 So we'll now call the April 26 meeting of the Arlington Redevelopment Board to order. This open meeting of the Redevelopment Board is being conducted remotely consistent with Governor Baker's Executive Order of March 12, 2020, due to the current state of emergency and the Commonwealth through the outbreak of the COVID-19 virus. In order to mitigate the transmission of the COVID-19 virus, we have been advised and directed by the Commonwealth to suspend public gatherings and as such, the Governor's Order suspense the requirement of the open meeting law to have all meetings in a publicly accessible physical location. Further, all members of public bodies are allowed and encouraged to participate remotely. For this meeting, the Redevelopment Board is convening via Zoom as posted on the town's website identifying how the public may join. Please note that this meeting is being recorded and that some attendees are participating via video conference. Please be aware that other people may be able to see you and take care not to screen share your computer. Anything you broadcast may be captured by the recording. I will now identify are that all of our members are here by taking a roll call. We'll start with Ken Wow. Present. Gene Benson. Present. Melissa Tintacolas. Present. I'm here as well. And it looks like we have two members of the Department of Planning here, Jenny rates. And Kelly line of a. Here. Great. Do we have any other members of the department joining us this evening? Jenny. No, we do not. Thank you. Thank you. So before we begin, I'll just note that we do have a timeframe that we need to stick to this evening. So we'll try and keep everything moving. We need to wrap up a promptly at 755 PM as town, the first night of town meeting is this evening. I'll also mention that we received notice today that the applicant, one of the applicants for our May 3rd. Meeting has asked for an extension. Jenny, if you just want to recap, I believe that was from attorney and Essie. I think that was from attorney Bob and Essie for the applicant of 190 and 192 to 200 Mass Ave. The project that we had a hearing that started last month and it was continued to May 3rd. They have requested a continuation. We'll talk about that next Monday night. In the event that anything else comes up, we'll keep our meeting for next Monday night for now. I don't have anything further to say. That's fine. And that's great. Jenny, I just wanted to confirm that we would still be holding that meeting on May 3rd. As of now. Okay, let's see. If we have any other further announcements, we will move to open docket three, six, five, four 1050 Massachusetts Avenue, which is a, the public hearing for a new Dells lemonade. And do we have the applicant here with us this evening? Yes. Great. Perfect. So if you wouldn't mind introducing yourselves, you'll have five minutes for up to five minutes for presentation to the board and then we'll ask you any questions that we have before turning it open to public comments. Awesome. Thank you. So, my name is Paul P. Telly junior. My parents Paul and Kathy are also in the zoom. I've been Dells franchisees since 2003. If you're not familiar with Dells to all natural soft frozen lemonade. In addition to that will be bringing along ice cream and some fair food such as pretzels nachos and things like that quick eats. So the idea behind our shop is to have a front layout of the existing windows and make them a take out only. I think you can kind of see by the pictures there. But that at this particular location, it'd be take out eat only, but right on right next to the bike path, close to the tools, very active community and with the times that we are now. It would be great to, you know, keep it as a take out only so people can continue their fast transactions. So yeah, that's it. Mom, Dad, I don't know if anything else to say. We're glad to be in Allington we had a meeting with the select man of, you know, two months ago and we're looking forward to get getting started. I think the windows will look very nice and on the address and people will be drawn to the neighborhood. And that's it we've been doing it for a long time and we're in Boston we're in Fenway Park, we're going to be going to the Worcester Red Sox. Once they get the fans back and our world is gets back together. So we're really looking to expand and we thought Allington would be a great spot. So that's what we have. Hopefully you like us. Wonderful. Thank you so much. We're thrilled to have you come to Arlington and I'm sure that some of the my colleagues on the board will have a few questions for you about the the signage and the and the windows that you've proposed. So can, if I could start with you. Sure. Thank you, Rachel. The windows you proposed, are they vinyl windows. It'll be vinyl. Yes, the three vinyls. They look like residential vinyl windows that you're going to install into a wood panel that's going to be slotted into the storefront. Is that your intention. Long windows. Yes, it's our. Sorry, I just hit a button. That was the specialist that all my class. He proposed those be the best windows for that current location. I think they