Welcome to The Town of Arlington's Symmes Advisory Committee

Latest Conceptual Plans:

7 February 2003

Below are three "Conceptual Alternative" diagrams and related background materials for the Symmes Advisory Committee's public status update on February 13th. These conceptual alternatives are just that, concepts, not detailed plans or actual development implementations. The SAC will be using these concepts as examples of the types of developments that developers might put on the site. They will be used to develop and recommend the detailed zoning, land use and other restrictions the Town may put on the site.

We hope you can attend our public workshop on February 13th. We will present the background and process we have been through, the input we have received from the community as well as from experts, developers and local resources. We will take you through the principles and ideas that have led to our conceptual alternatives and the financial models upon which they are based. Finally, we will give some insight into our next steps and future process.

alternative_1.pdf

alternative_2.pdf

alternative_3.pdf

feb_6_financial_analysis.pdf

environmental_assesment.pdf

infrastructure_012003.pdf

transportation_021203.pdf

9 January 2003

The following alternatives and draft assessments for the Symmes Hospital site reuse were presented by VHB at the January 9, 2003 Symmes Advisory Committee (SAC) meeting. The VHB team will continue to refine the assessments of the three alternatives in terms of architecture and urban design, construction costs, provision of infrastructure, transportation impacts, environmental considerations and market/financial conditions. The alternatives will be further refined and discussed with the SAC at the upcoming meetings on January 23 and February 6, and will be presented and discussed at a public hearing scheduled for February 13, 2003 at Arlington High School.

alternative_1.pdf

alternative_2.pdf

alternative_3.pdf

assesment_environmental.pdf

assessment_financial .pdf

infrastructure.pdf

utilities_private.pdf

utilities_public.pdf

transportation.pdf

urban_design_framework.pdf

12 December 2002

The following alternatives for the Symmes Hospital site reuse were presented by VHB at the December 12, 2002 Symmes Advisory Committee (SAC) meeting. At the December 12 meeting, the SAC narrowed the seven alternatives down to three, as described below. In the coming weeks, the VHB team will conduct detailed assessments of the three alternatives in terms of architecture and urban design, construction costs, provision of infrastructure, transportation impacts, environmental considerations and market/financial conditions. VHB is currently scheduled to present the assessments of the alternatives at a joint SAC/ARB meeting on January 9, 2003.

Please note that in order for each of these alternatives to be "revenue neutral," as required in the Selectmen's Mandate for the reuse plan, the densities currently shown in the alternatives will most likely change. When the construction costs for each of the alternatives are input into the financial model, the amount of development required for the project to financially "break even" may need to be modified. Additional changes in density may occur as site layouts are further evaluated in terms of construction feasibility. It is not anticipated that any changes in density will be significant, as the initial assumptions for construction costs included in the financial model were fairly accurate.

Additionally, the percentage of affordable housing units included in each of the alternatives will be further refined as the assessments are developed. It is not anticipated that the percentage of affordable housing will change, rather the number of units provided may change with changes in density as described above. The affordable housing shown in future alternatives will also reflect the number of units provided for various household income ranges.

The following sections describe the three alternatives that will be further developed by VHB at the direction of the SAC.

Alternative 1

A consolidation of Alternatives 1 and 2 into a predominantly residential program, using the program for the 'Top' and 'The Ridge' as shown in both alternatives.
In the 'Overlook' area, the housing units will include a version similar to that shown in Alternative 1.
This alternative will also consider a different road alignment, where Hospital Road intersects Summer Street aligned with the private road further to the east (between Brattle and Grove Streets).

Alternative 2

Further refinement of Alternative 3B.
The alternative will maintain the same program for the 'Top' and 'The Ridge' as is currently shown.
The alternative will include a site layout that preserves the public space in the "Overlook" and provides as much commercial (office, medical, R&D) development that can be provided without developing a parking structure (three parking spaces are required for each 1,000 square feet of commercial development).
This alternative will also consider a different road alignment, where Hospital Road intersects Summer Street aligned with the private road further to the east (between Brattle and Grove Streets).
Note: Alternative 3A was not selected by the SAC because the parking structure would be cost prohibitive and was also not felt to be a suitable use.

Alternative 3

A consolidation of Alternatives 4 and 5A.
From Alternative 4, the program for the 'Overlook' area will be incorporated.
From Alternative 5A, the Community Park will be included at the 'Top,' and Mixed Income Housing will be located along 'Summer Street.'
'The Ridge' will include the Wellness Center and reuse of the Nurses Building for medical offices.

