HomeMy Public PortalAboutStaff Report_36 Arlington_570 Arsenal_2018_1109_FINALTown of Watertown
Department of
Community Development and Planning
STAFF REPORT
This Staff Report is a technical analysis of the submitted application material and the required
findings of the Watertown Zoning Ordinance. It is based only upon information submitted prior
to the public hearing and may be revised or updated with new recommendations, findings
and/or conditions as new information is obtained by Planning staff during the public hearing
process.
Case Number:
Subject Property:
Parcel ID:
Zoning District:
Petitioner(s):
Owner:
Zoning Relief Sought:
Special Permit Granting Authority:
Site Plan Review Meeting(s):
Date of Staff Report:
Staff Recommendation:
Planning Board Meeting:
Zoning Board Hearing:
ZBA-2018-28 & 29 SP/SR & SP
36 Arlington Street / 570 Arsenal Street
1236-3F-0 / 1236-5H-0
Regional Mixed Use District (RMUD)
36 Arlington Street LLC, 137 Newbury Street, Boston, MA
Surrey Road, LLC / BP Watertown, LLC c/o Summit Hotel
Properties
Special Permit with Site Plan Review & Special Permit:
• §5.01 for Fitness Center, Office, Commercial/Retail, &
Warehouse
• §6.01 for Shared/reduction in Parking and companion
Special Permit for offsite shared parking
Zoning Board of Appeals
May 30, 2017
November 7, 2018
Conditional Approval
Scheduled November 14, 2018
Scheduled November 28, 2018
36 Arlington & 570 Arsenal St
ZBA-2018-28 & 29— SP/SR & SP
November 7, 2018
Staff Report
I. PUBLIC NOTICE (M.G.L. C. 40A, §11)
A. Procedural Summary
Petitions ZBA-2018-28 & 29 are scheduled to be heard by the Planning Board on November
14, 2018 and are scheduled to be heard by the Zoning Board of Appeals on November 28,
2018. As required by M.G.L. c. 40A, Sec.11 and the Watertown Zoning Ordinance, notice is
given as follows:
• Published in the newspaper of record (Watertown Tab) on November 9 & 16, 2018
• Posted at the Town Administration Building on October 31, 2018
• Mailed to Parties of Interest on October 31, 2018
B. Legal Notice
"36 Arlington Street - Matt Harrington, 36 Arlington Street LLC, 132 Newbury Street, Boston, MA 02116,
herein requests the Zoning Board of Appeals grant a Special Permit/Site Review in accordance with
Watertown Zoning Ordinance §5.01.3(b); §5.01.3(a); §5.01.3(f)2; §5.01.5(h), to partially convert former
Fitness Center to Retail, Business, Fitness and Warehouse use. RMUD (Regional Mixed Use District) Zoning
District. ZBA-208-28 (Combined with ZBA-2018-29)"
"570 Arsenal Street - Matt Harrington, 36 Arlington Street LLC, 132 Newbury Street, Boston, MA 02116,
herein requests the Zoning Board of Appeals grant a Special Permit in accordance with Watertown Zoning
Ordinance §6.01(b); §6.01(e); §6.01(f); §6.01(g) Off -Site Shared Parking. RMUD (Regional Mixed Use
District) Zoning District. ZBA-2018-29 (Combined with ZBA-2018-28)"
Front and left facade from Arlington St.
Rear parking lot from Marriott Parking lot.
Access to rear parking lot from Arlington St.
Front facade from north
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36 Arlington & 570 Arsenal St
ZBA-2018-28 & 29— SP/SR & SP
November 7, 2018
Staff Report
11. DESCRIPTION
A. Site Characteristics
The 68,000 square foot (1.56 acre) main site on Arlington St. has a two-story brick building
initially used for industrial/warehouse that was converted to a fitness center (Super Fitness).
The building has an approximately 22,000 s.f. footprint, and fronts on Arlington Street. The site
slopes downward to the rear with 26 parking spaces within the front yard along Arlington Street
in one continuous curb -cut, and 56 spaces (proposed to be restriped to 58) behind the building.
