprehensive permit statute when the project is completed Spalding and Sly will be selling their interest to the Myrack's and the Myrack's will be the sole owners and they will self-manage this project much like they do the legacy as you're all familiar with an Arlington Center which is a comparable size as this now I will tell you I am also a resident of the town as you know and I can say that this project is very different than the project that's proposed on the Miugar property because I will suggest to you that this project was designed in accordance with the recommendations of the 2015 master plan which was adopted by the town of Arlington and the smart growth guidelines adopted by the Commonwealth of Massachusetts which encourages a mixed use development on this site is the work bar that you may be familiar with which is which is the commercial part of the part excuse me the project and then the affordable housing note they're proposing there are a variety of transportation choices here it is project is going to enhance and showcase the town's natural resources with a emphasis on showcasing Milbrook and the Minuteman bike trail and it encourages connect connectivity and embraces the Minuteman bike path there's a project also provides for keeping certain of the historic buildings that can be saved and can be repurposed David Gamble who is going to speak tonight was involved in the master plan and he will review these issues as well the developer will be the joint venture will be hiring a consultant to determine the percentage of the affordable units that should go for a local preference and it's the developers obligation to make that case how many of these units should be for Arlington residents now we did have a neighborhood meeting last week that about 45 neighbors attended by a zoom it was a very good dialogue there were a lot of comments and questions and we have told the neighbors that we will share with them when the traffic study is complete and a comprehensive traffic impact study has been done by niche engineering and Daniel St. Clair from Spalding and Sly will give you information that the amount of traffic entrances and exits from the site is minimal increase it's very minimal there'll be ample opportunity before the zoning Board of Appeals because you know this goes as a comprehensive permit goes to the ZBA for public review and comment this is an exciting project for the MIRAC family and I would suggest to you for the town of Arlington is Carol Kowalski and Pam Hallett both of whom are very very familiar with affordable housing projects indicated and what the joint venture would be looking for from this board is a letter of support to the mass housing so that they can continue with respect to their obtaining a project eligibility approval and if I maybe I'd like to turn this over to Julia MIRAC who wanted to say a few words thank you very much thank you Mary thank you select board for giving us the time this evening as some of you know my grandfather John MIRAC started business almost a century ago with a small auto repair shop in Arlington Center that site is now occupied by the legacy at Arlington Center which is a project we developed and is similar in size to what we are proposing to develop in the Heights after my grandfather began to enjoy some success with his business he made it a priority to give back to the community especially the town of Arlington as an orphan he felt especially grateful to this country for giving him a home and an opportunity to succeed he never forgot his roots and always hoped to provide opportunity for others he purchased the mill complex in the 1970s in order to preserve the beautiful buildings and we have maintained the site ever since in 2015 we began to revitalize it by making a major investment in one of the buildings and transforming it into a co-working site known as work for our Arlington in 2019 we expanded work bar to encompass the entire building I would like to believe that work bar has become a unique and valuable addition to the commercial sector in Arlington by redeveloping the rest of the site and building multifamily housing I feel that we are realizing a dream of my grandfather's to preserve the beauty and integrity of the structures while also enhancing the environment around them and providing much needed affordable housing I know that he'd be very pleased to know that this parcel of land would eventually become a place where Arlington citizens could live work and play in a beautiful setting at this point I'd like to introduce my partner in the project Daniel Sinclair from spotting inside thank you Julia and thank you to the select board for giving us the opportunity to present our project my name is Daniel Sinclair as as introduced I'm a managing director with spotting inside investments spotting inside was founded in the 1960s and has developed many projects and established communities in the Boston area such as Arlington were extremely excited to have the opportunity to partner with Julia my rack and her family as well as to pursue this project in the town of Arlington Julia and I were introduced by David Gamble almost two years ago David as has been stated already has been a significant player in helping produce the master plan for Arlington on this site and other sites like it we've engaged David as part of our team as the lead master planner and Joel Bargman of Bargman Henry our architect to to develop the design based upon the town's thoughtful master plan for the property we're very excited to share that with you today so without further delay let me hand it over to David Gamble and he can also introduce Joel Bargman as he goes through the presentation thank you very much thanks Daniel again David Gamble I'm an architect and urban planner with Gamble Associates we're based in Cambridge and as you all know Arlington is such a desirable town for so many reasons this site in particular harnesses for its access to trails and open space its relationship to public transit corridors it's got historic resources that run right through the center of it and it has natural resources and if you were to go there today and you didn't know better you might just think it's acre acres and acres of impervious surfaces with lots of cars but in fact we feel pretty confident that these assets actually make it very desirable next please and we weren't the only ones if you go back a century ago the famed landscape architect Charles Elliott envisioned a series of public spaces along the Millbrook and thought about that corridor in relationship to Massachusetts Avenue which is always traditionally the primary transportation corridor through the town next please and it seems like periodically every few generations this idea emerges and then it dies away so going back into the late 70s I think it was the Arlington Conservation Commission