Arlington Redevelopment Board - Dec 15th, 2025

Meeting held at 27 Maple St. Materials were available from https://arlington.novusagenda.com/agendapublic/MeetingView.aspx?MeetingID=2388&MinutesMeetingID=-1&doctype=Agenda.

Review Meeting Minutes

The board approved minutes from their November 17 and December 1, 2025 meetings.

Discussion of 1306--1308 Mass Ave

(Claire Ricker, Planning Director) Ms. Ricker says that (Economic Development Coordinator) Katie Luczai provided a memo to the board regarding the state of Farina Roofing's building at 1306--1308 Mass Ave. She's been in contact with the owner who would prefer solutions that don't involve re-installing the windows. Ms. Luczai recommends painting the plywood that's covering the window openings.

(Kin Lau, ARB) Mr. Lau notes that the owner isn't here tonight, so the board can't ask about the causes of construction delay.

(Claire Ricker) Ms. Ricker doesn't have any more information about the delays. The owners have pulled building permits, which have expired due to inactivity.

(Kin Lau) Mr. Lau says he'd like some lighting along the front of the property, in order to light up the sidewalk. Something like downlighting on the soffit, on timers. He thinks the applicants should address the plywood.

(Rachel Zsembery, ARB Chair) Ms. Zsembery doesn't think plywood is acceptable. She'd like the owners to install the windows. If the board elects to allow the plywood to be painted, she'd like the board to choose the colors.

(Shaina Korman-Houston, ARB) Ms. Korman-Houston says that hearing from the applicant would materially affect her thinking. She would be okay with painted plywood.

(Eugene Benson, ARB) Mr. Benson asks who enforces the vacant storefront bylaw.

(Claire Ricker) Ms. Ricker says Ms. Luczai does the enforcement. The owner has been in contact with her. Mr. Ricker believes that vacant storefront fees are accumulating.

(Eugene Benson) Mr. Benson doesn't believe the board can do anything without re-opening the special permit.

(Steve Revilak, ARB) Mr. Revilak notes that the memo suggested painting the plywood, with guidance from the Arlington Committee on Arts and Culture. He asks if the Committee on Arts and Culture is on board with that.

(Claire Ricker) Ms. Ricker doesn't see that as being an issue.

(Kin Lau) Mr. Lau believes that painting the plywood will require tenting, because of the cold weather.

(Steve Revilak) Mr. Revilak is okay with painting the plywood, but he'd like to give the owners a deadline for installing the windows. He suggests 60 days.

There's back and forth about this.

(Rachel Zsembery) Ms. Zsembery suggests painting for now, and asking the applicants to appear at the board's next meeting, on January 12th.

There's more back and forth.

(Rachel Zsembery) Ms. Zsembery would like to ensure that vacant storefront fees are being paid. She'd like the owners to paint the plywood, and have a 60--90 day timeframe for installing the windows.

Docket 3869 - 1513--1519 Mass Ave

The applicants are proposing to replace a single and a two-family home with a mixed using building, with 815 square feet of commercial space and 15 condominiums.

(Claire Ricker) Ms. Ricker says the applicants have provided new drawings and responses to comments made by the board at the previous hearing. The applicants were very thorough in their responses.

(Matt Eckel, Attorney) Mr. Eckel says they've re-oriented the first floor to enlarge the commercial space. It's now a little over 800 square feet with a higher ceiling. There are additional sign locations above the doors and windows. The architectural plans show a 7.5' step-back on the fourth floor. They've added a 4' barrier around the parking area for safety and to minimize light pollution. They've added several design bands and new materials on the ground floor. Three parking spaces are designated as compact, and Mr. Eckel asks the board to consider approving them. They've also detailed the approximate locations of support columns in the garage.

(Steve Revilak) Mr. Revilak appreciates the attention to detail on the facade facing the bikeway. He thinks it looks really good.

Mr. Revilak notes that the previous iteration had 960 square feet of commercial space, and he'd like to toss out an idea for the applicants and the board to consider: narrowing the 24' drive isle inside the garage, so that the rear wall of the commercial space could be pushed back. He says that going to a 20' drive isle and moving the wall 4' should add around 170 square feet to the commercial space.

(Eugene Benson) Mr. Benson has two questions involving parking. First, full sized spaces can be 8.5' wide rather than 9'. He also believes the driveway meets the criteria for being a drive isle, and needs to be 24' wide per 6.1.11.C.

(Shaina Korman-Houston) Ms. Korman-Houston asks if the applicants have spoken to the DPW about the short-term bicycle parking location, since it's located within the public way. She thinks Mr. Revilak's idea for the commercial space is interesting.