Existing site landscaping consists of a vegetated strip abutting the lower level/first floor and
along the driveway accessing the rear of the property.
The secondary site has a 6 -story hotel with 150 rooms and a parking field with 119 spaces.
There is a staircase installed within an easement area to access the adjacent 36 Arlington St site
at the rear of the auxiliary lot of the hotel and a lease agreement for the use of 30 parking
spaces within an area of the lot.
B. Surrounding Land Use
The site is bounded by Arlington Street along the front, the Marriott Hotel to the side/rear, Saris
Motors to the south (at the corner of Arlington and Arsenal Streets) and a vacant lot to the West
(Sawin's Pond). There is a small business/industrial complex to the rear facing Elm St. and the
site is located across the street from the UPS Customer Center and warehouse. Home Depot
and Arsenal Yards is located to the South of Arsenal St.
C. Nature of the Request
The Petitioner is seeking a Special Permit with Site Plan Review to replace the previous approval
at 36 Arlington Street and allow occupancy of the 22,500 square foot second floor (accessed
from Arlington Street) of the building to accommodate a commercial/retail store and flex
warehouse. As proposed, the project is the conversion of interior space, with limited changes to
the site and existing building. The Fitness Center and office uses would continue to occupy the
lower floor. The Petitioner also requests offsite and shared parking under a separate Special
Permit for 570 Arsenal St.
D. Public Comments
As of the date of this staff report, no comments have been received on this project.
E. Relevant Permitting History
According to Zoning Board of Appeals, Assessors, Building and Planning records, the Arlington
Street site has the following relevant permitting history:
• 1944: Lot appears on Assessors' records, owned by Akron Rubber Company, Inc.
• SP -93-17: Convert building from Industrial use to Commercial Recreation
a. Required a minimum of 127 parking spaces (100 on site, 27 off site)
Page 3 of 11
36 Arlington & 570 Arsenal St
ZBA-2018-28 & 29— SP/SR & SP
November 7, 2018
Staff Report
• Amendment SP -93-41: To include an off -site "auxiliary" parking lot at 640 Arsenal
Street
• July 17, 1997 (no formal Permit Number issued): ZBA Hearing to address parking issues
per SP -93-17 Discussed valet parking September to April on Charles River Saab lot (a
second off -site lot) as needed; Police detail as needed on Monday evenings November -
April; use company for the parking program. Total of 245 spaces (152 on site/with valet,
70 at UPS, 23 at Saab)
• Amendment SP -02-33: Modify the existing Special Permits to utilize 25 parking spaces
as part of the required off -site parking for the site (36 Arlington Street) located at 71
Arlington Street.
Based on the request, the previous permits for 36 Arlington Street should be voided and
replaced with the current request for a Special Permit with Site Plan Review. The Special Permit
with Site Plan Review for the Hotel should remain in effect.
III. ANALYSIS AND FINDINGS
A. Plan Consistency: Comprehensive Plan
Watertown's 2015 Comprehensive Plan includes a vision of the Arsenal Street Corridor as a mix
of retail, office, and research and development uses that can serve a regional market area. The
site as proposed would provide a potential for a mix of smaller retail/commercial and light
industrial uses that would support the business and residential within the area.
B. Plan Consistency: Strategic Framework (2011)
The Framework's vision identifies key aspirations such as a thriving business community in
strategic locations in former industrial sites, owner -occupied business, and redevelopment of
existing buildings. The proposed redevelopment, as well as the continued occupancy of the first
floor of the building by existing uses is in keeping with the Strategic Framework.
C. Special Permit with Site Plan Review
This project requests two Special Permits (one for each site) and must meet the four conditions
of approval for a Special Permit set forth in §9.05(b) of the WZO.