look similar to the ones that the general public would have in at their homes. Yes, they would go up and down. That answers your question to the two windows on the way left would be the take out windows. Yeah. I'm not finding that selection of windows in your system here, going with the character of the rest of the storefronts and in our neighborhoods here and I was wondering, would you be willing to change that out to something a little more commercial. That's maybe aluminum, not residential windows that stuck in there. Would you would you guys be entertaining that idea and maybe going down to one window, instead of two. We'll do whatever it takes to appease the look. The two windows is one to order and want to pick up. I'm not as I'm not as hung up on the number of windows I'm just that issues with the type of window. If you guys were to select a more commercial aluminum window that matches the storefront a little more. I think that would be a much, much better choice. That's one issue I have right now. And the other issue I have is your signage, you seem to have letters on every single window that's possible that you have there. And that's not, that's not what we have typically in our retail district there. You don't see very much like that. That's not our standard that we want to go with. I just wanted would you also be willing to scale that back some because I can't, I can't see you proving what you have here right now. Just too much graphics there. Yes, absolutely will change whatever. We will change whoever to make it work. I just wanted to remind the building on the wall. I mean, Jen, do you have signage standards that we can maybe provide them that they can look at. I mean, also my, my memo to the board indicates that they're far beyond far exceeding the amount of signage that you would typically see on, you know, it's on every single panel as you said, hadn't thought about the residential style of those windows and how there's all I saw was that they were operable. I can see why that that is important. But yes, they, Paul and I have corresponded and he had corresponded with Aaron in the past, I believe. So I will, I can of course follow up on that. All right. And I know, I know that some pictures show that blade sign being used and some window and some of your presentations don't show that blade sign being used. Is it as your intention to use the blade sign. Yes. Okay, that would definitely count as part of your signage on your front there. Okay, and I think that's a good. It's a good thing to give advantage of that blade sign. But I can't see approving what you have here right now with the vinyl window and the graphics and all the in all the windows right now. Okay. So the idea of having a lemonade slash ice cream stand there and support you wholeheartedly, just the graphic share right there right now. I can't seem to support right now. Okay. That's my opinion. Thanks Ken, and we'll be able to give you a little bit more guidance on specifically how we might suggest that you pull back on some of the graphics, but Jean I'll go to you next. Thank you. I pretty much agree with everything Mr. Lyle had to say, I think I would expect the windows to look like commercial windows and more like what is available in the neighborhood and not what look like residential windows. I also don't care if they're one or two, but I think this is not comforting with the neighborhood. The signage is just much, much, much too extensive. I think it has to be pulled back so that it meets the town sign by law requirements. I think if I remember correctly that the projecting sign is not permitted in the be to zone is that right, Jenny. So if none of the signage on this entire block is conforming anymore. So, so I can see, I can't see approving the projecting sign I think having, you know, a sign over the windows would be a more appropriate thing we can have people have a sign take it down but I can't see putting adding They can't add it. Jean may Rachel please Jenny. Yeah, they are absolutely allowed to change out the sign face that that counts as one sign the other signage is allowed, but not the amount of coverage. So if they are going to actually install a new blade sign or projected sign projecting sign. Right. That's the terminology in the. That would mean that would not be allowed. It's an existing non conforming sign all they can do is switch out the face so they're allowed to do that gene, but they can also have the, the signage on the window but more like the one that's next to it actually at 1048 is a good example because it's not fully saturating every single window. That's the percentage of the window coverage. I hope that they might work with someone in planning and community development to come up with how they can put signage up that would meet the requirements of the bylaw. The, the only other request I have has to do with a bike, bike or bicycle parking and a bike rack. And I did read what you say and there's obviously no place on the property to put a bike rack but I would hope that they could work with the town DPW and see if there was a place to put a bike rack I think there may be a place to put it