Arlington Redevelopment Board - Feb 9th, 2026

Meeting held at 27 Maple Street. Materials were available from https://arlingtonma.primegov.com/Portal/Meeting?meetingTemplateId=1289.

Review Meeting Minutes

The board approved minutes from their January 26, 2026 meeting, 5--0.

Docket 3883 - 840--846 Mass Ave

The board voted to change the continuation date from March 16th to March 9th, 5--0.

Docket 3879 - 26 Dudley Street

The board voted to continue the hearing to April 6th, 5--0.

Docket 3888 - 1341--1347 Mass Ave

This docket involves renovations to a mixed use building at 1341--1347 Mass Ave. The building contains three apartments and four commercial spaces.

(Claire Ricker, Planning Director) Ms. Ricker says the applicant plans to renovate a mixed-use building.

(Bill Hubner, Architect) Mr. Hubner says the building is mixed use. His client plans to renovate the street facade and replace the fenestration. The ground floor has four commercial spaces, the left-most of which used to be a Post Office. That space has a recessed door which will need to be made accessible. The applicants would like to lower the wall under the windows of the other three spaces, and to improve ramp entrances.

The second floor facade is currently a mock mansard roof. There are three apartments on the second floor, which are set back 15' from the front of the building. The apartments will also be renovated. There won't be any changes to the building footprint; the owner is just trying to update what's there. Updates will include new plumbing, electrical service, and fire suppression systems.

(Steve Revilak, ARB) Mr. Revilak asks if will be any change to the square footage of the building.

(Bill Hubner) Mr. Hubner says the commercial spaces will gain access to additional space in the basement.

(Steve Revilak) Mr. Revilak says the zoning bylaw requires long-term bike storage racks that don't require bicycles to be lifted. Hanging wall-mounted racks won't meet that requirement, but U-racks of the sort provided in the special permit submission will. Mr. Revilak asks how tenants will bring their bikes into the basement.

(Bill Hubner) Mr. Hubner says there will be ramps, and bicycles can be wheeled down them.

(Eugene Benson, ARB) Mr. Benson asks about the residential apartments.

(Bill Hubner) Mr. Hubner says there's a common corridor in the rear of the building, which provides access to each of the apartments. They're proposing three 8x10' decks on the first floor roof, which will be exclusive to each apartment.

(Eugene Benson) Mr. Benson asks if the decks will require railings.

(Bill Hubner) Mr. Hubner says there will be railings. There will also be a 54" parapet wall at the front of the second story.

(Eugene Benson) Mr. Benson asks who the commercial tenants are.

(Bill Hubner) Mr. Hubner says that units three and four are occupied by Kumon, and they'll move to the building next door. The pizza parlor's lease will not be renewed.

(Eugene Benson) Mr. Benson asks if there was any consideration given to combining spaces.

(Bill Hubner) Mr. Hubner says that units three and four are currently combined. The owner plans to be flexible regarding the combination of commercial units. They'd like to keep the existing structure for now, and retain the option to combine units later on.

(Eugene Benson) Mr. Benson asks if there will still be four doors.

(Bill Hubner) Mr. Hubner says there will be four doors for now. He's not sure what else to propose.

(Eugene Benson) Mr. Benson says they'll need to come back to the board if they plan to remove doors at a later time.

(Shaina Korman-Houston, ARB) Ms. Korman-Houston has no questions for the applicant.

(Rachel Zsembery, ARB) Ms. Zsembery asks if there is a marketing plan for the commercial space.

(Bill Hubner) Mr. Hubner says he's the architect, and he doesn't have knowledge of a marketing plan.

(Rachel Zsembery) Ms. Zsembery says the board approved changes to the building next door, which is also owned by the applicant. She understood that the applicant planned to use it as a showroom.

(Bill Hubner) Mr. Hubner says he understands that Kumon plans to move into that space.

(Rachel Zsembery) Ms. Zsembery said she asked because the board approved that as a mercantile space.

(Kin Lau, ARB Chair) Mr. Lau asks if the amount of renovations will trigger the need for full compliance with accessibility codes.