Special Permit Criteria §9.05(b)
1. The specific site is an appropriate location for such a use, structure, or condition.
Met: The site on Arlington Street is an appropriate location for a mix of commercial, fitness,
and warehouse uses. The site was previously converted to fitness only use and had to rely
on substantial offsite parking, valet parking, and other methods to support the successful
use of the entire building as a fitness center. The proposed uses reduce the overall demand
for parking and the supporting documentation shows that the site can accommodate
parking for all uses during all times except for peak demand. The required parking, per
Zoning, is proposed to be 93 spaces, and 85 are proposed. If the site had shared uses that
were compatible, the site's parking requirements could be reduced by up to 25% to 70
spaces. In looking at the site for shared parking, it was found that at peak hours, the Fitness
Page 4 of 11
36 Arlington & 570 Arsenal St
ZBA-2018-28 & 29— SP/SR & SP
November 7, 2018
Staff Report
Use only was close to use the entire capacity of the site and therefore, additional parking is
required. During the parking assessment, it was noted that UPS was using the front parking
area and this was rectified subsequent to the analysis. The request has identified an
appropriate long-term solution for an increased parking demand through the use of shared
parking with the Arsenal Street property. Staff suggests that 30 offsite spaces shall be
required for the proposed mix of uses and that prior to any new tenant occupancy, an
updated shared parking report be submitted to DCDP for review and approval by Staff
showing that that the tenant mix is appropriate and in -keeping with the approval. Further,
the site shall create and maintain a TDM Plan to be reviewed and approved by DCDP with
annual reporting, prior to occupancy of the first floor tenant spaces. The plan shall include a
section on the status of the shared parking with recommendations if it needs to be adjusted.
The proposal includes an additional request for offsite shared parking on an adjacent lot
through an existing easement agreement. The submitted materials shows that location
(hotel parking lot) is appropriate for shared parking for the hotel and a fitness center. A
parking count was carried out which found that during peak hours of demand by the fitness
center, a maximum of 43 spaces were occupied (leaving 76 available).
2. The use as developed will not adversely affect the neighborhood.
Conditionally Met: The Arlington Street location was an industrial warehouse that was
converted to a fitness center. The use of the entire building as a fitness facility required
substantial parking management and offsite parking arrangements. The proposed partial
conversion back to warehouse decreases the parking demand which reduces impacts on the
neighborhood. Further, the proposed uses are in -keeping with the neighborhood, retain
existing businesses, and provides an appropriate new business opportunity in a vacant
storefront. The proposed landscaping will also soften the front yard parking and break up
the continuous curb -cut which improves the street's aesthetics.
Shared parking at the Hotel site is also a positive impact in that an underutilized parking
field can be more efficiently used, reducing the demand for additional parking at other
locations within the neighborhood.
3. There will be no nuisance or serious hazard to vehicles and pedestrians.
Conditionally Met: The Arlington Street site is currently accessed from a continuous curb
cut on Arlington Street. The open and undefined site access creates an awkward entrance
and exit from the site. The proposed access uses two new landscaped areas to reduce the
overall amount of pavement, thereby helping direct vehicles. One parking space adjacent to
a fire hydrant has also been eliminated. These modifications to the site plan allow removal
of the temporary jersey barriers which improves pedestrian access along the site frontage.
This also creates an area for bicycle parking near the front door of the commercial space.
With the proposed redevelopment, the curb cut will be better defined with required final
review and approval by DPW.
With regard to parking, the Petitioner has also proposed an off -site parking of up to 30
spaces on an adjacent lot (the Hotel). That parking lot was designed with a stair access into
the rear yard of the site which allows pedestrian access. Another option for access would
be to use the sidewalk from the adjacent lot.
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36 Arlington & 570 Arsenal St
ZBA-2018-28 & 29— SP/SR & SP
November 7, 2018
Staff Report
4. Adequate and appropriate facilities will be provided for the proper operation of the
proposed use.
Conditionally Met: The proposal will meet all building, health, and safety requirements.
The Arlington Street site has existing loading areas that can be designed to accommodate
the proposed use for two tenant spaces on the first floor.
An existing trash and recycling area was designated on the site plan in the rear of the site. A
screened enclosure shall be designed and installed with regular maintenance, to be
submitted for review and approval by DCDP. Exterior signage and lighting shall be in -
keeping with the requirements of Section VII of the Zoning Ordinance with permitting as
required.