that imagined an idea about some unique place straddling the Millbrook that had historic resources and buildings that grew in an incremental fashion around that that natural resource just a decade ago another group of dedicated citizens in Arlington thought maybe there's a swath of space between Arlington Heights and Arlington Center that could be redeveloped because much of those uses are privately owned and somewhat inaccessible and that's where you should concentrate redevelopment in in an effort to actually preserve the residential neighborhoods on this periphery next please and so these ideas are actually emerging out of years of conversation and if you want to talk about a democratic process I can't think of much more than a recently minted master plan because five years ago in the evolution of a town is actually fairly recently there were dozens of volunteers and hundreds of of hours dedicated to sort of channeling what people thought and where where the town was growing and where it should go so the public process and maybe some of you are actually in these photographs there's Carol Kalowski before she headed west getting ideas on a walkthrough on a Saturday afternoon so there was so much effort into trying to understand what the community wanted and where it could go and it's a truism that that says that the best plans emerged from previous plans and that's really what's happening here we're actually thinking about leveraging the public engagement through the master planning process towards a site that's poised for transformation and it's also a truism that people get planning fatigue and people come and go in towns and sometimes new people come and they weren't part of that process so even on this select board I know not all of you might have been part of these conversations but they've occurred and it's actually important to recognize that and to harness it next uh so these principles some of which you actually helped cultivate uh were boiled down to where the town sees growth happening preserve the open space think about mixed use stewardship of their historic resources recreational opportunities leveraging your natural systems and really people of all ages want to be in walkable environments close to transit and close to open spaces and I can't think of a site that's better poised for that in Arlington than this one next so if you were again to see it today you might think that it's one big swath of land but it's not it's actually more nuanced than that and the image on the left hand side shows the the way in which the property actually rings the site the bulk of the property is actually what I would call a midblock condition it's not up along massachusetts avenue but it's nested and actually straddles uh uh the the millbrook so it's complex uh and I agree with what Mary said uh it's not just like an opportunistic thing here this is a patient partnership between an experienced developer who's used to addressing sort of complexity and a patient uh civically minded land owner I think that has a long view so it's a unique opportunity we advanced design guidelines uh that was highlighted in the master plan as one of the implementation action items here next along these three corridors and each of those corridors has a really a different relationship next slide y'all so you have massab you have the millbrook you have the bike path and the these principles that we've then established based upon the master planning principles about these systems and the history and trying to make connections and yes density in part because of the degree to which one has to address all of the site's current shortcomings so density is not a four-letter word and we're going to talk about how the site and the building actually knits the landscape together next so you know there's a variety of ways in which master plans tend to sit on a shelf which someone mentioned earlier and they're very thoughtful long-term consensus building endeavors but they tend to falter for one of these reasons that the market changes rapidly and certain assumptions are no longer held true sometimes comprehensive plans are too closely tied to a a political leader or some group that was advancing it and and they fall out of favor and more often than not actually they falter because there's no conduit to a private sector developer who's willing to take on the challenge and work in unison with the town to get a project moving and with that I'm going to turn it to Joel Bargman architect that uh uh leading the design of the buildings and he's going to talk zooming in a little bit more closely how this building straddles these corridors. Thank you David. Joel Bargman from H4C. The slide on the right the hand is circling work bar that as Julia mentioned has been redeveloped it's a separate property but it's really part of the master plan in fact with what's known as building two forms the gateway into the object as you come from Mass Ave. This diagram on the right shows building one which is the existing mill building which was shown in the first couple images you saw engine room is another existing older building that's being restored and then there is a new building behind those is the backdrop building is building four that has the majority of the apartments in it as well as parking on the first two levels of it so the the diagram on the left just shows the combination of the work bar and housing the mixed-use development that is the basis of this project diagram on the left it's really just an idea to show you coming in from Mass Ave we have a connector road that goes by Myrack Hyundai into the site and then the core of the site is an internal courtyard that we'll show you in some photographs and that becomes a Destrian, Sickle, and automobile center court that leads to a one-way exit the Rider Street extension and then back out to Mass Ave and then we'll talk a little bit more about the transportation at the end of this. On the left you have a photograph of the existing addition standing in the middle of Mass Ave looking with Myrack Hyundai on your right and looking in towards this site on building two is this red building that unfortunately is a building that is a heavy timber building that has suffered some beetle infestations of termite the heavy timber has really deteriorated over the years and the structural engineer has recommended that that frame is not is so expensive to restore in addition the ceiling height in the building number two is six foot eight inches which does not comply with current code requirements for habitable space. What we're doing instead is replacing on the existing footprint building two with a new building that along with work bar forms a gateway into the site as you see here coming up closer now past Myrack Hyundai and up to the door of work bar this will be a handicapped accessible new