(Bill Hubner) Mr. Hubner says they are planning to renovate to code. The building is in poor condition due to deferred maintenance, along with ad hoc renovations and remodeling. They're not planning to do any structural work.

(Kin Lau) Mr. Lau says the first commercial space meets accessibility codes but the other three do not. He asks if they'll all need to be made accessible.

(Bill Hubner) Mr. Hubner says no, due to the size of the units.

(Kin Lau) Mr. Lau says the cost of the renovation will also be a factor.

(Bill Hubner) Mr. Hubner says they won't meet that threshold.

There's discussion about an entry door on the next building, which is owned by the same company. It's not part of this permit application, though.

(Bill Hubner) Mr. Hubner says he'd like to work with the ARB if there's an issue with the door on the other property.

(Kin Lau) Mr. Lau asks if they'll be installation a new roof.

(Bill Hubner) Mr. Hubner says there are two roofs, one over the residential units, and a 15' wide roof over the front of the commercial units. The roof over the commercial spaces was replaced with a rubber roof when they were doing asbestos removal.

(Kin Lau) Mr. Lau asks if it's dark gray EPDM.

(Bill Hubner) Mr. Hubner answers in the affirmative.

(Kin Lau) Mr. Lau asks if the applicants have any interest in installing a green roof.

(Bill Hubner) Mr. Hubner says he'll bring it up with the owner.

(Kin Lau) Mr. Lau says the plans don't show any lights on the outside. He notes that lights will have to be aimed down.

(Bill Hubner) Mr. Hubner says they're planning to use recessed downlighting, and the fixtures will be dark-sky compliant.

(Kin Lau) Mr. Lau asks what will happen with the kitchen exhaust fan for the pizza parlor.

(Bill Hubner) Mr. Hubner believes that will be removed.

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

(Bill Hubner) Mr. Hubner says his client would like to propose a different color scheme than the one shown in the rendering. The owners have a corporate color scheme, which they'd like to use on this building. He's brought a sample board with the proposed colors.

There's discussion about the sample board.

(Rachel Zsembery) Ms. Zsembery asks about specifications for the brick.

(Bill Hubner) Mr. Hubner says it will be a true red brick, the same as next door. It will be unit masonry.

(Rachel Zsembery) Ms. Zsembery says she's disappointed to see a minor upgrade but understands what the owner wants to do. She prefers the color scheme on the rendering, versus the one on the sample board.

(Shaina Korman-Houston) Ms. Korman-Houston isn't a fan of vertical lap siding for the sign band. She suggests using a flat panel instead.

(Steve Revilak) Mr. Revilak appreciates the applicant's desire to refresh the building. He doesn't have a color preference.

(Kin Lau) Mr. Lau would favor a sign band that's similar to the building next door, and would ask the owner to consider a green roof.

The board summarizes conditions for the special permit, which include:

• Using a flat panel for the sign band
• Replacing the hanging bike racks with compliant ones
• Removing the rear vent from the restaurant space
• Coming back to the board if the project triggers additional accessibility adaptations
• Using the color scheme presented today on the sample board

Permit approved 4--1. Ms. Zsembery voted in the negative, on objection to the color scheme.

Docket 3838 - 15 Ryder Street

This docket involves a change to Arlington Brewing Company's special permit for a brewery and restaurant at 15 Ryder St. Due to financial constraints, they're requesting permission to do the work in two phases.

(Claire Ricker, Planning Director) Ms. Ricker says this hearing involves a previously-granted special permit. The applicant is now proposing two construction phases and they're requesting approval of the two-phase approach.

(Mary Winstanley O'Connor, Attorney) Ms. Winstanley O'Connor says this is just a request to do the work in two phases. Arlington Brewing Company put the work out to bid, and found that it would be cost prohibitive to do all of the work at once.

(?, Architect) The architect says they've removed the 1000 square foot addition from the rear of the building. That will be done in phase two. The walk-in cooler has been moved inside the building. It would be cost prohibitive to build the mezzanine at this time, so that will also be done in phase two. They've added new windows in the rear and reduced the amount of glazing over the large garage door. The front window is a little larger, and they've moved a light fixture from the rear addition to the corner of the building.

