Why are there pro-density Articles facing Arlington's residents?

At the direction of the Town Manager, the Department of Planning and Community Development has authored many Articles for Town Meeting (TM) which, if approved, would drastically increase urbanization and density in our town. They have been assisted in this effort by two groups from outside Arlington, the Metropolitan Area Planning Council (MAPC) and the Citizens' Housing And Planning Association (CHAPA).

Following TM's approval of the Master Plan, Town officials wrote a Housing Production Plan which they say is authorized by TM's approval of the Master Plan.

The proponents claim that their Articles will help affordability, even though the Articles don't refer to affordability - except to allow lot size to be divided into 5,000 sq ft chunks - which would allow developers to avoid existing Arlington affordable housing rules mandating 15% affordable housing on developments with 6 or more units. See our Arlington Affordability page for more. Furthermore, Arlington is essentially already the '6th affordable unit', where comparing rent and home ownership costs in our neighboring towns to us.

What parts of town are covered?

The Articles relate to multi-unit housing districts (R4-R7) and business/mixed use districts (B1-B5). Essentially, the changes would cover every zone except single- and two-famaily (R0-R1-R2). But they would also affect these R0 - 2 neighborhoods and because of increased height in abutting districts, increased crowding, parking congestion, and increased load on public services.

The Articles also propose allowing apartments in single-family districts, essentially weakening single-family zoning to two-family, and increasing open space loss and tear-downs in single-family neighborhoods.

Whichever articles are supported by the Arlington Redevelopment Board (ARB) will be more favorably viewed by Town Meeting, when it votes on the Articles this April.

What are the most concerning proposed changes? When will they be presented for public comment?

You can comment on these articles March 25:

Arlington Redevelopment Board Public Hearings

7:30 pm at the Arlington Senior Center, main room

Monday, March 11, 2019 (Past Meeting)

Article 6(R4-R7) reductions in the minimum lot area, minimum lot area per dwelling unit, and minimum lot frontage; reductions in front yards, side yards, and rear yards; increase in the maximum height, maximum number of stories, and maximum floor area ratio

Article 7(B1-5 for mixed use) reduction in the minimum lot area per dwelling unit, reductions in front yards and side yards; increases in the maximum height, maximum number of stories, and maximum floor area ratio

Article 8(multi-family and mixed uses) elimination of usable open space requirements

Article 9(townhouses) increase in the allowed size of townhouses

These articles will:

● Significantly increase the limit on the number of units on affected lots—up to 2.5 times.

● Increase the maximum number of allowed stories from 3 to no limit (R4 apartment conversions) from 3 to 4 (R5), and from 4 to 5 (R6).

● Reduce the minimum lot size from 20,000 sf to 5,000 sf (R5/R6/R7) and from 30,000 sf to 5,000 sf (R4).

● Reduce the minimum frontage (width of lot at front property line) from 100 ft to 50 ft (R4-R7).

● For Apartment Conversions,reduce the minimum lot size from 12,500 sf to zero sf, reduce the minimum lot area/unit from 2,500 sf to 1,000 sf, reduce the minimum lot frontage from 80 ft to 0, eliminate all requirements for front yards, side yards and rear yards.

● Eliminate side yards for all principal structures (R7) and townhouse structures, apartment buildings, or office structures (R6) when abutting a business (B) district lot, regardless of how that lot is used.

● Reduce front, side, and rear yards in R4-R7 zones..

● Eliminate all usable open space requirements for mixed uses and multi-family uses. Substitute a smaller landscaped open space requirement with up to one quarter satisfied by and roof and balcony spaces.

● Greatly increase the floor area ratio for mixed use developments (up to a factor of 2) further promoting the type of building on Mass Ave. between Arlington High School and Stop & Shop.

Monday, March 18, 2019: (Past Meeting)

Article 11 reduction in the height buffer zone designed to protect R0-R2 and open space lots.

Article 12 reduction in front yards for corner lots

Article 13 reduction in required parking for apartment buildings

These articles will:

● Reduce the existing height buffer between business and multifamily developments and one and two-family lots from 150-200 feet to 25-50 feet. This means taller structures will be allowed right next to one and two story, draping them in shadow, removing views, increasing echos and city-feel.

● Reduce the front yard on side streets to as little as zero for lots occupied by businesses or mixed uses, even when they abut the lot of a one or two-family home.

● Reduce the minimum required parking from 1.5 spaces per unit for 2-bedroom apartments and 2 spaces per unit for 3-bedroom apartments to 1 space per unit for all apartments. (Recent data shows even in Cambridge, the lowest car-owning community in the state, apartments have an average of 1.5 cars per unit.) This change will cause street parking issues for new and existing residents.

Monday, March 25, 2019 (Past Meeting):

Article: 15 Accessory Dwelling Units (Allowing 2 units in single unit zoning)

This article will:

Allow an additional dwelling unit to be be constructed within single family homes in the R0-R1 zoning districts. Despite TM twice rejecting accessory apartments in the last 8 years, this article would allow permanent separate units. It would increase tear-downs and break the intent of R0/R1 zoning. (Residents who wish to have others live with them can already have multiple living spaces as long as a second kitchen is not constructed.)

What can we do?

Now only Town Meeting will vote on the future of your town.

If you're in Town Meeting, please review our website to see our concerns. If you're not in Town Meeting, please reach out to Town Meeting Members know you are concerned about all of these 'pro density' articles.

You can find the list of current Town Meeting Members and their contact info on this public Town Website.

Also, contacting members of the Select Board and the Town Manager to voice concern will let town management know that residents are concerned.

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Read the actual Draft Articles:

MAPC/CHAPA Directed articles with supporting material for ARB

Draft Articles of Increasing Density

The Master Plan

The Housing Production Plan