between some of the trees over there and I think that would be appropriate. If they could work that out with the town. I like the concept I like the idea of having this here. I think with the more appropriate signage the more appropriate windows, a place to put in a bike rack that meets the bike rack standards this would be a great thing for the street and the town. That's it. Thank you, Jean. Melissa. Hi. Well, thank you for bringing this to Arlington I think it's exciting in that for this area, I think the kind of pickup window idea has a great potential for the street activation that brings a little bit more vitality to this area so. But I think in terms of the design, it's hard for this building to push it a little bit but I'm going to press you guys to step up the game and step up the game and on the design piece of things. I guess my first question is the are the windows opaque. Are they designed to be opaque. In this image they do look like that the the black. Oh, so that was just for us to like show you that the windows are there. They would match the black. That's on the other windows as well. Okay, they're transparent they're transparent. Okay, and with the pickup window. I know kind of you're responding a little bit to cove it but is that permanent. We were looking that way yes that our whole design is based off takeout only. Just the just the amount of space we have in that building alone allows us we're thinking just for takeout. Okay. And you said you talked to the board of select men. Was that kind of conceptually or was that for a sidewalk permit or what was that for. He was just referencing that we had gotten approved by the board of select men to open our business here. Okay, but nothing outside of that. Okay. Yeah, because they think, you know, in terms of, you know, the sidewalk being a space, you know, I, I, you know, I was suggesting maybe that Jenny that we could explore how we can enhance the public realm which is maybe outside the purview of this board. We're thinking, you know, working with our economic development staff, Jenny, have they. Maybe I should ask the applicant. Have you worked with your property owner the person who owns the whole building on any storefront enhancement for the whole building and they talked about that. We asked them to paint the building and they agreed they'll do that. This summer, but outside of that, no, but they've been pretty receptive as far as what we asked. So, I don't know if you had any recommendations on what we should do. Right. Well, I did a quick just if you do a quick Google, you know, pick up window design, you can get some really interesting, you know, concepts that would. I would say raise the bar for the design on this building and I think if you start to do that, you could be kind of a leader on this kind of in the strip mall, you know, you would be the, the role model if you will, if you can step up the design on that. I'm thinking that I'd probably have to give some more specific directions probably through an email or through Jenny with is that right Jenny. Yes. Yes. Okay. So I could share that with some concept ideas and maybe some materials that could be possible for that because I agree with the residential windows. Probably not a fit and it has a lot of potential to be a kind of a cool space and that's what I'd like to kind of push you guys a little bit to see if we can set the bar. We will do whatever it takes to open it up. It's just that our season is short. And we, we would love to get a little help from you guys to let us possibly get the building premise so we can start to build out in the store so we can get open as soon as possible. But we will definitely pick it up and make this the best looking building storefront in the area, whatever it takes. But you Paul senior. We just need you know I mean times running out we're going to be out of business before we can open if we don't get closed seasonally. We usually open mid March until October depending upon the weather, and we close for the winter. Okay. Are you saying to this side, you're saying this storefront will be closed during the winter time. We'd love to keep it open but people are crazy about coming to get frozen lemonade in the winter. And hopefully they'll come and get our ice cream, but we'd love to stay open. We have to pay rent 12 months a year. We have a retail store north that abroad mass where we do this and it's successful. Great clarification. Melissa did you have anything else any other comments or questions before we move on. Not at this point. So I'll just give you a couple of more specifics I agree with the comments that my, my colleagues made. I think that, you know the double hung concept I think is is fine as long as you can can move that to as Ken was saying a commercial aluminum window. In terms of reducing some of the signage if I could make a few suggestions specific suggestions for you. So, where you have the food text on the upper windows, I would remove, remove that. I think that would go a long way. I certainly understand why you have pickup order and menu included on on those windows there, you know directions obviously for your