(Rachel Zsembery, ARB) Ms. Zsembery asks if the board only intends to discuss changes to the previously-permitted plans.

(Kin Lau, ARB Chair) Mr. Lau says that's his understanding.

(Shaina Korman-Houston, ARB) Ms. Korman-Houston asks why the left access gate to the beer garden was removed.

(Architect) The architect says the gate was access to get around the building addition, but there won't be an addition in the first phase.

(Eugene Benson, ARB) Mr. Benson says he voted no in the previous hearing because he though there wasn't enough attention given to traffic. Mr. Benson says he saw a question about the intersection of the Minuteman Bikeway and Ryder St. and asks for an update on the plans there.

(Claire Ricker) Ms. Ricker says that Arlington received a $94,000 to improve that area last fall and the conceptual designs are done. We're working with a consultant on the final design and hope to have biddable plans by the end of the year.

(Eugene Benson) Mr. Benson asks if people will be able to drive over the Minuteman Bikeway to get to Ryder St.

(Claire Ricker) Ms. Ricker says no.

(Eugene Benson) Mr. Benson has a question about the light study. He asks how the lighting will affect houses on the other side of Ryder St.

(Architect) The architect says the light study includes the portion of Ryder St. in front of the brewery. The lighting won't affect houses on the other side.

(Steve Revilak, ARB) Mr. Revilak has no concerns with the phasing or proposed modifications.

(Kin Lau) Mr. Lau asks about the time schedule for phasing.

(Tom Allen, Owner) Mr. Allen says his intent is for the business to open its doors and finish the work when they're financially able to do so. The end of phase 2 will be the vision originally presented to the board.

(Kin Lau) Mr. Lau tells the applicant that they'll need to come back to the board if there are further changes in Phase 2.

The chair opens the hearing to public comment.

(Kristin Azar, 22 Ryder St) Ms. Azar says he hasn't heard about the private way, safety, or sidewalks, and safety issues haven't been addressed. She asks if there will be safety studies.

(Kin Lau) Mr. Lau says those issues were covered during the original hearing. We can't blame all of the neighborhood issues on a project that didn't cause them.

(Kristin Azar) Ms. Azar asks about the liability for the private way. She says "you wouldn't appreciate this if it was in your neighborhood".

(Mariah Contreras, 2 Ryder) Ms. Contreras says that her child's pillow will be less than 100' from the brewery. She's concerned that the docket didn't take safety into consideration. She thinks the brewery will create undue traffic and safety issues. She asks if anyone consulted with the police department and their ability to respond. She's concerned about liability, and thinks the exposure is unclear. She asks what legal opinion the board received from town counsel.

(Don Mei, 15 Beacon St) Mr. Mei asks if the whole issue about traffic safety has been decided, and if this hearing is just about phasing of the work.

(Kin Lau) Mr. Lau answers in the affirmative.

(Don Mei) Mr. Mei expresses support for the project.

(Stephanie Hahn, 17 Beck Road) Ms. Hahn says she wants to understand the phased approach, and how that will impact residents. She says the Select Board didn't approve a beer garden here. Residents on the private way are taxpayers and this will have a detrimental effect on the neighborhood.

(Tim Walsh, 75 Webster) Mr. Webster supports the project. He owns several businesses and got to know (Arlington Brewing Company owner) Tom Allen. He says they're good corporate citizens and they live in Arlington. They're not a company coming in from outside. He says they're very community-minded and committed to Arlington.

(Kira Turer, 525 Summer St) Ms. Turer says she walks through this area every single night. It's a deserted part of town and doesn't feel safe. She'd like to see more life and bustle, and appreciates the phasing as a way to move the project forward. She thinks Arlington Brewing Company has improved the quality of life for many people in town.

(Daryl King, Belmont) Mr. King says it's clear that this project has been vetted, and this is just a change in scope. He fully supports it.

There are no more comments from the public.

(Shaina Korman-Houston) Ms. Korman-Houston asks if there is a time limit on permits.

(Steve Revilak) Mr. Revilak says that special permits are valid for three years.