roadway that is widened to 24 feet from its current condition the entry to building two will be at the top of the grade entry to building one and four will be at the bottom of that grade what you see on the left is an important characteristic you see this new loft building the olden loft building they're the same height they're intended to evoke the continuity of the project as a scale and a method of making windows and and facade treatment continuity into the site leading to that front door today an access road is only 15 feet wide doesn't accommodate life safety fire trucks emergency vehicles coming in to the site so we will be removing the bridge creating a clear height open space and a full 24 feet wide road with a five foot sidewalk on the side so you'll get that photograph on the right I mentioned the signature space was the center court that's a combination of vehicles destrians and bikes here you see that here the architecture is an ensemble of buildings it's not iconic architecture it's not intended to dominate it's intended to knit together different buildings so that building the new building the existing buildings share a common core very efficient to renovate and a common entry to to the buildings I mentioned parking what love about this photograph is you so far you have not seen one parked car on the site the cars are either below building two or on the first two levels of this building they're hidden in this wood flat amenity space so you really don't have the sense of the parking garage behind that space the courtyard will be a dynamic space of different textures different materials and for seeding elements for pedestrians and activities the working your way west this is rider street extension rider street extension connects to rider street better street then connects to a Minuteman bike trail so you see folks are coming from the bike storage area which is in this corner of the building out pedestrian and big plaza town rider street the new sidewalk along the new millbrook so what i would say is that this development is really unlike any multifamily housing project we've ever worked on and it's a much about connecting the neighborhoods connecting to the existing fabric and covering some really interesting habitat and natural resources you can see the existing millbrook and the app between building two building one is filled in that old gap is being opened up so you'll see millbrook go through onto the end of our property as i mentioned this path connects to massav and minuteman trail and what this diagram on the left is showing is building four is actually 16 feet below massav we're able to make that transition in the handicap accessible manner what that does is it reduces the scale of that building from massav and i think you saw that or i hope you saw that in the opening slide moving back towards building one and the millbrook which is right here we're putting a new bridge we'll carry fire trucks other vehicles across the millbrook and what's really nice as you see on the left the existing condition ingested development over millbrook and millbrooks opened up and what's really another exciting aspect of the project is you go from this rather large common courtyard along the side of the existing building then you have two rather intimate courtyards that are serving not only the residents of this project it's also accessible to the users of the work bar space who are here and can just walk across millbrook and into this area so it becomes sort of an outdoor environment that is mixed use as well as being open to the neighborhood so the neighborhood connects right down from rider street extension along here and along here we're selling new railing on the millbrook and interpretive signage restored engine house and then there's one last private outdoor space so we've gone from a large outdoor space to some intimate spaces don't want the amenity space to be an issue for the neighbors so it's on the far side of the project this is towards the parking lots and it's completely shielded from the neighborhood by the architecture of the building that knits together building one the parking garage and building four so there's a culmination in the outdoor space and a very private space what you see on the left is the existing condition David mentioned several times the asphalt and that we have 6.4 percent pervious open space so the green space is essentially the pervious space that's being increased from 6.4 22.5 percent in the proposed development so you can see the extraordinary amount of green space and some of the pervious space that is being left is related to the millbrook path private outdoor spaces and the courtyard space so it's not just parking space in fact the only parking space or five spaces in the courtyard three along the side of the building then another five along right of street extension they're really just using existing paving with that i'll turn it over to David Daniel to discuss the transportation level vehicle and automobile thanks Joel so we've prepared and not yet completed but close to completing a very detailed transportation plan with niche engineering and there are a number of key takeaways that you know are that we can share today that i think are both encouraging and exciting for the project you know first of all the the project it when you look at the project as in these images you can see there's a number of ways in and out of the project and as david gamble mentioned where we sit at the center of the block and not right up on on mass av and not on rider street and so there is an existing network of private ways that provides a robust grid of access to the public streets that serve the project and so we have access to mass av along the west driveway we have access along rider street which leads to forest and eventually to to mass av and we also have full access at quen road so we have a very efficient of the vehicular access and circulation routes and and further as we've analyzed the the the traffic that would be related to our project the total trips to and from our site are projected only to increase less than about two percent at the main intersections in the study area and so the traffic analysis indicates that there will be a very minor increase in traffic that can be accommodated at the study intersections without any adverse effect to traffic operations and so diving a little bit more deeply and looking at the vehicle trips that would actually be experienced on the site today under its current use there are 102 vehicle trips per day entering the site and 97 trips exiting the site per day once the project is completed there will be 117 vehicle trips entering per day and 11 exiting 111 exiting that's an increase of 15 vehicle trips entering the site over an entire day and 14 exiting over a day so a very modest increase um and and as noted