Redevelopment Board approves amended special permit for mixed‑use project at 190–200 Mass Ave with conditions

The Town of Arlington Redevelopment Board on June 15 approved amendments to the special permit for a mixed‑use development at 190–200 Mass Ave, setting a package of findings and special conditions the developer must meet before construction proceeds.

Staff described the revisions as primarily technical: revised window configurations and facade details, a narrowed 22‑foot drive aisle in select locations to accommodate utilities and an asbestos pipe discovered on site, an increase in compact basement parking from five to eight spaces, and updated square footage for four of the five required affordable units. The board noted one unit (unit 203) is shown at 511 square feet, below the 700‑square‑foot minimum cited in state guidance for comparable affordable units; staff recommended designating unit 210 (735 sq ft) or securing state approval for an alternate unit.

Developer John Murphy (Summit Real Estate Strategies) told the board that subsurface utilities and an asbestos pipe found after demolition necessitated shifting the below‑grade parking, which in turn required reducing the drive aisle in places. “By bringing that drive aisle in 2 ft, it allows us to shift that below grade parking,” Murphy said, describing the change as a response to unforeseen site conditions.

Project architect David Barsky defended the fenestration and material choices, saying the updated drawings keep the approved composition while improving internal functionality. “The building is really the same building — only more tightened up and more locked in now,” Barsky said, and added, “the vision is not compromised. If anything, it’s strengthened.”

Board members pressed for several technical clarifications and conditions. Members required the applicant to: - select an affordable unit that meets state SHI size requirements or obtain approval from the appropriate state housing reviewer; - include a continuous chase for black‑iron kitchen exhaust from ground floor commercial spaces through the roof to accommodate future restaurant tenants; - return with detailed plans showing garage venting and louvers once MEP sizing is complete; - reinstate roof terraces in the fourth‑floor plan as in the original application; - embed reinforced mesh in the EIFS at the first level where it is accessible; and - confirm bicycle‑storage clearance meet manufacturer recommendations.

On MEP and garage ventilation, the board asked the applicant to submit drawings that identify where exhaust air will be discharged and how noise and neighbor impacts will be mitigated. The applicant said third‑party consultants and the building department will review mechanical plans; the board made ISD confirmation a condition. The board also asked that elevator machine room, utility spaces and access routes be finalized in the MEP/design submissions.

Resident Marvin Stevens raised a public‑health concern during public comment about trash collection and local rodent problems; the developer said trash would be stored inside a first‑floor service area and taken away on a regular schedule.

After reviewing findings and drafting the special conditions into an amendment to the original special permit, a motion to approve the amendment carried unanimously: Rachel Zembery — yes; Shana Cormon Houston — yes; Vincent Baudoin — yes; Steve Revilak — yes; Chair Ken Law — yes. The board indicated building permits can proceed after the required technical clarifications and ISD reviews are completed.