(Eugene Benson) Mr. Benson thinks it's okay for the board to approve phase one. He'd like the board to approve phase two separately, so we have a chance to see how things work with the brewery in operation.

(Steve Revilak) Mr. Revilak doesn't support the idea of having a separate approval for phase two.

(Rachel Zsembery) Ms. Zsembery motions approval.

Permit modifications approved, 4--1. Mr. Benson voted in the negative. He feels the board missed an opportunity by not requiring the applicants to come back.

Arlington Heights Neighborhood Action Plan Implementation Committee

In this agenda item, the board will be asked to renew the terms of Arlington Heights Neighborhood Action Plan Committee members.

(Claire Ricker) Ms. Ricker says this committee was established in 2019. They have been meeting but all of the member terms have lapsed.

(Steve Revilak) After town meeting wraps up, Mr. Revilak would like the heights action plan committee to meet with the board once per month. He'd like the board to understand where the committee is at, and to provide feedback along the way. Mr. Revilak says that a number of town meeting members have asked about the status of the Heights and all he can say is "the ARB hasn't discussed it".

(Rachel Zsembery) Ms. Zsembery suggests having the committee meet with the board at milestones rather than once per month. The committee only meets once per month as it is.

(Kin Lau) Mr. Lau would like to encourage more of the business community to get involved. He feels like there's a lack of traction.

The board votes in favor of renewing committee member terms.

Docket 3673 - 455 Mass Ave

This agenda item involves the work at 455 Mass Ave, and deviations from what the board had originally approved.

(Claire Ricker) Ms. Ricker says the applicants for 455 Mass Ave are here to follow-up on their December meeting with the board.

(Steve Revilak) Mr. Revilak likes the changes below the second floor cornice. He thinks they help tie the two sections of the building together. He asks if the applicants will keep the brick cement panel exterior on the first floor.

(Corinne Doherty, Attorney) Ms. Doherty answers in the affirmative.

(Eugene Benson) Mr. Benson doesn't see a relationship between the first and second floors, and the latest rendering doesn't look like what the board originally approved. He says that the building has changed over time and the fake brick isn't appropriate.

(Shaina Korman-Houston) Ms. Korman-Houston appreciates the addition of a window on the first floor.

(?, Architect) The Architect says it's a real window, but it will be blocked via a film on the inside.

(Shaina Korman-Houston) Ms. Korman-Houston says there are regulations for storefront window transparency. She asks about the molding material.

(Architect) The architect says it will be a PVC composite, painted to match the rendering.

(Rachel Zsembery) Ms. Zsembery appreciates the changes to bring down the scale of the second floor, but she doesn't think it's achieving the dimensional element that the board is looking for. The second floor is still very flat. There isn't a space where first floor signs can be seated.

(Architect) The architect says there is no sign panel on the Mass Ave size, and he doesn't think it would be appropriate to have one there. He thinks that the comment about tying the first and second floors together is not a valid point. There's a masonry race with wood-top siding, and it's not trying to be like the base. He thinks that having a uniform material on the front is an improvement. Regarding the lack of relief, the architect thinks the rendering came out flat. Material thicknesses would be varied and there would be shadow lines.

(Rachel Zsembery) Ms. Zsembery asks about the intent for dimensionality.

(Architect) The architect says he'd like to retain the first floor cornice on Mass Ave and he's advised his client not to disturb it. On the second floor, the pediment molding will produce out about 4.5 inches. It won't be a flat surface.

(Kin Lau) Mr. Lau says the question is whether there will be a shadow line, like a 3/4" projection beyond the lap siding.

(Jon Murphy, Developer) Mr. Murphy says the signs on the building were approved as a sign package.

(Kin Lau) Mr. Lau asks if there will be shadow lines.

(Architect) The architect answers in the affirmative.

(Kin Lau) Mr. Lau suggests making the trim around the cornice come out an inch or so from the siding.

There's back and forth about the first floor cornice.

(Rachel Zsembery) Ms. Zsembery asks about the material for the door surround.

(Architect) The architect says it will be a pre-cast material with reinforced stucco.

(Rachel Zsembery) Ms. Zsembery suggests finishing it with a textured material.