As noted, the auxiliary off -site parking area at the Hotel was designed and approved through
a previous Special Permit and adequate facilities have been provided for that parking lot to
be used for this site.
Site Plan Review Criteria §9.03(c)
The project is subject to the review procedures under §9.03 Site Plan Review of the WZO, in
which the ten criteria listed in §9.03(c) must be evaluated. A formal Site Plan
Review/Developers' Conference meeting was held on May 30, 2017. The following are the
findings as identified through analysis of the updated project and the Committee review.
1. Landscape: The landscape shall be preserved in its natural state, insofar as practicable, by
minimizing tree and soil removal, and any grade changes shall be in keeping with the
general appearance of neighboring developed areas. Adequate landscaping shall also be
provided, including screening of adjacent residential uses, provision of street trees, landscape
islands in the parking lot and a landscape buffer along the street frontage.
Conditionally Met: The site is currently mostly paved with some landscaping along the front
facade and side facades. There is also some vegetation adjacent to the Sawin's Pond parcel to
the north. As part of the updated site, landscape plantings should be added where feasible.
Specifically, the existing landscape along the front of the building should be maintained with
the newly proposed landscape islands. The site's existing landscaped areas should be regularly
maintained. A final planting plan should be submitted to DCDP for review and approval, prior
to Building Permit with planting to be completed prior to a certificate of occupancy for any
first floor occupancy.
2. Relation of Buildings to Environment: Proposed development shall be integrated into the
terrain and the use, scale and architecture of existing buildings in the vicinity and shall be in
accordance with the Comprehensive Plan or other plans adopted by the Town guiding future
development. The Planning Board may require a modification in massing so as to reduce the
effect of shadows on abutting property in all districts or on public open space.
Not Applicable: The building and site are not being modified in such a way as to trigger review
under this criterion.
3. Open Space: All open space required by this Zoning Ordinance shall be so designed as to
maximize its visibility for persons passing the site, encourage social interaction, maximize its
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36 Arlington & 570 Arsenal St
ZBA-2018-28 & 29— SP/SR & SP
November 7, 2018
Staff Report
utility, and facilitate its maintenance.
Conditionally Met: Additional landscaping has been added in front of the main entrance and
near the fire hydrant to create a permanent solution for protecting it. This new landscaping is
within view of Arlington Street, and also decreases the existing non -conforming amount of
open space.
4. Circulation: Special attention shall be given to traffic circulation, parking areas and access
points to public streets and community facilities in order to maximize convenience and safety
of vehicular, bicycle and pedestrian movement within the site and in relation to adjacent
streets. Special consideration shall be given to infrastructure and design that will enhance
public transit, such as bus shelters, on -site transportation demand management measures,
and participation in a Transit Management Association.
Conditionally Met: The following is a list of items that were discussed and have been
integrated into the project to address on and off -site circulation concerns:
• Identify a long-term solution for parking management and off -site parking (30 spaces
are proposed as shared parking on an adjacent site with conditions as previously
identified)
• Re -design single, unrestricted "curb cut" along Arlington Street (Two new landscaped
areas will reduce the amount of open curb, and better direct vehicles specific access
points)
• Protect the fire hydrant from being damaged by vehicles accessing the site, and parking
along the building (The parking space behind hydrant has been removed and will be
landscaped open space)
• Better define the loading dock/area for loading (Two loading spaces are now shown on
the plans)
5. Surface Water Drainage: Special attention shall be given to proper site surface drainage so
that removal of surface waters will not adversely affect neighboring properties or the public
storm drainage system. Proposed developments shall seek to retain storm water runoff on
site to the maximum extent possible, incorporating best practices in storm water
management and Low Impact Design techniques. In cases where storm water cannot be
retained on site, storm water shall be removed from all roofs, canopies and paved areas and
carried away in an underground drainage system.
Conditionally Met: The site is not being altered in such a way to trigger further stormwater
requirements as part of this review. Future site work may trigger stormwater permitting with
any review and approval to be completed by DPW. It was noted that snow storage and
removal should be addressed, when necessary, to ensure parking is not impacted and that
snow is not pushed into the adjacent parcel.