28 Oct 2002

The following sets of conceptual alternative reuse plans for the former Symmes Hospital site were presented by the VHB consultant team at a joint Symmes Advisory Committee and Arlington Redevelopment Board meeting on Monday, October 28, 2002. The plans were formulated based upon a preliminary analysis of how different mixes of uses could be accommodated on the site and achieve the Selectmen's mandate that redevelopment be at least revenue neutral. All four alternatives achieve a 'break even' financial condition based on current assumptions in the financial analysis. The uses identified in the alternatives have been proposed as priority uses by the four Working Groups of the Symmes Advisory Committee.

The alternatives and the accompanying financial analysis for each alternative presented below will continue to be refined during the month of November 2002, based upon input received from Arlington stakeholders, the Arlington Redevelopment Board and the Symmes Advisory Committee. The final alternative plans, including an assessment of each one, will be presented at a public meeting, currently scheduled for December 3, 2002 at 7:00 pm at Arlington High School.

Open Space System Plan
The Open Space System shows a potential green space network that provides 50% of the property as open space, an allocation set forth in the Selectmen's mandate for redevelopment of the site. The plan preserves environmentally significant natural features, including areas with rock outcroppings and locations on the site with spectacular views-most notably the overlook area at the top of the hill. These natural features are connected throughout the site by other public green space linkages. The plan also identifies potential pedestrian or trail connections through the hill and locations for connections to the surrounding neighborhoods and the Minuteman Bikeway. The plan also provides a 25 to 50 foot buffer space between new development and surrounding properties, a space that could either be back yards or public open space. A 100-foot 'height setback' is also denoted on the plan. Development within the height setback would be limited to 35 feet in height, as is currently allowed, but within the center of the property taller building heights would be permitted.

Alternative 1: The Employment Center
Working within the Open Space System Plan and the Break Even Analysis, the 'Employment Center' alternative identifies building space for a total of 625,000 sq. ft. of development, and retains the Nurses Building. Development zones in the plan allow for the following conceptual site layout:

In the 'Top of the Hill' development zone there is space to accommodate four 2-story buildings with a total of 16 units of affordable housing. Additional buildable space exists to provide two 3-story buildings in the center of the site to provide 34,000 sq. ft. of development for a mix of 41 market-rate and affordable housing units. Space can be provided for 250 parking spaces.
The 'Overlook' development zone includes building space for 280,000 sq. ft. of office or medical uses in a 4-story building, and space for a 6-story 90,000 sq. ft. building for 24 high-end residential units. There is area to accommodate 240 parking spaces, 50 of which are assumed to be in a parking structure underneath the public overlook area.
The 'Ridge' development zone contains space for three buildings, including reuse of the Nurses Building, which amounts to 114,000 sq. ft. for office or medical uses, along with areas for 61 parking spaces.
The 'Summer Street' development zone includes space for a 2-story 60,000 sq. ft. community center and 120 parking spaces. Some of the existing woods could be maintained along the eastern edge of the Summer Street frontage.

Alternative 2: 'The Village'
Working within the Open Space System Plan and the Break Even Analysis, the 'Village' alternative identifies building space for 550,000 sq. ft. of development and also retains the Nurses Building. Development zones in the plan allow for the following conceptual site layout:

In the 'Top of the Hill' development zone there is space to accommodate four 2-story buildings with a total of 16 units of affordable housing. Additional buildable space exists to provide two 3-story buildings in the center of the site to provide 34,000 sq. ft. of development for a mix of 41 market-rate and affordable housing. Space for 160 parking spaces can be provided.
In the 'Overlook' development zone there is building space for 282,000 sq. ft. for a mix of 94 units of high end and market rate housing in two 5-story buildings and one 6-story building. There is space for 100 parking spaces, 50 of which are assumed to be in a parking structure beneath the public overlook area.
In the 'Ridge' development zone the Nurses Building could be reused for office or medical uses. There is additional space for 54,000 sq. ft. in two 2-story buildings for a mix of 28 market rate and affordable housing units. An additional 27,000 sq. ft. 2-story building could be provided for additional office or medical uses. There is space available for 61 parking spaces.
The 'Summer Street' development zone includes space for a 90,000 square foot 3-story building for a community center and medical uses, with 120 parking spaces. Some of the existing woods could be maintained along the eastern edge of the Summer Street frontage.

Alternative 3a: 'Multi-Generational Housing'
Working within the Open Space System Plan and the Break Even Analysis, the 'Multi-Generational Housing' alternative identifies building space for 425,000 sq. ft. of development and also retains the North Building of the Hospital and the Nurses Building. Development zones in the plan allow for the following conceptual site layout:

In the 'Top of the Hill' development zone there is space to accommodate four 2-story buildings with 12 units of affordable housing. Additional buildable space exists to provide two 4-story buildings in the center of the site to provide 125,000 sq. ft. of development for 153 units of affordable and market rate retirement housing. There is space for 150 parking spaces.
In the 'Overlook' development zone the existing North Building is redeveloped for a combination community/wellness center of 42,500 sq. ft. Additional development space in this zone could accommodate 230,000 sq. ft. in two 2-story buildings for a mix of high-end and market rate housing, for a total of 90 dwelling units. There is space for 114 parking spaces, assuming 50 spaces are in a parking structure underneath the public overlook area.
In the 'Ridge' development zone, the Nurses building is redeveloped for 24,000 sq. ft. of 14 units of affordable housing with 15 parking spaces.
In the 'Summer Street' development zone, there is space to accommodate four 2-story buildings for a total of 12 units of affordable housing.