previously from the architectural design perspective all the parking will be accommodated on site the total amount of parking and related to the new project is about 10 more than what exists today and the vast majority of that will be accommodated in structured parking within and underneath the buildings not on the surface with respect to local bicycle with respect to bicycles there will be local bicycle access to the site provided from shared lanes on Mass Ave and from other public streets via private ways commuter and recreational bicycle access to the Minuteman commuter bikeway is provided via Ryder Street indoor bicycle parking with dedicated bike repair and maintenance areas will be provided for the residents within the parking garage structures and exterior bike parking will be provided in the public areas including parking areas along the Millbrook Walkway pedestrian access is provided via private ways to Mass Ave and Ryder Street there will be a raised sidewalk on the south side of the Ryder Street driveway over the Mill Millbrook Bridge provide and that'll provide separation that from the vehicular traffic needed for improved pedestrian safety in addition the main pedestrian entrance to the building complex will be separated from the main parking garage entrance and exit to reduce potential conflicts the sidewalks on Mass Ave provide local connectivity to nearby retail and service locations and also to the MBTA bus stops for computers public transit is also part of our study and it is provided for residents via the MBTA bus stops at Mass Ave and Appleton Street which serve bus number 77 and bus number 79 connecting to Arlington Heights to Harvard Square and to AOLF stations bus 67 which connects to AOLF station to Turkey Hill runs along Summer Street the AOLF station services the MBTA red line extending from Arlington to Brain Tree and Ashmont and the broader MBTA system in addition that we will be working on a transportation demand management plan that will further support our transportation goals so Joel we can continue so just to recap the project benefits we believe are are are quite meaningful here the public realm a number of spaces with great diversity will be created that highlight the site's history its ecological conditions and that improve the Mill Brook and those will include things like the Mill Brook pathway and the and other exterior spaces so there'll be lots of places for residents in the community to to enjoy in the public realm connectivity between Mass Ave and the Mill Brook and the bikeway link will be tied together with the project we will be leaning heavy into the adaptive reuse and really celebrating the historic buildings on the site that can be reused in the project and from a resiliency and sustainability perspective we will be kind of on the on the leading edge of what can be achieved there from a point of view that the we will be providing an access driveway to the site for enhanced vehicular and pedestrian access all the buildings will be provided with elevator access and we will be actually having to rebuild an entirely new Mill Brook bridge that provides access to the site and gives public safety vehicle access and then obviously there are significant economic development benefits that come along with a project of this size not to mention the fact that we'll be providing a hundred or so new apartments i'm sorry 130 new apartments 25 of which 25 percent of which will be affordable and parking spaces with close to a one-to-one ratio. Is that the end of the presentation? I think Joya was so yes that is the end of our presentation sorry for the long pause there at the end thank you for your time yeah thank you for your time and we're we're thrilled to present this to you and we hope that you know the successive work bar is a little preview of what's come and that this can be a development that the whole town can be proud of so thank you thank you i'm just to confirm Mary did you have any comments to close up you're muted Mary thanks Julia as we promised that the neighbors we will get traffic report available to them they also requested even though we don't think a shadow study is necessary because the way the project is situated we are going to do a shadow study because several of the neighbors asked for that as well so we we are want to work with the community with respect to this project thank you for your time thank you and i will open up to the board for a motion to receive any comments or questions that board members might have um miss mon sorry i'm over see oh i'm sorry that's okay um is that is that the motion you're looking for right now mr chair if it is i'll second mr carol's motion so i think what we'll be looking at at this point based on previous handlings of these projects is we still wait the notice from mass housing and the application but we can go ahead in anticipation of that and move receipt of the presentation and then authorize the town manager to hire a consultant to review the project um and attorney i've been correct me if if i'm wrong on that procedure mr chair that's that's correct so i think the applicants today are coming and giving us an advanced view of what the project entails under the regulations once they submit an application to a subsidizing agency the select board will have 30 days to provide any comment in support of whatever the select board you know ultimately opts to do with respect to the project just so folks sort of in the public understand that the select board's real role is this relatively narrow matter of project eligibility to express uh support concern or whatever about specific aspects of the project set forth in the regulation and want to make sure that there's proper site control they want to identify many things that they think of the subsidizing agency should know about from the community's perspective the board's allowed to solicit comments from other town boards and committees and personnel but ultimately it's a relatively short window in terms of 30 days so it's helpful if the board anticipates wanting to have anybody take a look at the project from a standpoint to do that now because once the project eligibility letter is received by the subsidizing agency you'll only have 30 days to provide your comments including comments of support if that's how the select board opts to go right turn to miss mahan um i guess again i'll second mr carol's motion um i do want to say that um i do appreciate um julia myrack and turning up on san leo kroner and others um their ties to allington that really speak volumes to me in terms of moving forward with this project as well as um meeting with the uh and hearing from the different people that have worked on this project mr bergman mr campbell mr st claire i apologize for missing out on any others and the other thing is um i understand that you're going above