6. Utility Service: Electric, telephone, cable TV and other such lines and equipment
shall be underground. The proposed method of sanitary sewage disposal and solid
waste disposal from all buildings shall be indicated.
Not Applicable: The building and site are not being modified to trigger review under this
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36 Arlington & 570 Arsenal St
ZBA-2018-28 & 29— SP/SR & SP
November 7, 2018
Staff Report
criterion.
7. Environmental Sustainability: Proposed developments shall seek to diminish the heat
island effect; employ passive solar techniques and design to maximize southern exposures,
building materials, and shading; utilize energy -efficient technology and renewable energy
resources; and minimize water use. All Mixed Use Developments in the NB, LB, CB, 1-1, 1-2,
1-3, and PSCD Districts must meet LEED Certifiable requirements as outlined by the United
States Green Building Council's Leadership in Energy and Environmental Design (current
edition as applicable) as a minimum. Design documentation shall be provided by the
Petitioner to the Town to verify that the project could achieve the minimum number of LEED
points to achieve certification. Such documentation may include but not be limited to a
project narrative describing how the project design intends to achieve selected LEED credits,
and a LEED checklist with criteria (or points) which shows the project will achieve a
minimum of 40 points. All Mixed Use Developments in the RMUD must meet LEED
Certifiable requirements as outlined by the United States Green Building Council's
Leadership in Energy and Environmental Design (current edition as applicable) at the Silver
level.
Conditionally Met: Since this is an existing building as not being substantially renovated, the
request does not need to comply with LEED certifiability. Based on the current zoning, a
solar energy assessment shall be completed following the procedures as adopted. The
Energy Assessment shall be completed with review and approval of by DCDP Staff.
8. Screening: Screening, such as screen plantings, shall be provided for exposed storage
areas, exposed machinery installations, service areas, truck loading areas, utility buildings
and structures, and similar accessory areas and structures in order to prevent their being
incongruous with the existing or contemplated environment and the surrounding
properties.
Conditionally Met: Screening of new rooftop equipment including HVAC, as necessary, shall
be installed, as determined by DCDP Staff. Further, trash and other ground level areas shall
be appropriately screened.
9. Safety: With respect to personal safety, all open and enclosed spaces shall be designed
to facilitate building evacuation and maximize accessibility by fire, police, and other
emergency personnel and equipment.
Met: All code requirements will be met at the time of building permits.
10. Design: Proposed developments shall seek to protect abutting properties from
detrimental site characteristics resulting from the proposed use, including but not limited to
air and water pollution, noise, odor, heat, flood, dust, vibration, lights or visually offensive
structures or site features.
Conditionally Met: The building and site are not being modified but exterior lighting shall
comply with the Ordinance and be full -cut off and shielded.
IV. STAFF RECOMMENDATION:
Page 8 of 11
36 Arlington & 570 Arsenal St
ZBA-2018-28 & 29— SP/SR & SP
November 7, 2018
Staff Report
DCDP staff recommends that the request for a Special Permit with Site Plan Review at 36
Arlington Street under §5.01 for a mix of uses to include a fitness center and office,
commercial/retail, and warehouse be approved with conditions as it satisfies the general criteria
of the Watertown Zoning Ordinance and meets the criteria as set forth within §9.03 and §9.05.
Further, staff recommends that the request for a Special Permit at 570 Arsenal Street under
§6.01 for Shared/reduction in Parking and offsite shared parking be approved as it satisfies the
general criteria of the Watertown Zoning Ordinance and meets the criteria as set forth within
§9.05.
#
Condition
Compliance
Timeframe
To be
Verified
by
1.
Control Documents. This approval is based upon the application materials and
Control Documents submitted, as modified by these conditions:
1. Sheet C-1, Legend, General Notes, and Site Details, 10/5/2018, VHB
2. Sheet C-2, Parking Restriping Plan, 10/5/2018, VHB
3. Sheet SV-1, Existing Conditions Plan, 6/8/2017, VHB
4. Sheet SD -1, Elevations, 6/21/2018, by Dacon Design Build
5. Sheet C-1, Shared Parking Plan, 10/5/2018, VHB
6. VHB Memorandums to Mathew Harrington, Parking Summary 10/29/2018,
Parking Memo 10/5/2018, & Traffic Impact Assessment 10/5/2018.