(Kin Lau) Mr. Lau would be okay with reducing the drive isle from 24' to 22'. He says the rear elevation looks excellent but there are issues with the front elevation on the fourth floor. The roof lines follow the massing on the rear of the building, but the roof lines at the front don't.

(Gene Bernshtein, applicant) Mr. Bernshtein says they played around with the window locations, but that made the interior layout feel funky.

(Kin Lau) Mr. Lau suggests a several ways to change the roof alignment on the fourth floor. He thinks it looks awkward right now. His biggest issue is the location of the transformer. In reality, the transformer room is a transformer vault and will require ventilation.

(Illya, Applicant) Illya says they've talked with the utility company and used the specifications provided by their mechanical engineers. Eversource may be able to put the transformer on a pole, but inside is the current recommendation. He says they'll install a vent if they need one.

(Kin Lau) Mr. Lau would like to see the modifications to the facade if louvers and vents have to be added. He believes the transformer room will require two means of egress, which will change the outside of the building dramatically. He suggests flipping the layout, and putting the transformer where the bike parking is currently located.

(Illya) Illya says the issue with locating it in the back is access to deliver the transformer.

There's back and forth about the transformer.

(Kin Lau) Mr. Lau says this is a great building. He just has issues with the massing and the transformer.

(Rachel Zsembery) Ms. Zsembery thinks the rear elevation is superior to the front. The large dark panels on the ground floor make it read more like a garage. She thinks they can break the building down into three volumes, which will help with the ground floor. She asks if the windows to the commercial space will be clear glazing.

(Gene Bernshtein) Mr. Bernshtein answers in the affirmative.

(Rachel Zsembery) Ms. Zsembery suggests looking at the large panels. The ground floor looks like a commercial space. She like the windows that protrude from the building, and thinks that's a good detail. She'd like to confirm that windows on the side will get the same treatment.

The chair opens the hearing to public comment. There is none.

(Rachel Zsembery) Ms. Zsembery would like to start by discussing the driveway.

(Steve Revilak) Mr. Revilak notes that 11' is a standard width for an interstate travel lane. He'd be comfortable with a driveway width of less than 24'.

(Shaina Korman-Houston) Ms. Korman-Houston asks about having a one-lane driveway with an exit indicator.

(Kin Lau) Mr. Lau would be okay with a traffic indicator, because it's a garage for a residential building.

(Eugene Benson) Mr. Benson says he'd be okay with a 20' drive isle.

(Steve Revilak) Mr. Revilak summarizes his proposal for the drive isle: narrow it a few feet for the purpose of moving the rear wall of the commercial space back, and increasing the square footage of the commercial space.

(Matt Eckel) Mr. Eckel says they can consider that.

(Kin Lau) Mr. Lau suggests going with 22' rather than 24', with a requirement that parking spaces not be used for storage of things like boxes or strollers.

(Eugene Benson) Mr. Benson says that some cars are getting smaller and some are getting bigger. He's okay with making the drive isle narrower, but would like the board to submit a warrant article to change this requirement in the bylaw.

(Rachel Zsembery) Ms. Zsembery summarizes what she's heard from the board this evening, which includes:

• Reducing the garage drive isle to 22'
• The board is okay with approving the compact spaces
• Having another look at the facades on the first and fourth floors.
• Confirming whether the transformer room will need to be vented, or considering moving it a different part of the building.

(Kin Lau) Mr. Lau suggests adjustments to the roof plan, or switching to a hip roof.

(Matt Eckel) Mr. Eckel asks if the transformer room is the only ground floor issue.

(Rachel Zsembery) Ms. Zsembery answers in the affirmative.

(Kin Lau) Mr. Lau asks if the lobby could be shallower.

(Matt Eckel) Mr. Eckel says the lobby dimensions were necessary to accommodate the transformer room door. But they will look at this.

The board votes to continue the hearing to Jan 26, 2026, 5--0.

Docket 3866 - 18 Grafton St

This is site plan review for multifamily housing in the Neighborhood Multifamily District.

(Claire Ricker) Ms. Ricker says the board has received updated drawings. The current proposal is to replace a single-family home with a five-family.

(Lucas, Applicant) Lucas says they've reduced the building from six units to five. The ground floor is a single unit which will be Group I ADA compliant. They've addressed items mentioned in the last hearing such as snow removal and the location of trash containers. The main change to the building was to adjust things so no part protrudes into the setback. In making those changes they had to scrap the mansard roof. Now it looks more like a triple decker.

(Kin Lau) Mr. Lau says the new building is quite handsome. He notes that the front yard setback clips one of the off-street parking spaces; that will have to be moved, because the zoning bylaw doesn't allow parking in the front yard setbacks. He wonders if they could accommodate three cars.