the 15 percent affordable requirement to 25 percent um i don't know if this is appropriate for me to ask if it isn't then maybe i didn't ask this question but um i just would like to put uh take advantage of the opportunity in terms of the 25 affordable apartments component of it whatever you can do um whether it's in terms of a lottery that gives allington residents um allington town employees um some sort of uh avenue to um be considered for those perhaps um as a first or second choice i just would like to put that out there for you all i'm not saying that's a requirement it's just sort of a wishlist thing for me because i'm hearing a lot from um current discussions that we're going through right now in terms of uh you know allington residents who can't afford to live here but more importantly allington town employees who can't afford to live here and a lot of it is because of affordability um so that's why i put that forward so that's just just sort of a wishlist thing and i uh happily second mr carol's motion thank you mr mr heart hey mr carol just wanted to confirm if you have any comments or questions in addition to the motion no i mean i appreciate the presentation i know having had a chance to look at it before i mean i what mr gamble was right on point i mean i was actually right off frame of that that black and white picture of the walkabout um it was a very democratic process and there were thousands of people took took took part in the master planning uh process and and this project i think is is probably closest to the heart of many things that were that were um touched on during that process i was the board's liaison to part of it part of that to the the advisory committee and um you know one thing that this board is supported efforts to to build out the to improve rather the millbrook corridor for public access i'm very excited to see that aspect and through to see the adaptive reuse i've visited work bar a couple of times incredible things are done in that in that building i appreciate and what you've put forward the the commitment to some of the sustainable energy practices that i know that you you've followed it at work bar too um so i mean i i am i'm happy to see this go forward and go through its paces i'm glad that you've been meeting with the neighborhood and getting some of their their concerns and that that those will be addressed and i think you've heard some of the other questions that have been raised about unit mix and affordability which which obviously is obviously something that's top of mind for us but uh thank you very much for bringing this forward and we'll look forward to seeing it as it as it moves along thank you mr diggins yes thanks thanks a lot you know so this is this is definitely an interesting project and and uh yeah i appreciate all the work that the consultants have done i mean outreach to the board and and to the community um you know um this is a very active community and uh people really care about it a lot and and i would say you're not going to please everyone you know but but what we can always do mean is listen to people's concerns mean and answer them as as honestly as as we can uh i mean i've heard from from folks mean and so i'm just going to ask a couple a few questions mean and if you can answer them now that'd be great you know so on the the bike storage see how many bikes will be able to store in that area we are still working through the specifics of the storage in in the parking area but we anticipate being able to store store between 50 and 100 bikes just in rooms and that doesn't include bikes that could be stored in other places you know in the parking area and along the site so you know our our goals are aligned with the town and trying to get as robust of a population using bicycles and taking advantage of the Minuteman trail and we think that's going to be a real draw here so you know we don't want to we don't want to miss that as an opportunity to align the amenities that our property offers to complement that and the connection to the bike to bike trail is is along Rider street okay gotcha i saw that again that's what that's what i thought too and and so one of the questions that's been brought to my attention is is the seemingly high ratio of parking spaces to units is that indeed high or in your opinion or or what's the rationale for the number of parking spaces to number units it's a great question mr. Viggins and and i think we heard from someone else earlier that we didn't have enough parking and we would need more so i think this is a matter of perspective and so what we try to do is just empirically understand that by having our consultants study what the neighboring apartment complexes that are of similar size and scale and in the Arlington Heights area what actual parking do they use and how much do they use during the day how much do they use during the evenings and how much do they have on the on the weekends and so we are going to mimic that amount it turns out that it's it works out to be probably just a little bit under one space per unit but we have units that go from studio all the way up to one bedroom two bedroom and three bedroom and and so you know you end up getting different different residents who have different needs for those but you know we're comfortable that that ratio is the right ratio and i'm really happy that you're going beyond the 15 percent of units mean for affordability a i know that some people would prefer more higher i mean at all and and i would say go as high as you can go but as as mr. Rudick said to me me we understand and appreciate that you are a private developer and and you need to make money i mean i get the sense me from from the nature of the the myrax is that the money will go back into into the the um the town uh in one way or another i mean if you can support the good folks me who are trying to do well me and then they can make that money work for for the community or similar communities because um we ultimately i think for us to get what we want is more affordability and more diversity mean everyone's going to have to pitch in more and that's going to be pitched in financially more and so either me those who extract monies from various entities will give back more that money you know to help aid everyone at large or we just extract less in the beginning but that's the only way we're going to really get to where we want to go uh and so um one one yeah and just one more other comment me because i i do share this concern too about the um the loss of zoning me for industry in and a i yes yeah i understand that probably this is the best we can do uh with this piece of property and i certainly appreciate how it fits in a with a master plan and i really like the way it's opening up a mill brook uh to to the public and it may be that you can't kind of open up mill