for your customers. That's fine. I would take out the, the web address and the Instagram on the windows especially again if these are to be opened. And when, when you're, when you're in business, I don't think that those get you anything and that will help you get towards the no greater than 25% coverage on your windows. I think to if we look on the door here. I think, you know, it's great to have your hours of operation where you have the, it looks like the two logos for, I'm assuming that your personal provider and one of your other. One of your other providers as well if you could combine that on the menu board. I think that again would would be better. And perhaps we need to look at reducing again you need to look at what the what gets you to 25% coverage in this particular glazing area so you may need to reduce the size of the of the logo here. Yep. In terms of the menu board I think you have a unique it's unique here right because you're, you don't have any other way to display your, your menu board. I think just, I understand and could, could certainly get behind if we remove some of the other signage, providing an exception to, to what we require here so that you can have the menu board there but I'd ask you just to look at scale and try and make sure that you reduce that as much as possible so we do have some visibility in there. And you know the other thing that people do at times is they will rather than to fix the the menu board to the actual window itself will actually hang it slightly behind the window as well and that way it's not actually signage on the on the glazing itself and quite frankly that might actually be easier for you if you want to change your menu items or you want to, you know, you, you, you want to change pricing or something like that rather than having to deal with the vinyl, it might actually wind up being easier for you so if you could look at that suggestion as well. We found a low like an a frame signage and we could put the menu on that on the outside. So I'd have to go back and look at the. They can do that. They can use a frame sign. I think that that's what the ice cream shop and the heights does as well. I think that they do theirs in a, in a temporary way that they bring it out as well. That might be another great, great way for you to again meet the requirements without blocking out that entire window. Okay, thank you. Okay, great. Any other questions or comments from the board before I open this up for public comment. Okay. And so with that, I will open, open this up to public comment any member of the public wishing to speak please raise your hand. I will call on you in the order that hands are raised. I just want to note that you will have three up to three minutes to speak and please identify yourself by your first last name and address we will start with Don Seltzer. Thank you Don Seltzer Irving street. I just have a question for planning. Does the town ever provide bench seating along business blocks such as this. Jenny, would you be able to answer that question. I think that's more of a question for the select board. Yeah, I mean it's it's definitely more of a question for the select board or the Department of Public Works. I think it's a good point I don't think that there's any seating on this block at all. Basically, nothing. So what we've talked about with this applicant is figuring out a way for them to bring either cafe seating, although there's not a ton of space in front of this business either, as well as sidewalk, sort of nap, making it easier to navigate for everybody. But we also talked about potentially a park lit. So there might be other ways to do it but benches are not. It's a possibility. It's something we can also talk about with this life board. And the second question, are awnings allowed directly this entire this entire block used to have an awning on it. It was, it was removed in the 1980s. The whole block was a giant awning. So, I suppose you could that used to be like an operable awning like some of the ones and I think there's still some in Arlington Center and other places as well. They would have to go through a whole process, but it had been there previously. Thank you. Thank you, Mr. Seltzer. Are there any other members of the public who have questions or comments visually. I don't see any hands raised. Okay, seeing none we will close public comments. Let's see. So I think we have, we have two options here. We could, and I'll throw this out to the board, we could discuss whether or not we would be willing to with this specific direction on changing the, the type of window and some of the direction on reducing the amount of signage be willing to approve this, this permit or this the stock it this evening with the caveat that it's to be that the final final design and signage within the parameters we've discussed would be approved by the department before we could ask the applicant to return again. I'm certainly sensitive to the short, short window of their, their primary, their primary season but I also know that we want to ensure that the, these two categories of specific comments are addressed so I'll ask the board members