(Albert) Albert says there is room for three parking spaces; they just haven't show that on the plans.

(Kin Lau) Mr. Lau is okay with three spaces, and a reduction to two if an accessible space is needed.

(Shaina Korman-Houston) Ms. Korman-Houston says the landscaping plan has a note about deferring to abutters on whether to have a fence or trees. The board needs something definitive in the decision, but she's okay with having this administratively approved.

(Eugene Benson) Mr. Benson also had questions about parking. He'd like to see the location and dimensions of the three parking spaces. He asks how far the patio is from the back fence.

(Lucas) Lucas says it's about ten feet.

(Eugene Benson) Mr. Benson says the driveway needs to have a vegetated buffer per 6.1.10.A(1)(e), but the board can alter this requirement and accept a 6' fence instead.

(Steve Revilak) Mr. Revilak realizes the curvature of the front property line has been a challenge, and commends the applicants for the way they've handled it. He thinks they've got a great-looking triple decker.

Mr. Revilak says the applicants will need to provide a transportation demand management plan in order to get a parking reduction. He asks if they've given any thought to that.

(Lucas) Lucas says he submitted a transportation plan earlier today. They plan to charge separately for parking, and provide e-bike charging in the bike shed. Lucas notes that Arlington recently adopted an overnight parking permit program. He asks if that would be allowed.

(Rachel Zsembery) Ms. Zsembery says the option would be available to tenants, but it's not something the board can consider.

(Eugene Benson) Mr. Benson asks if the apartments will be rentals or condos.

(Albert) Albert says they'll most likely be rentals.

The chair opens the hearing for public comment. There is none.

(Rachel Zsembery) Ms. Zsembery summarizes what she's heard from the board so far, including:

• Adding dimensions to the parking spaces
• Moving the parking spaces outside of the front setbacks
• Having a ramp to the first floor apartment if it's needed as an accessible unit
• Submitting a written TDM plan

The board will also need to make a finding that a fence can be substituted for a vegetated buffer along the driveway.

(Eugene Benson) Mr. Benson asks if the existing garage will be converted into the bike shed.

(Albert) Albert says yes. They'll keep three walls of the existing garage.

The board is comfortable with making these items subject to administrative approval. They discuss conditions for the project, which include:

• That a plan showing the three parking spaces be provided
• Confirmation that the three spaces meet the dimensional standards for full-sized parking spaces.
• Moving the parking outside the front setback
• Providing a TDM plan consisting of e-bike charging and proximity to the 77 bus
• Adding a ramp to the first floor unit only if needed for ADA compliance
• Retaining three of the four garage walls when constructing the bike shed
• A finding that a fence is acceptable instead of the vegetated buffer, per section 6.1.10.A(1)(e).

The board votes to approve the project, 5--0.

Docket 3879 - 26 Dudley St

This special permit involves adding an addition to a mixed use building in the industrial district.

(Claire Ricker) Ms. Ricker says the applicant plans to redevelop their property as mixed use, with light industrial and storage. They propose to demo two accessory structures on the site and build an addition. There are numerous non-conformities on the site. The applicants have a requested a continuance, to address comments made by the Conservation Commission and Staff's memo to the board.

(Steve Revilak) Mr. Revilak has questions about whether the applicants are trigger the 50% threshold in Section 5.6.2.D. They seem to be counting the storage sheds as part of the building footprint, and Mr. Revilak isn't sure how he feels about that. He notes that Section 5.3.16 gives the board flexibility to tailor setback requirements. Mr. Revilak is happy to see an industrial project coming before the board.

(Eugene Benson) Mr. Benson says he's unsure about how the facade of the current building will change. He notes that the applicants have not provided gross floor area calculations, a TDM plan, or an analysis to support their request for a reduction in solar. He also has questions about the 50% threshold in 5.6.2.D. He thinks the addition is large enough that it should qualify.

(Shaina Korman-Houston) Ms. Korman-Houston is interested in seeing what the applicants hear from the Conservation Commission.

(Kin Lau) Mr. Lau notes that the applicants plan to demo the storage sheds, but are asking to use their non-conforming setbacks for the addition. He doesn't think they can do that if they're demoing the sheds. They may have to meet the new development standards.

(Rachel Zsembery) Ms. Zsembery thinks that demoing the sheds make the addition larger than 50% of the building, but she would be interested in hearing Inspectional Services Take on this. She thinks the applicants are reading the bylaw in a very generous way.

The board votes to continue the hearing to February 9, 5--0.

New Business

(Claire Ricker) Ms. Ricker says she had a conversation about the sale of Mirak Auto to a new owner. She asks if the board would like to consider re-zoning the property.