Alternative 3b: 'Multi-Generational Housing II'
Working within the Open Space System Plan and the Break Even Analysis, the 'Multi-Generational Housing II' alternative identifies building space for 475,000 sq. ft. of development and retains the Nurses Building. Development zones in the plan allow for the following conceptual site layout:

In the 'Top of the Hill' development zone there is space to accommodate four 2-story buildings with 12 units of affordable housing. Additional buildable space exists to provide two 4-story buildings in the center of the site to provide 133,000 sq. ft. of development for 163 units of affordable and market rate retirement housing. There is space for 130 parking spaces.
In the 'Overlook' development zone development space in this zone could accommodate 248,000 sq. ft. in one 6-story and two 5-story buildings for a mix of high-end and market rate housing, for a total of 98 dwelling units. There is space for 74 parking spaces, assuming 50 spaces are in a parking structure underneath the public overlook area.
In the 'Ridge' development zone development space is available for a 3-story 42,000 sq. ft. combination community/wellness center. The Nurses building is redeveloped for 24,000 sq. ft. for office or medical uses, possibly uses that would support the wellness/community center. Space is available for 120 parking spaces.
In the 'Summer Street' development zone, there is space to accommodate four 2-story buildings for a total of 12 units of affordable housing.

Evaluation Parameters and Variables
As part of developing and assessing the feasibility of various alternatives for the Symmes Hospital site, the following parameters provide the criteria for developing the mix of uses for the site and measuring the associated impacts. The Fixed Parameters outline the criteria based on the Board of Selectmen's mandate for site reuse, and the Variables provide a framework to determine how the uses fit together and to assess the associated impacts on and off the site.

Sample Evaluation Matrix
The Evaluation Matrix is an example of a matrix that will be used to evaluate each of the alternatives for the Symmes Hospital site. The matrix will be used to compare impacts based upon the technical assessments of the alternatives (traffic, parking, densities, infrastructure needs, fiscal, etc.) that will be prepared during November 2002.

Break Even Analysis Presentation
This presentation was given by RKG Associates at the joint Symmes Advisory Committee/Arlington Redevelopment Board meeting on October 28, 2002. The presentation outlines the purpose of the Break Even Analysis of the alternatives, the methodology to develop the analysis, the assumptions used, and potential refinements that may be needed for the model to potentially reduce required break even buildout.

Break Even Analysis
The Break Even Analysis is a summary of the assumptions and the total building program for each of the alternatives.

Financial Analysis of Alternatives
The Financial Analysis of Alternatives includes a DRAFT financial model for each of the alternatives, including financial and redevelopment assumptions, distribution of uses (residential, medical, office and public), fiscal impact assumptions and projected cash flow for each of the alternative scenarios. The financial model and the assumptions will continue to be revised as the alternatives are further refined.

17 Oct 2002

The following sets of preliminary plans were presented at a joint Symmes Advisory Committee and Arlington Redevelopment Board meeting on Thursday, October 17, 2002. The plans were prepared as a means to initiate discussions with the Advisory Committee, the Redevelopment Board and other stakeholders for how different uses can be organized on the site, and to begin the process for developing different alternative land use strategies for redevelopment of the Symmes property. The plans outline zones of the site where different types of development could occur.

Potential Development Zones
This plan outlines areas on the Symmes property that are potentially suitable to accommodate development given topography, site access and connections, and maintaining the existing amount of open space on the site.

Open Space Areas
This plan outlines areas on the site that should be considered for preservation as open space. The open space areas include environmentally sensitive areas on the site which are undevelopable due to terrain or ledge, areas which should be preserved to promote public access to views, buffer/setback areas from abutting uses, and a series of greenway connections to provide linkages among the on-site open space system.

Alternative 1
Alternative 1 is a site development concept that responds to existing market conditions with a focus on residential uses within a mixed use setting. This alternative assumes complete demolition of all buildings on the site with development zones set aside for new construction.

Alternative 2
Alternative 2 is a site development concept that anticipates the potential for future market conditions. This alternative preserves the north and east wings of the existing hospital buildings for reuse for medical, office and/or housing uses, and also retains the existing Nurses Building for reuse as residential.

Alternative 3
Alternative 3 is a site development concept that explores the potential to preserve and renovate all of the buildings on the site for a variety of mixed uses.