Perpetual
ZEO/ISD
2.
Plan Modifications. Neither the Petitioner nor any present or future owner of any
interest in the project shall change or modify either the Control Plans referenced in
this decision, or the project itself, without first filing a formal request with the DCDP
Director, Zoning Enforcement Officer, and Building Inspector, for an opinion as to
whether or not such change or modification requires further review from the Special
Permit Granting Authority. Minor modifications may be considered and approved by
the DCDP Director that are found to be consistent with the project approval.
BP
ZEO/ISD
3.
Recordation. Upon application for a Building Permit, the Petitioner shall provide
evidence to the Zoning Enforcement Officer that this entire decision has been filed
with the Registry of Deeds, and/or Land Court.
BP
ZEO
4
Codes/Regulation Compliance. The Petitioner shall comply with all other applicable
local, state, and federal requirements, ordinances, and statutes.
CO
ZEO/ISD
5.
Certificate of Occupancy/Final Inspection. A copy of the Building Permit with final
approval signatures from all relevant inspectors must be submitted to the Zoning
Enforcement Officer upon completion of the project.
CO
ZEO
6.
Permit Expiration. In accordance with WZO §9.13, a Special Permit granted under
§9.04 shall lapse one year from the date of grant thereof if substantial use thereof
has not sooner commenced except for good cause, or, in the case of a permit for
construction, if the construction has not begun by such date except for good cause,
or as allowed by applicable State or Federal law.
Perpetual
ZEO
7'
Utilities. All utilities servicing the site shall be underground. Sewer and water
connections will require final review and approval by DPW.
BP/
Perpetual
ZEO/DPW
Page 9 of 11
36 Arlington & 570 Arsenal St
ZBA-2018-28 & 29— SP/SR & SP
November 7, 2018
Staff Report
#
Condition
Compliance
Timeframe
To be
Verified
by
8.
Landscaping, Site Plan and Screening: The Petitioner shall:
A. Include an appropriate enclosure and screening for trash with review by
DCDP Staff.
B. Provide adequate screening, as necessary, for new HVAC and other rooftop
systems visible from the public way with a determination by DCDP staff.
C. A Landscape Plan shall be submitted for review and approval by DCDP staff
for species appropriateness, mix, size, quantity, and spacing. Planting shall
be completed prior to Certificate of Occupancy for any new tenant fit out.
All landscaping shall be regularly maintained.
D. All exterior lighting for the site shall be compliant with Section VII of the
Zoning Ordinance. Signage shall be reviewed under a separate building
permit.
E. A snow storage and removal plan shall ensure parking is not unreasonably
impacted and that snow is not pushed into the adjacent parcel.
BP/
Perpetual
ZEO/
DCDP
9.
Refuse. A screened enclosure for trash/recycling installed to be submitted for
review and approval by DCDP. The enclosure shall be regularly maintained, and
trash and recycling shall be collected by a private waste management company.
BP/
Perpetual
ZEO/
DCDP
10.
Shared Parking.
A. 30 offsite spaces shall be required for the proposed mix of uses.
B. Prior to any new tenant occupancy, an updated shared parking report be
submitted to DCDP for review and approval by Staff showing that that the
tenant mix is appropriate and in -keeping with the approval.
C. Create and maintain a TDM Plan to be reviewed and approved by DCDP with
annual reporting, prior to occupancy of the first floor tenant spaces. The
plan shall include a section on the status of the shared parking (with annual
reporting) with recommendations if it needs to be adjusted.
CO/
Perpetual
ZEO/DCDP
11.
Solar Assessment. A solar energy assessment shall be completed following
procedures as adopted in zoning. The assessment shall be completed with review and
approval by DCDP Staff.
BP/CO
DCDP
Page 10 of 11
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