(Kin Lau) Mr. Lau objects to the way the first floor cornice transitions the corner.

(Cynthia Pasciuto, Property owner) Ms. Pasciuto says that corner is the way it is because of an issue with Leader Bank, and that is private business. She says her name is on the loan, not the ARB's and not the Town of Arlington. Her team was told to go before the Historical Commission and they need some cooperation from the ARB. She would like to see a cooperative effort, and have a decision made this evening.

(Eugene Benson) Mr. Benson says the board's permits include a standard condition that requires applicants to come back if there are deviations. But now the question is how to move forward.

(Kin Lau) Mr. Lau thinks the board has tried to work fairly, but applicants need to come back to us if things change.

(Cynthia Pasciuto) Ms. Pasciuto says that she brought the changes to town staff who approved them. She's confused about what town staff have the authority to do. She says this needs to be cost-feasible.

(Corinne Doherty) Ms. Doherty says their goal is to resolve matters tonight, and not to kick the can down the road. Properties in a historic district have to go before the Historical Commission, and there's a cost to having an architect and attorney every time someone goes before a board. The ARB and Historic Commission have completely different views on what this property should look like.

There's more back and forth.

(Kin Lau) Mr. Lau asks board members how they feel about the cornice on the corner of the building.

(Steve Revilak) Mr. Revilak thinks it has character and he's okay with it.

(Shaina Korman-Houston) Ms. Korman-Houston is okay with the second floor. She doesn't love the first floor cornice transition but could live with it.

(Rachel Zsembery) Ms. Zsembery says she doesn't love the second story but it's better than what we have now. She'd like to see something showing the depth of materials. Her issue with the cornice is how it transitions from stone to PVC. She thinks stucco might be better.

(Architect) The architect says they could do stucco.

(Rachel Zsembery) Ms. Zsembery says the proposed cornice is better than what's there today. She asks if there's a way to get a profile that's more similar to the stone on the left.

(Jon Murphy) Mr. Murphy says the rendering proposes a double, but we currently have a single.

(Kin Lau) Mr. Lau suggests moving the transition point of the cornice, either left or right.

(Jon Murphy) Mr. Murphy thinks it will be more feasible to move the transition to the right.

(Kin Lau) Mr. Lau says he'd like to see the corner act as a bridge between the two sides.

(Architect) The architect says that what he's heard so far is: better articulation for the window treatment on the second floor, using the corner to make a transition from Mass Ave, and the material of the cornice.

(Rachel Zsembery) Ms. Zsembery says she wants to see a detail of the corner, and she's not comfortable leaving that up to administrative approval.

(Architect) The architect says he'd like to get an informal review of the changes before the next formal meeting.

There's back and forth about rescheduling.

The board votes to continue the hearing to Feb 23, 5--0.

Warrant Articles for 2026 Annual Town Meeting

The board discusses draft main motions for the nine warrant articles they plan to bring to town meeting. It's mostly wordsmithing.

Open Forum

(Mariah Contreras, 2 Ryder St) Ms. Contreras asks if there's any safety assessment document for the brewery proposed at 15 Ryder St, and if it could be made public.

(Kin Lau) Mr. Lau says that all of the materials the board considers are public.

(Mariah Contreras) Ms. Contreras thinks there was an error in a document used in the hearings and asks if it can be corrected.

(Eugene Benson) Mr. Benson advises Ms. Contreras to send her correction as a correspondence to the board.

(Mariah Contreras) Ms. Contreras thanks Mr. Benson for his service.

(Stephanie Hahn, 12 Beck Road) Ms. Hahn asks if Arlington Brewing Company's permit is conditional.

(Kin Lau) Mr. Lau says the permit has a set of conditions.

(Stephanie Hahn) Ms. Hahn asks who enforces the conditions.

(Kin Lau) Mr. Lau says the building commissioner has jurisdiction over enforcement. The board can also re-open a special permit if it feels the applicant has not complied.

New Business

(Eugene Benson) Mr. Benson says this is his last night on the board. Nine years is a long time it's been a wonderful experience. Mr. Benson says he's found public comment helpful in many instances.

Meeting adjourned.