their, their preferences and we'll start with, can I certainly would like to encourage this business and get them open as soon as we can. I'm just, I'm kind of on the fence right now, just because what they have right now so far off what we normally accept. It's, I don't believe it's a minor tweak. We will, we will get the industrial take out windows, and we will take the menu to the windows to 25%. We weren't aware of this and now we are, and we'll make it right. Okay, we'll make it right before we can open. And we'll definitely we're going to get on this tomorrow. You seem like an honest gentleman that I take your word for it and I will, I will say okay fine. I think I am fine with that. I appreciate that and I will prove you right. The only thing I would like to also add is I like to encourage you to maybe stay open during wintertime. I really don't like to see a dark space if you can stay open, that would be great. We will we will, we'll give it our best shot no doubt about it. Believe me. Because I'm paying rent. Yeah, and nothing coming in. It hurts. So any dolls we can make is a good thing. Maybe some hot soup or something like you know I don't know that's right. You know coffee maybe I don't you know, a chocolate or we'll get we've been talking about this. So, Come on down we'll work it out. Thank you. So Rachel, I'm gonna, I'm gonna say okay. To go ahead and approve this with a, on my opinion, okay, that and then work out the details of Jenny. Okay. Jean. I would start by asking Jenny if she thinks on the basis of this discussion she has enough direction to know what we would find acceptable if she were if we were to delegate this to her. I think I do. I sort of I can summarize, if it would be helpful at this point. Great. The first thing is sort of the transparency of the windows. I mean, I realize we're looking at something that's not transparent but we need the transparency in the windows. There's actually another. I think it's a doctor's office on the corner where they did a similar thing blocking out windows we don't want blocked out windows on Mass Ave. That's really important that's number one. Number two is the residential window choice needs to change to double hung commercial aluminum style windows and it sounds like to is okay as long as you utilize that material instead of what you've decided here. And then to remove all of the text from the transoms above the windows. To remove the web addresses from the operable windows to move the logos that are on the bottom panel of the door to the menu board. And to shrink the menu board quite a bit. If you decide to use the menu board, the other option that was provided was to hang the menu behind the window. You did build out sort of a counter behind there so maybe that is a possibility. Alternatively would be the a frame board. So there's there's a couple of options about how to display the menu. The other thing by the way would be having like a QR code a lot of places are doing that now where you just put your phone over the code and it brings you to the menu options and then you can even pay that way it's all the experience. And then the last thing is the, you know, sort of the outside of the realm of the board but when we talk to the select board at some point in the future is that the seating issue whether it's cafe or benches or just in general improvements. So the potential for a bike rack being installed somewhere on this block. And then lastly, the hours that you would be able to stay open potentially through the seasons, rather than focusing on one season. So that's, that's what I heard. That's everything that was on my list as well. I think that makes sense. I think if we do delegate this to the staff, they should be able to do this with the proviso that if the staff feels that they haven't reached an agreement with the applicant, you would have to come back to the redevelopment board. And that's not going to affect any other changes. And yeah, so that's fine with the bicycle thing I think it would be good for them to consult with DPW and if DPW can find, you know, a space on the sidewalk, then they would, you know, supply and have the bike rack installed. But yeah, that sounds good with those provisos. I'm okay with going ahead with this now. Great. Thank you, Jean. Melissa. Yes, I mean, I think my, my concern is trying to dress this up so it does kind of not only attract kind of the audience that you want and then kind of has the potential to go on beyond that season. The awning that was mentioned by Donald Sulser, you can you can imagine like a really vivid yellow green awning that brings attention to the space. Maybe a small counter that's below the pickup order window that kind of makes it more inviting and engaging. I think there needs to be. Maybe it's a public-private partnership with a property owner if we explore enhancements to the sidewalk because I feel like the sidewalk then becomes your de facto interior space. And I want to make sure that it's clean and it's welcoming and it's not just there left for, you know, public works to, you know, worry about. And those things are on my mind as we kind of think about