The board discusses this. They'd like a clearer understanding of what will happen to the auto business.

(Steve Revilak) Earlier this year, Mr. Revilak told the board about Cambridge's Mass Ave Planning Study, which is their effort to re-imagine Mass Ave between Harvard Square and the Alewife Brook Parkway. Things have progressed to the point where they have a planning document and draft zoning changes.

Two of the project's objectives are to encourage ground floor active uses in certain places along Mass Ave, and to improve the public realm where the sidewalks are too narrow. Mr. Revilak suggests some of their ideas might be applicable to Arlington heights.

Open Forum

There are no speakers for tonight's open forum.

Docket 3673 - 455 Mass Ave

This hearing involves changes to the Verizon storefront in the 455 Mass Ave building, along with deviations from what the board originally approved.

(Rachel Zsembery) Ms. Zsembery notes that the board spoke with the property owner's representative in November, and agreed to re-open the special permit.

(Corinne Doherty, Attorney) Ms. Doherty says she is looking for approval of the Verizon storefront facade updates, which were submitted tot he board last Monday

(Rachel Zsembery) Ms. Zsembery says the board has a list of other items that the applicant will need to address. The first is the cornice on the first floor facade. There's a very abrupt change where it just stops. She'd like to see the cornice turn the corner and and be bookended at the end of the dental practice.

There was a water table at the base of the building, but now the brick panels run all the way down to the sidewalk. She'd like to see the water table restored.

Where taller windows were removed, the infill should match the rest of the storefront.

(John Murphy, Construction Manager) Mr. Murphy says he's open to ideas for the window treatment.

(Rachel Zsembery) Ms. Zsembery would like to see lintels above the Verizon storefront windows. She asks the applicants not to apply the Greek facade that the Historical Commission approved. She'd like the original cornice added and to have the applicants do something to break up the space above the second floor windows.

(Kin Lau) Mr. Lau suggests adding an awning to the second floor to break up the depth, and a transition treatment for the cornice above the first floor. He'd like the awning and planters installed on the Mass Ave side, and the brick painted white. He'd like their architect to look at the whole thing as a composite, so the end product looks like storefronts that were developed over time. Mr. Lau would prefer a sill underneath the Verizon windows, as well as a lintel. He's glad to see the new windows will be clear glazing.

(Shaina Korman-Houston) Ms. Korman-Houston has concerns about the loss of glazing on the lower level. If it were up to her, the third window would be added back. She'd like a different treatment than the former windows, which were taller.

(Eugene Benson) Mr. Benson thinks the clapboard on the second floor doesn't work with the first floor facade.

(Steve Revilak) Mr. Revilak notes that the ground floor of the Mass Ave facade had two different treatments. He liked the demise wall. He's bothered by the third window on the ground floor; it's a different size than the others with a different treatment. He thinks it looks out of place.

(Corinne Doherty) Ms. Doherty says that area will be a plaque, rather than a window.

(Rachel Zsembery) Ms. Zsembery doesn't think faux brick is an appropriate material for the corner of the building.

(?, Architect) The architect says he was handed this design and responded to requests. He's done work on historic buildings and understands what the board is saying.

He asks if a planter in the public way is acceptable. Some places would consider this invasive.

(Rachel Zsembery) Ms. Zsembery says the planter was previously approved by the board. She thinks there's enough room for a third window, and could live with the plaque if there were three windows.

(Kin Lau) Mr. Lau says there's nothing on the second floor that speaks to the first floor.

(?, Architect) The architect says he'd like to huddle with the applicants and find a way forward. He asks about the facade of the former Leader Bank.

(Rachel Zsembery) Ms. Zsembery says the facade was removed. But it was a distinct corner, with its own articulation.

(?, Architect) The architect asks if the board would like to keep the railing on the second floor.

(Rachel Zsembery) Ms. Zsembery answers in the affirmative.

There's back and forth about how to adapt the building's design elements.

The board votes to allow the applicants to go ahead with the installation of glazed windows on the Verizon storefront, provided that there is a sill and a header, 5--0.

The board votes to continue the hearing to February 9th, 5--0.

(Kin Lau) Mr. Lau asks about the status of the color samples for 882 Mass Ave.

(Corinne Doherty) Ms. Doherty says the samples were submitted to the Planning Department.

(Claire Ricker) Ms. Ricker acknowledges that her office has received the samples. She will provide them to the board.

(Kin Lau) Mr. Lau asks about getting a material board for 190--200 Mass Ave.

(John Murphy) Mr. Murphy says they're working on a board. They'll drop it off at the planning office.

Meeting adjourned at 21:55.