brook to the public and maintain it as industry industry space and so i think it's really incumbent upon the town you know to try to rezone maybe other areas or do something you'll try to get back some space that we can dedicate uh to towards industry but but uh this this this is a beautiful project aid and once again i think you've done a really good job in outreaching and i'm sure you'll continue to do a good job in outreaching so i can i can happily support it thank you great thank you thank you mr the question thank you mr chairman and i want to thank the group for the for the presentation for the outreach and sorry it's so late in the evening can i wait a really full agenda but um i i know there was outreach that took place before our meeting and and with the neighbors and and i think that's very helpful for for all all concerned um just a question on the the project eligibility application when when was that submitted we uh we put our finishing touches on that today and have submitted it electronically okay all right so we will notify and then that will trigger the 30-day period for comments so i mean i think it's important for us as a board and we're making this vote tonight to reach out to the departments and reach out to the public um for comments and and and use that 30-day period wisely but uh it it seems like a little bit of time before before that comes in and and just a comment on the 25 percent and while it's greater than the zoning or the inclusionary zoning bylaw it's 25 percent because that's what's required under a comprehensive permit and and that's that's fine i i just um you know for the public's benefit that 25 figure is is is by statute and um and and that's that that's where it comes from um and just one other comment on again on that the completeness and mr currow mentioned adopting some of the um recommendations in the millbrook carter report which the millbrook carter study group issued in in 2019 i appreciate the opening up of the of the brook there and and trying to work with walkways and and make connections there and i look forward to looking at the application and have an opportunity to comment on it great thank you very much sure thank you mr de Corsi and i like my colleagues i'm happy to start this process i think it's an innovative use of the space i've known the space to be there all my life but a lot of people just drive right by and they don't know what's back there and i think it's a good way to fill a need for the town and i can say that i and personally i know the myrax charity i i grew up playing for the myrax little league team the 1993 town champs so and everyone knows the family everyone knows that the family has always give back to the town has had the town's best interests as hard so i am happy to start the process without any further comments on a motion by mr currow second by mr mahan i'll turn to attorney hind mr mahan yes mr de corsi yes mr diggins yes mr currow yes mr herd yes and thank you all for sticking with us as mr corsi said on a pretty tight uh pretty heavy agenda tonight thank you thank you very much thank you we look forward to working with you thank you i have a given minute to populate out i mean so the last item or item number 16 rather under traffic rules and quarter this is regarding the thorn dyke place comprehensive permit that's set to repeat begin application the review again in july so the did reach out to boards to attorney hind me did you want to comment no i'm sorry just oh sorry so they reached out to boards back in 2016 to to comment in anticipation of the permit application is now back on we have attached a copy of the letter that was sent signed by then chairman chairwoman mahan with the board's comments regarding the project um in urging that the zba not move the project forward we're here with the understanding that the zba is in in a board appointed by the select board but just to open it up to the board now to reiterate any comments to determine whether or not we should just send along a letter of the same form this time around or any additional comments or changes so i'll open up to miss mahan um i think um i'd like to sort of follow the same parallel course in terms of um what our comments should be to the zoning board of appeals as an informatory piece from the select board understanding that the zoning board of appeals is guided by law in terms of what they can addict and not and not have control over but as policy makers of the town i'd like to send something similar but i'd also like to hear from my colleagues on the board if there's anything they'd like to amplify and or modify um that would be a more effective piece of correspondence or if we um basically mirror the previous message and send that out thank you mr thank you and i shouldn't mention that in the request they in the town manager can correct me if i'm wrong but he said that the comments were due by july 7th for the upcoming hearing Doug can i don't have that date in front of that accurate so the um just to be clear uh the uh memo is requesting comments by july 7th a 40b hearing process isn't typically one hearing it's not going to be in this case this is sort of a re-launch of a hearing that was first noticed many years ago it's still technically the same hearing um but there were some intellectual appeal by the town um so this is really the substance of the appeal being heard sort of again with some revised submissions by the applicants particularly with respect to um the floodplain and a couple of other developments so i think what the memo was looking for was whether or not committees or commissions have any revised comments based upon some of the new submissions um but also in your particular case there are new select board members that weren't on at the time the initial letter was submitted and so it could be totally appropriate for the board to essentially echo its previous comments and commitments especially given that you in your letter make reference to the board's very um detailed letter that was submitted with respect to project eligibility to mass housing or you could um develop new and additional comments um on the on the project for this eba's consideration mr carl thank you um i think it's reasonable for this board to to send a letter if it's if it's if the board's so inclined to send a letter the original it's an attachment um just just stating that that we've a significant turnover on the board we wish to reiterate um all of the points that were made by the by the previous board i don't feel comfortable well submitting comments at this time with nothing in front of me about the new submissions i gotta be honest i i i think at the time that we'd sent this we had some some presentation um to base our comments on um others may may feel differently but i'm not sure i'm feeling like i'm in a position to to to address it