how the interaction with kind of a pickup window would work, especially in this area because as you know, the building hasn't been painted and it needs to be kind of dressed up. So if people kind of treat it like it's a junkie area, trash will collect and it'll just, you know, kind of be a vicious circle. You know, that's kind of why I said you have to kind of be the model and level up to like new design. That said, I leave it in Jenny, I trust Jenny and her team can bring us there. But Paul Junior, I would recommend just doing a Google on the new designs around pickup windows. There's a lot of cool stuff out there and I think you can kind of be a leader here. Absolutely. Thank you. I'm going to mention one thing that I hadn't thought of to Melissa mentioned it. Trash receptacles, who's going to supply them, who's going to empty them. You know, I think if that's their responsibility, we're planning on putting barrels outside with covers and we'd be emptying them on a daily basis. Yes, so that probably needs to go into the permit as a condition. Okay. I'm at down Jean. Okay. Any other questions or comments from the, from the board. Sorry. Just, I did talk to Andrea's pizza, and they were kind of enthusiastic about Dell's coming, because they think that they could kind of bring a complimentary business so I thought that was a positive for the area. And all of the businesses along that might think that way. But I think I thought that was kind of a nice kind of solidarity there that can be built. Thank you. So, I think that we have some some good comments here Jenny summarized Jenny summarize them earlier I think to that we would just add the caveat of the applicant, providing trash barrels, which will be emptied daily. Is there a motion from the board to approve this docket at with the conditions as, as previously stated. So motion. Is there a second. I'll second. We'll give that one to Jean I think I heard. All right, we'll take a roll call vote starting with Kim. Yes. Jean. Yes. Melissa. And I'm a guest as well. Congratulations. And I look forward to seeing what you work through with Kelly and Jenny and the team in the planning department. Good luck. Thank you. Thank you for your opening. All right, so with that we will close docket number three six five four. And we will open agenda item number two, which is a substitute motion for article 35. And I will turn that over to either Jenny or Kelly I'm not sure which one of you was planning on speaking to that item. Just me. And it's just, this was just an opportunity for the board, because we don't really have many opportunities to talk about substitute motions on any of our articles and this is one that I thought. Well, this is the only one, and I wanted to bring it up there are actually a couple of other substitute motions but they're just to reverse the no action votes. This one has more substantive content. So I thought that it might be helpful for the board to have an opportunity to discuss it if it's so desires. Also the person who submitted that substitute motion is present. So she may want to say something Kristen Anderson. I'm just going to bring it up on the screen. I also have our, you know, just if anybody needs a refresher I can bring up obviously the report to town meeting. We are close on time. So I'll just put that out there if we can't get to the meeting minutes I think that's okay, we'll defer. Okay, great. So, um, Kristen, I'll just see again because Jenny included the substitute motion that you proposed in the agenda items if you wanted to take and again we are short on time so I'm going to apologize but if you wanted to take a minute or a minute or two and just recap what it is that you propose that would be great and then I'll open it up to the board for any questions. I'll just note I didn't tell Kristen that she had to talk. I'm just letting you know that she was here but thank you. All right, I'll speak for a quick moment my name is Kristen Anderson I live at 12 up on road west. And I'm a town meeting member and I'm presenting. I'm sponsoring an amendment to article 35. I run a business in the industrial zone in the Gold's Gym lot in a building behind Gold's Gym. And so I come to town meeting also with the perspective of someone who's trying to run a business, small business in town. And I was. I think the best way to say it is fairly appalled by the mention of artists residential space in the industrial zone because I have also spent over 11 years of my life living in artists live workspace in the greater Boston area. And I can tell you without with complete certainty that artists get pushed out of buildings by development. And they, it is happening even in Arlington right now in the mill building behind my rack, and I'm trying to help those artists actually to get studio space. So, and I've spoken also to the Arlington Arts and Council for Arts and Culture about this and explained my position on it but the larger issue here is that there is only about 1% of industrial real estate in town. And as soon as you open that up to residential and you guys all know this so I'm not. I'm not educating you but as soon as you open up the