Burlington Town Meeting rejected making two separate zoning changes that would have allowed a new residential project on Cambridge Street near the Town Center.
Developer Novoya Ventures (AKA Foxfield) put forward plans to build an 82-unit condominium project at 135 Cambridge Street, the location of the former Roger’s Piano and three residential homes closer to Bedford Street, two of which are currently abandoned.
The project would require a vote by Town Meeting to allow for a project of this kind on the site. As explained by Planning Board Joe Impemba, the property sits in the Town Center Overlay and in order for it to go forward they would need a zoning change to allow for the creation of a Town Center Multi-Family Sub District. He explained that when the overlay was first adopted in 2006 multi-family housing was allowed but that was changed in 2010 after the rate at which such projects were put forward in rapid succession residents started to complain about the growth.
Article 35 of the Town Meeting Warrant proposed the creation of such a special zoning overlay to allow for a project of this type in the Town Center Overlay. Article 36 was to allow the special Town Center Multi-Family Sub District overlay to apply to this specific project. This requirement is set out in Article 35 to ensure that any similar projects in the future must also come back to Town Meeting for consideration.
Click Here to see backup material on the two warrant articles that includes maps, additional renderings and photographs and explanatory charts.
In arguing for the project at hand, Peter Carbone, a principal with Novoya Ventures, said that the proposal was, in his opinion, a better option for what could be built there without a zoning change. He pointed out that as of right now, based on the size of the parcel, a nearly 30,000 square foot retail space could be built by right. He said that based on an initial traffic study, the condominiums would generate approximately 602 average weekday vehicle trips with 56 happening during evening peak hours. Alternatively, if the property were redeveloped for retail use the project would generate approximately 2,026 daily trips.
“The Vanasse and Associates traffic report concluded that traffic volume increases expected for the project are relatively modest and would not be expected to result in a material increase in motorist delays or vehicle queuing,” Carbone said.
Carbone also said the proposed condo building would be an aesthetic improvement over what is currently there. He said the design is in line with the town’s Master Plan that outlines the looks of buildings in the Town Center area. He said it also adheres to the plan by offering strong walkability, expanding the range of housing options and enhancing the Cambridge Street corridor. It will also have landscaping throughout the property and will also be set back from the street more than similar projects.
“We just think it’s a terrific multi-family site,” Carbone said.
Planning Board member Impemba said he agreed.
“I think it’s kind of a no-brainer when you look at the amount of traffic that could be generated and what would be generated with this. And this would further the goals of what the 3A Committee meant to create – some viable foot traffic downtown. As far as I’m concerned it’s a great project.”
Those who spoke in opposition of either the zoning change, the condo project, or both raised a number of concerns. These included increased traffic in the area and the difficulty that residents living there would have getting in and out on that busy section of Cambridge Street. There was also the concern that new developments could put further strain on the school system by introducing new students to the district.
Some members also expressed frustration about their view that in the past Town Meeting had been sold on projects with things that never came to pass. Member John Cormier argued that when the Town Center Overlay was first proposed they were told it would help create a more village-like downtown with new businesses and more walkability but that it really just generated a new slew of residential projects.
Still others said the town should have more control over the planning process for projects like these. Proponents did state that even if the zoning change was approved the project would still be subject to the same review process as any proposal.
Finally, a few members said the legislative body should not bend to pressure to approve a project based on the fear of other alternatives. Member John Iler said the suggestion that a large retail location would be built there because it can do so by-right does not mean such a project would materialize. He pointed to the mostly empty Shoppes at Simonds Park of an example that
“I don’t think anyone will look around and say there is not enough empty retail space in Burlington and that they should build more,” he said. “There is not a rush here so we can take time to be thoughtful about this.”
In the end with a final vote of 45 in favor and 55 opposed, the article to create the proposed Town Center Multi-Family Sub District failed to pass. That vote made Article 36 relating to the proposed condo project moot and the motion was withdrawn.
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