specifically the new submission i don't know how significantly it's changed yeah mr corcy any comments yeah thank you mr chair um now i i think we should send a it certainly update the letter um and i hear what mr carl's saying there isn't anything specific in front of us so if july set is the date i think i think we maybe need to take action to authorize the the chair to either send a letter to designate um a one of two members to to to um draft a letter before june before july 7th um reiterating our opposition but updating it for things that have taken place since the november 2016 letter because the procedural posture of the of the application was different in that letter okay mr diggins well i agree with scuro you know but also i understand it's time constraints being uh and i certainly have witnessed the amount of thought that went into uh drafting the the the current letter a my only opposition to the project really is on on environmental grounds uh but i will go along um happily so with with some the the current letter if that's really what the with the board wants to do uh and i yeah yeah that's essentially it you know thank you yeah if i may um i'm sorry mr yeah i was gonna turn to you if i may um i want to try to differentiate between things it would be helpful for the board to have a letter um by for the hearing on the 14th however uh if the board needs more time it's not as if comment will be foreclosed at the 14th hearing so it is possible that if the board once more times that's okay um i just think that the you know the the plan director's trying to cultivate things to help move this along with respect to the cba's process um i also want to note that i don't think that their revised submissions dramatically in my professional opinion only they dramatically alter the overall posture of the board had taken in the sense that um you know as i recall and what was expressed in that that letter uh is primarily that the board wanted uh the zba to avail itself of all the resources that it could to develop the best possible record and reaches decisions with one piece of it but the other pieces of it with respect to the overall uh impact to the project the concerns about flooding wetlands those are all things that um frankly the the the revised submissions aren't going to you know essentially a race or dramatically revise concerns about those same issues so again i'll open up to the board but i think the suggestion here could be we're all going to be pretty confident that this isn't going to get wrapped up on in this first meeting would it be preferable to all to put to push to our next meeting to get it addressed to to to gather comments and and update the letter rather than just reiterating the letter that we have or would the general consensus be to just reiterate the letter so we have it to ensure that it's in front of the zba for the july meeting yep it's girl i i'd feel more comfortable if if we designated you and perhaps another member to to work on a draft of a letter that could be presented to us at our next meeting for for approval if it doesn't there's i mean we might send a note to to the zba to let them know that we have additional comments underway but but but we don't have any further meetings until the time yet okay in the worst i mean do you have i'll make i'll make that as a motion sure i move that doesn't need the chair to to coordinate the the drafting of the of a letter with comments to be submitted to the zba and with further requests to chair notified the zba that we will not be in a position to to provide such comments until uh July 20th i believe that's our next meeting right yep July 20th and do the second second and do we have any further comments on this i um mr chair if i may yep um if i could ask the chair or perhaps town council is there anyway um before July 7th July 9th dates are going be on me right now that we can relay a message to the zba that the um while the select board is going to go through this process and i don't know what else we're going to add to the comments but we may that uh the select board is um still a hundred percent uh dedicated or committed to um assisting the board the zoning board of appeals to enforce the rules and regulations of the town to um ensure the uh safety environmental impacts and health of ollington residents it's kind of like one of the main thrusts of of the original letter that we sent previously so that while we're saying something else is going to come but not until beyond the date of your next meeting that core epithet of what we've been saying to the zoning board of appeals still stands i've had to admit my motion in that respect uh if i could ask uh through the chair attorney hain yep attorney hain i think we can do that um thank you mr chair i think we can do that uh miss mahan i'd be happy if you wanted to um charge me with drafting something that reflects that i'd be happy to do it i i i i'm ready to skip ahead to something uh that's not before the board on this specific matter but um as the board may recall uh we do need the the town republican committee is just provided some uh a list of candidates to fill the vacant registrar uh position and um the recount has been set for july 9th so if the board is uh willing and able to meet to appoint a registrar um between now and july 9th i could try to uh draft something for the board for your approval on this score as well um i i would ask my through the chair ask my colleague mr caro um if he's amenable to that i'm absolutely amenable to that i think we have one other piece of business that might might might might warrant that treatment as well so yeah and i would ask the chair if that's um something that he's also amenable to yes absolutely and mr chairman can i say one other thing i'm sorry yes uh one other thing that just for folks to know not just for the select board for the public um the revised submissions are all uploaded um take a look at them uh on the thorn dyke section of the zba's webpage so you can take a look through any of the revised submissions again they're primarily technical documents uh written to the plan as they outline different you know floodplain and delineations and things like that thank you thank you and i apologize if this already happened but do we have a second for mr caro's motion second and do you have any further comments mr korsy i'd know further comments mr diggins nope mr hawn no thank you and mr curl no i don't all right so we have a motion by mr curl second by mr hawn attorney i'm mr hawn yes mr decorsi yes mr diggins yes mr curill yes mr herd yes so uh unanimous vote thank you all right so that takes us to correspondence received we have a request for additional traffic coming from magnolia park entrance on thorn dyke street from bill palm tear 112 thorn dyke street so i want to refer this mr chaplain should we