industrial zone to residential, the residential business tenants are going to have to compete with those rents. And it's not that that's a difficult situation in a town where brand new condos are going to go for, I don't know how much money $800,000. So the idea of putting, opening up the space to artists I fully support the arts industry, my business is we are we're an independent music distributor. I spend all day every day speaking to artists and working with artists so that just, that seemed fairly crazy I do appreciate. And Kristen Canterbury Bagnell's intention here I think she's got great intentions. I just don't think that this is going to help artists I think it's going to have the opposite effect on artists. And I think it's going to drive business away and negotiated for long term commercial leases in the greater Boston area. And I know what businesses are looking for. It's not. And I also feel just absolutely blessed. So fortunate to be able to run a business in Arlington, because it's very difficult to find space like this in inside of 128. That's all that I have to say I just don't. Yeah, I appreciate your perspective. Thank you for for sharing it. You need to speak by the way it wasn't. No, no, no, that's great I that helps clarify that we're where you're coming from with this so I'll open it up to the board for for any, any questions. Hopefully this will come up a town meeting but just just for the, for the board's edification any, any questions or comments that you'd like to make. And we'll start with Jean. Yeah, I appreciate your coming and doing this I know you're, you're not alone in having this concern about the industrial zone. I actually think that our proposal is a very good proposal, you know, we're talking about the 21st century industrial zone, where you tend to have business and people living together where artists mixed use space is often mixed in and I've seen it work very in Boston and this is part of a well thought out plan that included the consultants doing some proformers to see what would it take to really have our industrial zones be a 21st century industrial zone. These are part of it and my fear is that if your amendment substitute motion passes. We will have something on the books that will never end up giving us the industrial zone the 1% of the land, as you say that we would have so I would say we're better off with our motion, and with your substitute motion, but I certainly understand where you're coming from. Jean, can any questions. Christian. I know it's some of you'll they have this artist loft stuff. Brick bottom. Is it the brick bottom building. Are you familiar with that building at all. Yeah, I'm extremely familiar with the brick bottom building that is not one of the buildings that I lived in. But that's the brick bottom building is something different I mean that is. Those are condominiums that that's a development that happened group of artists got together to make that happen. And I think that if you wanted to have I think it's a it's a noble. It's a noble to have to create artists live in live in workspace in Arlington but I think that if you want to do that, you are going to have to use she wants my coconut water. You're going to have to use something like a community development corporation to make that happen because if you have private developers developing these spaces. There's no mechanism that I'm aware of. There's no space to, to protect the interest of the artist which is to make it affordable. You know artists are going to go where it is affordable. And actually at the time that I was first looking for artists loft space brick bottom was out of my price range already. I see. I mean but that was that that was that started in the 80s. I realized that I just was there to start and I was nice. Yeah it's a wonderful space I know some of the artists there I've been to events there that places awesome. It would be nice to have that here. It would be, you know I would be in full support of that, but I don't know how you get there with private developers. I would just say that if, if this passes as we've done it then there's the opportunity to bring in a CDC or something else but if yours passes. There's no opportunity in the industrial zone to go that way so this doesn't require artists mix use, and you're right maybe the market won't support it, but at least it sets it up so that it can have. Thanks Jean thanks can Melissa did you have any questions. Any comments on on this year. I understand where Kristen Anderson is coming from as well. This one confuses me a little bit I'm not as I have looked at some of the analysis that RKG did for the industrial uses. I understand, you know, the intention to allow for some residential for the purpose of redeveloping, you know kind of as strategically. And it may be looked to you know Jenny in terms of the creating these incentives for the mixed use for artists. What other things have you seen out there that I mean, what other things stand now I mean, are we with the current, not this substitute motion but with the current. How are we able to, you know, create those spaces, or the market forces just too much to, you know, create those affordable spaces for artists specifically. Now for artists specifically. I mean, Kristen referenced the my rack development. And so that that's a loss of artists studio space unfortunately, as part of that development and probably it's not it. The development is not approved yet so probably that that is what is likely happening. We've talked at length with Arlington Center for the Arts, the Commission for Arts and Culture. It's a big part of the Commission's plan to increase the number of studios in town as well as live workspace. It's part of the arts and culture action plan it's something we've talked about. One of the incentives to make it happen whether it's a private developer or a nonprofit organization that's still technically private by the way it's for profit or nonprofit it's still a private entity, and a private developer, by the way, still the same thing. One's for profit once not. There are various angles to that there are no opportunities right now this, the whole intent of this bylaw is to incentivize and find ways to strategically as you say allow new development or redevelopment, I think is really the better word. So, you know, that's the leverage that we put into the amendment and, you know, Kristen is proposing to remove this particular portion of the amendment. That's what we proposed. And all residential. Yeah, it's it's removal residential right right. Thank you. Thank you for both of you. Yep. So thank you Kristen I really appreciate you taking the time to come and explain the reasoning but behind the substitute motion. I think a lot of people have given you their, their feedback as well. I guess Jenny and the board members are there any other questions I know that we're running short on, on time we're going to need to close pretty soon so that we can move to time meeting are there any, any open questions from any of the board members on any of the substitute motions or any of the The, the articles. See Jean saying no, no, Melissa. No. Okay. With that, I don't know if we have time really to, to get through the meeting minutes Jenny so we might table those to the next to the next meeting. If that's the case if we can't get through them if people have extensive edits, could you just send them to me so that for the next meeting which is the same constraint time wise we can be ready to just move to approve them. Well, why don't I do this, why don't I see if anyone has, has amendments or changes to the meeting minutes or I'm trying to find my notes or I have mine. Well, Rachel's looking. My only suggestion was, there are two or three votes where it had one abstention, you should say who's the person who abstained. Oh yeah, good point. And I know that I have a highlighted sections at the end that I need to fill in. So, but that that was the only thing that I, that I, that I saw that I needed to be adjusted. Okay. We can really quick then and hopefully we can just all right through them. Okay, so the first one was on page two. Just the way that 521 CMR is, is written at doesn't need the hyphens. Yeah, yeah, no I see that. Thank you. And then on page five I had to the first is on the third line there where I, it says, at the end of the third line on page five the chair asked the other board members if there was any risk, should the board put in square footage requirements. I believe there I was asking if there was any risk if we eliminated all of the square footage requirements because that's where we introduced the, the notion that we were going to, that we were going to eliminate the 6500 square foot requirement the one that originally as part of his proposal, which it does reference later, and then in the third to last paragraph. Actually, no, that's fine. We're good. That's all I had. Okay. Hannah Melissa did you have any revisions or comments. Nope. We accept the minutes with the revisions. Is there a second. Second. Great. We'll take a roll call vote starting with Ken. Yes. Jean. Yes. Melissa. Yes. And I'm the S as well. So the meeting minutes from March 29 2021 are approved as amended. Thank you. Any other business of the board before we move to adjourn. I just have to adjourn to 10 meeting. And I have a quick question. If you are. I know that I had to send Rachel the link. Does anybody else need a link if you would like to attend. I might want to attend when there's only articles. I'm not sure why you all did not receive your own link. So I'll forward that to you as soon as we get out of this meeting. I'm just going to send you the email that has all the links and then you can choose. Which things you would like to join. Okay. Thank you. Sorry, Ken. You were saying. No, today's not none of our amendments are up today. Right. No. No. Okay. No. Rachel will just deliver the report to town meeting. Okay. Great. So is there a motion to adjourn to town meeting. Is there a second. I can't. Thank you. Thank you. Thank you, Melissa. We'll take a roll call vote. Ken. Yes. Dean. Yes. Melissa. Yes. And I'm a guest as well. Thank you very much. And I will maybe see some of you in a couple of minutes. Thank you, Rachel. Have a good evening. Thank you. Good night.