refer this to your office or of course i mean tag has studied this a number of times most recently recommending this area be designated as a speed safety zone but um if you refer it to me we can have uh dan amstutz taken a little look uh and in at the very least provide a response to mr palm tear all right thank you and then we have correspondence from christville already 56 adams street the property 400 to 402 mass ab just briefly since this mentions me um this is where i have my law office there is currently an application i think just went to the zba is going to the redevelopment board so this is i'm just a tenant there i have nothing to do with this application but i'm actually in the process of transitioning out of that location anyway so whatever goes on at this property in the future i will not be a part of so this one i believe would be referred to on to the redevelopment board since i think this is the next stop for this project yes right and so i'll take a motion to receive these two correspondence refer 17 to telemanager for 18 to the redevelopment board so moved second so on a motion by mr curl second by mr decorcy turning on this mohan yes mr decorcy yes mr diggins yes mr curel yeah mr herd yes all right and that brings us to new business so turning on i've no new business other than what we discussed uh mr shaw herrington i believe is forwarding to your office and forwarded to me a slate of folks to replace uh not to replace but to fill a vacancy in the register and the board registrars um so if the board you know has occasion to schedule a meeting before the july 9th recount date um it may be wise to do thank you mr chaplain no new business miss mohan uh no new business mr chair thank you i can't picture the chamber since i haven't been in there yet i'll go across my screen mr decorcy no new business hey mr curl no new business mr diggins 1120 is new air so no new business and i have no new business as well with that i will take a motion to adjourn from so moved miss mohan second by mr curl attorney i'm miss mohan yes mr decorcy yeah yes mr diggins yes mr curel yes mr herd yes good night all night thank you


The fact of the game, if we finish our chances, we could be one or two now up in the first half. We restricted them, considering what Tottenham normally do here, we restricted them with our performance in the first half, so not much. So the feeling we would have had at halftime in the league would have been a different feeling for us. And in the manner of the goals, yeah, of course, every goal, you can see the disappointment. Jordan's an amazing goalkeeper for us, so the circumstance of the first goal is what it is. And the second one, really, we're pushing to try and get back into the game to an extent. So we were very competitive in the game in the way we played. And on another day, we take our chances. I think it looks different. You don't get many chances over a place like this. Maybe one way to get to it. Yeah, it's a reality when you're one-on-one on goal, but I'm not going to standard and criticise the players too much, because nobody wants to go through and miss a chance. You know, it's sometimes the cool head of being there regularly and seeing it and feeling it makes you more clinical in those moments. Look at Harry Kane, you know, he's been doing it for years. So, you know, you can see sometimes the differences in these games coming to the Champions League club. You know, when you miss them, they take theirs. And maybe some of that is a reality of where we're at. And, you know, we want to get to that level where we are more clinical. But sometimes on evenings, it doesn't work that way. Right, what were your thoughts on the penalty? Were you surprised to think over the second look and who they are? I wasn't, and I hadn't seen it. And I'm not dodging it. I haven't seen it. I'm sort of cracked on straight out of here. So I haven't got an answer to that. I wouldn't want to give the wrong answer. If you say now, what is the different feeling in just room from March in terms of performance? Yeah, yeah, without a doubt there is. But, you know, I think when you progress as a team, and certainly the way I am, it's still a feeling of a loss. But yeah, I think probably in a cold like a day, we can say that we can come here and do a job and change a formation and have players that can go through the game plan with more consistency. And I think we're there. So what's the next step, you know, is to maybe take those chances, is to start the second half better than what we did today. So yeah, it wasn't a nice night last year here. But that's long gone. And we still come away with no points out of the game. So I think we can reflect a little bit. But I think there are things we can tidy up and get better at. I mean, that will always be the case. But there's certainly that within our team. And those are things we can work on. In the realities, I think you can come to Tottenham and lose. It's the Champions League team. We're a really strong team. What is important is that we've trained and we've consistency and momentum. We pick up points now going forward in games that we should be stronger in and show that we're a stronger team. Brandon, has Jordan mentioned his chest? No, I haven't. I haven't heard that. Sorry. Given the way you were beaten here last year, Frank, I mean, you've mentioned already, ultimately, you've been jerking now because there's no points from the game. But you've been blown away 5-0 within the hour at that mark. And you must take great solace in the way you were able to hold them, at least until that point. Yeah, I mean, I haven't drawn the line between those two games to connect them. Because I know what we went into that game where there was a tough moment for us with people that were real that were playing. And I didn't have the players to, say, change the formation like I did today. So it's when you can't play with a back five to match up and find a way to stop Tottenham and get in the spaces they want. It was a really difficult night, but it's so long gone that now we are in a better position that we can compete at that level. But I don't want to think backwards. I want to think forwards and think about what today means for us. And it's an opportunity maybe that we could have come here and got something. I feel that. And we didn't. And we take that away from us and go, let's look forward and make sure that the next time we come up in these situations. A bit like Manchester United last week, we conceded two counterattacks in our own good possession, which cost us the game. And then maybe today we don't take chances that cost us the game. And we have to analyse that. And sometimes they're not the easiest things to analyse because they're just decisions and moments in a game. It's not a structural thing as such. So that might be part of the process.